LAND ADJACENT TO ENGLANDS LANE, LOUGHTON, ESSEX, IG10 2PB
APPEAL BY JACOBS AND BANKS AGAINST THE DECISION OF THE EPPING FOREST DISTRICT COUNCIL TO REFUSE PLANNING PERMISSION FOR THE ‘CONSTRUCTION OF 5 RESIDENTIAL PROPERTIES’
LPA REF: EPF/2656/17
STATEMENT OF CASE FOR THE APPELLANTS
gfplanning Limited 1 Woodlands Avenue Wanstead LONDON E11 3RA Tel: 020 8530 1306 Mobile: 07890 478970 Email: [email protected]
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1 SITE AND SURROUNDINGS
1.1 The application site lies on the eastern side of Englands Lane, to the north of the built up area of Loughton. It comprises an area of rough scrubland amounting to some 5,856 sqm. There are a number of trees spread around the site, some of which are protected by a preservation order. The site was formerly part of the garden of one of the adjacent dwellings in Ripley View, and in its centre there are the clear visible remains of a tarmaced tennis court. As such the site has no inherent visual or landscape value or statutory designation, and cannot be regarded as open countryside.
1.2 Immediately to the north of the site is a small residential cul-de-sac, Ripley View, which amounts to a highly urbanised enclave of large dwellinghouses in a generally rural location. In other directions, the surrounding land is more open.
1.3 Despite the apparently rural location of the site, it is just 250m from the defined built up area of Loughton. Moreover, it is just 2.25 km from the main shopping centre of Debden Broadway and some 2.75 km from the larger Loughton Town Centre, both of which provide extensive shopping, medical, educational leisure and associated services.
1.4 Both the above local centres have London Underground Central Line stations, providing fast and frequent services to the City of London, the West End and the wider London transport network. There are bus stops nearby in Hillyfields, Chester Road and Goldings Hill providing access to services 20. 804, 66, 66a and 575. Therefore, the site is in a sustainable and accessible location that minimises the need to travel by private vehicles.
2 PLANNING HISTORY
2.1 Planning application EPF/2942/16 for ‘Proposed new entrance to site with 5 bar gates and post and rail fence fronting the highway, including provision of hardstanding to serve entrance gates’ was granted on 10 January 2017.
3 THE APPLICATION
3.1 Planning application EPF/2656/17 was dated 28 September 2017 and sought full permission for the ‘Construction of 5 Residential Properties’.
3.2 The submitted drawings show the proposed houses to be erected towards the middle and rear of the site, allowing a large swathe of the site frontage to be extensively landscaped with new mature planting, thus significantly augmenting the trees currently at that location. This will allow the creation of two areas of significant new nature reserve at the site, to the front and rear.
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Further extensive planting is also proposed to the side and rear site boundaries.
3.3 The application proposes two detached 5 bedroom houses and a terrace comprising 1 x two bedroom house, 1 x three bedroom house and 1 x four bedroom house.
3.4 Access to the site is provided at the southern end of the site where there is maximum visibility onto Englands Lane. This is in the same position as the access approved in application EPF/2942/16.
3.5 Planning permission was refused by notice dated 13 April 2018, for the following reasons:
1. The proposal involves inappropriate development in the Green Belt, resulting in a significant and substantial harmful effect on the openness, character and appearance of the Green Belt, visually intrusive in the setting and severely affecting the function of the Green Belt in this location to check urban sprawl and safeguard the countryside from encroachment. The proposals are therefore contrary to policies GB2A, GB7A, CP2 and DBE4 of the adopted Local Plan and Alterations and the National Planning Policy Framework
2. The proposal makes inadequate provision for the protection and retention of existing trees and landscape features, thereby eroding the landscape quality, appearance and function of the site to the detriment of its appearance and character and to general amenity, contrary to policy LL10 of the adopted Local Plan and Alterations and the National Planning Policy Framework.
4 PLANNING POLICY
The Development Plan
4.1 The development plan includes the Epping Forest District Local Plan (adopted 1998) and Alterations (adopted 2006) (LP). On the adopted local plan proposals map the site is shown within the Green Belt.
4.2 The LP policies quoted in the LPA’s decision are: • CP2: Protecting the Quality of the Rural and Built Environment • GB2A: Development in the Green Belt • GB7A: Conspicuous Development • DBE4: Design in the Green Belt • LL10: Adequacy of provision for landscape retention These are to a greater or lesser degree relevant to the determination of this appeal and they are attached at appendix 1.
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Other Local Planning Documents
4.3 The Epping Forest ‘Authority Monitoring Report 2014/15’ is of key relevance to the determination of this appeal and is attached at appendix 2.
National Planning Policy
4.4 This is contained in the National Planning Policy Framework (NPPF), 2018.
Emerging Local Policy
4.5 The submission of the emerging Epping Forest District Local Plan has been delayed. The Council cannot currently submit the plan for examination due to an injunction placed by the High Court on 21 March 2018 restraining the Council from submitting the Local Plan until the final determination of current legal proceedings.
4.6 In June 2018, the High Court dismissed a judicial review challenge by CK Properties (Theydon Bois) Limited to the Local Plan Submission Version 2017 (LPSV). However, the claimants have now submitted an application to the Court of Appeal for permission to appeal, which is currently awaited.
4.7 In these circumstances, the provisions of the emerging Local Plan can only be given limited weight.
Main Issues
4.8 It is considered that the main issues in this appeal are: • Whether the development is inappropriate in the Green Belt • The effect of the development on the openness of the Green Belt • The effect of the development on the character and appearance and landscape quality of the Green Belt • Other material considerations in favour of the development
5 INAPPROPRIATE DEVELOPMENT?
5.1 Paragraph 143 of the NPPF advises that inappropriate development is, by definition, harmful to the Green Belt and should not be approved except in very special circumstances. Paragraph 145 states that a local planning authority should regard the construction of new buildings as inappropriate in the Green Belt but lists a number of exceptions. The erection of new dwellings is not listed as one of those exceptions and therefore the proposals must be regarded as inappropriate development.
5.2 LP policy GB2A makes it clear that planning permission will not be granted for the use of land or the construction of new buildings in the Green Belt unless it is appropriate. It then sets out a list of ‘appropriate’ forms of development.
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New housing is not included and therefore must be regarded as inappropriate development.
5.3 Paragraph 144 of the NPPF states that when considering any planning application, local planning authorities should ensure that substantial weight is given to any harm to the Green Belt. ‘Very special circumstances’ will not exist unless the potential harm to the Green Belt by reason of inappropriateness, and any other harm resulting from the proposal, is clearly outweighed by other considerations.
5.4 Therefore, in coming to a decision on the application substantial weight should be given to the harm to the Green Belt that would occur from the inappropriate development.
6 OPENNESS
6.1 LP policy GB7A advises that the Council will refuse planning permission for development conspicuous from within or beyond the Green Belt which would have an excessive adverse impact upon the openness of the Green Belt.
6.2 Paragraph 133 of the NPPF states that the fundamental aim of Green Belt policy is to prevent urban sprawl by keeping land permanently open and that the essential characteristics of Green Belts are their openness and their permanence.
6.3 There is no definition of openness in the NPPF but it is generally held to be freedom from, or the absence of, development. At present there is development on the site in the form of the redundant tennis court, which has an area of some 660 sqm. Moreover, there are remnants of the perimeter fencing to the court still visible at the site.
6.4 The development would take place on a site of 5,856 sqm. However, the total site coverage of all proposed buildings and hardstanding would amount to just 1475 sqm, which when the removal of the tennis court is accounted for gives a net figure of just 815 sqm or just 14% of the site area. Moreover, the majority of the new construction is located on or around the site of the old tennis court. (See Appendix 3)
6.5 Therefore, it clear that the impact of the development on the openness of the Green Belt is very limited, and thus in accordance with Policy GB7A. Moreover, the harm to the openness of the green belt in the context of the NPPF is only slight.
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7 CHARACTER AND APPEARANCE
7.1 In its current condition, the site has an unkempt and semi-derelict appearance with no subsequent landscape or visual value. The trees on the site have not been subject to regular management and their health and appearance has suffered as a result.
7.2 The development of the site will allow for the proper ongoing management of the trees at the site, along with substantial additional planting, particularly to the front and rear. The proposed dwellings will be designed to a high standard with a traditional appearance and the landscaping proposals will serve to assimilate them into their rural surroundings to an extent where they will be barely visible from outside the site, and particularly when viewed from the only public vantage point in Englands Lane.
7.3 The revised Arboricultural Method Statement (document 19) concludes (on page 4) that the overall quality and longevity of the amenity contribution provided for by the trees and groups of trees within and adjacent to the site will not be adversely affected as a result of the proposed development.
7.4 The revised Ecological Mitigation Plan (document 23) states, at paragraph 2.1 that the proposed ecological enhancements will include a range of site- specific, suitable and achievable gains and that ‘best practice’ management regimes will be implemented to further increase the ecological interest of the site
7.5 LP Policy CP2 indicates that the quality of the rural environment will be maintained, conserved and improved by: • Sustaining and enhancing the rural environment, including conserving countryside character, in particular its landscape and wildlife qualities • Protecting countryside for its own sake and enhancing and managing, by appropriate use, land in the Metropolitan Green Belt and urban fringe. • Preserving and enhancing the biodiversity and networks of natural habitats of the area. As demonstrated above, the development will achieve all of these aims
7.6 Policy GB7A advises that the Council will refuse planning permission for development conspicuous from within or beyond the Green Belt which would have an excessive adverse impact upon the rural character or visual amenities of the Green Belt. As demonstrated above, the development will not conflict with this policy.
7.7 Policy DBE4 states that within the Green Belt, new buildings will be required to ensure that their location respects the wider landscape setting of the site; and that they are of a design which respects local character in terms of traditional plan form and detailing. As demonstrated above, the development will achieve all of these aims.
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7.8 Policy LL10 indicates that the Council will refuse to grant planning permission for any development which it considers makes inadequate provision for the retention of trees or natural features, particularly wildlife habitats such as woodlands and hedgerows. As demonstrated above, the development will not conflict with this policy.
7.9 Paragraph 170 of the NPPF recognises the intrinsic character and beauty of the countryside, by protecting and enhancing valued landscapes, rather than protecting it for its own sake. Moreover, paragraph 141 advises that once Green Belts have been defined, local planning authorities should plan positively to enhance their beneficial use, such as retaining and enhancing landscapes, visual amenity and biodiversity and improving damaged and derelict land. The development meets these objectives.
7.10 Paragraph 170 also seeks to minimise impacts on and provide net gains for biodiversity, including by establishing coherent ecological networks that are more resilient to current and future pressures. Paragraph 174 seeks to promote the conservation, restoration and enhancement of ecological networks and the protection and recovery of priority species; and to identify and pursue opportunities for securing measurable net gains for biodiversity. Paragraph 175 advises that development whose primary objective is to conserve or enhance biodiversity should be supported; while opportunities to incorporate biodiversity improvements in and around developments should be encouraged, especially where this can secure measurable net gains for biodiversity. In this case, there is no harm to biodiversity and the development meets these objectives.
7.11 Paragraph 118 of the NPPF advises that planning decisions should encourage multiple benefits from land, including taking opportunities to achieve net environmental gains, such as developments that would enable new habitat creation. In this case, the development presents a net gain in habitat and woodland and complies with this policy.
7.12 Therefore, it is clear that the development will significantly enhance the appearance and visual amenities of the locality and the wider Green Belt, a factor that should be given significant weight in the determination of the appeal.
8 OTHER MATERIAL CONSIDERATIONS
Green Belt Purposes
8.1 The purposes of including land in the green belt are set out in paragraph 134 of the NPPF. These are: • to check the unrestricted sprawl of large built-up areas; • to prevent neighbouring towns merging into one another; • to assist in safeguarding the countryside from encroachment;
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• to preserve the setting and special character of historic towns; and • to assist in urban regeneration, by encouraging the recycling of derelict and other urban land.
8.2 The development of the site will maintain significant open gap between the Ripley View development and the built up limits of Loughton, and as indicated above the site cannot reasonably be regarded as open countryside. Given these factors and the unkempt and semi-derelict appearance of the site, the proposed development will not conflict with any of these purposes. This factor should be given significant weight.
Housing Supply
8.3 Paragraph 73 of the NPPF advises that local planning authorities should identify and update annually a supply of specific deliverable sites sufficient to provide a minimum of five years’ worth of housing against their housing requirement set out in adopted strategic policies. It adds that the supply of specific deliverable sites should in addition include a buffer (moved forward from later in the plan period) of: a) 5% to ensure choice and competition in the market for land; or b) 10% where the local planning authority wishes to demonstrate a five year supply of deliverable sites through an annual position statement or recently adopted plan, to account for any fluctuations in the market during that year; or c) 20% where there has been significant under delivery of housing over the previous three years, to improve the prospect of achieving the planned supply.
8.4 The Epping Forest ‘Authority Monitoring Report 2014/15’ confirms, in paragraph 4.2.2.1 that the current housing target equates to 230 homes per annum throughout the current plan period, which over five years is 1150. However, table 10 of the same document indicates that the ‘Total Identified Five Year Housing Supply’ (2016 to 2011) is just 747 units, or just 3.24 years housing supply.
8.5 Paragraph 11 of the NPPF states that planning decisions should apply a presumption in favour of sustainable development. It adds that this means where there are no relevant development plan policies, or the policies which are most important for determining the application are out-of-date, granting permission unless: i. the application of policies in the Framework that protect areas or assets of particular importance provides a clear reason for refusing the development proposed; or ii. any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in this Framework taken as a whole.
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8.6 Footnote 7 of the NPPF clarifies that circumstances where the policies which are most important for determining the application are out-of-date include situations where the local planning authority cannot demonstrate a five year supply of deliverable housing sites (with the appropriate buffer, as set out in paragraph 73)
Suffolk Coastal District Council v Hopkins Homes Ltd and another and Richborough Estates Partnership LLP and another v Cheshire East Borough Council
8.7 This judgement dealt with the application of paragraph 14 of the former NPPF (equivalent to paragraph 11 of the current document) in circumstances where the local planning authority cannot demonstrate a five year supply of deliverable housing sites.
8.8 It confirmed that • The decision maker can conclude that the weight to be given to any restrictive policies (such as policy S7) can be reduced to the extent that they derive from settlement boundaries that in turn reflect out-of-date housing requirements. • The rigid enforcement of restrictive policies may prevent a planning authority from meeting its requirement to provide a five-years supply of housing.
8.9 The failure of the LPA to demonstrate a five year housing supply should be given substantial weight in the consideration of this application.
8.10 It is clear that the rigid enforcement of out of date restrictive policies that in turn reflect out-of-date housing requirements (from the 2006 LP) will continue to prevent the LPA from meeting its requirement to provide a five-years supply of housing.
The Emerging Local Plan
8.11 These events set out above severely prejudice the ability of the LPA to provide sufficient housing land and therefore should be given significant weight in the determination of this appeal.
Sustainable Development
8.12 Paragraph 8 of the NPPF advises that the planning system has three overarching objectives, which are interdependent and need to be pursued in mutually supportive ways (so that opportunities can be taken to secure net gains across each of the different objectives). These objectives are the economic objective, the social objective and the environmental objective.
8.13 The development will provide a significant number of jobs during the construction phase and the spending power of the additional residents will add to the viability of the local services. It will also contribute to housing and
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economic growth in the locality. Therefore, it will have distinct economic benefits.
8.14 This new housing development will provide a mix of dwelling sizes and types to meet the housing needs of the community. It will provide the quality housing required to meet the needs of present and future generations in a sustainable location, supporting a strong, vibrant and healthy community. Therefore, particularly in the context of the LPA’s housing supply position, it will have clear social benefits.
8.15 The site lies close to a large town with excellent rail services. The development will ensure that this partly derelict site is used efficiently and that public transport use, walking and cycling is encouraged, and car use minimised. The development will result in the enhancement of the site by an integrated high quality building and landscape design, along with significant opportunities for biodiversity improvements as set out in the submitted Ecological Mitigation Plan. Therefore, it will have significant environmental benefits.
8.16 Therefore, it is submitted that the proposal would achieve all three of the key dimensions of sustainable development as set out in paragraph 8 of the NPPF, and that it would comply with the presumption in favour of such development in the Framework. This factor should be given significant weight.
9 THE PLANNING BALANCE/CONCLUSIONS
9.1 As the development is inappropriate, it is accepted that, in the first instance, substantial weight should be given to the harm to the Green Belt that would occur from that inappropriateness. In addition, the harm to the openness of the green belt in the context of the NPPF is only slight.
9.2 However, the weight to be given to the restrictive green belt policies (including those in the NPPF) should be reduced to the extent that they derive from settlement boundaries that in turn reflect out-of-date housing requirements.
9.3 Therefore, in overall terms, the harm caused by the development can, at most, only be regarded as ‘moderately significant’.
9.4 The benefits of the proposed development are many, as follows • The enhancement of the appearance and visual amenities of the locality and the wider Green Belt, which should be given significant weight. • The proposal will provide enhanced habitats and biodiversity improvements, which should also be given significant weight. • The development will not prejudice any of the purposes of including land in the green belt, which should also be given significant weight.
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• The proposals are sustainable development as set out in the NPPF, which again should be given significant weight. • The local planning authority cannot demonstrate a five-year supply of deliverable housing sites, which should be given substantial weight. A factor exacerbated by the delay in the emerging local plan process.
9.5 Taken together these factors in favour of the development should be given ‘substantial’ weight. Moreover, there is no other identified planning harm resulting from the development
9.6 The potential harm to the Green Belt by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations. Therefore, very special circumstances exist to permit the development.
9.7 It is noted that paragraph 3-034-20141006 of the PPG advises that unmet housing need is unlikely to outweigh the harm to the Green Belt and other harm to constitute the “very special circumstances” justifying inappropriate development on a site within the Green Belt. However, in this case the harm to the Green Belt is limited and there are many other factors that combine to form the very special circumstances that allow the development to be permitted.
9.8 Although the Green Belt policies in the NPPF indicate that the development should be restricted, it is clear that the limited adverse impacts of doing so would not significantly and demonstrably outweigh the benefits of the proposals, when assessed against the policies in the NPPF as a whole.
9.9 Therefore, a sound case has been made for the appeal to be allowed and for permission to be granted.
APPENDICES
1. Development Plan Policies 2. The Epping Forest ‘Authority Monitoring Report 2014/15’ 3. Land Use Plan
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Appendix 1
EPPING FOREST DISTRICT COUNCIL - COMBINED LOCAL PLAN (1998) & LOCAL PLAN ALTERATIONS (2006)
POLICY CP1 - ACHIEVING SUSTAINABLE DEVELOPMENT OBJECTIVES
Planning powers and actions will be used to:
(i) avoid, or at least minimise, impacts of development upon the environment, particularly in ways likely to affect future generations. Where negative impacts cannot be avoided, compensatory measures will be required to offset such impacts, taking into account that social and economic activities depend upon the maintenance of a stable and healthy environment for their continuance;
(ii) secure the provision of sufficient types and amounts of housing accommodation, and different facilities, to meet the needs of the local population, and to retain and improve land resources to meet the recreational and countryside needs of the metropolitan area;
(iii) give effect to the Epping Forest Community Strategy (produced by the Local Strategic Partnership) which is in force at the time;
(iv) meet the employment needs of those who are unemployed and secure/achieve a mix of local employment and commercial activities that both meet local needs and reduce the need to travel, and reduce reliance on use of the private car;
(v) avoid further commuting, especially where it is dependent upon private car use;
(vi) help achieve prudent use of natural resources; and
(vii) minimise the use of non-renewable resources, including greenfield land.
POLICY CP2 – PROTECTING THE QUALITY OF THE RURAL AND BUILT ENVIRONMENT
The quality of the rural and built environment will be maintained, conserved and improved by:
(i) sustaining and enhancing the rural environment, including conserving countryside character, in particular its landscape, wildlife and heritage qualities, and protecting countryside for its own sake;
(ii) enhancing and managing, by appropriate use, land in the Metropolitan Green Belt and urban fringe;
(iii) retaining the best and most versatile land for agriculture;
(iv) safeguarding and enhancing the setting, character and townscape of the urban environment;
(v) preserving and enhancing the biodiversity and networks of natural habitats of the area, including river and wildlife corridors and other green chains;
(vi) giving priority to protecting and enhancing areas designated as having intrinsic environmental quality at international, national and strategic levels, in compliance with policy NC1 and PPS9;
(vii) managing the demand for water resources and sewerage infrastructure by controlling the location, scale and phasing of development so as to protect environmental and wildlife interests.
Page 9 of 77 EPPING FOREST DISTRICT COUNCIL - COMBINED LOCAL PLAN (1998) & LOCAL PLAN ALTERATIONS (2006)
POLICY GB1 – GREEN BELT BOUNDARY
The boundary of the Metropolitan Green Belt in this district is as defined on the Proposals Map.
POLICY GB2A – DEVELOPMENT IN THE GREEN BELT
Planning permission will not be granted for the use of land or the construction of new buildings or the change of use or extension of existing buildings in the Green Belt unless it is appropriate in that it is:
(i) for the purposes of agriculture, horticulture, or forestry; or
(ii) for the purposes of outdoor participatory sport and recreation or associated essential small-scale buildings; or
(iii) for the purposes of a cemetery; or
(iv) for other uses which preserve the openness of the Green Belt and which do not conflict with the purposes of including land in the Green Belt; or
(v) a dwelling for an agricultural, horticultural or forestry worker in accordance with policy GB17A; or
(vi) a replacement for an existing dwelling and in accordance with policy GB15A; or
(vii) a limited extension to an existing dwelling that is in accordance with policy GB14A; or
(viii) in accordance with another Green Belt policy.
POLICY GB4 – EXTENSIONS OF RESIDENTIAL CURTILAGES
The extension of the curtilage of a residential property which involves an incursion into the Green Belt will be permitted only where the Council is satisfied that;
(i) it would not have an adverse effect upon the open character of the landscape; and
(ii) it would relate well to the curtilages of any adjoining residential properties; and
(iii) it would not be excessive in size.
In granting planning permission for any such development the Council may:
(a) withdraw permitted development rights for the area concerned in respect of building and hard surfaces; and
(b) impose appropriate planning conditions.
POLICY GB5 – RESIDENTIAL MOORINGS AND NON-PERMANENT DWELLINGS
Within the Green Belt, the Council will refuse planning permission for:
(i) the creation, or use, of moorings for permanent residential accommodation; or
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(ii) non-permanent dwellings, including mobile homes and caravans, except as replacements within the existing residential caravan sites shown on the Proposals Map.
POLICY GB6 – GARDEN CENTRES
Within the Green Belt the Council will not grant planning permission for the use of land for, or erection of buildings for use as, a garden centre.
POLICY GB7A – CONSPICUOUS DEVELOPMENT
The Council will refuse planning permission for development conspicuous from within or beyond the Green Belt which would have an excessive adverse impact upon the openness, rural character or visual amenities of the Green Belt.
POLICY GB8A - CHANGE OF USE OR ADAPTATION OF BUILDINGS
The Council will grant planning permission for the change of use and adaptation of a building in the Green Belt, provided all the following criteria are met:
(i) the building is of permanent and substantial construction, capable of conversion without major or complete reconstruction, and is in keeping with its surroundings in terms of form, bulk and general design; and
(ii) the use would not have a materially greater impact than the present use on the Green Belt and the purpose of including land in it; and
(iii) the use and associated traffic generation would not have a significant detrimental impact on the character or amenities of the countryside; and
(iv) the Council is satisfied that works within the last ten years were not completed with a view to securing a use other than that for which they were ostensibly carried out; and
(v) the use will not have a significant adverse impact upon the vitality and viability of a town centre, district centre, local centre or village shop.
In seeking to promote a living and working countryside preference will be given to employment generating uses such as recreation, tourism, small workshops and storage. Proposals which involve a significant amount of vehicle parking, commuting (especially by car) or open storage will be refused permission. Wherever possible, conversions will employ sustainable design and construction techniques as required by policy CP4.
POLICY GB9A - RESIDENTIAL CONVERSIONS
Residential conversions of rural buildings worthy of retention will not be permitted unless the criteria in policy GB8A are met and:
(i) it has been clearly proven by the applicant that business reuse in line with policy GB8A is unsuitable; or
(ii) the residential conversion is a subordinate part of a scheme for business re-use; or
(iii) it is for the purposes of agriculture, horticulture or forestry.
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POLICY DBE1- DESIGN OF NEW BUILDINGS
The Council will require that new buildings:
(i) respect their setting in terms of scale, proportion, siting, massing, height, orientation, roof-line and detailing;
(ii) are of a size and position such that they adopt a significance in the streetscene which is appropriate to their use or function; and
(iii) only employ external materials which are sympathetic in colour and texture to the vernacular range of materials.
POLICY DBE2- EFFECT ON NEIGHBOURING PROPERTIES
Planning permission will not be granted for new buildings which have a detrimental effect upon existing neighbouring or surrounding properties in either amenity or functional terms.
POLICY DBE3- DESIGN IN URBAN AREAS
Outside the Green Belt, new development will be required to ensure that:
(i) all spaces between and around buildings are deliberately created to be functional, attractive and safe for their intended users;
(ii) spaces are of individual identity and character and are satisfactorily enclosed;
(iii) public, private and semi-private spaces are clearly discernible to their intended users;
(iv) the informal supervision of public and semi-private spaces around buildings by their occupiers is encouraged; and
(v) front elevations face outwards onto public spaces and contain the main entrances.
POLICY DBE4- DESIGN IN THE GREEN BELT
Within the Green Belt, new buildings will be required to ensure that:
(i) their location respects the wider landscape setting of the site; and
(ii) they are of a design which respects local character in terms of traditional plan form and detailing.
POLICY DBE5- DESIGN AND LAYOUT OF NEW DEVELOPMENT
Where new residential developments involve the creation of a new street system, or an extension to an existing system, the design and layout will be required to:
(i) be based on a pattern of buildings fronting public spaces;
(ii) allow for the convenient movement of pedestrians and cyclists within the development; and
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(i) the health and appearance of the tree will not be impaired; and
(ii) the works will not unjustifiably inhibit or prevent the full and natural development of the tree; or
(iii) the works are necessary to its continued retention and consistent with good arboricultural practice; or
(iv) in the case of a woodland, the proposed works are consistent with the principles of sound woodland management.
POLICY LL9- FELLING OF PRESERVED TREES
The Council will not give consent to fell a tree or woodland protected by a tree preservation order unless it is satisfied that this is necessary and justified. Other than for woodland any such consent will be conditional upon appropriate replacement of the tree.
POLICY LL10- ADEQUACY OF PROVISION FOR LANDSCAPE RETENTION
The Council will refuse to grant planning permission for any development which it considers makes inadequate provision for the retention of:
(i) trees; or
(ii) natural features, particularly wildlife habitats such as woodlands, hedgerows, ponds and watercourses; or
(iii) man-made features of historical, archaeological or landscape significance.
POLICY LL11- LANDSCAPING SCHEMES
The Council will:
(i) refuse planning permission for any development which makes inadequate provision for landscaping;
(ii) not approve landscaping schemes which:
(a) are inappropriate because they fail to take account of the setting or intended use of the development; or
(b) are ineffective because they would be unlikely to retain trees and other existing landscape features or to establish new long-term planting.
POLICY LL12- STREET TREES
The Council will require the design of new residential development to include, in appropriate cases, provision for the planting of street trees.
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Epping Forest District Council
Authority Monitoring Report
For the Financial Year 2014/15
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Epping Forest District Council CONTENTS
List of Tables 5
List of Charts 5
1.0 Introduction 6 1.1 Status of the East of England Plan 6
2.0 Epping Forest District – Key Information 6
3.0 Local Plan 8 3.1 New Local Plan Timetable 8 3.2 Evidence Base Documents 9 3.3 Local Plan Events within the Monitoring Period 11 3.4 Duty to Co-operate 12 3.4.1 Housing 12 3.4.2 Employment 13 3.4.3 Transport 13 3.4.4 Other Infrastructure 13 3.4.5 Environment, Green Infrastructure and Heritage 14 3.4.6 Co-operation on Potential Strategic Development Sites 14 3.4.7 Gypsy, Romany and Travellers 14 3.5 Neighbourhood Planning 15 3.5.1 Moreton, Bobbingworth and the Lavers 15 3.5.2 Chigwell 15 3.5.3 Theydon Bois 15 3.5.4 Epping 15 3.5.5 Buckhurst Hill 15 3.5.6 North Weald Bassett 15 3.5.7 Loughton 16 3.5.8 Epping Upland 16 3.5.9 Waltham Abbey 16
4.0 Core Output Indicators 17 4.1 Business Development 17 4.1.1 CLG Core Output Indicators 17 4.1.1.1 Additional Floorspace by Employment Type 17 4.1.1.2 Additional Floorspace on Previously Developed Land by Type 18 4.1.1.3 Employment Land Available by Type 18 4.1.1.4 Total Amount of Floorspace Permitted for ‘Town Centre Uses’ 18 4.1.2 Policy Analysis 20 4.2 Housing 21 4.2.1 CLG Core Output Indicators 21 4.2.2.1 Housing Targets for Plan Period 21 4.2.1.2 Additional Dwellings (Net) in Previous Years 21 4.2.1.3 Additional Dwellings (Net) in the Monitoring Year 22 4.2.1.4 Projections of Future Housing Delivery 23 4.2.1.5 Additional Dwellings on Previously Developed Land 25 4.2.1.6 Additional Gypsy and Traveller Pitches 25 4.2.1.7 Additional Affordable Housing Units (Gross) 27 4.2.1.8 Housing Quality – Building for Life 27
Epping Forest District Council 4.3 Minerals and Waste 27 4.4 Flood Protection and Water Quality 27 4.5 Biodiversity 27 4.5.1 Special Areas of Conservation (SACs) 29 4.5.2 Special Protection Areas (SPAs) 29 4.5.3 Ramsar Sites 30 4.5.4 Sites of Special Scientific Interest (SSSIs) 30 4.5.5 Local Wildlife Sites 31 4.5.6 Local Nature Reserves 31 4.6 Renewable Energy 33 4.6.1 Permitted Schemes 33 4.6.2 Policy Analysis 36 4.7 Gypsies and Travellers Caravan Count 37 4.7.1 Definitions of Sites, Pitches and Caravans 37 4.7.2 Assessment of Gypsy and Traveller Needs 39 4.7.3 Policy Analysis 39
5.0 Local Indicators 40 5.1 Horticultural Glasshouses 40 5.2 Bungalows 41
Appendix 1: Details of Housing Completions 2014/15 433
Epping Forest District Council LIST OF TABLES
Table 1 - Epping Forest District - Key Statistics 7
Table 2 – Key Local Plan Timetable Milestones 8
Table 3 – Completed Evidence Base Documents 9
Table 4 – Evidence Base Documents in Progress 11
Table 5 - Total Additional Employment Floorspace Approved by Type 17
Table 6 - Total amount of Floorspace Permitted for Town Centre Uses 19
Table 7 - Floorspace Permitted for Town Centre Uses, in Town Centre Areas 19
Table 8 - Additional Dwellings Completed in Previous Monitoring Years 21
Table 9 – Additional Dwellings Completed throughout EEP Period 22
Table 10 – Total Identified Five Year Housing Supply (2016 to 2011) 23
Table 11 – Gypsy and Traveller Provision Granted within 2014/15 26
Table 12 - Sites of Biodiversity Importance 28
Table 13a – Renewable Energy Schemes Permitted in 2014/15 33
Table 13b – Renewable Energy Schemes Completed in 2014/15 34
Table 14 – CLG Gypsy and Traveller Caravan Count Jan 2013 to Jan 2015 38
Table 15 - Glasshouse Development 40
Table 16 – Bungalow Permissions 1/4/05 to 31/3/15 41
Table 17 – Bungalow Completions 1/4/05 to 31/3/15 42
Table 18 – All Housing Completions by Type 1/4/05 to 31/3/15 42
LIST OF CHARTS
Chart 1 – Housing Trajectory 24
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1.0 INTRODUCTION
The Town and Country Planning (Local Planning) (England) Regulations 2012 sets out the requirements of Local Authorities with respect to Authority Monitoring Reports (AMR). The AMR is a detailed assessment of performance against local and national policy. It covers many topics, including housing, employment, transport, biodiversity and renewable energy. It is also used to monitor performance against local indicators, which are specific to this district. This report covers the period from 1st April 2014 to the 31st March 2015, i.e. the 2014/15 financial year. In some areas information that has come to light since that financial year has also been included and is noted as such.
Through the Localism Act 2011 the National Planning Policy Framework (published March 2012) and the Planning Practice Guidance government has reinforced an evidence based Local Plan system characterised by cooperation with neighbouring authorities on strategic matters.
In this AMR the Council has used the Core Indicator set identified by the Department for Communities and Local Government (CLG), supplemented by a few local indicators. Once the new Local Plan is adopted it will be possible to add further local indicators to monitor the new policies within it.
1.1 STATUS OF THE EAST OF ENGLAND PLAN
The Regional Spatial Strategy was the East of England Plan (EEP), published in May 2008. It was revoked on the 3 January 2013 and therefore no longer applies.
http://www.parliament.uk/documents/commons-vote-office/December_2012/11-12- 12/5-DCLG-EastOfEngland.pdf
2.0 EPPING FOREST DISTRICT – KEY INFORMATION
Epping Forest District is located on the north eastern edge of London. It covers 33,899 hectares, and comprises 24 parishes. Most people live in the suburban areas of Loughton/Loughton Broadway, Buckhurst Hill, Chigwell, Epping, Ongar and Waltham Abbey. The rest live in more rural areas, including the large villages of Roydon, Nazeing, North Weald and Theydon Bois. Some 92.4% of the district falls within the Green Belt. It also contains many areas of natural significance such as the part of Epping Forest which is designated a Special Area of Conservation, (SAC) and part of a Special Protection Area (SPA)/Ramsar site within the Lee Valley Regional Park for the protection of birds.
A significant proportion of the population commutes out of the district for work, mainly to London. The presence of the Central Line from London to Epping encourages the use of public transport to achieve this out-commuting. House prices are correspondingly high, although they have been affected by the credit crunch in recent years.
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Table 1 - Epping Forest District - Key Statistics
All data below is from the 2011 Census unless otherwise stated:
Physical Characteristics Epping Forest only Area 339 km2 (33,899 hectares or 131 square miles) Green Belt coverage 92.4% Population Epping Forest East of England England & Wales Population as of 2011 Census* 124,659 5,846,965 56,075,912 Population density (persons per hectare) 3.7 3.1 3.7 Housing Epping Forest East of England England & Wales Total number of households** 51,991 2,423,035 23,366,044 Total number of dwellings 54,409 2,531,907 24,359,880 Average household size 2.4 people 2.4 people 2.4 people Percentage of households in a Council or Housing 15.0% 15.7% 17.6% Association property Percentage of detached properties 23.3% 29.4% 22.6% Percentage of semi-detached properties 31.6% 30.4% 30.7% Percentage of terraced properties 22.8% 22.8% 24.7% Percentage of flats/maisonettes/apartments 20.9% 16.7% 21.6% Economic Activity*** Epping Forest East of England England & Wales Economically active: Employed or self-employed 66.1% 64.8% 62% Economically active: Unemployed 3.6% 3.8% 4.4% Economically active: Full time study 2.3% 3% 3.4% Economically inactive 28.0% 28.4% 30.1% Vehicle Ownership & Commuting Epping Forest East of England England & Wales Households with no car/van 15.3% 18.5% 25.8% Households with one car/ van 42.2% 42.9% 42.2% Households with two or more cars/ vans 30.3% 29.6% 24.6% Percentage who travel to work by public transport**** 22.0% 10.9% 14.5% Percentage who travel to work by car/van/motorbike**** 61.4% 66.3% 63.1% Percentage who travel to work by bicycle or foot**** 6.5% 12.9% 12.8% Socio-Cultural Measures Epping Forest East of England England & Wales Indices of Multiple Deprivation Ranking (out of 326)***** 209 n/a n/a
* Usual resident population ** Person or persons living together in a group *** Percentages may not total 100% due to rounding **** This information is from the 2011 Census, & relates to all people aged 16-74 in employment ***** This is from the 2010 Indices of Multiple Deprivation. An updated set of indices has not, at the time of writing, been published by Government. Within the ranking of 1 to 326, 1 indicates the most deprived local authority area, and 326 the least deprived
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3.0 LOCAL PLAN
3.1 NEW LOCAL PLAN TIMETABLE
The most recent adopted Local Development Scheme (LDS) for Epping Forest District was agreed in June 2015. This LDS will be regularly reviewed in order to reflect changed circumstances in delivering Local Plan milestones.
The key milestones, and progress against them, are shown below.
Table 2 – Key Local Plan Timetable Milestones
Local Plan Milestone Scheduled for….. Progress
Evidence gathering & October 2011 – Progressed as planned background work September 2012
Issues & Options preparation Consultation on the issues & and public consultation July 2012- October options ‘Community Choices’ including initial sustainability 2012 took place between 30th July appraisal 2012 & 15th October 2012.
Draft plan (preferred options) October 2012 – May preparation and sustainability Currently in progress 2016 appraisal
Consultation on draft plan (8 – July 2016- n/a weeks minimum) September 2016
Preparation of Submission Plan September 2016 – n/a and Sustainability appraisal February 2017
Pre-submission publication and representations on soundness April/May 2017 n/a (6 weeks) Regulation 19
Submission to Planning September/October Inspectorate for Examination 2017 n/a Regulation 22
Examination in public Early 2018 n/a Regulation 24
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Local Plan Milestone Scheduled for….. Progress
Subject to discussion with the Planning Receipt of report Regulation 25 Inspectorate and n/a timetabling- likely to be mid 2018
Expected Adoption & Publication (including proposals September 2018 n/a map) Regulation 26
3.2 EVIDENCE BASE DOCUMENTS
Work has been progressing on several Evidence Base documents since the last Annual Monitoring Report, which will inform the future Local Plan.
Completed evidence base documents, and notes on the likely completion dates of further documents, can be found on the Forward Planning website at: http://www.eppingforestdc.gov.uk/index.php/home/file-store/category/105-evidence- base
Those completed are as follows:
Table 3 – Completed Evidence Base Documents
Document Completed in
Landscape Character Assessment January 2010
Strategic Housing Market Assessment (SHMA) January 2010
Ward Profiles/District Profile (data profiles) January 2010
Local Wildlife Sites Review (also known as Habitats March 2010 Assessment)
Strategic Housing Market Assessment (SHMA) Viability April 2010 Testing
Town Centres Study April 2010
Strategic Environmental Assessment/Sustainability Appraisal Scoping Report (relating to the ‘scope’ of a Sustainability November 2010 Appraisal of the future Local Plan).
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Document Completed in
Harlow Area Appraisal of Planning Transport and June 2010 Infrastructure Options
Employment Land Review September 2010
Strategic Flood Risk Assessment Level 1 April 2015
Lee Valley White Water Centre – Economic Development October 2011 Study
Essex Planning Officers’ Association Population Projections Phase 6 completed project September 2014.
Settlement Edge Landscape Sensitivity Study May 2012
Strategic Land Availability Assessment (Tranche 1) May 2012
Heritage Asset Review May 2012
Open Space, Sport & Recreation Assessment June 2012
The Lea Valley Glasshouse Industry: Planning for the Future June 2012
St John’s Road Area Development Brief September 2012
Carbon Reduction & Renewables Energy Assessment April 2013
Edge Analytics Population & Household forecasts for Epping December 2013 Forest District alone
North Weald Airfield Masterplan Study April 2014
Essex Gypsy and Traveller and Travelling Show People July 2014 Accommodation Assessment
Green Belt Review Stage 1 September 2015*
Settlement Hierarchy Technical Paper September 2015*
Strategic Housing Market Assessment Update October 2015* Economic Evidence to support the development of the OAHN for West Essex and East Herts July 2015*
Economic and employment evidence to support the Local Plan and Economic Development Strategy September 2015
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*Completed within 2015/16 monitoring period.
The following Evidence Base documents are currently in progress at the time of publication of this AMR in March 2016:
Table 4 – Evidence Base Documents in Progress
Document Status Harlow Stansted Gateway In production at strategic level Transport Model
Strategic Land Availability An update is currently in progress by consultants Assessment
Historic Environment Currently in progress by consultants. Characterisation Study
Rye Meads Water Cycle Study Will need to be reviewed in due course.
Local Plan Viability Study Stage 1 completed in July 2015, Stage 2 to be incorporating Community commenced in 2016 Infrastructure Levy
Settlement Capacity Analysis Currently in progress by consultants.
Green Belt Review Stage 2 Currently in progress by consultants.
Infrastructure Delivery Plan Currently in progress by EFDC officers.
3.3 LOCAL PLAN EVENTS WITHIN THE MONITORING PERIOD
No formal stages of consultation were run within the monitoring period. The last stage of public consultation was the Issues and Options Consultation in 2012, with the formal reporting of the results provided to Cabinet in June 2013. Further details of the consultation results are available on the Council’s website here (see item 9).
The results from this consultation will feed into the next stage of consultation on the Local Plan; the ‘Draft Plan – Preferred approach’ in 2016.
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3.4 DUTY TO CO-OPERATE
This information references some activities which occurred within the 2015-16 monitoring year.
The Localism Act 2011 requires Local Planning Authorities to have meaningful co- operation on cross boundary strategic issues with neighbouring authorities and other bodies during the preparation of a Local Plan. The adequacy of the level of co- operation undertaken on these issues will be tested by the Inspector at Examination in Public.
Key issues have been identified with all neighbouring authorities, and a number of other relevant bodies, and where appropriate are being progressed as set out below.
Mechanisms for ongoing strategic planning at both officer and Member level are in place. A ‘Co-operation for Sustainable Development’ Member Board has been formally set up. The Member Board agreed terms of reference in October 2014 with the aim of supporting Local Plan making and delivery for sustainable communities across geographical and administrative boundaries in West Essex, East Hertfordshire and the adjoining London Boroughs. It will do this by identifying and managing spatial planning issues that impact on more than one local planning area. The core constituent administrative areas have been identified as Epping Forest, Harlow and Uttlesford districts, Brentwood Borough, Chelmsford City and Essex County Council, East Herts and Broxbourne districts and Hertfordshire County Council, and the London Boroughs of Waltham Forest, Redbridge, Havering and Enfield with other bodies including the GLA, Conservators of Epping Forest and the Lea Valley Regional Park Authority given observer status. The Board is supported by an officer group. The Chairman of the Board is appointed on a rotating basis – for 2015-2016 it is Chaired by the Planning Portfolio Holder for Epping Forest District Council with officers from the district providing administrative and clerical support to meetings.
3.4.1 Housing
This is one of the key areas where joint understanding and co-operation are required. Several years ago a Strategic Housing Market Assessment (SHMA) working group was set up involving officers of Epping Forest, Broxbourne, Uttlesford, East Herts, Harlow and Brentwood. A SHMA document was produced in 2010 which assessed housing need across the area covered by the working group. A subsequent update to the original document took place in 2012. Broxbourne and Brentwood Councils chose not to be included within the update work although they continue to participate in working group meetings. More recently this SHMA group evolved into the Co-operation for Sustainable Development Group, as it was a useful forum to discuss and seek to resolve cross-boundary issues.
Within the monitoring period, the four core authorities; Harlow District Council, East Herts District Council, Uttlesford District Council and Epping Forest District Council commissioned consultants to update the 2012 SHMA. The updated SHMA was reported to Cabinet in October 2015 following consideration by the Cooperation for
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Sustainable Development Board and forms part of the evidence base. Please see 4.2.1.4 for further information on its contents and impact upon housing need and potential growth figures. The four authorities are currently engaged in joint work to assess the most suitable distribution of development across the housing market area via a commissioned sustainability appraisal. Methodologies for respective green belt reviews have also been shared.
3.4.2 Employment
There have also been discussions with neighbouring authorities regarding employment issues and travel to work patterns across the functional economic area. In late 2014, EFDC, in conjunction with SHMA partners, retained consultants to prepare two Economic Studies – one relating to the overall SHMA area, and another focusing solely on Epping Forest DC. The Studies were completed in October 2015 and indicate the likely levels of need for land to accommodate business premises up to 2031.
The Council forms part of a Food Task Force Group to look at the future of food growing industries in the local area including glasshouses. The Task Force comprises a number of local authorities (including Epping Forest DC, Essex County Council, Broxbourne DC, Harlow, Uttlesford DC and the LB of Enfield) and organisations such as the Lee Valley Regional Park Authority, Lea Valley Food Growers and other relevant groups. The work of this group will be reported to the Coop Board.
3.4.3 Transport
The Council is working closely with Essex County Council, through the West Essex/East Herts Planning Policy Group, in order to understand the transport implications of housing growth in the District. In particular, the funding and delivery of a new Junction 7a on the M11 and improvements to Junction 7 and Junction 8 are key strategic issues which require collaboration between EFDC, Harlow and East Herts as well as Hertfordshire and Essex County Councils and Highways England. Such issues are also frequently discussed at the Co-operation for Sustainable Development group. Initial meetings have been held with Transport for London regarding the impact of growth in Essex on the Central Line of London Underground.
3.4.4 Other Infrastructure
Ongoing engagement is being undertaken with infrastructure and service providers in order to identify issues and potential barriers to growth. These include the three water companies that serve the District (Thames, Anglian and Affinity), the NHS and the Education team at Essex County Council. These will be more fruitful as the preferred growth strategy for the District emerges. Any information gained on infrastructure requirements, including projected costings, will feed into the Infrastructure Delivery Plan (IDP) and the Viability Study which form key parts of the Local Plan evidence base. This will assist the identification of strategic sites for development, and considerations of plan viability and deliverability.
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3.4.5 Environment, Green Infrastructure and Heritage
Ongoing engagement is being undertaken with the City of London Corporation and Natural England to establish the impact of potential growth on the Forest. These will continue as the Council’s preferred growth strategy is clearer and there is currently work underway to reach a memorandum of understanding with Natural England as to their requirements.
The Environment Agency has been involved in the preparation of the Level 1 Strategic Flood Risk Assessment.
Historic England (previously part of English Heritage) has been engaged on early drafts of relevant policy by providing advice and will continue to be engaged in plan making. This type of engagement is sought with all relevant bodies.
3.4.6 Co-operation on Potential Strategic Development Sites
Specific discussions are in place between the SHMA authorities East Herts, Uttlesford and Harlow District Councils regarding the housing need of Harlow, and how this links to the town’s regeneration, as this has been identified as a particularly significant issue for the area. The council has continued to participate in a joint approach with the three other Councils to assess the potential to bring forward strategic development sites around Harlow within the plan period and particularly those on the west and east of the town. This has included joint meetings with those proposing development, as appropriate. However, decisions on the appropriate sites for development will only be made through the full plan making processes of which these discussions are a part.
3.4.7 Gypsy, Romany and Travellers
An updated Gypsy and Traveller Accommodation Needs Assessment has been prepared for the whole of Essex dated 2014.
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3.5 NEIGHBOURHOOD PLANNING
Latest information on the progress of Neighbourhood Plans within the District can be found on the Neighbourhood Planning section of District Council website.
3.5.1 Moreton, Bobbingworth and the Lavers
An application for an area designation covering the Parish of Moreton, Bobbingworth and the Lavers was approved at Cabinet on the 29 July 2013. Moreton, Bobbingworth and the Lavers Parish Council consulted residents and other interested stakeholders on their re-submission draft Neighbourhood Plan through a consultation which ran from 14 January - 24 March 2014, followed by a further six week pre-submission consultation which ran from 5 January – 19 March 2015. The draft neighbourhood plan can be viewed on the Parish Council website. The Neighbourhood Plan has been publicised (12 February 2016 - 29 March 2016) prior to independent examination. If the examination is successful it will then be subject to a referendum before it can be formally made and form part of the development plan.
3.5.2 Chigwell
An application for an area designation covering the Parish of Chigwell was received in November 2013. A six week consultation on the proposed neighbourhood area was undertaken in February 2014. The Neighbourhood Area was formally designated at Cabinet on the 3 March 2014. Chigwell Parish Council is currently preparing its Neighbourhood Plan.
3.5.3 Theydon Bois
The Neighbourhood Area was formally designated at Cabinet on the 21 July 2014. Theydon Bois Parish Council is currently preparing its Neighbourhood Plan.
3.5.4 Epping
The Neighbourhood Area was formally designated at Cabinet on the 6 October 2014. Epping Town Council is currently preparing its Neighbourhood Plan.
3.5.5 Buckhurst Hill
The Neighbourhood Area was formally designated under delegated powers on the 5 December 2014. Buckhurst Hill Parish Council is currently preparing its Neighbourhood Plan.
3.5.6 North Weald Bassett
North Weald Bassett applied to designate a Neighbourhood Area on the 8 September 2014. Following a recommendation to revise the boundary of the proposed designated
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area, a revised Neighbourhood Area was formally designated at Cabinet on the 11 June 2015 for North Weald Bassett.
3.5.7 Loughton
The Neighbourhood Area was formally designated on the 1 June 2015. Loughton Town Council is currently preparing their draft Neighbourhood Plan.
3.5.8 Epping Upland
Epping Upland applied to designate a Neighbourhood Area on the 17 July 2015. Following a recommendation to revise the boundary of the proposed designated area, a revised Neighbourhood Area was formally designated on the 8 October 2015. Epping Upland Parish Council are currently preparing their Neighbourhood Plan.
3.5.9 Waltham Abbey
Waltham Abbey Parish Council applied to designate a Neighbourhood Area on the 23 November 2015, and a consultation on the proposed designated area took place from the 12 January to the 8 February 2016. At the time of writing, a decision is yet to be made on the designated area application.
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4.0 CORE OUTPUT INDICATORS
The Government Core Output Indicators (Update 2, July 2008) are shown in green boxes in the following section, organised by policy area.
4.1 BUSINESS DEVELOPMENT
4.1.1 CLG Core Output Indicators
4.1.1.1 Additional Floorspace by Employment Type
Core Output Indicator BD1 Total amount of Additional Employment Floorspace - by Type
In monitoring floorspace in employment use, it has proved difficult to obtain wholly accurate figures. In many instances where only a change of use is required, Building Control approval (and therefore inspection at various dates) is not required. In these cases, local knowledge of specific sites has proven very useful.
In 2014/15 permission was given for a net loss of 0.7968 ha of employment use floorspace (classes B1 - Business, B2 – General Industrial & B8 – Storage or distribution). The breakdown of this area is detailed in the following table, showing gross gains, losses, and resultant net loss.
Table 5 - Total Additional Employment Floorspace Approved by Type
Gross Gain Net Gain Use Class (Mix) Lost (ha) (ha) (ha) B1 (Sub-Category Unknown) 0.4284 0.0658 0.3626 B1a: Offices 0.2697 0.2741 -0.0044 B1b: Research & Development 0.0000 0.0693 -0.0693 B1c: Light Industry 0.1060 0.1216 -0.0156 B2 0.3163 0.6434 -0.3271 B8 0.2660 1.0090 -0.7430 B1/B8 Mixed Use 0.0000 0.0000 0.0000 B1/B2/B8 Mixed Use 0.0000 0.0000 0.0000
Total 1.3864 2.1832 -0.7968
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4.1.1.2 Additional Floorspace on Previously Developed Land by Type
Core Output Indicator BD2 Total amount of additional employment floorspace (gross) on previously developed land - by type
In 2014/15 permission for a total of 1.3864ha gross employment floorspace was given. Of this, 1.268ha gross was on previously developed land, i.e. 91.43% of all gross floorspace permitted within the monitoring period.
The 0.119ha gross (8.65%) which was on greenfield land, comprised 3 planning permissions all of which involved a change of use of agricultural land and buildings.
When permission for changes of use from employment uses to other uses are considered, permission was granted for a net loss of 0.7968 ha of employment floor space within the monitoring period.
4.1.1.3 Employment Land Available by Type
Core Output Indicator BD3
Employment Land Available - by Type
There are no sites allocated for employment in the Local Plan which have not been developed. All sites with planning permission have been included within Core Output Indicator BD1, therefore the return for BD3 is zero. The relevant Local Plan documents making new site allocations for employment land have not yet been published.
4.1.1.4 Total Amount of Floorspace Permitted for ‘Town Centre Uses’
Core Output Indicator BD4
Total Amount of Floorspace for ‘Town Centre Uses’
So far, Government only requires data for categories in the Use Classes Order England 2015 of A1 (shops), A2 (financial and professional services) and D2 (assembly and leisure) uses to be collected, however, the Planning Policy team has also collected data for A3 (food and drink), A4 (drinking establishments), A5 (hot food take aways) and D1 (non residential institutions) uses, as shown below.
Data is also presented in two ways; the ‘total’ gains and losses permitted for town centre uses, and then the subset, those permitted gains and losses within designated ‘town centre’ areas, i.e. areas which appear in the current Local Plan Maps (2006) as ‘Town Centres’.
The 2014/15 breakdown of town centre uses is outlined in Table 6 and Table 7. Table 6 outlines the total floorspace permitted for town centre uses irrespective of location, while Table 7 outlines the total floorspace permitted for town centre uses in town centre locations only.
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Table 6 - Total amount of Floorspace Permitted for Town Centre Uses
Use Class Gross Gain (Ha) Lost (Ha) Net Gain (Ha) A1 0.1093 0.0868 0.0225 A2 0.0215 0.0172 0.0043 A3 0.1458 0.0189 0.1269 A4 0.0000 0.0000 0.0000 A5 0.0000 0.0000 0.0000 A1/ A3 mixed use 0.0000 0.0000 0.0000 ‘A’ Subtotal 0.277 0.1229 0.154 D1 0.7484 0.1214 0.6270 D2 0.3286 0.4985 -0.1699 D1/D2 mixed use 0.0000 0.0000 0.0000 ‘D’ Subtotal 1.077 0.620 0.4571 TOTAL 1.354 0.743 0.6108 * NB Figures may not total correctly, as site areas of each development were given at an accuracy of 0.00001ha. Data above is rounded to the nearest 0.001ha for ease of reference.
Table 7 - Floorspace Permitted for Town Centre Uses, in Town Centre Areas
% of total Net Gain Gross Gain Net Gain Use Class Lost (ha) (for this use class, (ha) (ha) see Table 9) A1 0.014 0.069 -0.055 -244.44% A2 0.022 0.017 0.004 100.00% A3 0.040 0.019 0.021 16.78% A4 0.000 0.000 0.000 0.00% A5 0.000 0.000 0.000 0.00% A1/ A3 mixed use 0.000 0.000 0.000 0.00%
‘A’ Subtotal 0.076 0.1053 -0.029 -19.13% D1 0.196 0.081 0.1144 18.25% D2 0.000 0.000 0.0000 0.00% D1/D2 mixed use 0.000 0.000 0.000 0.00% ‘D’ Subtotal 0.196 0.081 0.114 25.03% TOTAL 0.272 0.187 0.085 13.92% * NB Figures and percentages may not total correctly, as site areas of each development were given at an accuracy of 0.00001ha. Data above is rounded to the nearest 0.001ha for ease of reference.
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4.1.2 Policy Analysis
Policy E4A of the Local Plan Alterations (2006) seeks to protect employment land. Policy E4B of the Local Plan Alterations sets out the Council’s preferences for alternative uses should continued employment use be considered inappropriate on a site.
Over the monitoring period, there was a net overall loss of floor space for ‘B’ uses, comprising B1 (offices/light industry), B2 (general industrial) and B8 (storage/distribution). Over the entire district a net gain of floorspace in ‘A’ uses was permitted (shops, professional and financial services, restaurants and cafes, drinking establishments and hot food take aways). When looking solely at areas within town centres (as defined by the Local Plan Alterations 2006), a net loss of ‘A’ town centre uses have been permitted, while permission for a net gain in ‘D’- type floorspace were given (uses including non-residential institutions, assembly and leisure).
Updated policies will be formed through the Council’s new Local Plan , to ensure that sufficient provision is made for employment and town centre uses, and to steer it towards the most appropriate and sustainable areas available. Evidence which will inform such new policies includes:
The Strategic Land Availability Assessment 2012 and updates; The Town Centres Study 2010 (Note: Some findings now considered out of date); Economic Evidence to support the development of the OAHN for West Essex and East Herts July 2015; and Economic and employment evidence to support the Local Plan and Economic Development Strategy September 2015.
It should be noted that current and proposed changes to the General Permitted Development Order mean that some changes of use involving A, B and D uses no longer require planning permission, or may only require a prior notification procedure. This may mean that monitoring such changes of use will be more difficult in future, and also that new Local Plan policies may have to take a different approach to changes of use in town centres and elsewhere.
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4.2 HOUSING
4.2.1 CLG Core Output Indicators
4.2.2.1 Housing Targets for Plan Period
Core Output Indicator H1 Plan Period and Housing Targets
The housing target for the 2014/15 monitoring year is drawn from the latest adopted target, the former East of England Plan which was in force for most of the monitoring period (EEP – see paragraph 1.1 for commentary on its status). It is for 3,500 net new dwellings within the period of the EEP, 01/04/2001 to 31/03/2021. This target equates to 230 homes per annum throughout the period.
The former East of England Plan had directed that some of the 16,000+ homes proposed for areas within and around Harlow might fall within the Epping Forest District boundary, to the south, west and east. The report of the Panel on the Examination in Public suggested a figure in the region of 3,000 (net) new homes in extensions to the West and South, and possibly to the East, of Harlow. However, the future configuration of proposed development is dependent upon cross boundary strategic planning with Harlow, Uttlesford and East Herts Councils, given the revocation of the Regional Plan.
4.2.1.2 Additional Dwellings (Net) in Previous Years
Core Output Indicator H2(a) Net Additional Dwellings - in Previous Years
This data begins at the start of the former East of England Plan Period (2001).
Table 8 - Additional Dwellings Completed in Previous Monitoring Years
Monitoring Year Net Number of Dwellings Completed 2001/02 237 2002/03 271 2003/04 208 2004/05 240 2005/06 286 2006/07 277 2007/08 108 2008/09 157 2009/10 176 2010/11 368 2011/12 288 2012/13 89 2013/14 299 Total 3,004
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4.2.1.3 Additional Dwellings (Net) in the Monitoring Year
Core Output Indicator H2(b) Net Additional Dwellings – for the Reporting Year
In 2014/15 there were 253 (gross) dwellings completed. This includes some conversions. 23 dwellings were lost during the monitoring year, thus the net total of new dwellings completed is 230. Full details of the dwellings completed in this monitoring period are contained in Appendix 1.
The 2014/15 figure of 230 net housing completions is a marked decrease from the 2013/14 figure of 299. This can be attributed to the fact that a higher proportion of developments with a larger number of plots had been completed in the previous monitoring year compared to this monitoring year. Our figure achieves the target of 230 net additional housing units set for the monitoring year and suggests that the housing requirements of the District are being met and that the District is on course to meet its longer term housing objectives.
These 230 dwellings bring the total number of dwellings completed since the start of the Plan period to 3,234, as detailed below:
Table 9 – Additional Dwellings Completed throughout EEP Period
Monitoring Year Net Housing Gain 2001/02 237 2002/03 271 2003/04 208 2004/05 240 2005/06 286 2006/07 277 2007/08 108 2008/09 157 2009/10 176 2010/11 368 2011/12 288 2012/13 89 2013/14 299 2014/15 230 TOTAL 3,234
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4.2.1.4 Projections of Future Housing Delivery
Core Output Indicator H2(c) Net Additional Dwellings - in Future Years
Core Output Indicator H2(d) Managed Delivery Target
The Housing Trajectory (Chart 1 overleaf), gives more detail as to the projected completion rates over the next five year period. The housing trajectory is identical to the updated 5 year assessment of land supply (2016/17 to 2020/21) as outlined in Table 10.
Table 10 – Total Identified Five Year Housing Supply (2016 to 2011)
Net Dwelling Category Units
Permission granted, not yet commenced, 10 gross units or more 127
Permission granted, not yet commenced, less than 10 gross units 239
Permission granted, commenced but not completed, 10 gross units 234 or more
Permission granted, commenced but not completed, less than 10 52 gross units
Informally identified - adopted development brief 95
Total Identified Housing Supply 747
Please note the above figures are to the nearest unit. A 10% non-build rate was applied (as explained in the 5 year assessment of land supply).
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Chart 1 – Housing Trajectory
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The five year assessment of land supply identifies units to be completed within the five year period, i.e. from 2016/17 to 2010/21. The trajectory continues to predict a slight over-provision of the target within the former East of England Plan.
The above trajectory measures performance against the former East of England Plan as this is last officially adopted housing target applicable to the District. However, it is recognised that the EEP was revoked in January 2013. The recently updated SHMA (September 2015) identified an objectively assessed housing need (OAHN) of 46,100 across the SHMA area with a figure of 11,300 units for Epping Forest DC for the 20 year plan period beginning in 2011. This amounts to 565 units annually. However, it has been clarified by Ministerial Statements (See Brandon Lewis, December 2014) that an OAHN does not equate to a housing target, particularly in the case of Green Belt Districts which face significant environmental and physical constraints which may impede their ability to cater for the level of housing outlined in their OAHN. The Council is, together with the authorities in the SHMA area, testing the best strategic distribution of the OAHN.
Considering that EFDC is a District covered by 92% Green Belt, further evidence on the capacity of the District to deliver housing taking into account the environmental and physical constraints is required to conclude an appropriate housing target for the plan period in the District. The SHMA identified needs which will need to be rigorously tested through the plan making process, taking account of other evidence including the green belt review and settlement capacity studies. These studies, along with other evidence, will help the District identify an appropriate housing target for the District as part of the emerging Local Plan.
4.2.1.5 Additional Dwellings on Previously Developed Land
Core Output Indicator H3
New and Converted Dwellings (Gross) - on Previously Developed Land
In 2014/15, 233 of the 299 total (gross) dwellings completed in Epping Forest District were built on PDL. This equates to 92.09% of the gross total.
(Please note this indicator uses the definition of ‘Greenfield’ as including residential gardens).
4.2.1.6 Additional Gypsy and Traveller Pitches
Core Output Indicator H4 Net Additional Pitches (Gypsy and Traveller)
Table 11 below details the additional Gypsy and Traveller pitches or caravans which were granted planning permission during the monitoring period.
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No additional yards for Travelling Showpeople were granted permission (no applications were submitted).
Table 11 – Gypsy and Traveller Provision Granted within 2014/15
Application Decision Address Description Decision Number Date Application for the permanent change of use Hall Mead of land to a residential Nursery caravan site for four Grant Nazeing Road Gypsy/Traveller families, to Permission EPF/1542/14 Nazeing contain four static 18/11/2014 (With Waltham Abbey caravans, four touring Conditions) Essex EN9 caravans, four 2HU Utility/Dayrooms and parking for 8 vehicles and associated hardstanding.
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4.2.1.7 Additional Affordable Housing Units (Gross)
Core Output Indicator H5 Gross Affordable Housing Completions
During this monitoring period 48 affordable units were completed. This equates to 18.97% of the gross total of dwellings completed.
4.2.1.8 Housing Quality – Building for Life
Core Output Indicator H6 Housing Quality – Building for Life Assessments
This information is not currently collected locally, and is not considered by Development Management officers. It is hoped that it can be incorporated into future AMRs.
4.3 MINERALS AND WASTE
Minerals and waste matters are not within the remit of the District Council, and are dealt with by Essex County Council. Details of these areas will be contained within the AMR of Essex County Council.
4.4 FLOOD PROTECTION AND WATER QUALITY
Core Output Indicator E1
Number of planning permissions granted contrary to Environment Agency advice on flooding and water quality grounds
There were no planning applications granted in 2014/15 contrary to Environment Agency advice regarding flood risk.
4.5 BIODIVERSITY
Core Output Indicator E2
Change in Areas of Biodiversity Importance
There are a number of internationally, nationally, regionally and locally important sites within the district, which are listed below. No changes have occurred within the monitoring period. (see para 4.5.4).
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Table 12 - Sites of Biodiversity Importance
Designation Area
Special Area of Epping Forest (part) Conservation (SAC)
Lea Valley (including Amwell Quarry, Rye Meads, Special Protection Area Turnford and Cheshunt Pits and Walthamstow (SPA) Reservoirs) however, only Turnford and Cheshunt Pits fall partly within this district. Lea Valley (including Amwell Quarry, Rye Meads, Turnford and Cheshunt Pits and Walthamstow Ramsar Sites Reservoirs) however, only Turnford and Cheshunt Pits fall partly within this district. Epping Forest (including Wintry Wood, Epping; Garnon Bushes, Coopersale; Yardley Hill, Sewardstonebury; and Lord’s Bushes, Buckhurst Hill) Hainault Forest (partly within the district) Royal Gunpowder Factory Woodlands, Waltham Site of Special Scientific Abbey Interest (SSSI) Roding Valley Meadows, between Chigwell and Loughton Cornmill Stream and Old River Lea, Waltham Abbey Hunsdon Mead, Roydon (partly within the district) River Lee Diversion (a very small part of the Chingford reservoirs SSSI)
Local Wildlife Sites (formerly County Wildlife Following a review completed in 2009, there are 222 of Sites) these sites around the district (representing an addition of roughly 40), identified by the Essex Wildlife Trust Note: Local Wildlife Sites have through the Local Wildlife Sites Review. not yet been formally designated. However these will all be shown in the new Local Plan.
Roding Valley Meadows, Chigwell Linder’s Field, Buckhurst Hill Roughtalley’s Wood, North Weald Bassett Chigwell Row Wood, Chigwell Local Nature Reserves Church Lane Flood Meadow, North Weald Bassett Nazeing Triangle, Nazeing Home Mead, England's Lane, Loughton Thornwood Flood Meadow, North Weald Weald Common Flood Meadows, North Weald
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4.5.1 Special Areas of Conservation (SACs)
Special Areas of Conservation (SACs) are protected sites which have been designated under the EC Habitats Directive. They include natural and semi-natural habitats and other sites containing species of community importance. Member states are required to take measures to maintain and/or restore such habitats and species at or to safe levels for conservation.
The only SAC within Epping Forest District is the main area of Epping Forest, which was designated as a SAC on 1st April 2005 (Measure 8(ii)). This area has a size of 1604.95 hectares.
Policy NC1 of the Adopted Local Plan, which was saved in September 2007, seeks to provide protection to areas designated as SACs. Policy HC5 (also saved) furthermore protects the ‘historic nature and wildlife value of Epping Forest’, in accordance with the requirements of the City of London as owners and Conservators of the Forest.
The Habitats Directive requires that an ‘Appropriate Assessment’ accompanies all land use plans that may have an impact on a site designated under the Natura 2000 scheme. All SACs, SPAs and RAMSAR sites in Epping Forest District need to be considered in this way in future.
No changes to the extent of the SAC have been made in this monitoring year.
4.5.2 Special Protection Areas (SPAs)
Special Protection Areas (SPAs) are protected sites classified in accordance with the EC directive on the conservation of wild birds (also known as the Birds Directive), which came into force in April 1979. Sites are classified for rare and vulnerable birds, listed in Annex I to the Birds Directive, and for regularly occurring migratory species.
This Directive requires member states to preserve a sufficient diversity of habitats (the SPAs) for all species of wild birds naturally occurring within their territories.
The Government is required to take appropriate steps to avoid any significant pollution or deterioration of identified habitats, or any other similarly significant disturbance to the birds, except where there is an ‘overriding’ public interest. Parts of the Lea Valley were designated as a SPA in September 2000, a formal recognition of its outstanding importance for waterfowl. The Lea Valley SPA includes Turnford and Cheshunt Pits which fall partly within this District.
The Natura 2000 Assessment for the Lea Valley identifies that the area is under pressure from over enrichment of nutrients in water in the form of phosphate and nitrate, human recreational activity and over-extraction of surface water. Development for the 2012 London Olympics has necessarily increased this pressure.
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Policy NC1 of the Adopted Local Plan (1998), as mentioned above, seeks to protect SSSIs, SPAs and SACs within the district. Policies RST23 and RST24 provide more specific protection and guidance regarding areas within the Lee Valley Regional Park. Policy GB10 also seeks to protect Green Belt land within the Lee Valley Regional Park from inappropriate development. Furthermore, policy CP2 of the Local Plan Alterations (2006) seeks to protect the quality of the rural and built environment, and to enhance and preserve biodiversity.
No changes to the extent of SPA sites have been made in this monitoring year.
4.5.3 Ramsar Sites
Ramsar sites are wetlands of international importance created following the adoption of an intergovernmental treaty in 1971 in the Iranian city of Ramsar, now known as the ‘Convention on Wetlands’. Ramsar sites were first designated in the UK in 1976, primarily due to their importance for water-birds. This has led to many of the sites also being designated as SPAs, and as such attention is now also focused on other wetland features.
The Lee Valley Ramsar site falls partly within Epping Forest District, and extends 447.87 hectares. Only the Turnford and Cheshunt Pits fall partly within this district.
Both policies NC1 (of the Adopted Local Plan 1998) and CP2 (of the Local Plan Alterations 2006) seek to protect these sites.
No changes to the extent of Ramsar sites have been made in this monitoring year.
4.5.4 Sites of Special Scientific Interest (SSSIs)
Sites of Special Scientific Interest (SSSI) represent the best sites for wildlife and geology within Great Britain. They are designated by Natural England as a result of their flora, fauna or geological or physiographical (i.e. landform) features. Natural England also provides a statement about the management of the land, and work with owners and land managers to conserve these important sites.
The Council has made a commitment to protect these areas from damage or destruction caused by inappropriate development, and as such policies NC1 (within the Adopted Local Plan 1998) and CP2 (within the Local Plan Alterations of 2006) are relevant.
No changes to the extent of SSSI sites have been made in this monitoring year.
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4.5.5 Local Wildlife Sites
The condition of the Local Wildlife Sites (formerly County Wildlife Sites) in the district has been identified as a local indicator.
A full review of the Local Wildlife Sites in the district was completed in 2009 by Essex Wildlife Trust (report available at: http://www.eppingforestdc.gov.uk/index.php/out-and-about/countrycare/local-wildlife-sites). There are now 222 of these sites around the district (representing a net addition of roughly 40, comprising the declassification of a small number of sites, and the addition of a significant number of new sites). This data will form an important part of the Council’s Evidence Base.
The Countrycare team (the Council’s Countryside Management Service) performed well against National Indicator NI197 Biodiversity (Local Wildlife Sites), by achieving their target to have 73 Local Wildlife Sites in positive conservation management by the end of March 2011.
Local Plan policies NC2, NC3 and NC4 all seek to protect Local Wildlife Sites (referred to as County Wildlife Sites in the policies) when proposals for development and changes of use are put forward.
4.5.6 Local Nature Reserves
There are currently nine designated Local Nature Reserves in Epping Forest District, covering an area of 90.37 hectares. They are:
Chigwell Row Wood Church Lane Flood Meadow Home Mead Linder’s Field Nazeing Triangle Roding Valley Meadows Roughtalley’s Wood Thornwood Flood Meadow Weald Common Flood Meadows
The largest is the Roding Valley Meadows LNR, with the smallest being the Nazeing Triangle LNR. Countrycare have previously applied to Natural England to have a site in Norton Heath (owned by Epping Forest District Council) designated as a Local Nature Reserve. Natural England has welcomed this proposal, but there remain legal issues to be addressed. Countrycare’s Favourite Tree project, and veteran tree hunt, are still ongoing, with 3,755 trees recorded so far. Of these, 17 are ‘ancient trees’.
Roding Valley Meadows was given the Green Flag award. The Reserve, in Loughton, is the largest area of traditional river-valley landscape left in Essex. Bounded by thick hedgerows, the herb-rich meadows, marsh and scrub woodland follow the meanders of the River Roding for a mile-and-a-half. More than 200 species of wildflowers thrive
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in the meadows. The Green Flag recognises UK green spaces that are well- managed, sustainable, of conservation and heritage value and of high quality.
The plant assemblage is so rare that the Reserve was designated a Site of Special Scientific Interest in 1986. The Reserve is owned by the District Council and the Grange Farm Centre Trust and managed by the Essex Wildlife Trust.
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4.6 RENEWABLE ENERGY
4.6.1 Permitted Schemes
Core Output Indicator E3 Renewable Energy Generation
This indicator measures renewable energy generation by type. Renewable energy schemes could involve wind turbines, solar panels, combined heat pumps, ground source heat pumps and biomass plants.
Five applications incorporating renewable energy schemes were granted within the monitoring period – their details are shown below in table 13a.
Fifty One schemes involving renewable energy were completed within the monitoring period; the details are shown below in table 13b.
Table 13a – Renewable Energy Schemes Permitted in 2014/15
Application Decision Address Proposal Decision Ref. Date EPF/1627/14 Civic Offices 323 High Installation of Solar Photo Voltaic Grant Permission 05/09/2014 Street Epping Essex (PV) Panels to main civic office (With Conditions) CM16 4BZ roof including a liquid applied coating to existing covering and installation of replacement roof covering and PV Panels to the Condor Building, and associated works. EPF/0278/15 Holyfield Hall Farm Installation of solar panels on the Grant Permission 30/03/2015 Crooked Mile Waltham roofs of 4 barns. Abbey Essex EN9 2EG EPF/1627/14 Civic Offices 323 High Installation of Solar Photo Voltaic Grant Permission 05/09/2014 Street Epping Essex (PV) Panels to main civic office (With Conditions) CM16 4BZ roof including a liquid applied coating to existing covering and installation of replacement roof covering and PV Panels to the Condor Building, and associated works. EPF/2033/14 Greens Farm Little Laver Installation of ground mounted Grant Permission 24/11/2014 Road Moreton Ongar photovoltaic panels. (With Conditions) Essex CM5 0JE EPF/0217/15 Hydes Farm Epping Lane Proposed installation of 24 no. Grant Permission 26/03/2015 Stapleford Tawney Essex photovoltaic panels on outbuilding (With Conditions) RM4 1TU roof.
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Table 13b – Renewable Energy Schemes Completed in 2014/15
Application Completion Address Proposal Ref. Date
21 Horseshoe Close Waltham Abbey Initial Notice - Strengthening of Roof Structure AI/0634/14 08/08/2014 Essex to enable Installation of Solar Panels EN9 3RX
NAPIT/00596 16 Kingsmead Hill HARLOW Install a photovoltaic system House Dwelling 18/08/2014 7/14 Essex CM19 5JG
NAPIT/00630 19 Kingsmead Hill HARLOW Install a photovoltaic system 30/07/2014 0/14 Essex CM19 5JG
NAPIT/00630 Spinney Lodge EPPING Essex Install a photovoltaic system 09/08/2014 3/14 CM16 6RZ
NAPIT/00630 14 Webster Close Waltham Install a photovoltaic system 14/08/2014 4/14 Abbey Essex EN9 3NU
NAPIT/00630 45 Walker Avenue ONGAR Install one or more new circuits Install a 27/09/2014 5/14 Essex CM5 0RG photovoltaic system
NAPIT/00630 99 High Road Buckhurst Hill Install a photovoltaic system 12/09/2014 6/14 Essex IG9 5SJ
NAPIT/00630 110 Smarts Lane Loughton Install a photovoltaic system 17/09/2014 7/14 Essex IG10 4BS
NAPIT/00630 3 Bull Farm Cottages HARLOW Install a photovoltaic system Install one or more 08/09/2014 8/14 Essex CM19 5HX new circuits
NAPIT/00630 9 Lincolns Field Epping Essex Install a photovoltaic system Install one or more 12/09/2014 9/14 CM16 5DY new circuits
NAPIT/00631 44 High Meadows Chigwell Install a photovoltaic system Install one or more 19/09/2014 0/14 Essex IG7 5JX new circuits
NAPIT/00631 1 The Coach House ONGAR Install a photovoltaic system 30/05/2014 1/14 Essex CM5 9RR
NAPIT/00631 45 Walker Avenue ONGAR Install a photovoltaic system Install one or more 27/09/2014 2/14 Essex CM5 0RG new circuits
NAPIT/00647 98 Luxborough Lane Chigwell Install a photovoltaic system 24/09/2014 6/14 Essex IG7 5AA
ELECSA/006 Fairwinds Chapel Lane Chigwell Install a photovoltaic system 07/08/2014 558/14 IG7 6JJ
NAPIT/00667 29 Gravel Lane Chigwell Essex Install a photovoltaic system 14/10/2014 4/14 IG7 6DA
NAPIT/00667 29 Regency Close Chigwell Install a photovoltaic system 30/09/2014 5/14 Essex IG7 5NY
NAPIT/00703 32 Pakes Way, Theydon Bois Install a photovoltaic system Install one or more 15/10/2014 5/14 EPPING Essex CM16 7NA new circuits
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Application Completion Address Proposal Ref. Date
NAPIT/00703 20 Centre Avenue Epping Essex Install a photovoltaic system Install one or more 03/11/2014 7/14 CM16 4JU new circuits
BENCHMAR 42 Hanson Drive Loughton Install a photovoltaic system 17/11/2014 K/007271/14 Essex IG10 2EB
ELECSA/007 15 Westmede Chigwell IG7 5LR Install a photovoltaic system 14/11/2014 276/14
NAPIT/00769 32 Pakes Way EPPING Essex Install a photovoltaic system House Dwelling 15/10/2014 9/14 CM16 7NA Install one or more new circuits House Dwelling
NAPIT/00770 20 Centre Avenue Epping Essex Install a photovoltaic system House Dwelling 03/11/2014 1/14 CM16 4JU Install one or more new circuits House Dwelling
NAPIT/00770 10 Springfield Close Ongar Install a photovoltaic system House Dwelling 20/11/2014 5/14 Essex CM5 0BB
NAPIT/00770 702 High Road Buckhurst Hill Install a photovoltaic system House Dwelling 02/06/2014 6/14 Essex IG9 5HY
ELECSA/007 89 Farm Hill Road Waltham Install one or more new circuits Install a 19/11/2014 564/14 Abbey EN9 1NG photovoltaic system
ELECSA/007 10 Westmede Chigwell IG7 5LR Install a photovoltaic system 24/11/2014 568/14
NAPIT/00792 5 Field Close Buckhurst Hill Install a photovoltaic system 22/11/2014 1/14 Essex IG9 5AQ
NAPIT/00792 Century House WALTHAM Install one or more new circuits Install a 15/11/2014 2/14 ABBEY Essex EN9 2JF photovoltaic system
NAPIT/00813 29 Fairlands Avenue Buckhurst Install a photovoltaic system 09/12/2014 5/14 Hill Essex IG9 5TF
NAPIT/00013 2 Danbury Road Loughton Install a photovoltaic system 23/12/2014 6/15 Essex IG10 3AP
NAPIT/00009 154 Forest Edge Buckhurst Hill Install a photovoltaic system 18/12/2014 1/15 Essex IG9 5AD
NAPIT/00019 6 Hyde Mead WALTHAM ABBEY Install a photovoltaic system 05/01/2015 9/15 Essex EN9 2HP
NAPIT/00037 Beechwood HARLOW Essex Install a photovoltaic system 24/01/2015 5/15 CM19 5HX
ELECSA/000 221 Chester Road Loughton Install a photovoltaic system 445/15 IG10 2LL 26/01/2015
NAPIT/00060 18 Meadow Cross Waltham Install one or more new circuits Install a 7/15 Abbey Essex EN9 3DJ photovoltaic system 26/01/2015
NAPIT/00060 Esham WALTHAM ABBEY Install a photovoltaic system 8/15 Essex EN9 2EU 03/02/2015
NAPIT/00073 Beechwood HARLOW Essex Install a photovoltaic system 5/15 CM19 5HX 24/01/2015
ELECSA/000 Ivy Cottage Tylers Road Install a photovoltaic system 798/15 ROYDON Harlow CM19 5LJ 17/02/2015
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Application Completion Address Proposal Ref. Date
NAPIT/00162 145 London Road ONGAR Install a photovoltaic system 6/15 Essex CM5 9PP 26/02/2015 Galley Hill 2a Cluverhambury BENCHMAR Kennels Claverhambury Road Install a photovoltaic system K/000909/15 Waltham Abbey Essex EN9 2BL 02/03/2015 North Lodge, Colemans Farm ELECSA/000 Mount Road Theydon Mount Install a photovoltaic system 961/15 CM16 7PP 18/02/2015 South Lodge, Colemans Farm ELECSA/000 Mount Road Theydon Mount Install a photovoltaic system 962/15 CM16 7PP 18/02/2015
NICEIC/0012 191 Lindsey Street Epping Install a photovoltaic system 23/15 CM16 6RF 04/07/2014
NICEIC/0012 197a The Broadway Loughton Install a photovoltaic system 24/15 IG10 3TE 16/09/2014
NICEIC/0012 32 Pakes Way Epping CM16 Install a photovoltaic system 25/15 7NA 15/10/2014
NAPIT/00163 45 Parklands EPPING Essex Install a photovoltaic system 2/15 CM16 7RF 09/03/2015 15 Sheering Mill Lane NAPIT/00163 SAWBRIDGEWORTH Install a photovoltaic system 4/15 Hertfordshire CM21 9LW 20/02/2015
NAPIT/00222 Birds Green EPPING Essex Install a photovoltaic system Install one or more 6/15 CM16 7QH new circuits 25/03/2015
NAPIT/00222 87 Highland Road WALTHAM Install a photovoltaic system 8/15 ABBEY Essex EN9 2PX 25/03/2015
NAPIT/00223 7 Hornbeam Close Buckhurst Hill Install a photovoltaic system 2/15 Essex IG9 6JS 07/03/2015
4.6.2 Policy Analysis
The Local Plan Alterations (2006) contain policies that seek a contribution towards the energy demands of new development in the form of integrated renewable energy equipment. In particular, policies CP4 and CP5 set out the Council’s approach to energy conservation and sustainable building practices. These policies contain advice and suggestions, but they do not contain specific targets for the amount of energy to be generated via renewable sources. Specific targets will be considered through the Local Plan process and in light of national policy.
The Council now has a Carbon Reduction and Renewables Energy Assessment 2013 within the Local Plan Evidence Base which will help to inform policies within the new Local Plan.
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4.7 GYPSIES AND TRAVELLERS CARAVAN COUNT
In addition to Core Indicator H4 above, this Council is required to complete a biannual count (January and July) of all traveller caravans actually present in the district on specified days. This information is then collated by the Department for Communities and Local Government, and the most recently published results (from January 2013 to January 2015) are shown in Table 14.
4.7.1 Definitions of Sites, Pitches and Caravans
A “site” is a development exclusively for Gypsies and Travellers and will include a varying number of “pitches” from one upwards. The largest site in this district has 16 pitches.
A “pitch” is an area which is large enough for one traveller household to occupy and typically contains enough space for one or two caravans and other facilities, but can vary quite significantly in size. One site in this district, for instance, has permission for 8 pitches with a total of 28 caravans.
A “caravan” can refer to a “mobile home” – which is normally permanently on a site and to a touring caravan used by travellers to pursue their nomadic lifestyle.
For Travelling Show people, a yard (also called a plot) tends to be mixed use- i.e. residential with caravans, and with space for storage and maintenance of showground equipment.
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Table 14 – CLG Gypsy and Traveller Caravan Count Jan 2013 to Jan 2015
Authorised sites (with planning permission) Unauthorised sites (without planning permission) No. of Caravans on Sites Socially No. of Caravans on Sites on Private Caravans on land not owned by Total All Count date Rented Gypsies own land Gypsies Caravans Temporary Permanent No. of All Private "Not "Not Planning Planning "Tolerated" "Tolerated" Caravans Caravans tolerated" tolerated" Permission Permission Jan 2015 16 10 162 172 0 16 0 0 204
Jul 2014 16 17 154 171 0 16 0 0 203
Jan 2014 16 14 144 158 0 17 0 0 191
Jul 2013 16 22 150 172 0 8 0 0 196
Jan 2013 16 23 138 161 0 9 0 0 186
NB – the above figures relate to the number of caravans actually present on the day of the count.
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4.7.2 Assessment of Gypsy and Traveller Needs
An Essex-wide Gypsy and Traveller (and Travelling Showpeople) Accommodation Assessment (GTAA) was published in July 2014 and was included in this Council’s Local Plan Evidence Base at a Cabinet meeting on 8th September 2014. This GTAA has identified a need in the district for an additional 112 pitches and 2 yards (for Travelling Showpeople) in the period up to 2033.
Revised Government guidance (Planning policy for traveller sites) published in 2015 has, amongst other alterations, changed the definition to be used for the identification of the numbers of Gypsies and Travellers in the District for the purposes of plan making. This means that those who have permanently ceased travelling, for whatever reason, are no longer to be included. This has necessitated a review of the GTAA numbers, and the Council is currently undertaking face to face interviews with the district’s travelling community to identify those who have permanently ceased travelling.
4.7.3 Policy Analysis
Policy H10A of the Local Plan Alterations (saved by GO East in June 2009) sets out the Council’s current approach to applications for Gypsy and Traveller caravan sites. The policy has proved successful in permitting permanent pitches in appropriate locations in the Green Belt, and resisting applications in unsuitable locations – all current traveller sites are in the Green Belt. Paragraph 9.69a of the Local Plan Alterations recognises that this policy will need to be reviewed in light of an updated assessment of need.
Policy H11A of the Local Plan Alterations deals similarly with provision for Travelling Showpeople.
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5.0 LOCAL INDICATORS
5.1 HORTICULTURAL GLASSHOUSES
There has been a long history of horticultural glasshouse development in the Lea Valley area. The development of these glasshouses is considered appropriate in the Green Belt, but to prevent the spread of glasshouses throughout the district the Council has long taken the approach that this development should be contained within particular areas of the Lea Valley.
Policies E13A (New and Replacement Glasshouses) and E13B (Protection of Glasshouse Areas) within the Local Plan Alterations seek to protect and provide glasshouse areas within appropriate areas of the district. The policy of containment has been successful in preventing the spread of glasshouses beyond these designated areas, as the table below demonstrates:
Table 15 - Glasshouse Development
Total area of Glasshouse Total area of Glasshouse development Monitoring Glasshouse Development Permitted in Year Development Permitted in Designated Permitted (Ha) Designated Areas (%) Areas (Ha) 2000/01 13.41 9.30 69.35% 2001/02 5.00 4.30 86.00% 2002/03 22.59 22.59 100.00% 2003/04 11.40 11.40 100.00% 2004/05 23.97 23.85 99.50% 2005/06 2.93 1.72 58.78% 2006/07 9.53 7.68 80.53% 2007/08 1.93 1.92 99.53% 2008/09 3.53 3.37 95.48% 2009/10 1.38 1.38 100.00% 2010/11 0.92 0.86 93.24% 2011/12 16.95 16.94 99.94% 2012/13 0.66 0.66 99.03% 2013/14 11.62 11.62 100.00% 2014/15 33.55 15.12 45.07% Total 159.38 132.71 80.86% *NB Figures and percentages may not total correctly, as site areas of each development were given at an accuracy of 0.00001ha. Data above is rounded to the nearest 0.001ha for ease of reference.
As can be seen from the above figures, over half of all glasshouse development permitted within the monitoring year was outside of designated areas. This can be attributed to one major glasshouse development in the Nazeing area. The development in question was a large scale expansion of an existing greenhouse operation. While the existing operation was within a designated area, the area of expansion permitted within the monitoring year was outside. The use of non- designated land for this purpose was justified in this case, among other reasons, on
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the basis that no designated lands within the district were capable of catering for a greenhouse development of this scale.
Work was undertaken by consultants Laurence Gould Partnership Ltd on a The Lea Valley Glasshouse Industry: Planning for the future 2012. The study recognises that ‘The glasshouse sector in the Lea Valley makes a significant economic and employment contribution to the area’. It also found that existing designated lands where not sufficient to fully support the growth and development of the sector. The Council will be seeking to address this issue in the emerging Local Plan.
5.2 BUNGALOWS
In the last few years, the issue of the loss of bungalows (particularly in the Theydon Bois area) has been raised by Theydon Bois Parish Council, and by some District Councillors.
The data analysis presented in last year’s Annual Monitoring Report has been updated, see tables 16 and 17. The analysis is in two parts: 1) permissions (showing planning permissions given involving the loss or gain of bungalows) and 2) completions (showing the developments actually carried out involving the loss or gain of bungalows). These are shown separately as, clearly, not all planning permissions are carried out. The data is for the entire district.
The data given is for the period 1/4/05 to 31/3/15 (over 10 financial years). Data is given by settlement, in order to identify whether there is an issue in different areas.
Table 16 – Bungalow Permissions 1/4/05 to 31/3/15 Gain of Loss of Settlement Settlement Bungalows Bungalows Net Gain/Loss Abbess, Beauchamp & Berners 0 0 0 Roding Bobbingworth 2 2 0 Buckhurst Hill 4 5 -1 Chigwell 2 24 -22 Epping 3 11 -8 Fyfield 0 0 0 High Ongar 1 2 -1 Lambourne 0 3 -3 Loughton 8 28 -20 Matching 0 1 -1 Moreton 1 3 -2 Nazeing 5 14 -9 North Weald 2 2 0 Ongar 1 8 -7 Roydon 3 13 -10 Sheering 1 3 -2 Stanford Rivers 6 3 3 Stapleford Abbotts 3 9 -6 Theydon Bois 4 12 -8 Waltham Abbey 10 5 5 Willingale 0 1 -1 TOTALS 56 149 -93
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Table 17 – Bungalow Completions 1/4/05 to 31/3/15
Gain of Loss of Settlement Settlement Bungalows Bungalows Net Gain/Loss Abbess, Beauchamp & Berners 1 0 1 Roding Bobbingworth 0 0 0 Buckhurst Hill 1 1 0 Chigwell 2 5 -3 Epping 1 3 -2 Fyfield 1 0 1 High Ongar 0 0 0 Lambourne 0 0 0 Loughton 4 13 -9 Matching 0 1 -1 Moreton 0 0 0 Nazeing 3 5 -2 North Weald 1 1 0 Ongar 5 4 1 Roydon 3 4 -1 Sheering 1 0 1 Stanford Rivers 0 0 0 Stapleford Abbotts 0 1 -1 Theydon Bois 4 6 -2 Waltham Abbey 9 1 8 Willingale 0 1 -1 TOTALS 36 46 -10
As can be seen from the data above, in a period of ten years, an actual loss of only 6 bungalows in Theydon Bois has taken place, and 4 have been built, meaning a net loss of two bungalows. However, permission for the net loss of 8 bungalows in Theydon Bois has been given over the 10 year period.
The data shows that permission has been given for relatively more losses of bungalows in the areas of Chigwell, Loughton, and to a lesser extent, Epping, Roydon, Stapleford Abbotts and Theydon Bois. However, the actual losses through completions are much lower as many permissions granted are never carried out.
To place the completion data in context, Table 18 shows all housing gains and losses through completions for the same period:
Table 18 – All Housing Completions by Type 1/4/05 to 31/3/15
All Housing Completions Bungalow Completions (Including Bungalows) Gain 36 2,542 Loss 46 264 NET -10 2,278
It is not felt that the loss of bungalows is a significant problem, on the basis of this data, but the situation will continue to be monitored through the Annual Monitoring Report.
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Appendix 1: Details of Housing Completions 2014/15
Gross Net Application Land Dwelling Dwellings Address Development Details Dwellings Dwellings Reference Status Type Lost Gained Gained
Land behind Jennikings Garden Centre 212 Manor Road EPF/0282/14 Five new flats Chigwell (Heights) PDL Flat 5 0 5 Chigwell Essex IG7 4JX Plot 1, 1 Silcocks Cottages, Plot 2, 2 Silcocks Cottages, Silcocks Farm, Outline application two houses and vehicular EPF/0380/85 Greenfield House 2 0 2 Epping Road, Roydon, Essex, EN9 access. 2DH Demolition of existing public house and 1-14 Silver Hind Court (P14) C, 103 construction of a fourteen unit residential EPF/0409/11 Hainault Road, Bald Hind, Hainault PDL Flat 14 0 14 development of 2 and 3 bedroom flats (Revised Road, Chigwell, Essex, IG7 5DW application with access off Hainault Road) High Laver Hall Farm Matching Road High Laver Conversion of farm office / animal building to EPF/0011/08 Greenfield House 14 0 14 Ongar residential units. Essex CM5 0DU Luana Clyde Road Roydon Proposed demolition of existing bungalow (Luana) EPF/0071/13 PDL House 1 1 0 Harlow and erection of new 2 storey dwelling. Essex EN11 0BE Change of use of an existing care home (consisting of 22 rooms) to 7 private residential flats, consisting of 2 x 1-Bed, 4 x 2-Bed and 1 x 3- 7 Albion Hill Loughton Essex IG10 Bed flats with associated amenity space, on-site EPF/0095/13 PDL Flat 7 0 7 4RA car parking, cycle and refuse store. The proposal includes the demolition of the original house dating back to the 1870's and its re-construction, 'like-for- like'.
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Gross Net Application Land Dwelling Dwellings Address Development Details Dwellings Dwellings Reference Status Type Lost Gained Gained
The Lodge Carrolls Farm Demolition of existing house and outbuildings and EPF/0228/10 Bury Road PDL House 1 1 0 erection of replacement house. London E4 7QN Now known as 1-12 Wintry Mews, Wintry Park Service Station, 37 Construction of 10 no 2 bed and 2 no 3 bed flats EPF/0167/11 PDL Flat 12 0 12 Thornwood Road, Epping, Essex, with associated car parking. CM16 6SY 94 Lawton Road Alterations, extension and change of use of Loughton EPF/0296/14 building (former NHS Centre) to 3 no.dwellings PDL House 3 1 2 Essex (Use Class C3) IG10 2AA Wilbank Nursery Road Nazeing Removal of existing dwellings and erection of two EPF/0326/13 Waltham Abbey PDL House 2 2 0 replacement dwellings including ancillary works. Essex EN9 2JE 37 Lower Road Loughton EPF/0437/13 Initial notice - Erection of two new dwellings. PDL House 2 1 1 Essex IG10 2RX Land adj to Oakhill Manor, Oak Hill EPF/0452/04 Erection of two storey house. (Revised application) Greenfield House 1 0 1 Road, Stapleford Abbotts Buckhurst Hill House Conversion of loft space into two self contained 214 Queens Road one bedroom flats, demolition of derelict store and EPF/0518/09 Buckhurst Hill rebuilding as additional single storey one bedroom PDL Flat 8 4 4 Essex flat and construction of a single storey extension to IG9 5AY flat 1. Redevelopment of site to form two detached 25 Forest Lane, Chigwell, Essex EPF/0535/13 dwellings served by vehicular access and car PDL House 1 0 1 IG7 5AF parking 4a The Cobbins Demolition of part of no 4 and erection of new Waltham Abbey EPF/0596/11 detached two storey dwelling house. (Revised PDL House 1 1 0 Essex application) EN9 1LH 15 Carroll Hill Amendment to EPF/0513/08 (two new dwellings) Loughton EPF/0794/13 to omit the garage to the lower ground floor level PDL House 2 1 1 Essex and replace with a gymnasium. IG10 1NJ
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Gross Net Application Land Dwelling Dwellings Address Development Details Dwellings Dwellings Reference Status Type Lost Gained Gained
27 St Johns Road adj 29 St John's Erection of two storey dwelling with additional loft Road accommodation to side of 29 St Johns Road with EPF/0795/10 Epping PDL House 1 0 1 associated landscaping works with shared access Essex and parking to the front. CM16 5DW Woodview Cottage, Pynest Green Replacement of existing dwelling (Revised EPF/0821/12 Lane, Waltham Abbey, Essex, EN9 PDL House 1 1 0 application) 3QL now known as 92 Lechmere Avenue, Demolish the existing garage and bungalow and EPF/0847/08 adj 94 Lechmere Avenue, Chigwell, construct two new semi-detached houses with PDL House 2 1 1 Essex, IG7 5EU integral garages. (Revised application) Land adjacent to 42 London Road EPF/0864/13 Lambourne Erection of a four bedroom detached house. Greenfield House 1 0 1 Essex RM4 1UX Ryhope Oak Hill Road Stapleford Abbotts Demolition of existing bungalow and garage and EPF/0963/13 PDL House 2 1 1 Romford erection of two detached houses. Essex RM4 1EH Kings Wood Park, Saint Margarets EPF/0964/09 Hospital, The Plain, Epping, Essex, Redesign of Type A house type. PDL House 1 0 1 CM16 6TL 3 Cripsey Avenue (Formerly Childrens Home) Conversion of the existing childrens home into 4 EPF/1007/14 Ongar residential units with associated amenity and PDL House 4 0 4 Essex parking CM5 0AT 208 - 212 High Street EPF/1020/11, Epping PART COMPLETE - Construction of new shell through to PDL Flat 8 0 8 Essex restaurant and 8 flats EPF/1020/18 CM16 4AQ now known as 230a High Road 230b First floor rear extension, rear dormer window and EPF/1061/12 High Road 230 High Road Loughton conversion of upper parts to form 2no flats. PDL Flat 2 0 2 Essex IG10 1ET (above 230A Costa Coffee)
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Gross Net Application Land Dwelling Dwellings Address Development Details Dwellings Dwellings Reference Status Type Lost Gained Gained
23 Paley Gardens Loughton EPF/1093/12 Convert existing house to 2x flats. PDL House 2 1 1 Essex IG10 2AN Demolition of existing dwelling, erection of Knights Hill, 24 Cannons Lane, EPF/1103/05 replacement dwelling and new vehicle access. PDL House 1 1 0 Fyfield, Ongar, Essex, CM5 0SG (Revised application) Smallways Farm Matching Tye EPF/1112/05 Conversion of barn and stable to two dwellings. Greenfield House 2 0 2 Harlow Essex CM5 9JJ Partial demolition of existing buildings, conversion Rear of No.103 High Street Now and adaptation of existing business units to form 3 EPF/1153/09 know as Lavender Mews Chipping x 1 bedroom cottages, construction of 2 x 2 PDL House 5 0 5 Ongar Essex CM5 bedroom cottages, bin stores, bike stores and provision of parking spaces. know known as 1a High Road adj 1 High Road North Weald Bassett New end of terrace dwelling house. (Revised EPF/1236/11 PDL House 1 1 0 Epping Application) Essex CM16 6HN 7 New Forest Lane Chigwell Demolition of existing building and erection of two EPF/1268/10 PDL House 1 1 0 Essex storey, detached 7 bed dwelling house. IG7 5QN Outline planning permission for 68 residential units 212 Manor Road, Chigwell, Essex, House / EPF/1399/09 (52 affordable) including public open space with all PDL 61 0 61 IG7 4JX Flat matters reserved except access. 33 Spring Grove, Loughton, Essex, Erection of a detached house fronting Summerfield EPF/1409/08 PDL House 1 0 1 IG10 4QD Road. (Amended application) Demolition of existing garage and construction of two storey block to provide seven, two bed and 1 Pavilion Court one, one bed apartment(s) with ground floor patios Darlingtons Of Theydon Bois area and first floor balconies. Associated works Coppice Row involve closure of existing vehicular access, EPF/1423/11 Theydon Bois PDL Flat 8 0 8 formation of new vehicular access with sliding Epping electronic gates and new pedestrian access. Essex Provision of 13 car parking spaces, turning area, CM16 7ES drying area, bin store, bike store, communal open space and landscaping.
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Gross Net Application Land Dwelling Dwellings Address Development Details Dwellings Dwellings Reference Status Type Lost Gained Gained
Dental Surgery Minor Material Amendment to EPF/0396/12 19 Church Hill (Conversion of house into two dwellings) to EPF/1507/14 Epping PDL Flat 2 1 1 convert dwelling vertically to two houses rather Essex than into two flats CM16 4RA
14 Audley Gardens , Loughton, EPF/1571/11 Conversion of existing dwelling into two dwellings. PDL House 2 1 1 Essex, IG10 2EL
Rear of 31 Church Lane New build two bed dwelling house, to front Carroll EPF/1590/09 Loughton PDL House 1 0 1 Hill. (Revised application) Essex IG10 1PD 1-8 Meadow View, Spotted Dog, 2 Ivy Demolition of existing public house and EPF/1661/11 Chimneys Road, Epping, Essex, construction of an eight unit residential PDL House 8 0 8 CM16 4EL development. Radio Tech Radio House Demolition of existing building and construction of Lindsey Street 2 residential dwellings. (Amended scheme to that EPF/1691/12 PDL House 2 0 2 Epping approved under EPF/0207/12 removing integral Essex garages) CM16 6RD Demolition of existing bungalow, and construction 39 Tomswood Road Chigwell EPF/1773/12 of a new detached two storey house, with double PDL House 1 1 0 Essex IG7 5QR garage and associated landscaping works Change of use from former Council (Housing) 661A Copperfield, Chigwell, Essex, EPF/1781/12 office to single self contained one bedroom flat PDL Flat 1 0 1 IG7 5LA (Residential). Proposed conversion of existing dwelling into 5no now known as 1, 2, 3, 4, 5, 6 Valkyrie 2 bed flats and 1no 1 bed flat, proposed two storey EPF/1840/11 49 Epping New Road Buckhurst Hill PDL Flat 6 1 5 rear and side extension with dormers in loft Essex IG9 5JT conversion. Cleggan Kennels Demolition of redundant kennels, removal of 7 Claverhambury Road existing caravan structure and construction of EPF/1903/13 Waltham Abbey ancillary living accommodation and office/day PDL House 1 0 1 Essex room to replace previously approved ancillary EN9 2BL accomodation (EPF/2230/11)
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Gross Net Application Land Dwelling Dwellings Address Development Details Dwellings Dwellings Reference Status Type Lost Gained Gained
26 Bower Vale Epping EPF/2200/11 Construction of two bedroom house PDL House 1 0 1 Essex CM16 7AS Turnours Yard Change of use of existing three bedroom Gravel Lane residential annex (former coach house) within the EPF/2202/12 Chigwell PDL House 1 0 1 grounds of Turnours Hall to a single residential Essex dwelling IG7 6DQ The Railway Arms, Station Approach, Demolition of the Railway Arms Public House to be EPF/2256/12 Theydon Bois, Epping, Essex, CM16 replaced by 4 No. 1 bed flats and 6 No. 2 bed flats PDL Flat 10 0 10 7HR with associated parking. Demolition of the existing house and garage. 182 Roding Road Loughton Essex Construction of a block of four one-bedroom flats; EPF/2320/11 PDL Flat 5 1 4 IG10 3BS new vehicle access cross-over and external landscaping. 47 Moreton Road Demolition of existing bungalow and erection of 3 Ongar EPF/2417/11 no replacement detached three storey houses PDL House 3 0 3 Essex including formation of new vehicular access, CM5 0AP 22 Palmers Grove Nazeing EPF/2437/12 Waltham Abbey Erection of a two bedroom dwelling PDL House 1 0 1 Essex EN9 2QF Change of use of vacant commercial building from B1/B8 (Business/Storage) use to use as a 153A Princes Road Buckhurst Hill EPF/2462/12 dwelling, including provision of a north facing PDL House 1 0 1 Essex IG9 5DS dormer window at first floor level and provision of courtyard garden and parking space. Demolition of 16 garages and the Demolition of 16 garages and the erection of a EPF/2463/12 PDL House 1 0 1 erection of a detached bungalow. detached bungalow. Woolston Manor Abridge Road Use of 'Motel' building (Use Class C1) for EPF/2664/10 Chigwell residential purposes as 26 apartments (Use Class PDL Flat 26 0 26 Essex C3). IG7 6BX TOTALS 253 24 230
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Epping Forest District Council Appendix 3
Total Site Area 5864 sq mtr
Green areas - 4389sq m Buildings & hardstanding - 1475sq m