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213 – 215 High Road, Loughton, Essex, IG10 1BB

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213 – 215 High Road, Loughton, Essex, IG10 1BB 213 – 215 High Road, Loughton, Essex, IG10 1BB. Redevelopment of Site to Provide 2 x A1 Retail Units, 7 x 1 Bed Flats and Detached Office Building Supporting Planning Statement October 2015 P.S. Planning & Design, Tye Cottage, The Street, High Easter, Essex. CM1 4QS. 01245 231337 H:\PAUL\P.S.Planning & Design\Design & Access Statements\213 -215 High Road, Loughton - supporting statement.docx 213 – 215 High Road, Loughton, Essex IG10 1BB. Supporting Planning Statement – New Retail and Residential Development Contents Section Page 1. Introduction 3 2. Planning Policy Context 5 3. Scheme Content 11 4. Conclusions 15 Final Draft PAS DS 28 /10 /201 5 Revision Description Originated Authorised Date This document is copyright and should not be copied in whole or in part by any means other than with the approval of P.S. Planning & Design. Any unauthorised user of the document shall be responsible for all liabilities arising out of such use. H:\PAUL\P.S.Planning & Design\Design & Access Statements\213 -215 High Road, Loughton - supporting statement.docx 2 213 – 215 High Road, Loughton, Essex IG10 1BB. Supporting Planning Statement – New Retail and Residential Development 1. INTRODUCTION 1.1 This Statement has been prepared to accompany a full planning application for the redevelopment of the site at 213 – 215 High Road, Loughton to create two new retail units (A1 Use Class), seven one bedroom flats and a small, detached office (B1 Use Class) building. The existing building on the site would be demolished. 1.2 The premises comprise a single storey, flat roofed building to the front of the site, which contains an existing retail shop (currently occupied by ‘M & Co Kids’), and a two storey, much altered Victorian property towards the rear of the site. This building is currently used for storage of stock, office and staffroom in connection with the shop and is constructed in yellow ‘stock’ brick under a hipped, slate roof. 1.3 The site has an overall width of just over 14 metres and a depth of approximately 41 metres, giving a total site area of 0.062ha. There is a vehicular access to the south side of the property, which leads to an area of unmade ground at the rear that contains three mature trees. 1.4 The site is situated on the south-east side of High Road, almost opposite Centric Parade, just to the north of St Mary’s Church and close to the junction with Forest Road. The rear of the site adjoins the rear gardens of two houses in Priory Road (Nos. 27 and 29). No part of the site is within a designated Conservation Area and the existing building on the site is not statutorily listed or on the Council’s ‘Local List’. Front elevation of the building at 213 – 215 High Road, Loughton. H:\PAUL\P.S.Planning & Design\Design & Access Statements\213 -215 High Road, Loughton - supporting statement.docx 3 213 – 215 High Road, Loughton, Essex IG10 1BB. Supporting Planning Statement – New Retail and Residential Development Site Location Plan Site Layout Plan – As Existing H:\PAUL\P.S.Planning & Design\Design & Access Statements\213 -215 High Road, Loughton - supporting statement.docx 4 213 – 215 High Road, Loughton, Essex IG10 1BB. Supporting Planning Statement – New Retail and Residential Development Aerial View of Site (in centre of photo) looking west 2. PLANNING POLICY CONTEXT HISTORY AND BACKGROUND 2.1 The town of Loughton lies to the east of Epping Forest and west of the River Roding, adjoining Chigwell. It is 12 miles from London. Epping Forest has always formed an important part of the wider landscape of Loughton. Over 1,300 acres of the forest were within the ancient parish and were preserved by the Epping Forest Acts of 1871-80. 2.2 The principle road into Loughton from the north leaves the forest about a mile south of the 'Wake Arms', at Goldings Hill and runs south downhill, becoming Church Hill and then High Road and continuing onto Buckhurst Hill and London. For many centuries this road, just over 2 miles long, was the main focus of settlement in the parish. South-east of Goldings Hill is the new Loughton: the large housing estate of Debden, built since 1945 by the London County Council. 2.3 The railway line from London to Loughton, via Stratford and Woodford, was built in 1856, and is now part of the Underground’s Central Line. It enters Loughton from the south and, after passing through Loughton station it makes a wide arc east and north to Theydon Bois and Epping. 2.4 While the concentration of population along the High Road was probably of medieval origin it was no doubt increased by the construction, early in the 17 th century, of the new road through the forest to Epping (Epping High Road). 2.5 The population increased steadily after 1801. By 1821 it was 979 and there were 166 inhabited houses. In 1831 there were 1,269 inhabitants, but the population subsequently remained stationary until the 1850's when the railway was built. H:\PAUL\P.S.Planning & Design\Design & Access Statements\213 -215 High Road, Loughton - supporting statement.docx 5 213 – 215 High Road, Loughton, Essex IG10 1BB. Supporting Planning Statement – New Retail and Residential Development 2.6 Between 1851 and 1871 the population doubled, and there were considerable changes in the landscape of the parish. The railway was the most important new feature. The line from Woodford and London was followed within ten years by an extension to Epping and Ongar. The station was placed at the south-east end of the town. 2.7 Loughton grew very slowly between 1871 and 1881, but between 1881 and 1911 the population rose from 2,851 to 5,433. The new building after 1881 took place mainly on several small estates along or near the main road. 2.8 By 1914 Loughton had changed from a village to a residential town, though still a very small one. The preservation of Epping Forest had prevented any expansion westward. To the east of the town much of the parish was owned by J. Whitaker Maitland (d. 1909), rector and lord of the manor, who rebuilt and lived at Loughton Hall. 2.9 Following Local Government reorganisation in 1973, Loughton became part of the new Epping Forest District Council. The population of Loughton is now estimated at 30,340 (2001 Census). PLANNING HISTORY 2.10 The building that comprises 213 – 215 High Road, Loughton does not appear to have any recent relevant planning history. The last application submitted on the property was for a new shopfront (for Mackays Stores Ltd), which was approved in 2003. 2.11 Planning permission for a change of use of the property from retail (A1) use to restaurant (A3) use was refused in 1998. The full planning history for the property is set out below: Application File Development Date Site Address Status Decision Number Number Description Registered Replacement of 213-215, existing FINAL 09-06- Grant EPF/1115/03 012629 HIGH ROAD, shopfront with DECISION 2003 Permission LOUGHTON new single door shopfront. New shop sign Grant 213-215, and projecting FINAL 09-06- Permission A/EPF/1114/03 012629 HIGH ROAD, sign with trough DECISION 2003 (With LOUGHTON lighting. Conditions) Change of use FINAL 13 -02 - Refuse EPF/0184/98 012629 213-215 HIGH from retail A1 DECISION 1998 Permission ROAD, use to restaurant H:\PAUL\P.S.Planning & Design\Design & Access Statements\213 -215 High Road, Loughton - supporting statement.docx 6 213 – 215 High Road, Loughton, Essex IG10 1BB. Supporting Planning Statement – New Retail and Residential Development LOUGHTON A3 use. Externally illuminated fascia Grant 213-215 High sign (11.36m long FINAL 10-09- Permission A/EPF/0048/86 012629 Road, x 1.2m depth x DECISION 1986 (With Loughton 4.2m overall Conditions) height). 213 -215, HIGH ROAD, NEW SHOP FINAL 06-01- Grant CHI/0002/71 012629 LOUGHTON, FRONT DECISION 1971 Permission ESSEX, IG10 1BB 213 -215, Grant HIGH ROAD, ILLUMINATED FINAL 06-01- Permission A/CHI/0001/71 012629 LOUGHTON, FASCIA SIGN. DECISION 1971 (With ESSEX, IG10 Conditions) 1BB PLANNING POLICY 2.12 The current Development Plan comprises the National Planning Policy Framework and National Planning Policy Guidance. At the local level the District Council uses a mixture of policies from the Adopted Local Plan (1998) and the Adopted Local Plan Alterations (2006). These policies are set out in the Combined Local Plan (1998) and Local Plan Alterations (2006) document dated February 2008. 2.13 Section 38(6) of the Planning and Compulsory Purchase Act (PCPA) 2004 requires planning applications to be determined in accordance with the development plan unless material considerations indicate otherwise. 2.14 The National Planning Policy Framework (NPPF) is a material consideration and therefore policies contained within it must be taken into account in the determination of all planning applications. The NPPF sets out the overarching planning policies aimed at the delivery of sustainable development through the planning system. 2.15 The NPPF states that there are three dimensions to sustainable development: economic, social and environmental. These dimensions give rise to the need for the planning system to perform a number of roles: H:\PAUL\P.S.Planning & Design\Design & Access Statements\213 -215 High Road, Loughton - supporting statement.docx 7 213 – 215 High Road, Loughton, Essex IG10 1BB. Supporting Planning Statement – New Retail and Residential Development • An economic role – contributing to building a strong, responsive and competitive economy, by ensuring that sufficient land of the right type is available in the right places and at the right time to support growth and innovation; and by identifying and coordinating development requirements, including the provision of infrastructure; • A social role – supporting strong, vibrant and healthy communities, by providing the supply of housing required to meet the needs of present and future generations; and by creating a high quality built environment, with accessible local services that reflect the community’s needs and support its health.
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