LAND ADJACENT JOHN BARLEYCORN PUBLIC HOUSE, THRESHERS BUSH,

PROPOSED GUEST ACCOMMODATION BLOCK

PLANNING, DESIGN & ACCESS STATEMENT

Submitted on behalf of Mr and Mrs C Yardley by

MARDEN ASH PLANNING LTD

PLANNING, DESIGN & ACCESS STATEMENT

This statement is written in accordance with the requirements of article 4C of the GDPO, and covers matters of design and access.

1.0 Description of the proposal.

1.1 The planning application being submitted to District Council is for planning consent for the construction of a new guest accommodation block on land that lies within the curtilage the John Barleycorn Public House in Threshers Bush, Harlow.

1.2 Following consultation with planning officers, the scheme originally submitted, and subsequently withdrawn, has been significantly reduced and amended, and will now comprise seven individual units, in a single storey block, with a total floorspace of 170 m2.

2.0 The application site.

2.1 The application site lies within the curtilage of the John Barleycorn Public House, a Grade II Listed building, and currently forms a part of the car park and garden area to the rear of the pub building.

2.2 The area on which it is proposed to provide a new car parking area is presently occupied in part by a large single storey storage building. The site has a line of trees on the western boundary of the land forming a part of the pub’s demise, and also to the rear (northern boundary). 3.0 The Surrounding Area.

3.1 The John Barleycorn public house and the application site lie within the Metropolitan Green Belt. It is adjacent to Bush Hall Farm to the west, and to Holt’s Farm, which lies opposite the application site.

4.0 Planning History

4.1 In 2002, the applicants received planning and listed buildings consent for various works to the main pub building. The only previous planning application dates back to 1973, when the car park servicing the pub was extended.

4.2 In April 2015, the applicants submitted an application to construct a block of guest accommodation, comprising ten rooms in a single storey block, with a total floorspace of 250m2. Following concerns expressed by planning officers regarding the size of the proposed block and the impact on the trees on the site boundary, the application was withdrawn with a view to submitting a revised proposal which would address officer concerns. A number of trees on the site were subsequently afforded TPO protection.

5.0 Scheme Design and Layout

5.1 The scheme now being submitted to Council for planning approval, proposes the development of a small guest accommodation block of 7 rooms in one single storey building. The main features are as follows.

(a) A single storey building set in a rough ‘U’ shape with an internal courtyard with individual doors to each room. (b) Seven individual double rooms each with ensuite facilities. (c) A storage cupboard for bed linen, cleaning materials etc. (d) A weatherboarded exterior finish, with red clay plain tiles and timber windows and doors to provide a traditional farm-style building in its appearance. (e) A new area of car parking to replace that which would be occupied by the proposed guest block. (f) Landscaped planting separating the new building from the car parking area, and between the new car parking area and the pub garden.

6.0 Local Planning Policy

6.1 The relevant planning policy document for the area is the Epping Forest District Local Plan (1998) and Alterations (2006), adopted in 2008, and the proposal being submitted to the Council has been prepared in accordance with the policies, standards and design principles set out in that plan. 6.2 The sections of the local plan that are of relevance to this application are

 Green Belt  Recreation Sport and Tourism  Heritage Conservation  Design and the Built Environment

GREEN BELT

6.3 There is a general presumption against new development in the Green Belt unless such a development falls within certain defined categories set out in the Local Plan, set out in Policy GB2A. However, this policy does include a general provision that indicates that development may be allowed

(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;

6.3 In addition, Policy GB7A (Conspicuous development) also states 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, rural character or visual amenities of the Green Belt.

6.4 The proposal being submitted to the District Council does not fall within the general categories of development against which there is a general presumption against planning consent being granted e.g. housing. It does however constitute development, and may therefore, in broadest terms, be considered as being contrary to Policy GB2A. And, in strict adherence to that policy, the accommodation block does not fall within any of the exception categories.

6.5 However, the applicants are also aware that the District Council has permitted similar forms of development in other Green Belt locations, notably the accommodation block granted consent at The Fox in . In that particular case, Planning Committee Members considered that the benefits that accrued from allowing the development outweighed the potential disbenefits of the proposal in policy terms, and on this basis granted planning permission on an exceptions basis.

6.6 The proposal at the John Barleycorn is smaller in size and scale to that permitted at The Fox. The applicants would wish to make the following points in support of their proposal.

(a) The building is single storey and will therefore have minimum visual impact when viewed from the surrounding countryside; (b) The guest block will be designed in the local vernacular to resemble a traditional farm/equestrian style building; (c) The northern boundary adjacent to open farm land will be carefully screened with a substantial evergreen barrier; (d) There is an existing single storey building occupying part of the site of the proposed new car parking area that will be removed. (e) The guest accommodation block will help to support the continued viability of the John Barleycorn pub, and should be regarded as supporting tourism in the District and maintaining a community facility. This accords with Policy RST1.

RECREATION, SPORT AND TOURISM

6.7 Policy RST1 (Recreational, Sporting and Tourist Facilities) states that the Council will permit the development of additional recreational, sporting and tourist facilities where it is satisfied that these are:

(i) in the best interests of the local community; and (ii) unlikely to result, either directly or indirectly, in the character of the surrounding area being affected adversely.

6.8 The proposed new guest annex will provide overnight accommodation for people visiting the District, and can therefore be regarded as making a positive contribution towards tourism in the local area. The scale and design of the building, particularly given the landscaping and screening proposed, will mean that it will not have any adverse affect on the character of the surrounding area.

HERITAGE CONSERVATION

6.9 Policy HC12 (Development Affecting The Setting Of Listed Buildings) states that the Council will not grant planning permission for development that could adversely affect the setting of a listed building. The John Barleycorn Public House is Grade II listed. The Council’s Historic Buildings Officer was consulted on the proposal in pre-application consultations, and did not consider that the proposed scheme would have any adverse affect upon the setting of the John Barleycorn.

POLICY DBE1- DESIGN OF NEW BUILDINGS

6.10 This states that 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.

6.11 The proposed guest block has been designed to have minimal impact upon both the adjacent Grade II Listed Building and the adjoining countryside, being single storey. The pitched roof is in line with the principles set out in the Design Guide, and the style of the building and the materials to be used will match the local vernacular. The proposed development therefore complies with the policy guidelines of Policy DBE1.

POLICY DBE9- LOSS OF AMENITY

6.12 This states that the Council will require that a change or intensification of use, extension or new development does not result in an excessive loss of amenity for neighbouring properties. The factors which will be taken into account are:

(i) visual impact; (ii) overlooking; (iii) loss of daylight/sunlight; and (iv) noise, smell or other disturbance.

There are no issues of loss of amenity for neighbouring properties arising from the proposed development.

POLICY ST6 – VEHICLE PARKING

6.13 This states that: -

The Council will expect all development proposals to provide on-site parking in accordance with the Adopted 2001 Standards or its successor documents.

6.14 The John Barleycorn has a substantial car parking area, which can accommodate up to 42 vehicles (see EPF/92/2002). This significantly exceeds the requirements for a pub/restaurant of this size under the Essex County Council’s Parking Standards guidelines document (Use Class A4 – Drinking Establishments), providing sufficient spaces to cater for users of the guest block. Whilst the proposed new building will take up part of the original car parking area, the application proposes some additional spaces being provided to the rear of the site.

6.15 National Planning Policy

6.16 The National Planning Policy Framework sets out the Government’s planning policy framework for , and how those policies should be applied, with the emphasis on sustainability and supporting economic growth in a period of economic difficulty. 6.19 Section 3 of the NPPF document sets out measures for supporting a prosperous rural economy. It states that local authorities should support economic growth in rural areas in order to create jobs and prosperity by taking a positive approach to sustainable new development. To promote a strong rural economy, local and neighbourhood plans should:

(a) support the sustainable growth and expansion of all types of business and enterprise in rural areas, both through conversion of existing buildings and well designed new buildings;

(b) promote the development and diversification of agricultural and other land-based rural businesses;

(c) support sustainable rural tourism and leisure developments that benefit businesses in rural areas, communities and visitors, and which respect the character of the countryside. This should include supporting the provision and expansion of tourist and visitor facilities in appropriate locations where identified needs are not met by existing facilities in rural service centres; and

(d) promote the retention and development of local services and community facilities in villages, such as local shops, meeting places, sports venues, cultural buildings, public houses and places of worship.

6.20 The proposed guest accommodation block fits within the scope of the NPPF proposals, particularly by providing a facility to assist local tourism, and supporting a rural business in a local community.

6.21 Section 8 of the NPPF deals with Promoting Healthy Communities. In paragraph 70 this refers to delivering “the social, recreational and cultural facilities and services the community needs” and ensuring that “established shops, facilities and services are able to develop and modernise in a way that is sustainable, and retained for the benefit of the community”.

6.22 The guest block will help towards meeting those aims by strengthening the viability of the John Barleycorn and ensure its retention at a time when there has been a significant loss of such facilities in rural areas.

6.23 Section 9 of the NPPF deals with Protecting Green Belt land. The NPPF underlines the continuing need to protect the Green Belt against inappropriate development and encroachment into the countryside. It states that “inappropriate development is, by definition, harmful to the Green Belt and should not be approved except in very special circumstances.” It also goes on to say 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, is clearly outweighed by other considerations.” 6.24 The terms “inappropriate development” and “very special circumstances” are somewhat subjective and difficult to define. The Council’s decision to grant planning consent for a similar scheme at The Fox in Matching Tye indicates that proposals such as that which is the subject of this application, to provide guest accommodation as an annex to the pub/restaurant, can be considered as meeting the very special circumstances criterion.

6.25 Whilst the proposed building lies adjacent to the open countryside, the building is single storey, designed in the local vernacular and would be well screened. It could therefore be argued that it offers no potential harm to the Green Belt. In addition there are potential community, tourism and commercial viability benefits arising from the proposal, which would meet the criteria of special circumstances in this instance.

8.0 Summary

8.1 Whilst the proposed new building does lie within the Green Belt, the applicants hope that the Council will agree that it is, in this case, not inappropriate development, and that the potential benefits outlined in this Design and Access Statement meet the criterion of special circumstances.

8.2 Rural areas in the District have lost similar pub/restaurant facilities, depriving the local communities of social facilities, which often form an important part of village and rural life. This is the result of falling alcohol consumption, particularly where there is car dependence on getting to pubs and restaurants, and the potential value of pub buildings when converted to residential use. Providing the new guest block will help to ensure the continued viability of the John Barleycorn into the future, and provide accommodation for visitors to the area, supporting local tourism.

8.3 The Council has previously granted planning consent for similar facilities in the Green Belt on an exceptions basis.

8.4 The proposed new building would lie within the curtilage of a Grade II Listed Building. The informal advice originally provided by the Council’s Historic Buildings Officer was that in principle such a proposal would not have an adverse affect upon the setting of the Listed Building. However, the applicant recognised that the scheme originally proposed would have been over- dominant and adversely impacted upon the main pub building, and could have impacted also on the trees to the rear of the site along its boundary. The revised scheme has significantly reduced the scale and footprint of the proposed accommodation block, so that it would not detract from the setting of the listed building, and is relocated so as to prevent any possibility of damage to the TPO’d trees on the site.

8.5 For these reasons, it is requested that the District Council grants planning consent for the proposed scheme.