Epping Forest District Council

NOTICE OF MEETING

Committee: Development (Extraordinary Date: Tuesday 8 February 2000 Meeting)

Place: Civic Offices, Time: 7.30 p.m. High Street, Epping

Room: Council Chamber Committee Secretary: Mrs I Wright (Ext 4245)

Members: Councillors R Heath (Chairman), L Martin (Vice-Chairman), S Barnes, Mrs M Boatman, P Bostock, Mrs J Davis, J Gilliham, Mrs A Haigh, M Heavens, D Kelly, Mrs M McEwen, R Morgan, Mrs D Paddon, J Padfield, P Pennell, J Pledge, H Taylor, M Wardle, M Welch, M Woollard, K Wright

Background papers for an item or report are those documents relating to the subject matter of the report which disclose any facts or matters on which (in the proper officer's decision) the report or an important part of the report is based and have in his opinion been relied upon to a material extent in preparing the report. These are listed at the conclusion of each relevant agenda item and do not include any published work.

Inspection of background papers may be arranged by contacting the officer responsible for the item .

THE CHAIRMAN, VICE-CHAIRMAN AND COMMITTEE GROUP REPRESENTATIVES ARE REMINDED THAT A BRIEFING FOR THIS MEETING WILL BE HELD IN COMMITTEE ROOM 1 AT 6.30 P.M. ON THE DAY OF THE COMMITTEE

BUSINESS

Part A - Planning Applications and Major Items for Debate

3 . Debden Park High School: Proposed Routing of Construction traffic (see also Appendices 1-4).

4. Grange Farm, Chigwell - Planning Application EPF/1842/99 (see also Appendices 5-15).

Part B - Routine Items for Debate

Nil

Part C - Exclusion of Public and Press

5. Exclusion of Public and Press

Civic Offices, High Street, Fpping, Essex. CM16 4BZ Development Committee 8 February 2000 (Extraordinary Meeting)

Part D - Consideration in Private Session

Nil. Development Committee 8 February 2000 (Extraordinary Meeting)

PART A - APOLOGIES, PLANNING APPLICATIONS AND MAJOR POLICY ITEMS FOR DEBATE

1 . APOLOGIES FOR ABSENCE

2. DECLARATIONS OF INTEREST

2.1 (Chief Executive) To declare interests in any item on the agenda.

3. DEBDEN PARK HIGH SCHOOL: PROPOSED ROUTING OF CONSTRUCTION TRAFFIC (Minute 89 -11 .1 .2000)

Recommendations :

(1) That Westall Road/Etheridge Road/Willingale Road be agreed as the route for construction traffic visiting the site of the proposed Debden Park High School, Willingale Road, Loughton ; and

(2) That, following commencement of construction work, a further report be submitted to the Committee in June 2000 assessing the operation of the system of routing construction traffic and suggesting any alterations considered necessary.

3.1 (Head of Planning Services) At the last meeting of this Committee, the details of the proposed Debden Park High School were approved and members were advised that a further report would be submitted on the possible options for the routing of construction traffic .

3.2 A report commissioned by the developers is attached at Appendix 1 (a coloured copy of the report has been placed in the Members' Room).

The report considers three route options:

(1) The Broadway/Willingale Road ;

(2) Westall Road/Etheridge Road/Willingale Road; and

(3) Hillyfields/Chester Road/Willingale Road.

(See Appendices 2, 3 and 4 respectively).

3.3 The report identifies a range of criteria against which each of the routes is assessed and concludes that Option (2) (i .e. Westall Road/Etheridge Road/Willingale,Road) is the preferred option. Officers consider the nature and conclusion of the assessment to be reasonable and therefore recommend that the preferred option is agreed.

3 .4 It is, however, considered desirable to monitor the system when in operation to ensure its effectiveness. This could warrant a review to introduce amendments. Development Committee 8 February 2000 (Extraordinary Meeting)

Resource Implications : Finance: Nil . Land: Nil. Personnel : From existing resources. Environmental: Intended to ensure minimum noise disturbance and risk to residents and businesses of Debden Estate.

4. GRANGE FARM, CHIGWELL-PLANNING APPLICATION EPF/1842/99

Recommendation:

That outline planning permission be granted for 28 dwellings on the "core area", subject to:

(a) conditions as listed in Appendix 5 hereto;

(b) completion of an Obligation under Section 106 of the Town and Country Planning Act 1990 and a Management Scheme dealing fully with Green Belt community benefits, including:

(i) the rehabilitation, conservation and management of the open land (including public access to and through the site);

(ii) provision of two fields for formal recreational use and a car park for visitors with a financial contribution towards a sports pavilion and public toilets ;

(iii) provision of other fields for informal recreation, open space and nature conservation to include a surfaced footpath suitable for wheelchair users;

(iv) the refurbishment of the access track to the MI 1 bridge with public use as a footpath during daylight hours;

(v) the funding of bridge works and other matters associated with a public right of way, including signposting and statutory advertising;

(vi) the construction of an Information Centre for the Roiling Valley Meadows;

(vii) adequate ongoing maintenance for all these factors;

(viii) a financial contribution towards additional bus services to suit recreational users (in accordance with Local Plan policies TI and I1);

(ix) transfer of the management/control of the open land (including the areas of formal and informal recreation/nature conservation) to public bodies to be specified on terms to be agreed; and Development Committee 8 February 2000 (Extraordinary Meeting)

(x) provision of a site access road and a ghosted double right turn lane on the Al 13. Background

4.1 The previous application (EPF/950/98) was considered by Development Committee on 15 July 1999 (Minute 26). Members resolved that planning permission should be refused for the following reason. "The site is within the Metropolitan Green Belt. The proposals are inappropriate development and therefore harmful to the Green Belt and are contrary to national and local policies of restraint within the Green Belt. In the view of the Local Planning Authority there are insufficient special circumstances to outweigh the harm of the proposals, which amount to over-development, notwithstanding Adopted Local Plan Policy GB 19".

4.2 Under Standing Order E6 the item was referred to the Full Council meeting of 20 July. Members again resolved to refuse planning permission for the same reason. An appeal has been lodged and a Public Inquiry has been scheduled from 29-31 March.

4.3 The current application is for the same level of development (i.e. 28 houses o6 the core area) but (a) the financial contribution towards the pavilion has been significantly increased (from £200,000 to £300,000); (b) two fields are being,set aside for formal recreation; and (c) the applicants have indicated that the open land will be transferred, to appropriate public bodies and have offered 25 year renewable leases.

4 .4 The applicants believe that the improved benefits package addresses Member`s' concerns about the balance between very special circumstances and harm to the Green Belt. The application has therefore been resubmitted in the hope that a positive decision will avoid the need for, and expense of the Public Inquiry. This Special Development Committee has been called so that its decision can be considered by Full Council on 22 February to meet the deadline for the Public Inquiry.

4 .5 This report deals with the improved benefits package but is otherwise essentially the same as that considered by Development Committee and Full Council in July 1999. Unlike the previous reports, however, new Appendices (6 and 7) are included which outline the history and purpose of the Grange Farm Centre Trust and this Council's limited role with the Trust. Members' attention is drawn particularly to the facts that:

(a) the area of benefit of the Trust is the whole of the Metropolitan Police area; and

(b) it is not incumbent upon the Trust to retain the application site as open space.

4.6 This report shows that officers believe that this application represents the only practical means of achieving all the aims of Local Plan Policy GB 19 and ensuring that the open land is used as public open space and satisfactorily managed and maintained. The crux of the decision on this application is therefore whether the new benefits package amounts to 'very special circumstances' which are sufficient to outweigh the harm to the Green Belt from residential development of the core area. Development Committee 8 February 2000 (Extraordinary Meeting)

4.7 If planning permission is granted, the Section 106 Obligation and Management Agreement associated with the Jehovah's Witnesses' scheme will need to be amended and extended to take full account of the new benefits package.

Planning History

4.8 The site is at the northern end of Chigwell Village, between the High Road and the Mi l motorway (see Appendix 8). When Grange Farm operated as a holiday caravan, camping and leisure centre, the 3 .75 hectare "core area" was developed with residential blocks and other buildings associated with recreational activities. (See Appendix 9 which shows the layout of buildings during Grange Farm's heyday).

4 .9 The cessation of the main use of Grange Farm, accompanied by the gradual deterioration and dereliction of the buildings, means that the core area should rightly now be seen as a "brownfield" site. Most of the existing buildings were cleared in 1998 at the Council's request in the interests of public safety, on the understanding that Policy GB 19 and the brownfield status of the core area were unaffected. The continuing non-use of the other 11 .4 hectares of open land, problems of fly-tipping, and the increasing dereliction are causing concern for local residents and, particularly, neighbouring landowners

4.10 In 1995 planning permission was granted (on appeal) for a Jehovah's Witnesses meeting hall with car park on the core area. The Inspector concluded that the main building would not generally be more conspicuous than the existing structures. Provided that the core area was cleared of disused and unsightly buildings and the rest of the site (i .e. outside the core area) was:

(a) cleared of buildings and hard surfaces and remained open;

(b) opened up to public access; and

(c) managed for landscape and nature conservation interests;

the benefits overall would outweigh the harm of allowing an inappropriate use in the Green Belt.

4.11 The permission was subject to a Section 106 Obligation (see Appendix 10) which included provision for the rehabilitation, conservation and management of the open land, including public access. A costed Management Agreement (see Appendix 11) was accepted in 1997. That scheme cannot now proceed because the Government's Trunk Road Review (1998) deleted the widening of the North Circular Road - the original proposal for which had justified the Jehovah's Witnesses finding and funding a new site . While the new London Authority (to be established in April 2000) may recommend that the widening scheme is completed, it seems clear that Government funding will not be made available.

4.12 The 1998 application is dealt with in paragraphs 4.1 and 4.2. Development Committee 8 February 2000 (Extraordinary Meeting)

Planning Policies

4.13 Policy GB 19 relates specifically to this site and states:

The Council may grant planning permission for the development of the site of Grange Farm, Chigwell (identified on the proposals map) provided that:

(a) any new or replacement development is limited to the existing area of built development;

(b) the remainder of the site remains generally open in nature;

(c) a suitable area for nature conservation with open public access for informal recreation is provided;

(d) the scheme incorporates :

(i) a public right of way through the site as part of a route across the Roding Valley; and

(ii) adequate and appropriate facilities for the interpretation of the_Roding Valley Local Nature Reserve. "'

4.14 The Policy does not specifically exclude any particular use for the core area. Neither is residential development precluded by the generic Green Belt Policy GB2 because of the cross reference to other Green Belt policies such as GB 19. Indeed the text of the Adopted Local Plan specifically acknowledges that the implementation of Policy GB 19 - including Green Belt benefits for the greater part of the site - probably relies on significant private expenditure.

4 .15 Compliance with other Local Plan policies is also required, including design policies DBE 1 and DBE4 (size, location and design to respect setting and local character), landscaping policies LL10 and LL 11 (retain existing trees/natural features and adequate/appropriate provision of new landscaping), car parking policy T14 (adequate on-site car parking), and traffic impact policy T17 (well related to the road hierarchy and accessible by public transport; satisfactory in terms of traffic congestion, highway safety, and environmental impact of additional traffic generation).

4.16 The Development Committee reviewed the situation in October 1998, once it appeared that the Jehovah's Witnesses scheme was unlikely to proceed . The Committee reaffirmed the approach to the site as set out in Adopted Local Plan Policy GB 19 and agreed that the development of the core area to enable beneficial use of the majority of the site as open space, with nature conservation and public access for informal recreation, may be necessary-given that the site had been derelict for so long.

4.17 A number of possible uses for the site were agreed. Uses "appropriate" to the Green Belt included : Development Committee 8 February 2000 (Extraordinary Meeting)

(a) agriculture/forestry ;

(b) outdoor sport and recreation;

(c) cemetery; and

(d) country park/wildlife/extension to the Local Nature Reserve.

4.18 Uses "inappropriate" to the Green Belt where very special circumstances would have to be shown were :

(a) institutional user with building standing in grounds, e.g. animal hospital, developments similar to the Pony Riding for the Disabled Trust or Jubilee Lodge, or an education or field centre, or resurrection of camping and caravanning;

(b) campus-style building in the core area for either education/business training or hospital/convalescent home for the elderly;

(c) low density residential development in the core area, with the remainder of the site to be subject of uses negotiated as part of the Jehovah's Witnesses scheme.

Planning Issues and Considerations

4 .19 The following issues fall to be considered :

(a) Is the proposed residential development appropriate to the Green Belt?

(b) If not, are there very special circumstances in principle, having regard to Policy GB 19, the Committee decisions of October 1998, and July 1999, and the planning history of the site?

(c) Do the Green Belt benefits to be provided in accordance with Policy GB 19 outweigh the harm to the Green Belt by virtue of the inappropriateness of residential development?

(d) Can a satisfactory junction with the High Road be provided and the other requirements of Policy T17 be satisfied?

(e) Can important matters of detail be adequately covered by condition or legal agreement - e .g. footprint/height, design and layout, landscaping, car parking, noise?

These issues are dealt with in turn below.

Appropriate Development

4 .20 Clearly, residential use is inappropriate in Green Belt terms. However, Members are reminded that the building complex which until recently occupied the core area in association with the camping and caravanning use was also inappropriate because of Development Committee 8 February 2000 (Extraordinary Meeting)

its scale which far exceeded "small scale facilities for outdoor participatory sport and recreation". (See, again, Appendix 9.)

Very Special Circumstances

4.21 Clearly, Local Plan Policy GB 19 (and the Jehovah's Witnesses Appeal decision) anticipate privately financed enabling redevelopment of the brownfield core area. The key factors, which apply equally to the current application, are that the effective footprint/height of previous buildings should not be exceeded and that there is a commitment to real Green Belt benefits for the rest of the site. These include increased provision for formal recreation and a sports pavilion, public access, environmental improvement, nature conservation provision, a nature interpretation centre near the Local Nature Reserve, protected scope for a public right of way through the site, and transfer of the open land to public bodies. By formalising public access to the open land, and by achieving its transfer to specified public bodies, the package of benefits actually exceeds the requirements of the Grange Farm Centre scheme (see Appendix 7) which indicated that only land north of the M1 I was to be retained as open space.

4.22 Grange Farm is the smallest of only three Green Belt sites which were identified in'' the Local Plan as having some redevelopment potential . (The other two sites are the former Radio Station at North Weald and the former Royal Ordnance establishment at Waltham Abbey). These three were so identified because their principal uses, which involved significant development of at least part of the sites, had ceased. ' I 4.23 If the core area of Grange Farm is redeveloped the Green Belt boundary will not be" changed. Any new buildings on the core area will therefore remain in the Green Belt and will be subject to all the normal restrictions . Any such decision which may be ~~ taken for the core area also has no implications for any land (all of which is in the Green Belt) which adjoins the application site - i.e. there are no special circumstances which apply to any adjoining land. In considering the future of the Grange Farm site Members should therefore be assured that any decision will not raise the issue of precedent, either on adjoining land or anywhere else in the Green Belt .

4.24 So far as the list of uses agreed by the Committee in October 1998 is concerned, the open part of the site would be made available for outdoor recreation and country park uses. Country style uses of the core area would simply not provide the funds necessary to open up and lay out the open part of the site, including a sum for ongoing maintenance particularly given the increased benefits package. The cost of the original measures, in mid 1996, was calculated to be about £ 1 .17m. There is no prospect whatsoever of these works being undertaken by a public body or the Grange Farm Trustees.

4.25 There is no evidence of effective demand for non-residential use of the core area - i .e. institutional or campus style uses - from contacts made by officers in the business, education, health or recreational fields. This is bome out by experience over many years. Moreover, in terms of sustainability, a rural site not well served by public transport is inappropriate for institutional or campus style uses. Some of the uses could create peak period traffic problems. Development Committee 8 February 2000 (Extraordinary Meeting)

Green Belt Benefits Outweigh Harm

4.26 The benefits are:

11 .4 hectares to remain open and be enhanced by clearance of unsightly buildings and hard surfaces, comprehensive re-seeding, and provision of fences, gates, stiles and drainage works.

Substantial new tree and hedge planting.

Creation of public access during daylight hours. This adds officially to the scheme for the Grange Farm Centre Trust because the open part of the application site (see Appendix 7) will effectively be open space during daylight hours.

Creation of nature conservation area, including wildflower grassland and newt pond/habitat .

Provision of surfaced footpath suitable for wheelchair users.

Provision of casual playing field/informal recreational open space.

Reservation of one field for grazing to support the Pony Riding for the Disabled Trust.

A car park for visitors.

Refurbishment of the access track from the High Road to the M11 motorway bridge.

Public use of the access track as a footpath during daylight hours (allowing the Council to subsequently seek to create a public right of way to the Roding Valley, with the concurrence of the Highways Agency with respect to the motorway bridge - see paras. 4.41-4.43 below).

Provision of two fields for formal recreation with a financial contribution towards a sports pavilion and commuted sums for maintenance of the fields and pavilion.

Transfer of the open land to specified public bodies with the offer of renewable leases.

Provision of a commuted sum for ongoing maintenance of the open space .

Construction of a Nature Interpretation Centre for the Roding Valley Meadows (to be located near the David Lloyd Tennis Centre on the western side of the motorway) and a commuted sum for ongoing maintenance. Development Committee 8 February 2000 (Extraordinary Meeting)

Improved/safer access with Chigwell High Road, for the benefit also of the schools opposite. Public toilets.

4 .27 These benefits have to be balanced against the harm attributable to the proposed residential development within the core area of 3.75 hectares. The total footprint, including garages, would amount to 3,640 sq.m - slightly below the 4,040 sq.m of previous holiday camp buildings acknowledged at the 1995 Public Inquiry. In terms of height, two storey dwellings should not have a significantly greater impact on the Green Belt than the previous holiday camp buildings or the proposed Jehovah's Witness Hall, particularly as there is opportunity for heavy landscaping.

4.28 The average density would be only 7 .5 dwellings per hectare. This figure is significant, because the Essex Design Guide for Residential and Mixed Use Areas (adopted by this Council as Supplementary Planning Guidance in January 1998) indicates that a landscape dominated environment (arcadia) can be achieved with densities of up to 8 dwellings per hectare. Given the average footprint proposed, houses could be sufficiently widely spaced to allow landscape to dominate . : A meandering road alignment appropriate to a rural area, and screening of the core area development from the adjacent nature conservation area and access tract, are,, achievable. Whilst the low density of development is greater than that of individual plots close to the core area, an arcadian design should ensure that there will be minimal impact upon the openness and rurality of the Green Belt, once any new landscaping has matured . Low density residential development avoids the extensive hard surfacing associated with the Jehovah's Witnesses car park, but has the comparative disadvantage of a greater spread of buildings within the core area and'a slightly greater footprint (3,640 sq .m as against 3,200 sq.m). It is therefore important that an arcadian design is achieved.

4.29 An indicative layout has been submitted as part of the application (Appendix 12). This shows that the core area can be developed with 28 houses and garages and meet the arcadian layout standards of the Essex Design Guide. If outline permission is granted for this application, it is likely that a detailed scheme will be prepared by different developers so the submitted layout should only be seen as showing that an arcadian layout can be achieved on the core area.

4.30 It can be concluded that the benefits to 11 .4 hectares of enhanced Green Belt land, including public access, outweigh the harm attributable to landscape dominated development on a 3.75 hectare brownfield site, somewhat lesser in footprint than previous inappropriate development. While it could be argued that a very much smaller number of dwellings of similar size would have even less impact, it is questionable whether such a scheme would create the site value which would enable the open land improvements to proceed.

High Road Junction and Traffic Implications

4.31 High Road Junction and Traffic Implications. County Highways have accepted a proposed scheme subject to conditions and a Section 106 Obligation (Appendix 13). Development Committee S February 2000 (Extraordinary Meeting)

The applicants will need to acquire a small area of third party land. The owner has confirmed to this Council that he is happy to sell the land.

4 .32 There is not likely to be any adverse impact on traffic congestion or the environment of nearby roads. By comparison with the Jehovah's Witnesses scheme, there would be noticeably less impact at weekends. This is important because these are the times when people are most likely to visit the area to use the open land.

4.33 It has to be conceded that the site is not readily accessible by existing public transport - though this is probably less of a problem for occupiers of low density residential development than for occupiers of/visitors to alternative uses more institutional in character. This said, there is an opportunity to seek a financial contribution from the developers towards enhanced bus services for recreational users in the future, when public access into Grange Farm and thence the wider Roding Valley is achieved from the Chigwell direction.

Conditions and Legal Agreement

4.34 Conditions are recommended to control the footprint and height of buildings; to cover the withdrawal of permitted development rights; arcadian design; retention of trees; new landscaping; protection of newts; car parking ; estate road construction; completion of improvements to the High Road junction; completion of the open land rehabilitation works; noise attenuation measures; various highway matters; and the location of the site office and parking of builders' and contractors' vehicles. Issues raised by the Environment Agency, Transco and Environmental Services about sewerage, gas pipelines and drainage can be treated as informatives.

4.35 The Section 106 Obligation and related Management Agreement finalised in 1995 and 1997 respectively would essentially be repeated. The following matters need to be addressed:

Update specifications and costings generally for enhancement works and maintenance - the sports pavilion is a new item, public toilets are now definite and the two formal recreation fields will require more intensive maintenance.

Review detailed specification for nature interpretation centre and associated maintenance (to be reported to Leisure Services Committee) .

Add contributions to costs associated with (a) public right of way, i .e.- statutory advertisements and administration, signage, and motorway bridge parapet works and (b) additional bus services.

Transfer of open land to specified public bodies. Development Committee 8 February 2000 (Extraordinary Meeting)

Other Issues

Affordable Housing

4.36 Policy GB 16 of the Local Plan sets criteria for affordable housing in named smaller settlements. To be appropriate for affordable housing, settlements in the Green Belt must be likely to:

(a) have a recognisable community which is distinct and separate from that on the edge of the metropolitan area; and

(b) be too small to be capable of offering sufficient alternative housing to meet local needs.

4.37 On this basis the Local Plan advises that the smaller rural settlements such as Epping Green, Willingale and Fyfield could be appropriate for affordable housing. The larger rural settlements such as Theydon Bois, Chigwell Row and Sewardstone are not appropriate. Chigwell is not even mentioned in this context in the Plan, but it. is obvious that it cannot be considered to be an `appropriate settlement' . ,"

4.38 Policies H4 and H5 deal with the provision of affordable housing only in urban areas. In policy terms, therefore, this site is fundamentally unacceptable for affordable housing.

4.39 Paragraph 9.46 of the Local Plan advises that the Council (a) will have regard to any constraints which the size of the site imposes on the viability of providing affordable housing as part of a scheme; and (b) may not require affordable housing to be ;. . provided on a site where it might be totally out of keeping with the character of the surrounding area. Any affordable housing on this site is bound to affect the economics of the redevelopment of the core area, and this would inevitably undermine achieving the open land improvements. Increased densities of development, which are inevitable with affordable housing schemes, would be likely to adversely affect the openness of the Green Belt and the character of adjoining areas which are essentially very low density development.

4.40 The site is relatively isolated and is certainly fairly distant from the majority of public services and facilities. For practical reasons and in planning policy terms, the site is therefore totally unsuitable for affordable housing.

Right of Way

4.41 There is considerable public support for the creation of a footpath link between Loughton and Chigwell through the Grange Farm site. The Management Agreement (Appendix 11) permitted the use of the route from Chigwell High Road to the motorway bridge as a footpath during daylight hours. The Agreement also made specific reference to the option of eventually creating a public footpath along this route. This would be implemented under a different Act, and would require separate consultation procedures to allow consideration of all points of view.

13 ,-' Development Committee 8 February 2000 (Extraordinary Meeting)

4.42 The Highways Agency has confirmed that there is no objection in principle to the use of the bridge as a right of way. Currently there are locked gates on the bridge. Keys are held by the Pony Riding for the Disabled Trust (which has a right of access to the Roding Valley Meadows) and the Essex Wildlife Trust.

4.43 If the bridge gates are left open this would allow unrestricted access by motorcyclists, off-road vehicle drivers, and other horse riders, all of whom are banned from the Local Nature Reserve. The answer would therefore appear to be to retain the locked gates with acknowledged keyholders and to incorporate a stile or other access point for walkers.

Other Recreational Uses

4.44 A public consultation exercise on possible alternative uses for Grange Farm was carried out in September 1998 and the results were reported to Development Committee in October. There is overwhelming support for the use of the site for outdoor informal leisure activities or as a country park/extension to the nature reserve - this public support was also expressed when the draft Management Agreement was distributed for consultation in early 1996.

4 .45 The 1998 consultation also requested suggestions for other uses. The results were :

(a) a cycling training centre for the young;

(b) educational field centre with lecture/conference facilities;

(c) space for fairgrounds/circuses/outdoor concerts and plays/Chigwell fun Day etc;

(d) use for study trips of more than one day's duration and therefore requiring camping facilities;

(e) public footpath (with disabled access) from Chigwell to Buckhurst Hill/Loughton; and

(f) an Olympic size swimming pool which is open air in the summer and enclosed in the winter.

4.46 Officers believe that many of these suggestions can be met by the scheme included in the 1997 Management Agreement, which would also be part of any residential permission. Appendix I 1 includes the plan which accompanied the Agreement- fields A, B, C and E being given over to nature conservation and informal recreation, while F was to be managed as grassland with a small car park and G was to be used for more formal recreational activities. D was to be used by the Pony Riding for the Disabled Trust for horse grazing. The new benefits package will now mean that fields F and G will be used for formal recreation with the sports pavilion. Development Committee 8 February 2000 (Extraordinary Meeting)

4.47 Of the options listed in 4.45 (i) is already provided in schools. As far as (ii) is concerned, the Section 106 Obligation provided for the construction of an information centre for the Roding Valley Meadows Local Nature Reserve to be sited close to the David Lloyd Tennis Centre . Details of this are to be reviewed and it is possible that such a building could be designed to include lecture facilities - the Head of Leisure Services and Essex Wildlife Trust would need to consider this as it has implications for construction and maintenance costs, and obviously for any updated Management Agreement. It would appear that some of (iii) and (iv) could be accommodated for temporary periods on F and G, assuming other planning, highways and environmental considerations could be met; (v) has already been addressed in paras. 4.41-4.43. Only (vi) cannot be achieved under this scheme and officers are quite satisfied, in any event, that this suggestion is wholly unrealistic in economic terms.

Conservation Area

4.48 There are no implications for the nearby Chigwell Conservation Area which require particular attention. Given the general character of this part of Chigwell, the proposed development would not be detrimental to the character, appearance or setting of the Conservation Area itself. "

Newts

4.49 Great crested newts, which are a protected species under the Wildlife and Countryside Act 1981, were moved from the core area to new ponds in field A. A report from ecological consultants indicates that the translocation continues to be at least partially successful

Public Comment

4.50 The various responses to the 1998 application are set out in Appendix 14. They can be summarised as follows:

(a) Support the proposed development - mainly adjoining landowners, notably Pony Riding for the Disabled Trust and Winged Fellowship (Jubilee Lodge), also Grange Farm Centre Trust and local MP.

(b) Support the principle of residential development but prefer a smaller number of dwellings - Chigwell Parish Council, a neighbouring landowner, and the Council for the Protection of Rural Essex.

(c) No objection - one local resident, Essex Wildlife Trust and Environment Agency.

(d) Qualified objection - strong preference for alternative use but reluctant acceptance of housing if the only practicable way forward - Chigwell Residents Association and Loughton Town Council . Development Committee 8 February 2000 (Extraordinary Meeting)

(e) Oppose residential development - Chigwell Primary School, Chigwell Residents Association, Limes Farm Community Association, Beneficiaries of Grange Farm Trust (including a petition), four Chigwell residents, two Loughton residents, one Epping resident, one Buckhurst Hill resident, two from Walthamstow and one each from Brentwood and Woodford Green.

4.51 Responses to the current application are summarised in Appendix 15. In carrying out the consultation exercise, consultees were asked to write or telephone confirming that their views were as previously made for the 1998 application. Only a small number have responded so the whole of the 1998 response has been included as part of this report.

4.52 The main reason given for opposing residential development in principle is loss of Green Belt, although there is also concern about the loss of a recreational and leisure facility remembered by local residents from the 1950s and 1960s. However, the principle of redevelopment of the brownfield core area is acknowledged by virtue of Adopted Local Plan Policy GB19 and the earlier appeal decision. There is no realistic prospect of public sector intervention to secure Green Belt benefits in the form of public access to and through the bulk of the site. If development of the core area enables the rehabilitation of the open land, with public access, then the scheme will represent a recreational gain for the local community, albeit in a different form from that which existed in earlier decades. By formalising public access to the open land on the south-west of the M11, the proposal consolidates and expands upon the original scheme for the Grange Farm Centre Trust. Members may agree that this has to be better than allowing the whole site to continue in its current unmanaged state, with no formal public access at all.

Conclusion

4.53 The planning application has to be determined in accordance with the Local Plan, unless material planning considerations indicate otherwise. Notwithstanding that residential development is an inappropriate use in the Green Belt, the decision is essentially one of balancing benefits against harm - as with the Jehovah's Witnesses Appeal decision.

4.54 The improved package of benefits has addressed some of the concerns raised at the meetings of July 1999 . There is significantly increased provision for formal recreation and a guarantee that the open land will be transferred to specified public bodies with the offer of renewable leases.

4.55 The benefits are clear and substantial and have been spelled out in the report . The application offers the chance to achieve broadly identical improvements to the open land as were agreed with the Jehovah's Witnesses scheme, and to halt the continuing deterioration of a site which is an eyesore and potential hazard. The proposed dwellings add up to less than the footprint of the previous inappropriate development and can be contained within a landscape dominated scheme. There is no reason to fear a precedent -this is a unique site subject to a unique policy. There is some

16 Development Committee 8 February 2000 (Extraordinary Meeting)

qualified local support for the scheme from those closest to the site and those who appear to acknowledge Local Plan Policy GB 19 and the practicalities of the situation.

4.56 Having balanced benefits against harm, it is not considered necessary in planning terms to seek to reduce the number of dwellings. There is no foreseeable alternative to low density residential use. To leave the site in its current state in the hope that a more acceptable use for the core area comes forward will simply prolong deterioration and uncertainty.

4.57 In the absence of specific evidence/analysis, it is difficult to see how a successful case could be put forward at a planning appeal on the basis of alternative uses and/or a lesser number of dwellings. Taking the view that housing is not acceptable is contrary to the Adopted Local Plan policy (para. 4.13) and is therefore not a stance which could be defended at an appeal. While some Members may favour the provision of affordable housing (implicitly accepting the principle of development) this is again contrary to Local Plan policies as explained in paras . 4 .36-4.40. This could create difficulties at appeal and would endanger the full benefits package. Supporting a smaller number of houses on the core area will again risk achieving all the planning gains. An appeal in itself also puts negotiated benefits at risk. , ,

Resource Implications :

Finance: Nature Interpretation Centre costs to be reviewed. Public Inquiry imminent for previous refusal - costs of Counsel and consultant . Package to re-establish open . land with commuted sum for maintenance. Personnel: From existing resources but Inquiry will divert already stretched staff from other work. Development Committee 8 February 2000 (Extraordinary Meeting)

PART C - EXCLUSION OF PUBLIC AND PRESS

5. EXCLUSION OF PUBLIC AND PRESS

5.1 To consider whether, under section 100(A)(4) of the Local Government Act 1972, the public and press should be excluded from the meeting for the items of business set out below on grounds that they will involve the likely disclosure of exempt information as defined in the paragraph(s) of Part 1 of Schedule 12A of the Act indicated:

Agenda Exempt Information Item No. Subject Paragraph Number

Nil Nil

5 .2 To resolve that the press and public be excluded from the meeting during the consideration of the following items which are confidential under Section 100(A)(2) of the Local Government Act 1972:

Item No. Subiect

Nil Nil

5 .3 Standing Order A27 requires that the press and public should be excluded from the meeting at no later than 10.00 p.m. subject to the completion of any item under debate or if the Chairman determines any further public business should be discussed before exclusion. APPENDIX t

COLIN BUCHANAN AND PARTNERS Planning, Transport, Economics Software, Market Research

JARVIS CONSTRUCTION

New Secondary School, Loughton

Construction Traffic Routeing Support Document

Project No: 47521 January 2000

Newcombe House, 45 Notting Hill Gate London W11 3PB

Telephone: 0 171 309 7000 Fax : 0171 309 0906 email: CBP@CBUCHANAN .CO.UK Colin Buchanan and Partners New Secondary School, Loughton

1 . INTRODUCTION

1 .1 Background

1 . 1 . 1 Colin Buchanan and Partners (CBP) have been commissioned by Jarvis Construction to examine potential construction traffic routes to the site of a proposed new school for the Loughton area. Outline permission for the proposal was granted on 28`h April 1999 by Epping Forest District Council with details agreed on 11`h January 2000, subject to certain conditions including the routeing of construction traffic.

1 .1 .2 The site lies on the boundaries of the Debden Estate, which is a large residential area, and is situated directly behind the allotments on Willingale Road. It can only be accessed from the nearest class A road, the A1168 Rectory Lane, by way of residential streets. Figure I shows the location of the site.

1 .2 Construction Traffic

1 .2.1 During the construction period of the school it will be necessary to have construction traffic travelling to and from the site which will consist of vehicles to:

" Remove spoil and waste material " Supply raw material " Supply pre-formed materials " Supply pre-constructed items " Supply heavy plant " Carry tools and equipment

1 .2.2 It is essential that disturbance to local residents is kept to a minimum during the construction period. Therefore, three routes from the A1168 to the site have been identified for comparison using various criteria, in order that the most suitable one may be chosen . These routes are outlined below and are shown on Figure 2 .

" Route 1 -A1168 Rectory Lane, The Broadway, Willingale Road . " Route 2 - A 1168 Rectory Lane, Westall Road, Etheridge Road, Willingale Road. " Route 3 - Al 168 Rectory Lane, Hillyfields, Chester Road, Willingale Road .

Doc I .u7521~R

1 .2 .3 Once out of the residential area, construction vehicles will be restricted to the main road network and no other residential streets will be used. In the near vicinity these include the Al 168, A121, Al 13, and the M11. This is shown on Figure 3 . _

1 .2 .4 The types of vehicle that are likely to be used together with their main dimensions are shown in Table 1 .1 . Weight is shown as gross vehicle weight. The maximum size of vehicle that is likely to be used must be considered to establish whether the streets on the three routes could be negotiated effectively. The maximum arrival rate will be 5 construction vehicles per hour and arrivals and departures of large vehicles will be restricted to between 07:30 and 18 :30 on weekdays and 07 :30 and 13 :00 on Saturdays.

Table].]: Construction vehicle types and dimensions

Vehicle Description Max Weight Length Width GV k m m

Demolition wagon (2-3 24390 7.75 2.5 axles

Flat bed 2-3 axles 24390 15 .00 2.5

Box sided 2-3 axles 24390 13 .90 2.5

_Articulated 4-6 axles 38000 15 .50 2.5

~ Low loaders (3+ axles) 38000 15 .00 2 .5

1 .3 Criteria

1 .3 .1 The choice of route to be taken by construction traffic through the Debden Estate will be considered using the following criteria :

Impact on residents On-street parking . Traffic calming Suitability of road carriageway . Junctions Safety

R.ym 0« 1473111R

.Z \ Co(in Buchanan and Partners New Secondary School, Loughton

1 .3.2 Suitability of road carriageway considers the road width, alignment, and surface quality. Safety deals with visibility, the number of pedestrians, and the land uses along the route. The impact on local residents considers the likely levels of noise and vibration and looks at the amount of residential frontage on each route and the distance of the dwellings from the carriageway.

1 M73211RCywilWughon Rcpwi Ibc 1-3 aa Co/in Buchanan and Partners New Secondary School, Loughton

2. ROUTE I - THE BROADWAY / WILLINGALE ROAD

2.1 Impact on Residents

2.1 .1 Willingale Road, which covers approximately two thirds of the route, has residential dwellings on one side for its entire length, with some housing on the opposite side between the school and the allotments . These properties have frontages close to the carriageway, so worsening the disturbance to residents from traffic on the road. This is shown in Plate 2.2. At street level on The Broadway retail development is predominant, however there is residential accommodation above the shops in this area. Of the three options, this route has marginally the lowest number of residential properties along its length, but is also fronted by a significant number of retail properties.

2.1 .2 The local authority is proposing a town centre enhancement scheme for The Broadway, the timescale for which is unknown. This could potentially prevent the use of this route by construction traffic.

2.2 On Street Parking

2.2 .1 The Broadway has angled parking bays along the majority of its length. These are well used and create many reversing movements from vehicles leaving the bays. Additionally, some longer vehicles parked in the bays encroach onto the carriageway, thus restricting its already narrow width of 3 metres. This may cause problems for the larger construction vehicles and would at the very least slow their progress along this road. This is shown in Plate 2.1 .

2.2 .2 Willingale Road has intermittent on-street parking on both sides of the carriageway between Doubleday Road and Etheridge Road. Between Etheridge Road and the site and adjacent to the school, parking is predominantly on the residential side of the carriageway. The on-street parking still allows the free flow of traffic in both directions and does not impose any immediate problems for the routeing of construction traffic.

2.3 Traffic Calming

2 .3 .1 There is a mini roundabout on the junction of The Broadway and the A 1 168 Rectory Lane / Chigwell Lane. The roundabout appears

14]3_11R .yon In slym Repon pc 2-1 ~3 Cnlin Btichanan and Partners New Secondary School, Low,hion

Plate 2.1 : The Brunrliomr (J'acin,; north) showing the central reserve and nn,-led pnrkinn bql's.

Plate =. :: 1 7."ir n~ Me anrth nn 117/lin.;ule Nuad. Colin Buchanan and Partners New Secondary School, Loughton

congested but is large enough in size for construction vehicles to turn without difficulty.

2.4 Suitability of Road Carriageway

2.4.1 The Broadway has a solid central reservation for much of its length, which restricts the width of each lane to 3 metres. This will restrict the flow of large vehicles. This is shown in Plate 2.1 .

2 .4.2 Willingale Road has a carriageway width of 7.3 metres, allowing much freer flow of traffic. With this carriageway width two of the largest construction vehicles could pass in opposite directions with ease. Passing would still be possible even with a parked vehicle on one side of the road. This would leave an overall tolerance of 0.5 metres.

2 .4.3 The Broadway has very patchy surfacing, with some unevenness that may cause some extra noise disturbance and vibration from large,~ vehicles, though is generally in a reasonable condition. The surface of' Willingale Road is patched but in reasonable condition. .

2.4.4 There is a bend on Willingale Road near the junction with Doubleday Road that restricts visibility in both directions. Visibility at the bend is 70 metres, which is below the required sight stopping distance of 90 metres for a road with a 30mph speed limit. This will mean construction vehicles would need to slow down considerably at the comer in order to negotiate it safely.

2.5 Junctions

2.5 .1 The junction of Rectory Lane and The Broadway consists of a mini roundabout, as stated earlier in this report this is large enough to be negotiated easily by construction vehicles.

2.5 .2 The junction of The Broadway and Willingale Road has good visibility in both directions for traffic on the minor arm. However, this is restricted somewhat by on street parking close to the junction, particularly for right turning traffic out of Willingale Road.

2.6 Safety

2 .6.1 The Broadway is a busy shopping street with many pedestrian movements across the carriageway and no formal pedestrian crossing

14733i1Rcymqauovm R,pm .px 2-3 2S Co(in Buchanan and Partners New Secondary School, Loughton

provided. The well-used parking bays create additional traffic movements and vehicles parked in them make it harder for drivers to see pedestrians and equally for pedestrians to see oncoming vehicles. Encouraging large vehicles to use the road could increase these problems.

2.6.2 The Thomas Willingale School on Willingale Road is located on a bend in the road and any construction vehicles using this route could pose a hazard to schoolchildren crossing the road here. The entrances to the school are located on The Broadway, the nearest being 40 metres from the junction with Willingale Road.

2.6 .3 The accident records for the three-year period up to December 1997 show that there were a total of 13 slight injury and 3 serious injury accidents along the entire length of route 1 . One of the serious accidents occurred at the junction of Willingale Road and Rookwood Avenue, the other two occurring on The Broadway, close to the junction with Chigwell Lane. Additionally, there were 5 accidents at the junction of The Broadway and the A1168 Chigwell Lane itself.

u75 I :1~RNa~~IoutMm RNa~ Doc 2-4 26 Colin Buchanan and Partners New Secondary School, Loughton

3. ROUTE 2 - WESTALL ROAD / ETHERIDGE ROAD / WILLINGALE ROAD

3.1 Impact on Residents

3 .1 .1 The residential properties on Westall Road are considerably set back from the road, so decreasing the disturbance to residents from traffic. Additionally, there is grassland bounding a significant stretch of one side of this road. This is shown in Plate 3 .1 . Etheridge Road has properties lining one side of it only, so decreasing the number of residents that would be affected by construction traffic. Refer to Plate 3 .2 .

3 .1 .2 The remainder of the route runs along part of Willingale Road and is equivalent to route 1 . Of the three options this one provides the shortest route from the site to the A1168.

3.2 On Street Parking

3.2 .1 The majority of on street parking along Westall Road occurs on the north side only, therefore allowing the free-flow of two-way traffic.

3.2.2 Etheridge Road has intermittent parking on the residential side only. Three stone bollards have been placed near the kerb line at the end of Etheridge Road, at its junction with Westall Road, to deter parking at the junction.

3.2.3 The local authority has informed us that on-street parking takes place close to the junctions overnight and at weekends. This could effect the turning movements of large vehicles in these locations, but as the construction traffic is limited to certain hours of operation this is likely to have little impact.

3.3 Traffic Calming

3 .3 .1 No traffic calming measures have been implemented on this route that could inhibit the movements of large construction traffic.

3-1 Colia Buchaaan and Parr» cr,k NO" Sreondan~ Sc~prraL Loerghine

Plate 3.1: i 7c~u" !u file nnrlli Ml If ilsflifl Road.

.

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3.4 Suitability of Road Carriageway

3 .4.1 Westall Road has some rutting on its surfacing but is generally in reasonable condition. Etheridge Road is well surfaced, though has a small pothole in one lane near the junction with Westall Road.

3.4.2 Westall Road has a carriageway width of 7.3 metres and has no bends along the stretch covered by this route. As previously stated, large construction vehicles could pass each other with very few problems.

3.4 .3 Etheridge Road has a carriageway width of 5.5 metres. This width allows all vehicles to pass each other, with an overall tolerance of 0.5 metres for the largest vehicles but with ample clearance for all others. Intermittent parking occurs on one side of the road, as stated in 3.2.2, however at this width of road the largest construction vehicle could still pass a parked vehicle freely. Two way passing would not be possible at a point where a vehicle is parked. Despite this, given the low number of construction vehicles that would need to enter and leave the site, which will be kept to an absolute maximum of 5 construction vehicles per hour;-, there should be very few instances where problems occur. s'

3 .5 Junctions

3 .5.1 The junction with Westall Road and Rectory Lane has reasonably large radii and good visibility to the north but slightly below standard visibility to the south.

3 .5.2 There are tight radii at the junction of Westall Road and Etheridge Road. There are, however, very light traffic flows on both these roads therefore encroachment of vehicles onto the opposing carriageway should pose no problems . There is sufficient space for the largest vehicles to negotiate the junction. The junction is shown on Plate 3 .2

3 .5.3 Etheridge Road and Willingale Road junction provides good visibility in all directions, as there are wide grass verges on the Etheridge Road approach . Some encroachment onto opposing lanes will be necessary by turning vehicles, but the roads are lightly trafficked and this should pose little problem.

3.6 Safety

3 .6.1 This route passes the grounds of St John Fisher Catholic Junior School. However, the school has its entrance on Burney Drive with no entrances along the route itself.

I'473:1 R

3 .6.2 There is a small children's playground located in the playing fields on Westall Road. Construction vehicles would need to proceed with caution on this stretch of the route.

3 .6.3 6 accidents occurred in the three-year period up to December 1997 along the route, including 2 at the junction of Westall road and Rectory Lane. None occurred on Westall Road itself while the one serious accident occurred on Willingale Road, at the junction with Rookwood Avenue . This route had the least number of accidents in the aforementioned period.

I 47371%Reymlla,gIpm Frym poc 3-4 30 Co(in Buchanan and Partners New Secondary School, Loughton

4. ROUTE 3 - HILLYFIELDS / CHESTER ROAD / WILLINGALE ROAD

4.1 Impact on Residents

4.1 .1 This route covers the longest distance and is fronted by residential properties on both sides of its entire length. It would therefore have an impact on the largest number of residents.

4.2 On Street Parking

4.2.1 Parking along Hillyfields is mainly on one side, so causing few problems for passing vehicles. Chester Road has intermittent parking on both sides but with most vehicles being parked on the wide footways, so causing little obstruction to passing vehicles.

4.2 .2 The stretch of Willingale Road covered by this route is quite heavily parked on both sides of the road and particularly so at the bend beyond Audley Gardens causing some problems for large passing vehicles.

4.3 Traffic Calming

4 .3 .1 A traffic-calming scheme has been implemented along Chester Road and Hillyfields covering a distance of 360 yards and consisting of speed cushions and a raised junction at Pyrles Lane.

4 .3 .2 The cushions are laid in sets of three and would cause a significant increase in noise and vibration when passed over by construction vehicles. The cushions are shown on Plate 4.1 . Additionally, the ramps at the approaches to the raised junction are steep and would also cause significant noise and vibration .

1 Y77I11R

Plate 4.1 : Speed cushions on Chester Road.

Pate 4.?: Junrliun uJ 117llin.,clle~ Road and (7lrvrr Ruad. Jilt-in, south. Co(in Buchanan and Partners New Secondary School, Loughton

4.4 Suitability of Road Carriageway

4.4.1 The carriageway width along the route is 7.3 metres throughout. As stated earlier, this causes few problems for passing vehicles even where intermittent parking occurs.

4.4.2 There is rutting in the carriageway of Chester Road, causing increased vibration and noise, especially when heavy vehicles pass. Willingale Road carriageway is patchy but in reasonable condition except for a pothole measuring 800mm across and 75mm deep located in the wheel-track for southbound vehicles, approximately 20 metres north of Colebrook Lane.

4.4.3 A bend in the road on Hillyfields decreases the visibility near to the junction with Rectory Lane to below the standard requirement.

4.5 Junction

4 .5 .1 The junction of Hillyfields and Rectory Lane provides good visibility in both directions for vehicles leaving Hillyfields.

4 .5 .2 Pyrles Lane and Hillyfields junction is raised as stated in 4.3 .1 . The route passes straight over this junction.

4.5 .3 The junction of Chester Road and Willingale Road has sharp radii meaning encroachment of the opposing lane would be necessary by large vehicles. Visibility to the left on the Chester Road approach is restricted by a bend in the road.

4.6 Safety

4.6 .1 This route passes two school grounds. The Hereward County Primary School on Colebrook Lane has footpath access on Willingale Road. The Davenant Foundation School has its main entrance directly opposite the junction of Willingale Road and Chester Road . These could pose safety problems if construction vehicles were to use this route, particularly at the entrance to the Davenant Foundation School, as turning movements would occur where pupils enter and leave the school.

4 .6.2 Stone bollards have been placed on the junction of Chester Road and Willingale Road to prevent parking at the junction . This would also prevent construction vehicles mounting the kerb when turning at this junction. Refer to Plate 4.2.

I 47321\R~ll .ougMm Rryvi Du~ 4-3 33 Colin Buchanan and Partners New Secondary School, Loughton

4.6.3 The junction of Hillyfields and Pyrles Lane has pedestrian guard- rail on all four arms of the junction which would deter pedestrians crossing at the junction itself, so decreasing the risk from construction traffic.

4.6.4 The three-year period up to December 1997 saw 15 accidents occur along this route, 11 of which caused slight injury and 4 of which caused serious injury. These accidents happened predominantly at junctions, specifically at the junctions of Rectory Lane and Hillyfields, Pyrles Lane and Hillyfields, and Chester Road and Willingale Road. Any increase in large vehicle journeys along this route may exacerbate the problem. However, as the accident data precedes the introduction of traffic calming measures in this area the risk of accidents is likely to be much reduced.

1 Y75]I\ReywilldlOdul Rsppi.Doc 4-4 - Colin Buchanan and Partners New Secondary School, Loughton

5. CONCLUSIONS

5.1 Comparison of Routes

5.1 .1 In order to compare the various routes on an equal footing, a table of various criteria for measuring suitability for construction traffic has - been prepared. This can be seen in Table 5.1 .

Table 5.1: Comparison of Route Options for Construction Vehicles

Factor Route 1 Route 2 Route 3

Impact on Residents Medium Low Hi gh

On Street Parking Hi Medium High

Use of Traffic Calming Low None Hi gh

Suitability ofCarriageway Average Average Average

Length ofRoute Ikm 0.75km 2km

Junctions and Bends Average Average Average

Visibility Average Average Average

Number of Accidents 18 I 6 15 I

5.1 .2 As can be seen from Table 5 .1, the plus points for route option 1 are that it has low use of traffic calming, a reasonably short length and relatively safe and negotiable junctions. The points against the route are a high rate of on street parking and the highest number of accidents during the three-year period up to December 1997.

5 .1 .3 Route option 2 has the lowest impact on residents, the least problem with on street parking, no traffic calming measures along its route, the shortest distance, relatively safe and negotiable junctions and bends, and the lowest number of accidents. During the three-year period up to December 1997 . The route has an average amount of on street parking.

I u73_IINeym~Inu'Wm Raym Ooc 5-1 35 Co/in Buchanan and Partners New Secondary School, Loughlon

5 .1 .4 Route 3 has few points to commend it and would affect the greatest number of residents, has a high amount of on street parking, traffic calming measures along its route with great noise and vibration potential, the longest distance, poor pedestrian safety and a high number of accidents.

5.2 Proposed route

5 .2.1 Considering the various criteria this report concludes that route 2, namely Westall Road, Etheridge Road and Willingale Road, has the least impact on the local residential area and should therefore be the route used by construction traffic to and from the site. The chosen route is shown in Figure 4.

5.2.2 Alternatively, it would be possible to introduce a one-way type system using one route to approach the site and another to leave it. If this was considered it would need to be a combination of Routes 1 and 2 (The Broadway / Willingale Road and Westall Road / Etheridge Road / Willingale Road) as Route 3 is clearly the least suitable for construction traffic.

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43 APPENDIX 5

APPENDIX S- Conditions for redevelopment of "core area" of Grange Farm, Chigwell

Proposed conditions :-

(i) The development hereby permitted shall be carried out in accordance with detailed plans and particulars which shall have previously been submitted to and approved by the Local Planning Authority, showing the layout of proposed development including the provision of garaging/visitors' car parking spaces/vehicles loading or unloading, and turning areas, and the siting, design and external appearance of each of the buildings and the means of access thereto; and the development shall be carried out in all respects in accordance with that approval.

Reason :- The application as submitted does not give particulars sufficient for consideration of the details mentioned.

(ii) ,Application for the approval of details reserved by this permission must be made not later than the expiration of three years from the date of this Notice . The development hereby permitted must be begun not later than whichever is the later of the following dates:

(a) The expiration of five years from the date of this Notice .

(b) The expiration of two years from the date of the final approval of the details reserved by this permission or, in the case of approval on different dates, the final approval of the last matter approved.

Reason:- To comply with the requirements of Section 92 of the Town & Country Planning Act 1990 .

(iii) No development shall take place on site, including site clearance, tree works, demolition, storage of materials or other preparatory work, until all details relevant to the retention and protection of trees, hereafter called the Arboricultural Method Statement, shall be submitted to the Local Planning Authority . The development shall not commence until the Arboricultural Method Statement has been approved by the Local Planning Authority in writing. Thereafter the development shall be undertaken only in accordance with the approved details, unless the Local Planning Authority has given its prior written consent to any variation .

The Arboricultural Method Statement shall show the areas which are designated for the protection of trees, shrubs and hedges, hereafter referred to as Arboricultural Protection Zones . Unless otherwise approved, the Arboricultural Protection Zones will be fenced, in accordance with the British Standard Guide for Trees in Relation to Construction (BS.5837 : 1990) and no access will be permitted for any development operation. The Arboricultural Method Statement shall also include all other relevant details, such as changes of level, methods of demolition and construction, the materials, design and levels of roads, footpaths, parking areas and of foundations, walls and fences. It shall also include the control of potentially harmful operations, such as burning, the storage, handling and mixing of materials, and the movement of people or machinery across the site, where these are within IOm of any designated Arboricultural Protection Zone.

The Arboricultural Method Statement shall also indicate the specification and timetable of any trees works, which shall be in accordance with the British Standard Recommendations for Tree Works (BS.3998: 1989) .

The Arboricultural Method Statement shall include provision for the supervision and inspection of the tree protection measures. The fencing, or other protection which is part of the approved Statement shall not be moved or removed, temporarily or otherwise, until all works, including external works have been completed and all equipment, machinery and surplus materials removed from the site, unless the prior approval of the Local Planning Authority has been given in writing.

Reason :- To comply with the duties indicated in Section 197 of the Town and Country Planning Act 1990, so as to ensure that the amenity value of the most important trees, shrubs and hedges growing within or adjacent to the site is adequately protected during the period of construction.

(iv) No tree, shrub, or hedge which are shown as being retained on the approved plans shall be cut down, uprooted, wilfully damaged or destroyed, cut back in any way or removed other than in accordance with the approved plans and particulars, without the written approval of the Local Planning Authority . All tree works approved shall be carried out in accordance with British Standard Recommendations for Tree Work (B.S.3998: 1989).

If any tree shown to be retained in accordance with the approved plans and particulars is removed, uprooted or destroyed, or dies, or becomes severely damaged or diseased within 3 years of the completion of the development, another tree, shrub, or hedge shall be planted at the same place, and that tree. shrub . or hedge shall be of such size, specification, and species, and should be planted at such time as may be specified in writing by the Local Planning Authority.

If within a period of five years from the date of planting any replacement tree is removed, uprooted or destroyed, or dies or becomes seriously damaged or defective another tree of the same species and size as that originally planted shall be planted at the same place, unless the Local Planning Authority gives its written consent to any variation.

Reason :- To comply with the duties indicated in Section 197 of the Town and Country Planning Act 1990, so as to safeguard the amenity of the existing trees and to ensure a satisfactory appearance to the development. (v) No development shall take place, including site clearance or other preparatory work, until full details of both hard and soft landscape works (including tree planting) have been submitted to and approved in writing by the Local Planning Authority, and these works shall be carried out as approved. These details shall include, as appropriate, and in addition to details of existing features to be retained: proposed finished levels or contours; means of enclosure; car parking layouts; other vehicle and pedestrian access and circulation areas; hardsurfacing materials; other minor artifacts and structures, including signs and lighting and functional _ services above and below ground . Details of soft landscape works shall include plans for planting or establishment by any means and full written specifications and schedules of plants, including species, plant sizes and proposed numbers/densities where appropriate. If within a period of five years from the date of the planting or establishment of any tree, or shrub or plant, that tree, shrub, or plant or any replacement is removed, uprooted or destroyed or dies or becomes seriously damaged or defective another tree or shrub, or plant of the same species and size as that originally planted shall be planted at the same place, unless the Local Planning Adthority gives its written consent to any variation.

Reason :- To comply with the duties indicated in Section 197 of the Town'and Country Planning Act 1990 so as to ensure that the details of the development of the landscaping are complementary, and to ensure a satisfactory appearance to the development .

(vi) No development shall take place, including site clearance or other preparatory work, until all details relevant to the implementation of hard and soft landscape works and tree planting, hereafter called the Landscape Method Statement, shall be submitted to the Local Planning Authority, and the development shall not ~i commence until the Landscape Method Statement has been approved by the, local planning authority in writing. All landscape works shall thereafter be undertaken in accordance with the approved details, unless the local planning authority has given its prior written consent to any variation.

The Landscape Method Statement shall include as appropriate, protection of the planting areas, where appropriate by fencing, during construction; preparation of the whole planting environment, particularly to provide adequate drainage; and the provision which is to be made for weed control, plant handling and protection, watering, mulching, and the staking, tying and protection of trees. The Landscape Method Statement shall also normally include provision for maintenance for the period of establishment, including weeding, watering and formative pruning, and the removal of stakes and ties. Provision shall be made for replacement of any plant, including replacements, that are removed, are uprooted, or which die or fail to thrive, for a period of five years from their planting, in the first available season and at the same place, with an equivalent plant, unless the local planning authority has given its prior written consent to any variation.

All hard and soft landscape works shall be completed prior to the occupation or use of any part of the development, unless the local planning authority has given its prior «Titten consent to a programme of implementation .- The hard and soft landscape works, including tree planting, shall be carried out strictly in accordance with any approved timetable.

The Landscape Method Statement shall state the provision which is to be made for supervision of the full programme of works, including site preparation, planting, subsequent management and replacement of failed plans.

Reason :- To comply with the duties indicated in Section 197 of the Town and Country Planning Act 1990, so as to safeguard the visual amenity to be provided by the new landscaping and to ensure satisfactory appearance to the development.

(vii) The maximum footprint of each house and garage shall not exceed 100 sq .m and 30 sq.m respectively.

Reason :- To ensure that the development will have an arcadian (landscape dominated) design and layout.

(viii) The houses will have a maximum height of 2 storeys and the garages will all be ' single storey.

Reason:- To minimise,the impact of the development on the openness of the Green Belt.

(ix) The design and layout of the housing estate, including details of the estate and site access roads, hard surfaces and landscaping, shall comply fully with the principles of arcadian and highway design as set out in the 1997 Essex Design Guide for Residential and Mixed Use Areas.

Reason:- To ensure that the development will be landscape dominated and thus minimise its impact on the openness of the Green Belt.

(x) All facades of dwellings which are within Noise Exposure Category B as defined in PPG ' 24 Planning and Noise) shall be acoustically treated under a scheme agreed in writing with the planning authority. Details will include suitable double glazing, acoustically treated ventilation, and internal arrangement of rooms.

Reason:- To minimise potential adverse effects within houses of noise from traffic on the M11.

(xi) This permission does not apply to the indicative layout (drawing no .98040.LM 1 Revision A) which was submitted only for information purposes.

Reason:- For the avoidance of doubt (xii) Screen walls, fences or such similar structures of a height and type to be agreed by the Local Planning Authority shall be erected and thereafter maintained in positions to be agreed by the Local Planning Authority before the occupation of any of the dwellings hereby approved.

Reason :- In the interests of visual amenity.

(xiii) The carriageway of the proposed estate road shall be constructed prior to the commencement of the erection of any dwellings proposed to have access from such a road. The footways commensurate with the frontage of each dwelling shall be completed prior to occupation of the dwellings they are to serve.

Reason :- To ensure that adequate vehicular and pedestrian access is provided to serve the development.

(xiv) Provision shall be made within the curtilage of each dwelling for one garage and one parking space for each dwelling unit containing not more than 3 bedrooms, and one garage and two parking spaces for each dwelling unit containing 4 or more bedrooms. This provision for each dwelling shall be constructed prior to the first occupation of that dwelling, and thereafter shall be kept available at all times for parking in connection with the dwelling it is to serve. `

Reason :- To prevent the parking of vehicles on the highway in the interests of highway safety . '

(xv) Wheel washing or other cleaning facilities for vehicles leaving the site during construction works shall be installed and used in accordance with details which shall be submitted to and agreed in writing by the local planning authority and, these facilities shall be installed prior to the commencement of any building works on site .

Reason :- In the interests of highway safety and to protect residential amenities .

(xvi) Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 no extensions to the houses or garages shall be undertaken without the prior written approval of the local planning authority.

Reason :- To ensure that the development maintains its arcadian character.

(xvii) That the applicant enter a Section 106 Obligation in respect of the provision of a site access road and a ghosted double right turn lane on the A 113, serving both the site access road and the access road to Chigwell Primary School, as shown in principle on Boreham Consulting Engineers' drawing 9084/11, received on 24 March 1999.

Reason :- In the interests of highway safety. (xviii) No development shall commence until all the Section 106 highway works have been completed to the satisfaction of the highway and planning authorities.

Reason :- In the interests of highway safety .

(xix) Details of the surface material of the internal access road and driveways in the housing estate shall be submitted in writing for the approval of the planning authority and shall be carried out in accordance with the approved plans.

Reason:- In the interests of highway safety .

(xx) Details of signing and lining shall be submitted in writing for (lie approval of the planning authority and shall be carried out in accordance with the approved plans.

Reason :- In the interests of highway safety .

(xxi) Details of surface water drainage shall be submitted in writing for the approval of the local planning authority and shall be carried out in accordance with the ' approved plans.

Reason :- In the interests of highway safety .

(xxii) Details of lighting to be provided shall be submitted in writing for the approval of the local planning authority and shall be carried out in accordance with the approved plans.

Reason :- In the interests of highway safety.

(xxiii) The rehabilitation works on the open land, as detailed in the Section 106 Obligation/Management Agreement, shall be completed to the satisfaction of the local planning authority prior to the occupation of any of the houses.

Reason :- To ensure that the important open land works are essentially completed while the housing estate is being built.

(xxiv) Upon commencement of development, and until it is completed . space shall be kept available within the area allocated for housing for a site office and for the parking at all times of builders' and contractors' vehicles.

Reason :- In the interests of highway safety and to protect residential and other landowners' amenities and to ensure that the open land is not adversely affected .

(xxv) Prior to the commencement of development, newt-proof fencing. the precise length and position of which shall be agreed in writing by the planning authority, shall be placed around the boundary of the site, and shall be retained in situ until the completion of development .

Reason :- To prevent great crested newts and other protected species entering the site for their own protection . (xxvi) Development shall not commence until details of drainage works have been submitted to, and approved by, the local planning authority (following consultation with Thames Water Utilities Ltd.)

Reason :- Insufficient information has been supplied about foul and surface water disposal . Appendix 6

The Grange Farm Centre Trust and the Council's Role as Custodian Trustee

(i) In 1938 the Trustees of the London Parochial Charities (known as the City Parochial Foundation) purchased 107 acres at Grange Farm to provide a mixed camping site for the benefit of London residents. The Second World War interrupted implementation but grants . in 1947 from (amongst others) Essex County Council and Chigwell Urban District Council enabled the project to commence. The Centre was opened in July 1951 .

(ii) In 1966 Chigwell UDC became the sole Trustee. The CPF sold the freehold of Grange Farm (except for the sites of Jubilee Lodge and the Pony Riding for the Disabled Trust) to the UDC in 1973.

(iii) The 1960s and early 1970s saw a gradual decline in the popularity of the site - package tours made foreign travel easier and more attractive. The construction of the M11 in 1976 and 1977 split the site in two and caused the loss of a 9-hole golf course. The smaller isolated part on the north-west side of the motorway is now part of the Local Nature Reserve .

(iv) By the early 1980s Grange Farm had accumulated substantial capital and revenue debts, and the Centre was closed on 31 March 1983. Leading Counsel advised that this Council was the sole charitable Trustee of the lease and that a separate charity should be formed to manage the land, with the freehold being vested in the new body .

(v) The Grange Farm Centre Trust (which has charitable status - see Appendix 3) was established in September 1984 to benefit the areas of the Metropolitan Police District and Epping Forest District . Its object is to provide, or assist in the provision of, facilities for recreation and leisure time occupation for inhabitants of the area of benefit and for the public generally. (vi) The scheme of the Trust (see Appendix 3) indicates that the freehold land and associated buildings are to be held upon trust for the object of the Charity . The schedule to the scheme identifies two parcels of land:-

1 comprising about 25 acres and bounded on the south-east by the M11 ;

2 comprising about 77 acres and bounded on the north-west by the M11 with the Grange Farm Centre buildings.

The scheme specifically states that the land numbered 1 shall be preserved and maintained as open space for the use and benefits of residents. This particular restriction has not been applied to parcel 2 - i .e . the site which is the subject of this application .

(vii) The scheme provides that there should be Managing Trustees and Custodian Trustees. The former use the resources of the Charity to achieve its objectives. The District Council is the Custodian Trustee for the Grange Farm Centre Trust. The main duty of a Custodian Trustee is to hold the property of the charity and to have custody of all securities and documents relating to property held by the charity . -'A Custodian Trustee must carry out the Managing Trustees' instructions unless it would involve the former in a breach of trust or personal liability. A Custodian Trustee cannot (a) manage a charity or (b) act for the Managing Trustees (even if there are none) .

(viii) The scheme indicates that land in parcel 2 can be let or sold if any part is not required for use for object of the Charity, subject to a final decision of the Charity Commissioners . APPENDIX 7

Sealed 25th September 1984

356(S) Metropolitan Police District Charity - Grange Farm Centre

L5 285,162 A71

Stamp 50p Scheme including appointment of Trustees

C H A R 1 T Y C O M M 1 S S 1 O N

" In the matter of the Charity known as thc Grange Farm Centre, m the Metropolitan Police District; a0d In the matter of the Charities Act 1960.

THE CHARITY COMMISSIONERS FOR ENGLAND AND WALES HEREBY ORDER that the following Scheme be approved and established as ~the Scheme for the regulation of the above-mentioned Charity :-

S C H E M E

l . Administration of Charity. The above- mer'ioned Charity 'and the property thereof specified in the schedule I eto and all other the property (if any) of the Charity shall be administered and managed subject to and in conformity with the provisions of this Scheme by the body of Managing Trustees hereinafter constituted.

2. Area of benefit . In this Scheme the expression "area of benefit" shall mean the Metropolitan Police District and such part of the District of Epping Forest, in the County of Essex, as is not included in the said police district.

3. Object. (l) The object of the Charity shall be to provide or to assist m the provision of facilities for recreation and leisure-time occupation for the benefit of the inhabitants of the area of benefit in particular and the public generally with the object of improving the conditions of life of the said inhabitants .

(2) The land and buildings specified in the said schedule and numbered l and 2 therein shall be held upon trust for use for the object of the Charity and in particular but without prejudice to the generality of the foregoing the said land numbered l shall be preserved and maintained as an open space for the use and benefit of the inhabitants as aforesaid .

862-6-6-83x( I )-IC L - 2 -

TRUSTEES

4. Custodian Trustee. (1) Epping Forest District .Councfl:, ;shall be the Custodian Trustee of the Charity. . . . . : .~;~ . i . (2) The said council in whom as Trustee of the . Charity the land specified in the said schedule is vested shall hold the land henceforth as such Custodian Trustee as aforesaid .

5. Managing Trustees. Subject as hereinafter provided the body of Managing Trustees shall consist when complete of nine competent persons being .

Six Nominative . Managing Trustees and Three Co-opiative Managing Trustees.

6 . Nominative Managing Trustees. (1) Except at first as hereinafter provided the Nominative Managing Trustees shall be appointed as follows:

Three by Epping Forest District Council, Two by Essex County Council, and One by the Greater London Council .

Provided that if at any time the Greater London Council shall cease to exist an additional Co-optative Managing Trustee shall be appointed in accordance with the provisions hereinafter contained for the appointment of future Co-optative Managing Trustees and such appointment shall be made within two months from the date of expiry of the term of office of the Nominative Managing Trustee appointed by the Greater London Council. Thereafter, the numbers of the Nominative Managing Trustees and the Co-optauve Managing Trustees referred to in the preceding clause shall be altered to five and four respectively.

(2) Every Nominative Managing Trustee appointed by the County Council shall be appointed for a term of office ending on the date of the appointment of his successor (which may be made at any time after the date next following his appointment on which members of Essex County Council ordinarily retire).

(3) Every other Nominative Managing Trustee shall be appointed for a term of four years.

(4) Each appointment of a Nominative Managing Trustee shall be made at a meeting convened and held - according to the ordinary practice of the appointing body. The chairman of the meeting shall cause the name of each person appointed to be notified forthwith to the Managing Trustees or their clerk. The person appointed may be but need not be a member of the appointing body.

862-6-6-83 - 3 -

7 . _First Nominative Managing Trustees. The following persons shall be the first Nominative Managing Trustees and subject to the provisions hereinafter contained for determination of managing trusteeship shall hold office as if they had been appointed by the respective appointing bodies under this Scheme, for the following periods respectively:

As appointees of Epping Forest District Council -

Ashley Joseph Thomas Bryant, of 12 Mtllwell Crescent, Chigwell, in the County of Essex, Retired Personnel Manager, and Ronald James Pocock, F.C.A., of Greenway, Epping Green, Epping, in the sa,d county, Chartered Accountant, both for four years from the date of this Scheme; Benjamin Henry Gunby, F.S.V.A., F.C.I.A., of Lochbie, Vicarage Lane, Chigwell, in the said county, Valuer and Auctioneer, for two years from the said date;

As appointees of Essex County Council -

Stanley George Barnett, C .B.E., C.B.I.M., D. L., of Tamesis Cottage, 35 Traps Hill, Loughton, Retired Company Chairman, and ; Bernard Martin Cox, of I Stag Lane, Buckhurst Hill, Retired Schoolmaster, both in the said county, both for a term of office ending on the date of the appointment of their successors;

As appointee of the Greater London Council -

Edward Gouge, of 161 Hampton Road, Ilford, in the London . Borough of Redbridge, Lecturer, for four years from the date of -this Scheme.

8 . Co-optative Managing Trustees . The Co-optattve Managing Trustees shall be persons who through residence, occupation or employment, or otherwise have special knowledge of the area of benefit .

9. First Co-optattve Managing Trustees. The following persons shall be the first Co-optattve Managing Trustees and subject to the provisions hereinafter contained for determination of managing trusteeship shall hold office for the following periods respectively :

Margaret Rosemary Annie Chalk, of 49 Southview Road, Loughton, Married Woman, and Sydney Horace Brown, of 17 St . Wtnifred's Close, Manor Road, Chigwell, Reitred Local Government Officer, both in the said county, both for five years from the date of this Scheme; Robert Charles O'Malley, T. Eng (CEI), M .T.M .I., M .I.B.E., of 4 Churchfields, Loughton, Company Director, in the said county, for three years from the said date.

862-6-6-83 - 4 -

10. Future Co-optative Managing Trustees. Every future Co-opative Managing Trustee shall be appointed for a term of five years by a resolution of the Managing Trustees passed at a special meeting of which not less than 21 days' notice has been given and may be so appointed not more than one month before the term of an existing Co-optative Managing Trustee expires with effect from the date of expiry but so that the latter shall not vote on the matter.

Ii . Declaration by Managing Trustees. No person shall be entitled to act as a Managing Trustee whether on a first or- on any subsequent entry into office until after signing in the minute book of the Managing Trustees a declaration of acceptance and of willingness to act in the trusts of this Scheme.

12 . petermination of managing trusteeship . Any Managing Trustee who is absent from all meetings' of the Managing Trustees during a period of one year or who is adjudged - bankrupt or makes a composition or arrangement with his or her creditors or who is incapacitated from acting or who communicates in writing to the Managing Trustees a wish to resign shall cease thereupon to be a Managing Trustee.

13. Vacancies. Upon the occurrence of a vacancy the Managing Trustees shall cause- a note thereof to be entered in their minute book at their next meeting and in the case of a vacancy in the office of Nominative Managing Trustee shall cause notice thereof to be given as soon as possible to the proper appointing body. Any competent Managing Trustee may be re-appointed.

MEETINGS AND PROCEEDINGS OF MANAGING TRUSTEES

14. Ordinary meetings. The Managing Trustees shall hold at least two ordinary meetings in each year.

15 . First meeting. The first meeting of the Managing Trustees shall be summoned by Peter Snelling, Secretary to Epping Forest District Council, or if he fails for three calendar months after the date of this Scheme to summon a meeting by any two of the Managing Trustees.

16 . Chairman. The Managing Trustees at their first ordinary meetinf in each year shall elect one of their number to be chairman of thei, meetings until the commencement of the first ordinary meeting in th( following year. The chairman shall always be eligible for re-election If at any meeting the chairman is not present within ten minutes after th- tume appointed for holding the same or there is no chairman the ManaRin; Trustees present shall choose one of their number to be chairman of th meeting.

862-6-6-83 _ - 5 -

17. Special meetings. A special meeting may be summoned at any time by the chairman or any two Managing Trustees upon not less than four days' notice being given to the other Managing Trustees of the matters to be discussed, but if the matters include an appointment of a Co-optative Managing Trustee then upon not less than 21 days' notice being so given . A special meeting may be summoned to take place immediately after an ordinary meeting.

18. Quorum. There shall be a quorum when four Managing Trustees are prcsent at a meeting.

19. Voting. Every matter shall be determined by the majority of votes of the Managing Trustees present and voting on the question. In case of equality of votes the chairman of the meeting shall have a casting vote whether he or she has or has not voted previously on the same question but no Managing Trustee in any other circumstances shall give more than one vo te.

20. Minutes and accounts. A minute book and books of account shall be provided and kept by the Managing Trustees. Statements of account in relation to the Charity shall be prepared and transmitted to the Charity Commissioners in accordance with the provisions of the Charities Act ;;,1960, except if and in so far as the Ch,trity is excepted by order or regulations.

21 . General power to make regulations . Within the limits prescribed by this Scheme the Managing Trustees shall have full power from time to time to make regulations for the management of the Charity and for the conduct of their business including the summoning of meetings, the appointment of a clerk, the deposit of money at a proper bank and the custody of documents .

LETTING AND SALE

22. Letting . In so far as the land numbered 2 in the said schedule or any part thereof is not required for use for the object of the Charity the Managing Trustees may let the same but they shall not without the sanction of the Commissioners or a competent court create any tenancy wholly or partly in consideration of a fine or for a term ending more than 22 years after it is granted or for less than the best rent obtainable.

23. Sale. In so far as the said land numbered 2 or any part thereof is not required for use as aforesaid the Managing Trustees may sell the same or any part thereof and they and the Custodian Trustee may do and execute all proper acts and assurances for carrying the sale into effect subject nevertheless to the authority of a further Order of the Commissioners.

24. Proceeds of sale. Unless .the Commissioners otherwise direct the clear proceeds of sale shall be invested in trust for the Charity.

862-6-6-83 - 6 -

APPLICATION OF INCOME AND PROPERTY

25. Expenses of management. The Managing Trustees shall first defray out of the income of the Charity the cost of repairs and insurance and all other charges and outgotngs payable in respect of the property of the Charity including maintenance and repair of the land and costs of insurance against public liability and all the proper costs, charges and expenses of and incidental to the administration and management of the Charity.

26. Application of income. Subject to payment of the expenses aforesaid the Managing Trustees shall apply the income of the Charity in furthering the object of the Charity in such ways as they think fit.

27. Application of property . Subject to the prior approval of the Commissioners which may be granted upon such terms and conditions (if any) as the Commissioners may prescribe the Managing Trustees may apply the property of the Charity or any part thereof in providing other land and buildings to be settled upon trust for use for the object of the Charity.

GENERAL PROVISIONS

28. Trustees not to be personally interested. No Managing Trustee shall take or hold any interest m property belonging to the Charity otherwise than as a Managing Trustee for the purposes thereof and no Managing Trustee shall receive remuneration, or be interested in the supply of work or goods, at the cost of the Charity .

29 . Questions under Scheme. Any question as to the construction of this Scheme or as to the regularity or the validity of any acts done or about to be done under this Scheme shall be determined by the Commissioners upon such application made to them for the purpose as they think sufficient .

S C H E D U L E

The following land situate at Chigwell in the County of Essex being part of the land Comprised in a conveyance made the 19th November 1973 between the official Custodian for Charities of the first part The Trustees of the London Parochial Charities of the second part and the Urban District Council of Chigwell of the third part: the 1 . Land containing 25 acres or thereabouts bounded on south-cast by the Ml l motorway. the 7. . Land containing 77 acres or thereabouts bounded on north-west by the said MI I motorway with the buildings and amenities thereon known as Grange Farm Camping and Sports Centre .

862-6-6-83 - 7 -

Note. The above-mentioned land is subject to a mortgage or charge to securethe repayment of a sum borrowed under the authority of an Order of -fray the Charity Commissioners of the 6th April 1984 . I all the Sealed by Order of the Commissioners this 25th day of September 1984. of and the

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DATED I IVF "~ ht4 ~~' 1995

Town and Country Planning Act 1990

U N D E R T A K I N G

- relating to -

Premises at Grange Farm High Road ChigWell Essex

VIE CERTIFY THAT THIS IS A TRUE COPY OF THE ORIGINAL -

WYLES 8 Co. SOLICITORS 40 tJARKET PLACE DEVIZES . WILTS . Sh10 1 .10.

Messrs Wyles h Co Solicitors 40 P:arket Place DEVIZES Wilts SN10 1JG T H I S D E E D is made the 4~~ day of 4 h ~r 1995 by KHT namely THE KINGDOM HALL TRUST of IBSA House The Ridgewayl London NW7 1RN BOLDSHIRE namely BOLDSHIRE PLC of 69 Northaw Road East Cuffley Hertfordshire EN6 4LY and THE GRANGE FARM TRUST, namely THE GRANGE FARM CENTRE TRUST acting by the duly authorised persons whose names and addresses are set out in the Schedule to this Deed and WITNESSES as follows :- 1 . IN THIS DEED :- " "the 1990 Act" means the Town and Country Planning Act 1990 as amended by any statutory modification or re-enactment thereof and except as hereinafter provided or where the context otherwise requires expressions used in this Deed shall have the meanings assigned to such expressions by

the 1990 Act "the Local Planning Authority" means Epping Forest District Council of Civic Offices Epping Essex CM16 4BZ '"the First Plan" means the Plan attached to this Deed and marked "Plan No 1" "the Second Plan" means the Plan attached to this Deed and marked "Plan No 2" "the Premises" means the Premises at Grange Farm Chigwell Essex shown for identification purposes only edged red on the First Plan "the Council's Land" means the land shown for identification purposes only edged green on the Second Plan which land is owned by the Local Planning Authority and forms part of or lies near to the area known as ; the Roding Valley Meadows Nature Reserve "the Application" means the Application made to the Local Planning Authority by London Company of Kingdom Witnesses (now known as The Kingdom Hall Trust) under reference number EPF/1057/93 for planning permission to carry out development on the Premises "the Development" means the development of the Premises by, inter alia, the construction thereon of a building to be used as a place of worship and religious instruction ("the Permitted Purposes") together with ancillary parking facilities "the Assembly Hall" means the building to be constructed pursuant to the Application on the Premises in the approximate position shown coloured brown on the First Plan

"the Appointed Day" means the date of the first use of the Assembly Hall for the Permitted Purposes "the Minister" means the Secretary of State for the Environment "the Inspector" means the person appointed by the Minister under Paragraph 1(1) of Schedule 6 ,of the 1990 Act to determine the Appeal 14:01~ against the refusal by the Local Planning Authority to grant planning permission for the Development "the Planning Permission" means the grant of planning permission by the Inspector for the Development "this Undertaking" means the Undertaking by KHT in Clause 3 of this Deed

subject to the provisions of Clause 7 hereof , 2 . (i) THE GRANGE FARM TRUST is the freehold owner of the Premises the

legal estate of which is vested in Epping Forest District Council as custodian trustee subject to a Lease dated 30th November 1989 and made between (1) Epping Forest District Council (2) The Grange Farm Centre Trust and (3) Boldshire (the Lease) " (ii) Pursuant to the Lease Boldshire is registered at HM Land Registry with absolute leasehold title to the Premises under Title Number EX 458756 subject to a Debenture dated the 30th November 1989 in favour of First National Commercial Bank plc ("the Mortgagee") (iii) For the Purposes of carrying out the Development KHT has entered , into a contract for the purchase of the Premises from Boldshire Plc subject to inter alia the grant of the Planning Permission 3 . PURSUANT TO Section 106 of the 1990 Act KHT undertakes with the Local s Planning Authority that _ (i) before the Appointed,Day KHT will at its own expense (a) construct and complete on some part of the Council's Land in a position to be agreed with the Local Planning Authority

a single storey building of about 110m2 in floor area (such building to be thereafter maintained and managed by or on behalf of the Local Planning Authority) all in accordance with a building specification to be agreed with the Local Planning Authority, having regard to the proposed use of the building to provide interpretation facilities in respect of , the nearby Boding Valley Meadows Nature Reserve and upon

completion of such building KHT will pay to the Local Planning Authority a commuted maintenance payment of £20,030

in respect of such building (b) carry out and complete on that part of the Premises shown coloured yellow on the Plan all such works thereon as are required by the conditions of the Planning Permission (ii) after the Appointed Day (a) members of the public shall be allowed to have access to those areas of the Premises shown shaded yellow on the Plan all in accordance with a scheme to be agreed with The Grange Farm Centre Trust and the Local Planning Authority, which scheme will incorporate the designation and signposting of pedestrian routes and arrangements for the future management and maintenance of the land concerned (b) KHT will take all such steps as may be reasonably necessary to ensure as far as possible that vehicles attracted to the Assembly Hall for the Permitted Purposes will approach the Premises from the Rolls Park Corner direction and leave the Premises by the same route (iii) No development other than that authorised by the Planning Permission shall be carried out on that part of the Premises shown edged blue on the First Plan (iv) The Planning Permission shall enure solely for the benefit of KHT and the Assembly Hall shall be used only by the religious denomination of persons known as Jehovah's Witnesses . WHERE PURSUANT to this Deed any matter is required to be agreed with the the Local Planning Authority such agreement shall be confirmed in writing and in default of such agreement the matter shall be determined by the Minister 5 . THIS UNDERTAKING is conditional upon :- , (i) the grant of the Planning Permission and (ii) the commencement of the Development within the meaning of

Section 56 of the 1990 Act 6 . IF the Planning permission shall expire before the Development is begun as defined above or shall at any time be revoked this Deed shall forthwith determine and cease to have effect 7 . THIS UNDERTAKING is a planning obligation for the purposes of Section 106 of the Act but only in so far as each of the matters set out in Clause 3 of this Deed shall be considered by the Inspector to be necessary when granting'the Planning Permission 8 . SOLDSHIRE AND THE GRANGE FARM CENTRE TRUST hereby acknowledge thbt subject as herein provided their respective legal interests in the Premises shall be bound by the provisions of this Deed and the Mortgagee ha's by letter dated J)KAvuj,, (~ 1qqr consented to the execution of this Deed by Holdshire 9 . NO PERSON shall be liable for a breach of this Undertaking after he shi_1 have parted with all interest in the Premises or the part in respect of which such breach occurs but without prejudice to liability for any subsisting breaGt of this Undertaking prior to parting with such interest

SCHEDULE

(Duly authorised persons acting on behalf of The Grange Farm Trust)

AN i Ii~Y1 'fJRQ,yQ. 'i'NYw~a~ 0~ 1\ S'TRAilQ(lt~aDRw,z . G1~~(eWA.w 8-SS~ .

S-r~v~+~ R.0 A B+ Sv+.r b l ~1L'~~ ~B,rtiti t^iavrc SO 4c)k oiLS- 14-1" Fz,;.S?c~

THE COMMON SEAL of THE KINGDOM HALL TRUST was hereunto affixed in the presence of :-

/~~~ ~a4Gtt 7ti '

,~.

THE COMMON SEAL of BOLDSHIRE PLC was hereunto affixed in the presence of :-

coMPa.0y ser-ee-rRa.y SIGNED AS A DEED by the said {j,vTUONV 'w(i.bnxi ~NwyNNMfI in the presence of :- ~

~~",J<, (S ~ ., . . .

SIGNED AS A DEED by the said ST~Q~~-('.a.r Tt.ttN R-o$Nicti in the presence of :-

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S~~~ N,, . 1

, ' GRANGE ~ ~.RM ~ !~I~~ ; , ,~ F

PLAN No. 2

DATED "76L /r(4,r+ 1997

THE KINGDOM HALL TRUST

BOLDSHIRE PLC

GRANGE FARM CENTRE TRUST

EPPING FOREST DISTRICT COUNCIL

S C H E N E

Pursuant to Deed or Undertaking dated tith August 1995

Land at Grange Farm Chigwell Essex _SCwEIM made pursuant to the Deed of Undertaking dated the 11th day of August 19,:) between (1) The Kingdom Hall Trust ("KHT") (2) Boldshire plc ("Boldshire") and (3) The Grange Farm Centre Trust ("GFT") pursuant to Section 106 of the Town and Country Planning Act 1990 relating to land at Grange Farm Chigwell Essex ("the Undertaking") In this Scheme : "the Drawing" means the Drawing Number AH/1C attached to this Scheme "the Land" means the land at Grange Farm Chigwell Essex shown for identification purposes only coloured yellow on the Drawing "the Appointed Day" has the same meaning as that expression has in the Undertaking "the Rehabilitation Works" means the works indicated on the Drawing and/or described in the First Schedule attached to this Scheme "the Maintenance Schedule" means the Second Schedule attached to this Scheme "GFT" includes its successors and assigns "the Local Planning Authority" means Epping Forest District Council PURSUANT to the Undertaking KHT Boldshire and GFT agree with the Local I~ Planning Authority with the intent that the following covenants shall run with and bind the Land and each and every part thereof into whosesoever hands the same may come as follows : 1 . For the purposes of Clause 3 (11)(a) of the Undertaking the Drawing is hereby substituted for the plan marked "Plan No . 1" attached to the Undertaking and henceforth Clause 3(ii)(a) of the Undertaking shall be construed accordingly . 2 . Before the Appointed Day :- ' (i) the Rehabilitation works shall be carried out on the Land to the reasonable satisfaction of the Local Planning Authority` (ii) the following facilities shall be provided on the Land to the reasonable satisfaction of the Local Planning Authority, namely : (a) a car parking area comprising 30 spaces in the approximate position marked 'Car Park' on the Drawing (b) a suitably surfaced path for the use of wheelchairs along the route approximately shown coloured mauve on the Drawing 3 . Subject to a determination by the Minister pursuant to Clause 4 of the Undertaking the following facilities shall before the Appointed Day be provided on the Land to the reasonable satisfaction of the Local Planning Authority, namely toilet facilities comprising one unisex coin-operated automatic WC suitable for disabled persons in the approximate position marked 'Toilets' on the Drawing ' Provided That such determination shall be made within a period of eighteen months of the date of this Scheme or such extended period as may be agreed in writing between the parties (such agreement not to be unreasonably withheld) and it is HEREBY AGREED that the Local Planning Authority shall apply to the Minister for such determination within a period of two months of the date of this Scheme and that the other parties to this Scheme shall have the right to make written representations to the Minister in respect of such determination 4 . (i) During the hours of daylight members of the public shall be allowed to have access to those areas of the Land marked A B C E and F on the Drawing to use the same for informal recreational purposes . Provided always that public access to such areas (or to any part or parts thereof) may from time to time be excluded in accordance with appropriate professional advice for reasons of good estate management, nature conservation or public safety provided that public access shall in each case be excluded only to the extent and' for so long as is reasonably required in all the circumstances (ii) The area of Land marked D on the Drawing may be used for grazing and/or for informal recreational purposes as OFT or its successors in title may from time to' time determine (iii) The area of the Land marked G on the Drawing shall be'used for other recreational purposes '

PROVIDED THAT in respect of the uses referred to in (i) (ii) and (iii) above such use does not constitute a nuisance or annoyance to the

occupiers of nearby premises or to other users of the Land and does not damage the Land and or its environment and Further Provided That the proper use of the Land in accordance with Clause 6 hereof. shall not be deemed to consitute such a nuisance or annoyance 5- During the hours of daylight members of the public shall be permitted to use the route from High Road Chigwell to the Motorway bridge which route is shown coloured brown on the Drawing (or such other route as may be agreed in writing by the Local Planning Authority) as a footpath only Provided That this restriction is without prejudice to the use of the

said route by persons lawfully entitled or duly authorised to use the same and it shall not preclude the use by vehicles of such part of the said route as may be necessary in connection with the use of the car park marked 'Car Park' on the Drawing And Further Provided That such permitted footpath user is hereby agreed without prejudice to the making of a Footpath. Creation Order in respect of such route, or any part thereof, whereupQn any party to this scheme and/or the owner for the time being of the land .concerned shall not be hereby precluded from objecting to the making of 9ubh Order 6 . Without prejudice to the generality of paragraph 4 hereof the parts of the Land more particularly identified on the Drawing may be used for the following purpose(s) :-

Part of the Land Purpose(s) for which the same may be used A B C k E Nature Conservation and informal enjoyment of the _ countryside D A F . Grassland G Recreational open space for activities not . inconsistent with the generally open nature and the character of the area 7 . The owner for the time being of the Land (or any relevant part thereof) shall at his own expense maintain the Land (or the relevant part thereof) and manage any facilities thereon all to the reasonable satisfaction of the Local Planning Authority having regard to the Maintenance Schedule and to the standards of maintenance and management normally applicable in LA the case of land used for the purposes described in this Scheme Provided That the Local Planning Authority shall at the request of such owner agree to such maintenance and/or management being carried out by any other competent person or body of .persons IN WITNESS whereof The Kingdom Hall Trust Boldshire plc and Epping Forest District Council have caused their Common Seals to be affixed hereto and ANTHONY TURBINE TWYNHAM of 11 Stradbroke Drive Chigwell Essex IG7 5QU and ALEX PELICAN of Key West 120 High Road Chigwell Essex IG7 5AR acting on behalf of The Grange Farm Centre Trust and being duly authorised in-that behalf have executed this Deed the 'r.4~, day of 1997, H-y THE COMMON SEAL of THE KINGDOM HALL TRUST was hereunto affixed in the presence of :-

card

" Member of the Board

-13 'THE COMMON SEAL of BOLDSHIRE PLC was hereunto affixed in the presence of :-

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THE COMMON SEAL of EPPING FOREST DISTRICT COUNCIL was hereunto affixed in the presence of .-

A DEED by the said TURBINE TNYNHAM in the presence of .- . W-L- .

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-~.A Y 1i

SIGNED AS A DEED by the said ALEX PELICAN in the presence of .-

v. i~L~ FIRST SCHEDULE (Rehabl,itation Works) g woNa to be In accordance with the Drawing, supporting documents and subject to further details to the approval plauning authority .

1. Site drive b. ,en points Wand You Drawing : i. make-good and repair existing concrete road, provide kerb edging restraint and concrete bases for drainage grips and resurface with tarmacadam to fall to south-west edge; ii. tidy-up verges, clear and restore all ditches, form drainage grips to ditch on south-west side.; Hi. provide timber bollards to verge on south side of site drive to prevent vehicle parking on verge.

L Site drive between points Y and Z on Drawing: i. make-good and repair conctate mad; u. tidy-up verges, clear and rest= all ditches and drainage grips.

3. Other parts of the Irnd as labelled on the Drawing: Parts A, B, C, D, E, F & G - Remove all buildings, bases, tennis courts, games tracks, car parks, vehicle tracks, camping service points and paraphernalia and then grade over the areas of all these removed features to finish at normal ground levels and leave unscatred natural landscape surfaces; " Part A - Create two ponds for Great Crested newts. Seed surrounding grassland with wildflower seed to develop naturally, enclose area with new hedges and ditches; ^ Part B - Establish new hedge and ditch to form separation between Parts B and C and new field edge and comer planting. Mow and remove with forage harvester to restore managed grassland; Part C - Establish new field edge and comer planting. Mow and remove with forage harvester then plough, harrow, seed and roll to establish managed wildflower grassland; Part D - Provide post and 3 rail fence with field gate around Part D. Mow and remove with forage harvester and leave as grasslnnd; Part E - Provide field gate and field track adjacent to Part D leading from Site Drive to sleeper bridge over ditch to Part B for maintenance vehicles. Establish new hedge along edge of field truck. Create new special interest pond with timber docking suitable for access by disabled. Consolidate existing natural regeneration of woodland in area adjacent to Site Drive. Mow open area and remove with forage harvester then plough, harrow, seed and roll to establish managed wildflower grassland: Part F - Provide post and 3 rail fence along south-west boundary and between Parts F and G. Mow and remove with forage harvester and leave for periodic mowing. Establish new hedges and ditches. Provide car park far 30 cats with access and gate from Site Drive. Subject to Secretary of State's determination, 10tovide unisax sutanatic win operated WC toilet suitable for use by disabled persons with hard surtaced access from car park, . Part G - Provide post and 3 rail fence with gate along south-west boundary. Restore grass surface to good and level order for use as casual playing field, preparing, re-sceding and treating as necessary. Provide two vchicle field gates from site drive. Provide steps down embankment to field level. Provide field gate in existing opening direct from Site Drive for access by vehicles to level field area. . L Tree work - plaotliig . , platting Tree surgen" atd new tree to be carried out in eooordaiwe with the tree survey and scheme described on the Drawing and in the supporting documents and approved by the planning authority .

5. Fencing, gates, stiles etc. Restoration of existing fencing and provision of new fencing, and gates in accordance with the Drawing and supporting documents.

6. Footpaths, pedestrian gates and stiles Provide mown footpath around Part B and special surface footpaths suitable for disabledhvheelchair use around Paris of Arm C and E, all in accordance with the Drawing and the supporting documents. Provide pedestrian gates suitable for disabled/wheelchair use and adjacent stiles to footpaths from Site Drive.

7. Public Toilet (subject to Secretary of State's determination) Provide base and service infrastructure for leased proprietary toilet unit SECOND SCHEDULE MAIIVTENANCE Year Type Operation Quantity Intaval Unit Na Rate Year Year Years Unin [ 1 2 3 423

Wild i Mowardranovau'vings 2.J5h annual ha 2.45 125.00 O.W 0.00 306.25 306.25

CAE Grasslands 8. Alow and renpve arisipgr 6.47b annual ha , 6.47 125.00 208.80 1 808.80 808.80 808.8 D. F. 0 (put) ' Newtruam Selectiveeunluvloftree 1.37h aumual itan unit 0.00 0.00 0.00 1 90 . area A Species review ReQeuianal Mow 1 .47h Mardi - 1001112 147.00 2.300 .00 2.300.00 2.300.00 2J00 .0 field G (part) 12/Ivr

Newt and A,muaj d,erk And 3 ponds annual 1 3.00 15 .00 0.00 135.W 135 .00 135 .U aUurs uuimenutte Anciayhedgrs Selectiveeoppicing/ 1670m atmual IOUn1/10 1 .67 190.00 0.00 301 .00 301 .W 301.0 pollarding/ pruning review .

New and On-goingthinning.hedge annual 3nun+ 240.W 0.00 240.00 240.00 240.0 rmae hedges, trimrning and hedge laying review truck/ 1 day

Eli= Rcntppicing dead clings ac in annual 3 men " 240.00 0.00 240.00 240,00 240.0 areas of public accesc review IrucV 1 i day

71Mt. ~ Brambles &amblecontrol and annwl 2mat, 1.00 120.00 1 0.00 120.00 120.00 120.0 Trcrs unattractive dead saub roview tnu1J 1 day

Troa Surgery arunul 2mevl 1.00 120.00 0.00 120.00 120.00 12U.OU deadwooding in public areas review day pollarding - selective pruning along Site Drive far . Vehicle clearmgoe

Natural selective control ol'vee 0.36 hectares annual item unit 90 .00 U.00 0.00 0.00 80 .00 woodland yrccics review ' RLMI~Ta11011 '

New Ditching. clearing and scrub 635m I/I(1yr 100m110 0.65 0.00 240.0(1 240.00 240.00 cutting liul n ~/ Old Ditdwt&clearing udscrub 1045m 1/IOyr IWtN1U 1 .03 240.00 0.00 1 252.00 252 .00 1 252.0 amine vergsand Maimnitvtrimverges tmd 9181m Il3yr IOt1nJ5 1.80 0.00 117.001 117.U0 117.00 m: Dri%v 650) draina drainaee t4i

Mown Mow andranovearuings 396m2 B/lyr 100m2 3.96 2.50 0.0 01 79 .20 79 .2 footpaths (198m x 2m) Herbicide fodpath with 396m2 ammal 100m2 3.96 0.00 91 .00 91 .00 91 .0 0 residual type herbicide

Surfaced Herbicide I'ootpath with 930m2 amual 100m2 9.50 0.00 219.00 219.UU 219. footpaulu residual type herbicide scip,W (74Um r 1.2m plus addilional Top uP sell `Potas they 930m2 armual 2.55 0.00 233.00_ 233 .(! 233 .00 &IIIJId review review, width far 25 Passing Pl+"01 Replamrepair timber 1533m annual 2.55 : 0.00 377.00 377.00 377.00 of 1.2m a edging . . review review, 2 . 0m) - Mowband toboth sides of 1332ot2 8/1yr 100m2 13 .32 2.30 0.00 266 .00 266.00 1 266.0 fmt th

Post k rail . Repairi maimein as required 560m aumual 2.3'n 0.0 01 124.00 124.0 ferca review mtew., Gages; and Repairl maintain u required 3 poi gatex uuaal 5% 0.00 306.00 306.00 306. ail" 3 ailes review, . 7ei eila 4 fleld Side. . y,_. 1 car pal gatea ~'W Bercheaand Repair/mainuinaarequired 126erLcs annual 3% 0.00 335.00 335.00 335. patd access 70m2 doling reviaw decking

-it-- Monitoring andco~ 1 year 0.40 5.200.W 5.2W.W 5.2W.W 3.2W.0 Issuer ordIMt1U1

uugenau MuugemexuGroup 1 Year 1 .001 600.001 6W .00 600.W 6W . 8.908 .80 12 .704.00 13 .010.23 13.180 .25 I

Nature Conservation and informd enjoyment of the coirntryside

ROGER DIXON Architect /H/H ealth F ouhty Ptanner PAUL ea DIXON Lanai ~7> ~ma r~ lv. M~w~ !v w. Surveyor .vaw . (x :05 "r - on, pfW7e Job: GRANCE FARY-0Ai$TIAN PLACE OF WOR$F1P k EhOCAiqN T'ti e : REHAgILITATION SCV{ W FOR OPEN AREAS Caac1 Re :' Rna11 acy LDate:No, 1996 S" ole: 1'5C0 D C. AH/tC 11

APPENDIX 13

Visibility Splay 120x4.5x120m

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Finance Coporation EPPIiiG t \ \ FO"ES' Dli~:.": ( i~ \ ~\4o~'S \g\ \\ \ : \s~ Indicative Road Layout Plan Showing Access to Site.

Visibility Splay, 120x4.5x120m i

(' APPENDIX 14

APPENDIX - Granee Farm, E_L'zh Roahiewell

Responses to consultation on outline application EPF/950/98 - 28 houses on the "core area" and nature conservation works to the remainder of the site. They are in five categories :-

(a) support 28 houses;

(b) support smaller number of houses;

(c) no objection;

(d) qualified objection ; and

(e) total objection.

(a) Support 28 houses

(i) The Grange, High Road (29.7.98)

The Grange, High Road, Chigwell, is adjacent to The Grange Farm complex, and two entrances to our property are located on the lane that serves Grange Farm. The core of the proposed development is right next to our border line, making our property most affected by whatever scheme is carried out on this land.

However out of all the proposed plans for Grange Farm, we feel that 28 houses would be the best solution, provided that the lane serving Grange Farm was widened to two lanes for good traffic flow .

We also feel because this plan would not cause a major traffic problem, unlike the previous Jehovah Witnesses plans, which would cause major havoc to the whole of Chigwell, it would be the best solution.

(ii) Goodmayes Estates Ltd. (4.8.98)

I visited the Council offices and have no objection to the proposed development at the above site. I think it is about time that somebody has got the benefit of living in the country .

(iii) Winged Fellowship (27.8.98 and 12.4.99)

Winged Fellowship Trust owns and runs Jubilee Lodge, the respite care and holiday centre for people with disabilities at the bottom of the Grange Farm access road . We have used the site for at least the last 30 years. As such, our Centre is within quarter of a mile of the proposed development and we would share the access road.

More importantly, we are close to the edge of the Grange Farm amenity area which has been disused and neglected for many years . We understand that, as part of the residential housing development, it is proposed that the area will be brought back into public use as part of a Section 106 agreement . We attended a public meeting in Chigwell recently at which the applicant outlined the planning application and freely answered questions . We would like to commend them for organising the meeting and providing a great deal of background information in support of their plan.

We have become increasingly worried about the neglected condition of the amenity area at Grange Farm, which has now become overgrown and inaccessible to our guests and to local residents. There are the associated problems of litter, fly-tipping, rats and rodent infestation. Until recently, the core site of buildings had become derelict, vandalised and dangerous . The access road has become increasingly pot-holed, rutted and dangerous for pedestrians.

A once-thriving amenity area enjoyed by local residents, campers and visitors from all over Europe has become a run-down eye-sore . many of our guests complain to us about the access road, the lack of public amenities in Chigwell and the unsightly nature of the area. Our staff are also concerned about the area - which they feel is unsafe.

It is time that the matter was grasped and a proper management plan was introduced to ensure that the amenity area can be returned to public enjoyment. If Epping Forest District Council is unable to take on this responsibility, then it should act to enable the work to take place - through the Section 106 agreement.

Winged Fellowship Trust have consistently supported development proposals for the area which will improve the environment, bring an upgrade to the access road, restore the amenity area and remove the problem of fly-tipping and litter . Consequently, in the past we supported the Jehovah's Witness application for a meeting hall on the site. However, it is now several years since this plan was first mooted and we are still waiting for the development to go ahead. In that time, the area has deteriorated further.

We take the view that the new application for housing would also result in the improvements outlined above and we wholeheartedly applaud the application. It seems to us that the development is well-designed, properly landscaped and pays proper regard to semi-rural nature of the area. It would bring life and vitality back to the site, contribute to the safety of the area and ensure that the benefits of the Section 106 agreement were finally delivered.

We do however feel that the developer should be required to undertake certain additional works as part of any development . We believe that the access road should be relaid and refurbished along its entire length (as far as the M11 footbridge) to allow for the passage of vehicles to Jubilee Lodge and the riding school (with passing places where necessary). The road needs to be properly metalled and adopted so that it is not allowed to fall into disrepair again. A separate wheelchair/cycle or pedestrian pathway, suitably lit along its entire length, should also be established.

Provided that these conditions are imposed on any future development, the application would have our enthusiastic support.

(iv) Pony Riding for the Disabled Trust (27.9.98 and 18 .2.99) No objections to 28 houses on the, core aiea as long as the rest of the, site is subject to the plan detailed in the Jehovah's Witnesses scheme. - ~ , 

(v) Eleanor Laing M.P. (9.10.98)

I support the proposal to use the Grange Farm site for residential. housing .

(vi) Grange Farm Centre Trust (23:10.98 and 8 .4.99)

The Trustees are anxious to see the dereliction of the core site and the remaining land rectified in away that would enable the remaining land to be restored to provide areas for formal and less formal recreation and further areas for nature conservation in connection with the Roding Valley Meadows.

The Trustees accept that the only way these aspirations for the remaining land can be achieved is for significant funding to be made available from a development of the core site. Such a conclusion would have been achieved had the scheme proposed by Jehovah's Witnesses been implemented. It was for this reason that that scheme was supported by the Trustees.

The Trustees support the proposal for low density housing on the core site. We are advised by our surveyors/valuers that such a scheme for 28 residential units would be commercially viable and would enable the remaining land to be regenerated and then to be released back to the Trustees together with a sufficient fund for future maintenance/management . This would mean that the aspirations set out above would be achieved and the land protected for public access and enjoyment.

Traffic generation would be significantly less than that resulting from the Jehovah's Witness Scheme.

(b) Support residential development but for a smaller number of houses  (i) Chigwell Parish Council) (23.7:98) (See also (iv) below)

Provided that the, proposed Jdevelopment.is restricted to the "core area", i.e. the area containuig the. derelict buildings, the Council does not object to the principle of housing development. t However,.the Council wotild prefer to see a smaller development than that proposed If this proposal is approved, it is suggested that the development%reinstatement of the nature_areas be carried out at`an early stage before the housing development is completed and ;that this is set as a planning condition.

(ii) Tailours, High Road (31,.7.98)

We do oppose the development as proposed on the grounds that it is (oo intensive a development for that site . sewer connects with the public sewer on the other side of the Ml l motorway. There have been problems of blockages in the past, which has been the shared responsibility of all users. The private sewer will need to be assessed to see if it is large enough for the proposed extra use.

As the M11 is fairly close to the proposed site, PPG24 needs to be considered, and the applicant/developer asked to submit a noise assessment in accordance with PPG24 .

(iii) Environment Agency (21 .8 .98)

The Agency has no objection, in principle, to the proposed development provided the following condition is imposed on any' planning permission granted:-

CONDITION: No development approved by this permission shall be commenced until a planting scheme for the housing development and the nature conservation area, has been approved in writing by the Local Planning Authority. The approved scheme shall be , carried out in accordance with a programme for planting and maintenance related to stages of completion of the development, and incorporate the planting and establishment of native species .

REASON: To protect, restore or replace the natural features of importance within or adjoining the watercourse.

The Environment Agency should be consulted on any details submitted pursuant to the above condition.

(iv) Chigwell County Primary School (1.10.98) - see also letter of objection .

The advent of 20, 28 or any number of residential properties would possibly increase the demand on places in our school. The Governors can have no real objection to this . We would wish to see the site, especially the High Road frontage, tidied up. There are already too many encouragements for rats and other rodents and threats to the health of children. The main'concern is the traffic problem. With three schools now open at this section of the High Road, traffic congestion in the morning and afternoon is unsatisfactory . There should be no further additions to the traffic density here until some form of road improvement has been designed and installed. Access to the new development must not be allowed to add to the already dangerous traffic situation.

(v) Sandon Lodge, High Road (28.9.98)

Would like the land to be kept as undeveloped as possible, and that the footbridge to Roding Valley Nature Reserve should be kept open, with pedestrian access fully available between Chigwell and Buckhurst Hill/Loughton. If this all means we have to have 28 houses then so be it, but we do not see why the land cannot all be leased to the RVNR - Chigwell residents would have recreational access to the land, the environment would be significantly enhanced, and there would be no implications for traffic or other infrastructure.

(vi) Environmental Services (3 .3.99) The private sewer run starts at the top of the lane where The Grange and Chigwell House (a residential nursing home) connect to it. At the bottom of the lane, Jubilee Lodge and the Pony Riding for the Disabled Centre connect . The sewer then runs under the M11, via a syphonic sewer and continues under the nature reserve for approximately 300m where it connects with the public sewer. We are currently being called to deal with blockages in various parts of the private sewer about every 3 months. Due to the large flow of sewage, when it does block, major environmental problems are being caused as the sewage runs into a watercourse. Any further development would add to the current problems so consideration should be given to running a new independent sewer, or upgrading the existing private sewer.

(d) Oualified Obiections

(i) Chigwell Parish Residents Association (25.8.98) - see also letter of 23.2.99 in Section (e)

This Association has always been opposed to a non-green belt use on this site. We have . so little green belt left in Chigwell and it is all too easy to allow developers to eat up the little that remains.

We consider that on a sensitive green belt site such as Grange Farm where there are issues as to the "footprint" of the former buildings, it would be inappropriate for the Council to reach a decision without having full detailed plans showing design layout and access .

We appreciate that the application has been submitted in outline form, but are advised that the Planning Acts provide that the Council may in appropriate cases conclude that it cannot decide an application without detailed information of the kind which would be submitted on a detailed application. ,

We consider that this is just such a case and we urge Epping Forest District Council to use this power.

Before considering a development which would otherwise conflict with green belt use our Association would wish to be satisfied that:

the housing would be of a sensitive scale, density and appearance ;

2 . that the developer would be required to abide by the details submitted;

3 . that the development would not be released from the Section 106 agreement entered into by the Grange Farm Trustees and the Jehovah's Witnesses.

Failing this the Association strongly opposes the proposal as inappropriate development within the green belt.

We do not consider that this site would be properly protected by a decision in principle on an outline application for a non-green belt use in this unique and controversial site. If residents are being asked to accept an element of trade off they must be certain what is being traded.

We would also point out that since this application was notified to residents the situation has changed and that the Jehovah's Witnesses will not now be able to pursue their permission granted in 1995 because of the withdrawal of the road widening scheme to the A406. We would of thought that in these circumstances it would be appropriate to go back to residents and give them the opportunity to reconsider (heir comments.

(ii) Loughton Town Council (21 .8 .98 and 23.3.98)

Basically opposed to residential use, but housing acceptable provided:

1 . All other possibilities have been explored and a housing development is considered the only practical means of preserving rest of site for public use .

2. Outline planning permission will allow for public access from Loughton to Chigwell High Road through what was the Grange Farm site .

3 . The area set aside for the conservation should be no smaller than that planned in the original application put forward by the Jehovah's Witnesses.

(e) Total Obiections to the application

(i) Beneficiaries of the Grange Farm Trust (28 .7.98)

Demand that the Council (Custodian Trustees) and the Grange Farm Trustees (Managing Trustees) recognise that the site is a necessity to the community and should be a great asset in benefiting both the able-bodies and the disabled local people . It is believed most important that future generations should benefit from recreational and leisure facilities that are in great demand within the area. Legal records state that Grange Farm was given in good faith to the public, under restrictive covenants, in the form of a trust to protect the land and serve the community for the sole purpose of leisure, educational pursuits and recreational areas.

(ii) 12 Woodstock Road, Upper Walthatnstow (13.8 .98) (See also (xi))

I would raise my objection to this proposed luxury development of 28 houses on this land.

The proposed development is on green belt land and adjacent to~a Conservation Area being Chigwell Village .

The aims of the trust which own the land are to hold the land for the benefit of the people . Please tell me what has changed this condition of their charity status . I am aware that Epping Forest District Council have the freehold of this property.

(iii) 77 Coolgardie Avenue, Chigwell (27 .8.98)

We believe that the whole of the Grange Farm site at High Road, Chigwell is in the Metropolitan Green Belt and therefore wish to object to the current planning application by First National Finance Corporation, on behalf of Messrs. Boldshire, for the building of 28 houses on this site.

(iv) 10 Nicholl Road, Epping (27.8.98)

Add our voices to the many who object to the development of Grange Farm, High Road, Chigwell .

There is far too little open space in this area to give an excuse for the spread of luxury housing . Most important we gather that you are finding a feeble excuse for intruding on green belt.

(v) Beneficiaries (21 .9/98) - see also (i) above

Propose that the Council hold a meeting together with Councillors, the general public and other organisations to hear their views, ideas and suggestions .

(vi) Chigwell County Primary School (29.9 .98) - see also under (c)

Until such time as a long term strategic plan for dealing with Chigwell's growing traffic problem has been implemental, I must consider the interests of my pupils and their families and oppose any development on Grange Farm which would bring extra traffic to this area. I also join with my Governors in wishing to preserve the nature of the Metropolitan Green Belt. The residential housing proposal is not a development we would wish to see implemented on Grange Farm.

(vii) 34 Stradbroke Drive, Chigwell (25.11.98)

Object to the proposal . The area is Green Belt and development should be resisted. This is contrary to Green Belt policy, will encourage other applications in the Green Belt and would detract from its openness.

(viii) 4 New Barns Way, Chigwell (4.12.98)

Object - the Chigwell Village Action Group and Chigwell Parish Residents Association have fought to keep this land as Green Belt. Shame now to cave in and allow inappropriate uses when it has never been established whether an appropriate use could be found. If this application were granted it would create a precedent which will be hard to fight in the future .

(ix) 28 Rockwood Avenue, Loughton (1 .2.99)

The core site should not be developed as a private housing development which is not in accordance with Green Belt policy generally and the County Council's Replacement Structure Plan in particular. We propose this site is suitable for an Educational Field Centre, with other uses. We are opposed to any housing development but we note that limited affordable housing for local community needs could receive planning permission in very special circumstances. (x) 5 Burlington Place, Woodford Green (14.2.99)

How can the Council justify removing a specific recreational and leisure site when such a facility is very much required in this region and so much of our Green Belt is already disappearing at such an alarming rate?

(xi) 12 Woodstock Road, Upper Walthanvstow (14 .2.99)

How can the Council justify removing a specific recreational and leisure site when such a facility is very much required in this region and so much of our Green Belt is already disappearing at such an alarming rate?

(xii) 77 Hainault Court, Forest Rise, E17 (14.2.99)

How can the Council justify removing a specific recreational and leisure site when such a facility is very much required in this region and so much of our Green Belt is already disappearing at such an alarming rate?

(xiii) 55 Shevon Way, Brentwood (14.2.99)

How can the Council justify removing a specific recreational and leisure site when such a facility is very much required in this region and so much of our Green Belt is already disappearing at such an alarming rate?

(xiv) 13 The Croft, Loughton (25.2.99)

As a Grange Farm Trustee, I object to housing development due to the statutory Green Belt policies which strictly state that the land can only be used for very special circumstances .

(xv) ' Beneficiaries (received 25.2.99)

How can the Council justify removing a specific recreational and leisure site when such a facility is very much required in this region and so much of our Green Belt is already disappearing at such an alarming rate? Accompanied by petition of 121 names objecting to residential development since it represents a loss of amenities for the general public and the ending of projects aimed at serving a wider section of the community, including disabled youngsters, youths and the older generation . The signatories are mainly from Loughton, Buckhurst Hill and Woodford, with a few from Epping, Chigwell and Ongar.

(xvi) Chigwell Residents Association (23.2.99)

At the last meeting of the Association, the residents voted against such proposals . there are very strong feelings within the community against a development on Green Belt land. (xvii) Limes Farm Community Association (13 .2.99)

The site should only be developed (a) in keeping with the covenants governing the use of the land (i.e. for education, recreation or leisure) ; (b) for the benefit of the whole community; and (c) respecting the protected status of this Green Belt land .

(xviii) 30 Bush Road, Buckhurst IEB (22.4.99)

Strongly protest . . Whatever the circumstances, Green Belt land is just that - Green Belt . Once a developer has a sniff of possible success, he will never give up on that site or any other with a similar background. Do not let the greed of developers ruin any of our Green Belt land! (including Luxborough Lane) .

IGWAPPEN .JJS SILVER SPENCER S O L I C I T O R S

As beneficiaries of the Grange Farin Trust, we wish to place on record our objection to this . application . We note Agenda Item 9 of the Development Committee meeting of 15 April 1999 (EPF/950/98) and presume .this. is the deferred recommendation for consideration on 15 July 1999.`r :;; . . . . - . . . ., . This item refers in 9.3 to the "core area" as being considered now to be a "brownfield" site. When your Council was appointed Custodian Trustee of the land in the 1980s the land was clearly considered to be Green Belt and we refer to the attached copy letter from your Mr J de Wilton Preston to Boldshire plc of 28 October 1993, which clearly refers to the land as being Green Belt.

Indeed. at that time, you cleared the then existing residential occupiers from the land precisely for this reason. From that time onwards, the buildings and other structures on the core -area were not adequately maintained and were allowed to deteriorate, by the Custodian Trustee, your Council:: -

We note that,'between 28/10/931and 15/4%99Jyour Council'sfpoHtical_and :' planning position" regarding- Grange Farin has ~ ctianged ~and~ is- now : _ . precisely opposite to your position of 1993; (see GB19). This flies-in the face of the original restrictive covenants placed on, the land in the 1920s and can only have become possible-through inattertion by the=Custodlan~` trustee to its . . . ' . . , ~ . . , .

In short, it is very arguable that ~ EFDC has failed in its duties as a trustee to protect aad preserve' land which-was conveyed into~tcust, subject to specific restrictive covenants for the benefit of a specific class of beneficiaries. The passage of time and to be as generous as possible, bureaucratic confusion, cannot we submit, excuse these failures. -

We are aware, of course, that the meeting called for 15 July 1999'is only required to consider planning implications but we subrnit that, unless legal ownership and control of the site is properly established, the individuaLs responsibte as trustees tor the various decisions thai havc been made affecting such ownership and control so far, may well be held to be personally liable for any consequences of their decisions .

If personal responsibility is or can be established, your Council could be held vicariously responsible for the actions of those of your officers who acted as trustees of the Grange Farm Trust while in your employ . In any event, we would counsel extreme caution in this matter.

We note a further argument that there are no schemes proposed for use of this land other than that proposed by Boldshite plc and in any event there is no money to implement any other proposals. We find both these arguments rather spurious. SILVER SPENCER S O L I C 1 T O R S

The Beneficiaries of the Grange Farm Trust comprise a very broad range of individuals and organisations and have pressed long and hard for the land to revert to its entrusted uses, for leisure, recreation, sport and nature. It is inconceivable that they would not organise a massive voluntary effort to implement such uses, once the blight of these long running planning issues has been removed.

Also, the Grange Farm Centre Trust accounts for year end 5 April 1998 show total funds of over £2 million with significant investment income derived from these funds. The Trust has seen fit to disburse most of its investment income over the years to many different organisations but none has been spent on Grange Farm itself. A reappraisal of the Trust's distribution policies would free up a considerable amount of money, which could then be used to benefit and improve the Grange Farm site.

You rS faithfully Epping Forest District Councili Planning & T¢chmcai `~,-rvtces Department, Cirtc Offices . Epptng, Esse :. C:.116 4OZ Telephone : Epping ( t73Y2 ) ScOt1lU Head of Planning & Technical Services Departmcnt K. Sharman. C. Eng., ~t.1.C.E. M.LH.T.

J de Wilton Preston 3111 Your ref : If telephoning please ask for ...... Ent ...... Our ref PL/897/JP/JJS

'3 October 1993 K Ellerbeck Esq Boldshire PLC

Dear Mr Ellerbec:k

I write to advise you that the above use was considered in confidential session by the Development Committee at their meeting on 26 October 1993 .

..~t1141 The Members determined that enforcement acrinn biz to-ken in r-c~ .r,."A^....". ^. . :. ~^~~w .-.~ui ~ ---..u~ UJC of these blocks, which were erected in connection with the use as a camping and sports centre, and because such a residential use is inappropriate development in the Metropolitan Green Belt, and that there are no, or insufficient, very special circumstances to justify an exception to Green Belt policy .

An appropriate time for compliance will be given to avoid undue social distress . I would be glad if you would draw this decision to the attention of existing or prospective tenants.

This letter is being copied to the Chief Executive for his information .

Yours sincerely J't~ 'k, VJ.kiyti Rt-z-l~r~

J de Wilton Preston BA .(Hons.) . MRTPI. MIMgt. i'riuciVui 0iilcia Althcais atiii utiorcemcra

Please addtess letters impersonally to Head of Planning and,Teehmeal Services Depanmcm . . .. . _ ...,_ ._...... , .,...... T_ ._ _ CHIGWELL PARISH COUNCIL

Chairman of the Council Councillor Brian P Sandler

Please reply to: Councillor Jack Fuller

Epping Forest District Council Development (Special Meeting) 15 July 1999

Subject: Grange Farm ChiEwell - Application EPF/950/98

Comments on behalf of Chigwell Parish Council :

I have been delegated by the Chigwell Parish Council to report their recommendations to the . District Council. I can report that the Council voted overwhelmingly to support this application. We have had to endure this derelict area of Chigwell for some 20 years and, recognising that funds are inadequate to create a sports or leisure complex with public funds, consider this proposal to build houses on the footprint of the former sports complex the best solution if we are going to provide leisure facilities for local people in the near future.

We do question whether 28 houses should be reduced in number and are concerned at the traffic problems with the junction of the High Road and traffic serving two schools as well as,the MI 1 access.

I am also a member of the Governing Body of Chigwell County Primary School. On Page 15, Paragraph 3.54(e) it is stated that residential development is opposed by Chigwell Primary School. This is not correct. 1he Governors would like to see this derelict area facing the school entrance cleared and made safe for children, as well as an assurance that any development would include redesign of the traffic pattern, currently a hazard to school children.

We do not oppose the development, recognising that such funding could achieve better sports facilities for all, and local schools, and resolve the current traffic dangers.

J FULLER Chigwell Parish Council APPENDIX 15

APPENDIX 1 - Responses to EPF/1842/99

Beneficiaries of the Grange Farm Trust - Demand that the Council refuse planning permission for luxury housing to be built on the core area of Grange Farm and that the whole site is used for its original purpose according to Covenants in the Trust - i .e . recreational, educational and leisure purposes (accompanied by petition with 169 signatures).

Second letter - the land was once a thriving leisure centre and to this day remains under restrictive covenants for leisure and recreation. It is important green belt land which can only be used in very special circumstances for recreation and leisure purposes. There is a need for indoor and outdoor activities for the public at affordable prices and we all need to understand what the site contributed, and can still give, to the community. Let us all wait for the appeal.

Roydon Parish Council - no comment.

30 Bush Road, Buckhurst Hill - Views as previously made - development must not take place. Development of this scale in the Green Belt will set a precedent with other greedy developers emerging from the woodwork. Strange that reapplication can take place on an identical scheme.

50 Mount Pleasant Road, Chigwell - Comments as previously made - site best used for outdoor sport and recreation or as a cemetery/green. Only acceptable inappropriate use would be something similar to Jubilee Lodge or the Pony Riding for the Disabled Trust.

The Grange, Grange Farm - No problems with application.

Essex Wildlife Trust - Nothing to add to previous comments (no objection) .

77 Coolgardie Avenue - Views are unchanged - oppose housing in Green Belt.

Pony Riding for the Disabled Trust - Fully support proposal and see it as great benefit. Request that access road to Jubilee Lodge and the Pony Riding Centre is resurfaced as there is bound to be an increase in traffic. Turning spaces will be needed.

Winged Fellowship Trust - Fully support proposal and see it as great benefit. Request that access road to Jubilee Lodge and the Pony Riding Centre is resurfaced as there is bound to be an increase in traffic. Turning spaces will be needed.

Chigwell Parish Council - Strongly support the application provided a suitable Section 106 Agreement can be negotiated with the developer . Parish Council would wish to see management of all residual land (i .e. excluding the core site) vested in the Parish Council . This could be accomplished by the transfer of the freehold, or the grant of a 25-year renewable lease at a peppercorn rent. Any commuted sums for the future maintenance of the site, plus the £300K for formal recreation facilities, should be made available to the Parish Council.

Epping Town Council - In agreement with the desires of Chigwell Parish Council . As long as development is in keeping with other properties in the area, there are no further comments.

Transco - Minimum Building Proximity Distance of 3m for the pipeline which crosses the site.

Environmental Services - Comments as before - problems with private sewer. Noise assessment needed (submitted with planning application).

Epping Forest Democratic Left- Reiterate previous statement. Grange Farm should be redeveloped as public centre for leisure, recreational and educational use in accordance with original covenants . Growing local need for public space due to loss of school playing fields, youth centre premises and community halls. EFDL is opposed to 28 luxury houses. If Council decides that housing should be built, it should generally be affordable social units - capable of housing some of the 2,000 applicants on the Council's waiting list.

The planning gains are somewhat limited :-

(a) proposed sports pavilion should contain adequate space for varied social activities, allowing premises to be economically viable;

(b) design and building materials of pavilion should blend with rural environment and suitably sited at a distance from residential properties .

(c) Support provision of more formal sports grounds but are concerned that there is no mention of promised access for fairs, circuses etc.

(d) Grange Farm could become a centre for adventurous activity - e.g . riding at affordable cost and camping;

(e) People should be encouraged to walk and cycle to Grange Farm using the access track as a designated footpath.

Loughton Town Council - Comments as previously made (qualified objection) - opposed to residential use but housing will be acceptable provided Council is satisfied it is the only practical solution; public access from Loughton to Chigwell through Grange Farm site; area set aside for conservation should be no smal!er than that agreed with the Jehovah's Witnesses scheme.

St Mary's District Church Council - Not had opportunity to discuss matter, but no reason to believe that Members would wish to withdraw their support for the development, particularly in view of the enhanced community benefits . The Rectory, 66 High Road - Support application most strongly, believing that it represents the most realistic and sensible compromise to a very difficult and complex situation . Disappointed when previous application was refused in July, and hope very much that Council will approve the revised plan.

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