213 – 215 High Road, , , 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 and west of the River Roding, adjoining . 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 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 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. Social and cultural well-being; and,

• An environmental role – contributing to protecting and enhancing our natural, built and historic environment; and, as part of this, helping to improve biodiversity, use natural resources prudently, minimise waste and pollution, and mitigate and adapt to climate change including moving to a low carbon economy.

2.16 At the heart of the National Planning Policy Framework is a ‘ presumption in favour of sustainable development ’: • For plan making this means that local planning authorities (LPAs) should positively seek opportunities to meet the development needs of their area. Local plans should meet objectively assessed needs, with sufficient flexibility to adapt to rapid change, unless: any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in the NPPF taken as a whole; or, specific policies in the NPPF indicate that development should be restricted;

• For decision making this means approving development proposals that accord with the development plan without delay; and, where the development is absent, silent or relevant policies are out-of-date, granting planning permission unless any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in the NPPF taken as a whole, or specific policies in the NPPF indicate development should be restricted.

2.17 To significantly boost the supply of housing, local planning authorities should identify and update annually a supply of specific deliverable sites sufficient to provide five years’ worth of housing against their housing requirements. Housing applications should be considered in the context of the presumption in favour of sustainable development. Relevant policies for the supply of housing should not be considered up-to-date if the local planning authority cannot demonstrate a five-year supply of deliverable housing sites.

H:\PAUL\P.S.Planning & Design\Design & Access Statements\213 -215 High Road, Loughton - supporting statement.docx

8 213 – 215 High Road, Loughton, Essex IG10 1BB.

Supporting Planning Statement – New Retail and Residential Development

2.18 Policy TC1 of the District Council’s adopted Combined Local Plan sets out a “Town Centre Hierarchy” and lists Loughton High Road as a principal town centre, along with Epping and , the highest category of town centre. The policy states: “The Council will, in principle, permit proposals which should sustain or improve the vitality and viability of any of the centres, and which will either maintain or not adversely affect their position in the hierarchy. Larger-scale development is therefore only appropriate in the principal centres. Proposals for retail and other town centre uses on edge-of-centre or out-of-centre sites will be assessed in terms of:

i) whether they adversely affect the vitality and viability of existing centres within the District; and

ii) all other plan policies”.

2.19 Policy TC2 sets out a sequential approach to the consideration of sites for retail uses outside principal town centres, although this policy is not applicable to the proposals contained in this application. 2.20 Policy TC3 of the Local Plan deals with the function of town centres and states: “In the principal, smaller and district centres the Council will: (i) Permit new retail and other town centre uses that make the centres attractive and useful places to shop, work and visit throughout the day and evening; and, (ii) Permit residential accommodation in appropriate locations but not at ground floor level; and, (iii) Refuse proposals that would prejudice the potential of upper floors as living or business accommodation; and, (iv) Refuse proposals which would result in stretches of “dead” daytime frontage.”

2.21 The extract plan shown overleaf shows the boundary of the part of the Loughton High Road Town Centre (edged by the blue line) within which the application site is located. The site is also shown as being within an area of ‘Key Retail Frontage’, where Policy TC4 applies, which deals with the assessment of non-retail uses at ground floor level. Once again this policy is not applicable to this application since it involves new retail uses at ground floor level within the key retail frontage.

H:\PAUL\P.S.Planning & Design\Design & Access Statements\213 -215 High Road, Loughton - supporting statement.docx

9 213 – 215 High Road, Loughton, Essex IG10 1BB.

Supporting Planning Statement – New Retail and Residential Development

Extract from Proposals Map for Loughton (Application Site shown by red star).

EVALUATION 2.22 The NPPF seeks to ensure the vitality of town centres, emphasising that planning policies should be positive, promote competitive town centre environments and set out policies for the management and growth of centres. It also stresses that in drawing up Local Plans, local planning authorities should allocate a range of suitable sites to meet the scale and type of retail, leisure, commercial, office, tourism, cultural, community and residential development needed in town centres. 2.23 Adopted local planning policy also clearly seeks to protect ground floor retail uses within town centres, particularly those within defined areas of “key retail frontage”. 2.24 Policy TC3 states that the Council will permit new retail and other town centre uses that make them attractive and useful places to shop, work and visit throughout the day and evening. The replacement retail element of the proposals is therefore clearly acceptable in terms of planning policy and will create two separate retail units better suited to meet the current demand for smaller shops in this part of the High Road. 2.25 Policy TC3 also states that residential accommodation will be permitted in appropriate locations within town centres, but preferably not at ground floor level.

H:\PAUL\P.S.Planning & Design\Design & Access Statements\213 -215 High Road, Loughton - supporting statement.docx

10 213 – 215 High Road, Loughton, Essex IG10 1BB.

Supporting Planning Statement – New Retail and Residential Development

2.26 In this context, it should be noted that the existing retail use has a total gross floor area of around 185 square metres and that the proposed retail area (as two separate, smaller retail units) has a total gross floor area of 187.3 square metres. There would be therefore be no loss of retail floorspace with the proposed redevelopment of the site. 2.27 The site as a whole is currently developed to a relatively low overall density for a key town centre site and the rear part of the site performs no useful function at present. The proposed plans demonstrate that there is clearly sufficient space at ground floor to accommodate a similar level of retail floorspace to the existing, as well as a modest residential unit – a single one bedroom flat at the rear of the proposed new building. It is also possible to accommodate the necessary internal staircase and lift to allow access to the proposed upper floors, which would provide further residential units – 6 x 1 bed flats, three on each floor (first and second). These residential units will clearly add to the vitality and attractiveness of this part of the town centre, as well as providing accommodation for new residents who will support the existing shops, restaurants and other services and facilities in the area. 2.28 Similarly, the site is also of sufficient size to adequately accommodate the modest office building shown on the plans, which will also add to the vitality of the area. There is also sufficient space within this part of the site to provide at least one parking space for the office use, if necessary. 2.29 Accordingly, there is no planning policy justification to resist the proposed redevelopment of the site for retail, residential and office use, subject to appropriately worded conditions concerning the provision of facilities for refuse and cycle storage.

3. SCHEME CONTENT

USE AND LAYOUT 3.1 The redevelopment of the site proposes a mix of uses, with the ground floor of the new building being primarily used to provide two new retail units, each with a net internal floorspace of around 77 square metres (i.e. excluding WC and kitchen areas). The rear section of the new building (at ground floor level), would provide an entrance lobby on the south side of the building, giving access to the two upper floors of the building, which would provide 6 x 1 bedroom flats – three on each floor. In addition, the rear ground floor section of the building would provide an additional one bedroom flat with a small rear garden area at the back of the building. 3.2 The side entrance lobby to the new building would contain both staircase and lift access to the upper floors, as well as providing access to the basement storage area of the existing building on the site, which would be retained to provide storage for residents of the new flats. 3.3 At the rear of the site, the existing mature trees would be retained and two new, single storey buildings would be erected – one to provide a bin and cycle store, and the other to provide a bespoke office building.

H:\PAUL\P.S.Planning & Design\Design & Access Statements\213 -215 High Road, Loughton - supporting statement.docx

11 213 – 215 High Road, Loughton, Essex IG10 1BB.

Supporting Planning Statement – New Retail and Residential Development

3.4 Each of the proposed flats would comprise a single living/dining/kitchen area, together with a double bedroom and bathroom. The office building would comprise a main office area together with WC and small kitchen.

PROPOSED PLANS

H:\PAUL\P.S.Planning & Design\Design & Access Statements\213 -215 High Road, Loughton - supporting statement.docx

12 213 – 215 High Road, Loughton, Essex IG10 1BB.

Supporting Planning Statement – New Retail and Residential Development

SCALE 3.5 The buildings immediately adjoining the site to the south are two storeys in height with a pitched roof over (see below). The proposed new building would be a similar overall height, but with a second floor accommodated within a ‘mansard’ style roof area. 3.6 The scale and height of properties in the wider area of this part of the High Road is mixed, with buildings varying from two to four storeys in height. One of the latest buildings to be built in this part of Loughton (at 184 - 186 High Road, opposite the application site), is in fact four storeys in height with three floors of flats over a building society at ground floor. The adjoining building, which probably dates from the 1960s is also four storeys in height (188 – 194 High Road), and this adjoins the single storey buildings that comprise Centric Parade. The buildings to the north of the application site have similar single storey front sections facing onto High Road, with two storey (usually earlier) building sections to the rear. 3.7 The proposed new building would have a width of 12.5 metres and a depth (at ground floor) that averages around 27 metres. The upper section of the building would incorporate a front facade that is set back between 3.6 metres and 4.6 metres from the ground floor shopfronts, and the depth of the upper section of the building would be 23.3 metres. The overall height of the building (measured to the flat roof section of the upper floor section) would be 9.55 metres 3.8 The ground floor flats at the rear of the building (on all three floors – ground, first and second) would have the same internal layout and dimensions and each flat would have a total floor area of around 95 square metres. The two flats at the front section of each of the upper floors of the building would also have the same internal layout and dimensions with Flats 3 and 6 having a total floor area of around 73.6 square metres, and Flats 4 and 7 having a total floor area of around 62 square metres.

H:\PAUL\P.S.Planning & Design\Design & Access Statements\213 -215 High Road, Loughton - supporting statement.docx

13 213 – 215 High Road, Loughton, Essex IG10 1BB.

Supporting Planning Statement – New Retail and Residential Development

3.9 The proposed single storey office building to the rear of the site would have a gross floor area of 25.5 square metres, with external dimensions of 7.7 metres by 3.9 metres. The overall height of this building would be 2.75 metres. The proposed bin/cycle store would have a similar height with external dimensions of 4.5m x 3.75m.

APPEARANCE 3.10 The external appearance of the new building has been carefully designed to reflect other properties in the immediate area and would reflect the ‘Victorian’ character of other buildings. This would be achieved through the use of traditional sash windows on the upper floors and the re-use of the yellow stock bricks from the original building (once it is demolished), for the front and rear elevations. Matching yellow stock bricks would be used for the side elevations. 3.11 The main facade of the building has been carefully detailed to reflect traditional shopfront elements (pilaster, fascia, cornice etc) on the ground floor, which would comprise two separate shop units. The main fascia/cornice level would line-through with the adjacent property (217 – 219 High Road) and conceal the flat roof section in front of the first and second floor section of the building. 3.12 The second floor would be contained entirely within the new roof space, which would incorporate a ‘mansard’ style design with two distinct pitched roof sections in a traditional manner. The sloping sections of the roof would be clad with slate and incorporate a reconstituted stone coping cornice feature at the top of the front wall. The main section of the roof between the front and rear mansard sections would be flat. 3.13 The single storey buildings to the rear of the site (office and bin/cycle store) would also be built using yellow stock bricks and incorporate a traditional parapet wall detail with tile creasing to the roof. The office building would have simple casement style windows.

ACCESS 3.14 No off-street parking can be provided within the application site, but given its town centre location and the proximity of nearby car parks, shops and public transport services, it is envisaged that residents of the new flats would be unlikely to be car owners. One off-street parking space could be provided for the office building, if considered necessary. The nearest public car parks can be found in Clifton Road, Smarts Lane, The Drive and Traps Hill. 3.15 The new flats within the development would be within 300 metres of the Marks and Spencer store in High Road, and within 750 metres of Loughton tube station. A number of bus services run along High Road, providing services to Epping, Ongar, Harlow, Waltham Cross, Waltham Abbey, Ilford, Debden, Chingford and South Chingford. The site must therefore be considered to be in a highly sustainable location and one where a sensitive mixed-use development is entirely appropriate and supported by national and local planning policy.

H:\PAUL\P.S.Planning & Design\Design & Access Statements\213 -215 High Road, Loughton - supporting statement.docx

14 213 – 215 High Road, Loughton, Essex IG10 1BB.

Supporting Planning Statement – New Retail and Residential Development

3.16 The new retail units would be designed to meet current access requirements for disabled and less able shoppers via the main entrances onto High Road, and each unit would also incorporate a fully wheelchair accessible WC. 3.17 Access to the proposed flats would be via the new side entrance in the south elevation of the building, which would serve the entrance lobby area, basement storage area and Flat 1 at ground floor level. The lobby area would include the staircase and lift giving access to each of the upper floors (Flats 2 – 7). Full wheelchair access would therefore be provided to each flat.

4. CONCLUSIONS 4.1 The application premises are situated within the designated town centre of Loughton where national planning policy and the Council’s adopted local planning policies permits a range of town centre uses that will ensure the continued vitality and viability of the area. 4.2 The NPPF seeks to ensure the vitality of town centres, emphasising that planning policies should be positive, promote competitive town centre environments and set out policies for the management and growth of centres. The uses proposed for the new buildings that would occupy the site (retail, residential and office) are entirely appropriate for this location and will enhance this part of the town centre. 4.3 Adopted local planning policy also clearly seeks to protect ground floor retail uses within town centres, particularly those within defined areas of “key retail frontage”, and to permit new retail and other town centre uses that make them attractive and useful places to shop, work and visit throughout the day and evening. The replacement retail element of the proposals is therefore clearly acceptable in terms of planning policy and will create two separate retail units better suited to meet the current demand for smaller shops in this part of the High Road. 4.4 The site as a whole is currently developed to a relatively low overall density for a key town centre site and the rear part of the site performs no useful function at present. The proposed plans demonstrate that there is clearly sufficient space at ground floor to accommodate a similar level of retail floorspace to the existing, as well as a modest residential unit – a single one bedroom flat at the rear of the proposed new building. 4.5 The application site is situated in a highly sustainable location at the heart of the town centre of Loughton, in close proximity to all local services and amenities. The site is also located on several major bus routes and is within easy walking distance of Loughton tube station. 4.6 Accordingly, there are no planning policy reasons to resist the proposed redevelopment of the site for retail, residential and office use, subject to appropriately worded conditions, and for all of the above reasons, it is submitted that there are no valid planning reasons to justify refusal of this application.

H:\PAUL\P.S.Planning & Design\Design & Access Statements\213 -215 High Road, Loughton - supporting statement.docx

15