Land Adjacent to 44A Coopers Close, Chigwell Row, IG7 6EU Planning Statement

Land Adjacent to 44a Coopers Close, Chigwell Row, IG7 6EU Planning Statement

Firstplan Ref: 18083

Date: December 2019

Contents

Section 1 Introduction ...... 4

Section 2 Background Information ...... 5

Section 3 Proposed Development ...... 8

Section 4 Planning Policy Context ...... 10

Section 5 Planning Considerations ...... 21

Section 6 Conclusions ...... 25

Appendix 1: Pre-application Advice Request Response

Section 1 Introduction

1.1 This Planning Statement has been prepared by Firstplan Ltd in support of a full planning application (submitted by BB Partnership on behalf of Moe Ahmad) seeking permission for development of the land adjacent to 44a Coopers Close, Chigwell Row, IG7 6EU. The proposed development for which permission is sought is as follows:

‘Alterations and extension to 44a Coopers Close to develop 1 no. residential dwelling (Use Class C3) including associated access, parking, refuse storage and ancillary works.’

1.2 The application site is located on the eastern edge of Chigwell Row, at the north eastern corner of Coopers Close, to the north of Lambourne Road (B172) and covers approximately 0.14 Hectares of vacant land.

1.3 A pre-application advice request was submitted to Epping Forest District Council (EFDC) in March 2018 and a subsequent meeting was held in April 2018 to discuss the development potential of the site. The development proposal being put forward by this planning application has responded to the advice received from the council which is explained within this Statement.

1.4 This Statement sets out the acceptability of the proposal in planning terms and should be read in conjunction with the associated submitted planning drawings and supporting documents. The remainder of this Statement is structured as follows:

• Section 2 ‐ Development Context discusses the planning history for the Application Site and summarises the pre-application advice received to date. • Section 3 ‐ Details of the Proposed Development introduces the application proposals. • Section 4 ‐ Development Plan Policy provides a commentary on the development plan and NPPF, together with other material considerations. • Section 5 ‐ Planning Considerations evaluates the proposed development against the relevant policies of the planning policy framework • Section 6 - Conclusions sets out the conclusions of this Statement.

Section 2 Background Information

2.1 The site is located on the eastern periphery of Chigwell Row, at the north eastern corner of Coopers Close, to the north of Lambourne Road (B173). Millers Lane runs north beyond a field to the north east. The site sits around 5km to the south of the M11 motorway. Access is taken directly off Coopers Close between properties 44/44a and 46 Coopers Close.

Figure 1: Site aerial with indicative redline

2.2 The site itself comprises approximately 0.14 Hectares and is rectangular in shape. The site sits just beyond the development boundary of Chigwell Row a small village due east of Chigwell, within the allocated Chigwell Parish Boundary. Importantly the site is located within the Green Belt, albeit on the very periphery and comprises poor quality semi-improved grassland with hedgerows and a belt of plantation woodland on its northern and eastern boundary. It also benefits from an existing outbuilding at the very northern boundary.

2.3 The site is bound by residential properties to the south and east, and, is designated as Green Belt however provides a logical and appropriate site for infill development, naturally completing the settlement boundary of Chigwell Row in this location without compromising the Green Belt. Indeed, the site is sustainably located within short walking distance of a range of local services and shops along Lambourne Road, and a new dwelling will help to support these services.

2.4 The site is located entirely within Flood Zone 1 and is at limited risk of flooding. It is not located within a Conservation Area and there are no Tree Preservation Orders (TPO’s) on site.

Planning History

2.5 A search of EFDC’s online planning search portal does not identify any planning history specifically at the site, however there are a number of planning applications that have historically been submitted on land adjacent to 44 Coopers Close as outlined in the table below.

Application Description of Development Decision Reference EPF/0665/14 Application for approval of details reserved by conditions 2, Approved 13/05/14 3 and 6 of planning permission EPF/2466/10. (Renewal of planning permission EPF/2080/05 for proposed two- bedroom house with parking and amenity space) EPF/1078/11 Non-material amendment to EPF/2466/10. (Renewal of Withdrawn 07/12/11 planning permission EPF/2080/05 for proposed to bedroom house with parking and amenity space) EPF/2466/10 Renewal of planning permission EPF/2080/05 for proposed Approved 10/03/11 two-bedroom house with parking and amenity space EPF/2080/05 Proposed construction of a new two-bedroom house Approved 01/02/06 (Revised application) EPF/1115/05 Erection of two bedroom attached house Refused 12/08/05 EPF/1672/04 Erection of detached bungalow with internal garage Refused 18/10/04 (Revised application) EPF/0787/04 Erection of semi-detached house and garage Withdrawn 07/07/04 EPF/0189/88 Single storey rear extension Approved 21/04/89

2.6 This site has a chequered history, as is evidenced by the above table, however for the purposes of this submission, there are no applications considered to be of relevance.

Pre-application Advice

2.7 A pre-application advice request was submitted to EFDC in March 2018 in respect of the application site and a subsequent meeting was held with the council at their offices on 16th April 2018. At this time, pre-application advice was sought in respect of the erection of 5 no. dwellings plus associated access, parking, refuse storage and landscaping.

2.8 The feedback received during the meeting was that such a scheme would likely be refused by the Council due to the level of development proposed and the resultant impact on the Green Belt, coupled with the impact on the amenity and outlook of neighbours. Alternative options were however reviewed during the meeting and the formal written response dated 16th June 2018 (available in Appendix 1) states that:

“a possible alternative way forward would be to build one house as an infill development between no. 46 and the small new dwelling at no. 44a. The latter small house could then be adapted as an annexe to the new infill house, and suitable off- street car parking for 2 cars could be provided. It is also recognised that this parcel of land is separated from adjoining agricultural land and has a similar depth to the rear gardens of nos. 38 to 44 Coopers Close. Consequently, it is likely that this land could all be used as domestic garden for any new infill house.”

2.9 The application proposal subject to this full planning application aligns with the pre-application advice received from EFDC as explained within the following section.

Section 3 Proposed Development

3.1 This Statement is submitted in support of a full planning application for residential development on land adjacent to 44a Coopers Close, Chigwell, Essex, IG7 6EU. The proposed description of development is:

‘Alterations and extension to 44a Coopers Close to develop 1 no. residential dwelling (Use Class C3) including associated access, parking, refuse storage and ancillary works.’

3.2 The proposed development seeks to extend the existing property at 44a Coopers Close to deliver a large 5-bedroom semi-detached family home. The application is accompanied by a number of drawings prepared by BB Partnership which illustrate the development proposals.

3.3 The proposed scheme has been designed to minimise any impact on the Green Belt and provides a high- quality family home. The overall design objective is to deliver a respectful and discreet development that reflects the character and form of the existing street pattern and completes the settlement edge in this location.

3.4 The proposed development is of two storeys, constructed of brick and render with large windows and pitched roof. This design approach seeks to deliver a modern elegant building which is in keeping with the aesthetic of the neighbouring properties. The scale of the dwelling is proportionate to the size of the development plot and is discreetly positioned to complete the street without being a dominant structure.

3.5 The proposed property will benefit from a large rear garden which is comparable to others on Coopers Close. The existing plot boundary planting to the north and east will remain and continue to provide a green buffer to the open Green Belt beyond the site. Additional low boundary planting is proposed to the front of the new property, deliver a defensible boundary and an attractive frontage.

3.6 Access will be taken from the existing access off Coopers Close and the proposal will not result in the need for and changes to this arrangement. Three parking spaces are proposed, one within the integral garage and two surface spaces at the front of the property as illustrated on the proposed ground floor plan below.

Figure 2: Proposed Ground Floor Plan

Section 4 Planning Policy Context

4.1 This section provides a summary of the relevant planning policy framework for the site which includes:

• National Planning Policy Framework (NPPF) (2019) • Combined Policies of Epping Forest District Local Plan 1998 and Alterations 2006 (published 2008) • Emerging policy: • Local Plan Submission Version (2017) • Chigwell Neighbourhood Plan – Submission Version (2018)

4.2 At the pre-application stage, EFDC officers confirmed proposals would be determined against both the saved policies of the Local Plan as well as those within the emerging Local Plan. This is still considered to be the case and both documents are referenced for completeness.

4.3 Whilst the site is not allocated for a specific purpose within the adopted or emerging proposals map, it is identified as falling just within the designated Green Belt boundary.

National Planning Policy Framework (NPPF) (2019)

4.4 The NPPF was published on 27th March 2012, revised on 24 July 2018 and most recently updated in February 2019 and sets out the government’s planning policies for England and how these are expected to be applied. It states that:

“the purpose of the planning system is to contribute to the achievement of sustainable development” by “meeting the needs of the present without comprising the ability of future generations to meet their own needs”.

4.5 Paragraph 10 of the NPPF sets out at the heart of the framework is a “presumption in favour of sustainable development” and Paragraph 11 explains that for decision-taking, this means:

“approving development proposals that accord with an up-to-date development plan without delay; or

where there are no relevant development plan policies, or the policies which are most important for determining the application are out-of-date, granting permission unless:

i. the application of policies in this Framework that protect areas or assets of particular importance provides a clear reason for refusing the development proposed;

ii. any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in this Framework taken as a whole.”

4.6 NPPF Section 4 concerns the decision-making process with Paragraph 38 advising that Local Planning Authorities should approach decisions on proposed development in a positive and creative way. It states that decision-makers at every level should seek to approve applications for sustainable development where possible. Paragraph 47 requires that applications be determined in accordance with the development plan, unless material considerations indicate otherwise.

4.7 Section 5 (Delivering a sufficient supply of homes), paragraph 59 of the NPPF states that:

“To support the Government’s objective of significantly boosting the supply of homes, it is important that a sufficient amount and variety of land can come forward where it is needed, that the needs of groups with specific housing requirements are addressed and that land with permission is developed without unnecessary delay.”

4.8 Section 11 outlines the Government’s approach to making effective use of land. Paragraph 117 advocates making the most of previously developed sites and encourages the effective use of land in meeting the need for homes, while improving the environment and ensuring safe and healthy living conditions. Paragraph 118 part c continues by stating that planning decisions should:

“give substantial weight to the value of using suitable brownfield land within settlements for homes and should ‘promote and support the development of underutilised land and buildings, especially if this would help meet identified needs for housing”.

4.9 Section 12 (Achieving well-designed places) emphasises that high quality buildings and places are fundamental to what the planning and development process should achieve, and that good design is a key aspect of sustainable development.

4.10 NPPF Section 12 relates to design with Paragraph 124 noting that high quality buildings and places are fundamental to what the planning and development process should achieve, and that good design is a key aspect of sustainable development. Paragraph 127 advises that policies and decisions should ensure that developments:

“a) will function well and add to the overall quality of the area, not just for the short term but over the lifetime of the development;

b) are visually attractive as a result of good architecture, layout and appropriate and effective landscaping;

c) are sympathetic to local character and history, including the surrounding built environment and landscape setting, while not preventing or discouraging appropriate innovation or change (such as increased densities);

d) establish or maintain a strong sense of place, using the arrangement of streets, spaces, building types and materials to create attractive, welcoming and distinctive places to live, work and visit;

e) optimise the potential of the site to accommodate and sustain an appropriate amount and mix of development (including green and other public space) and support local facilities and transport networks; and

f) create places that are safe, inclusive and accessible and which promote health and well-being, with a high standard of amenity for existing and future users; and where crime and disorder, and the fear of crime, do not undermine the quality of life or community cohesion and resilience.”

4.11 Paragraph 131 notes that when determining planning applications, the local planning authority should assign great weight to outstanding or innovative designs which promote high levels of sustainability, or

help raise the standard of design more generally in an area, so long as they fit in with the overall form and layout of their surroundings.

4.12 NPPF attaches great important to the Green Belt. Paragraph 133 confirms that the fundamental aim of Green Belt policy is to prevent urban sprawl by keeping land permanently open, noting that the essential characteristics of Green Belts are their openness and permanence.

4.13 Paragraph 134 notes that the five purposes of the Green Belt are:

“a) to check the unrestricted sprawl of large built-up areas;

b) to prevent neighbouring towns merging into one another;

c) to assist in safeguarding the countryside from encroachment;

d) to preserve the setting and special character of historic towns; and

e) to assist in urban regeneration, by encouraging the recycling of derelict and other urban land.”

4.14 Paragraph 143 advises that inappropriate development is by definition harmful to the Green Belt and should not be approved except in very special circumstances.

4.15 Paragraph 144 states that when considering any planning application, local planning authorities should ensure that substantial weight is given to any harm to the Green Belt. ‘Very special circumstances’ will not exist unless the potential harm to the Green Belt by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations.

4.16 Paragraph 145 sets out that local planning authorities should regard the construction of new buildings as inappropriate in the Green Belt. Exceptions to this are:

“a) buildings for agriculture and forestry;

b) the provision of appropriate facilities (in connection with the existing use of land or a change of use) for outdoor sport, outdoor recreation, cemeteries and burial grounds and allotments; as long as the facilities preserve the openness of the Green Belt and do not conflict with the purposes of including land within it;

c) the extension or alteration of a building provided that it does not result in disproportionate additions over and above the size of the original building; d) the replacement of a building, provided the new building is in the same use and not materially larger than the one it replaces;

e) limited infilling in villages;

f) limited affordable housing for local community needs under policies set out in the development plan (including policies for rural exception sites); and

g) limited infilling or the partial or complete redevelopment of previously developed land, whether redundant or in continuing use (excluding temporary buildings), which would:

‒ not have a greater impact on the openness of the Green Belt than the existing development; or

‒ not cause substantial harm to the openness of the Green Belt, where the development would re-use previously developed land and contribute to meeting an identified affordable housing need within the area of the local planning authority.”

4.17 Section 15 of the NPPF places importance on the planning system to contribute to and enhance the natural environment by inter alia, protecting and enhancing valued landscape. Paragraph 175 sets out that local planning authorities should aim to conserve and enhance biodiversity and encourage opportunities to incorporate it in and around developments.

Epping Forest District Local Plan (1998) and Alterations (2006)

4.18 The Epping Forest District Local Plan and Alterations was adopted prior to both the 2012 and current 2019 NPPF. As such, weight will be attributed to adopted policies depending upon their consistency with NPPF. In this instance, the following policies are considered to hold weight when assessing the merit of the development proposals.

4.19 Policy CP2 ‘Protecting the Quality of the Rural and Built Environment’ states that the quality of the rural and built environment will be maintained, conserved and improved by inter alia:

“ii. enhancing and managing, by appropriate use, land in the Metropolitan Green Belt and urban fringe;

iv) safeguarding and enhancing the setting, character and townscape of the urban environment;

v) preserving and enhancing the biodiversity and networks of natural habitats of the area, including river and wildlife corridors and other green chains”

4.20 Policy CP3 ‘New Development’ requires the following criteria to be satisfied for new development:

“i) the development can be accommodated within the existing, committed or planned infrastructure capacity of the area (or that sufficient new infrastructure is provided by the new development/developer);

ii) the development is accessible by existing, committed or planned sustainable means of transport;

iii) sequential approaches have been used to ensure that appropriate types of development, redevelopment or intensification of use take place at suitable locations;

iv) the achievement of a more sustainable balance between local jobs and workers;

v) the scale and nature of development is consistent with the principles of sustainability and respects the character and environment of the locality.”

4.21 Policy GB2A ‘Development in the Green Belt’ sets out what is appropriate development within the Green Belt. The policy states that planning permission will not be granted for the use of land or the construction of new buildings or the change of use or extension of existing buildings unless it is appropriate. One such example of appropriate development under this policy is:

“iv) for other uses which preserve the openness of the Green Belt and which do not conflict with the purposes of including land in the Green Belt”

4.22 Policy DBE1 ‘Design of New Buildings’ sets out that the Council require new buildings to:

“i) respect their setting in terms of scale, proportion, siting, massing, height, orientation, roof-line and detailing;

ii) are of a size and position such that they adopt a significance in the streetscene which is appropriate to their use or function; and

iii) only employ external materials which are sympathetic in colour and texture to the vernacular range of materials.”

4.23 Policy DBE2 (Effect on Neighbouring Properties) advises that permission will not be granted where new buildings have a detrimental impact upon existing neighbouring properties in terms of amenity of function.

4.24 In respect of development within the Green Belt, Policy DEB4 ‘Design in the Green Belt’ states that new buildings will be required to ensure that:

“i) their location respects the wider landscape setting of the site; and

ii) they are of a design which respects local character in terms of traditional plan form and detailing.”

4.25 Policy DBE6 (Car Parking in new development) sets out that the Council require new residential developments to provide convenient and adequately lit parking which does not dominate the streetscene. The relevant parking standards for residential development can be found in Essex County Council’s Parking Standards, Design and Good Practice document (2009). This advises the minimum standard for a 2+ bed houses is 2 parking spaces. This standard excludes garages if they are less than 3 x 7m (internal dimensions). The standards also require visitor parking to be provided calculated at 0.25 spaces per dwelling (unallocated rounded up to the nearest whole number). In respect of cycle parking 1 covered space is required per dwelling. No provision is required if a garage or secure area is provided within the curtilage of the dwelling.

4.26 Policy DBE9 (Loss of amenity) notes that extensions or new developments should not result in an excessive loss of amenity for neighbouring properties. Factors which the Council will take into account will include visual impact, overlooking, loss of daylight/sunlight and noise, smell or other disturbance.

4.27 Policy LL3 (Edge of Settlement) advises that the council will require proposals on the edge of settlements to show a sensitive appreciation to their impact on the landscape. The policy states that this can be achieved by extensive landscaping, reduced densities, using subdued materials/colours and techniques to soften or improve the impact.

Emerging Epping Forest District Local Plan – Submission Version 2017

4.28 The forthcoming Epping Forest District Local Plan was submitted to the Secretary of State for examination on 21st September 2018. The Hearing Stage of the Examination into the soundness and legal compliance of the Submission Version Local Plan (SVLP) closed on 11 June 2019. At the end of this process the Inspector advised that changes would be required to remedy issues of soundness. The Plan is anticipated to be adopted during the course of 2020. Whilst the SVLP has not been adopted it is at a relatively advanced stage and sets out the Council’s direction of travel in planning policy terms. As such, it is considered to have considerable weight and be a material consideration in determining the planning application proposals.

4.29 Emerging Policy SP1 ‘Presumption in Favour of Sustainable Development’ states that the Council will take a positive approach to the consideration of development proposals, reflecting the presumption in favour of sustainable development contained in the NPPF. The policy goes onto to say that proposals which accord with the development plan will be approved.

4.30 Policy SP6 ‘Green Belt and District Open Lane’ states that the openness of the Green Belt will be protected from inappropriate development in accordance with national planning policy and Policy DM4.

4.31 Policy DM4 ‘Green Belt’ confirms that the purpose of the Green Belt is to:

“i) Check the unrestricted sprawl of large built up areas;

ii) Prevent neighbouring towns from merging into one another;

iii) Safeguard the countryside from encroachment;

iv) Preserve the setting and special character of historic towns; and

v) Assist urban regeneration by encouraging the recycling of derelict and other urban land.”

4.32 Policy DM4 continues by stating that within the Green Belt planning permission will not be granted for inappropriate development, except in very special circumstances, in accordance with national policy. The policy advises that the construction of new buildings is inappropriate development in the Green Belt, however it notes a number of exceptions to this, one such an exception being:

“Limited infilling or the partial or complete redevelopment of previously developed land, which would not have a greater impact on the openness of the Green Belt and the purpose of including land within it than the existing development.”

4.33 Policy DM9 ‘High Quality Design’ requires all new development to achieve a high specification of design and contribute to the distinctive character and amenity of the local area. The Council will require all development proposals to be design-led and:

“i) relate positively to their context;

ii) make a positive contribution to a place;

iii) where appropriate, incorporate sustainable design and construction principles that consider adaptation and mitigation approaches to address climate change;

iv) are planned, where appropriate, to minimise vulnerability to climate change impacts and which will not exacerbate vulnerability in other areas; and

v) incorporate design measures to reduce social exclusion, the risk of crime, and the fear of crime.”

4.34 Additionally, Policy DM9 states that proposals must take into account the privacy and amenity of the developments users and neighbours. Development proposals must, amongst other things, provide adequate daylight, sunlight and open aspects to all parts of the development and adjacent buildings,

avoiding overlook and loss or privacy, not result in an overbearing or overly enclosed built form and address any environmental impacts.

4.35 In regard to design, Policy DM10 ‘Housing Design and Quality’ states, amongst other things that:

“A. All new housing development is required to meet or exceed the minimum internal space standards set out in National Prescribed Space Standards and open space standards.

C. Where appropriate development proposals should seek to include enhanced provision of green infrastructure, including the quantity and quality of landscaped areas, tree provision and the provision of additional open space as required by Policy DM5 and DM6.

E. Extensions or alterations to residential buildings will be required to respect and/or complement the form, setting, period, detailing of the original buildings. Matching or complementary materials should be used.”

4.36 Chapter 5 of the SVLP ‘Places’ sets out the vision and policies for settlements and Town/Small District Centres. The vision for Chigwell includes a reference to the fact that there will be a:

“Focus on brownfield sites and sustainable Green Belt release will ensure the existing visual identity of the settlement is maintained while providing future homes. In particular the important gap between Chigwell Row at the north and Hainault at the south will be protected.

4.37 Policy P7 ‘Chigwell’, Part I notes that in addition to the requirements set out for the Limes Farm Strategic Masterplan, the Masterplan must make provision for, inter alia:

“i) a minimum of 100 additional homes delivered in the plan-period”

iii) ensuring high quality design which considers appropriate layout, height, scale, massing, and materials”

Chigwell Neighbourhood Plan 2018-2033 (Submission Plan March 2018)

4.38 The Chigwell Parish Council Neighbourhood Plan was submitted for examination in July 2018. The Inspector concluded that the submission version did not meet all the statutory requirements and should not proceed to referendum. Although the Plan has not progressed to adoption it has been referenced below to provide an indication on the Parish Councils ‘direction of travel’ in policy terms.

4.39 Policy CHG3 (Chigwell Row – A Sustainable Community) states that:

“Development proposals to improve the sustainability of Chigwell Row as a distinct village settlement will be supported. Where such proposals are located in the Green Belt adjoining the inset settlement boundary, they will be supported, provided they can demonstrate they will not compromise the essential open character of the Green Belt and their public benefits are such to provide very special circumstances.”

4.40 Policy CHG8 (Promoting Good Design in the Parish) advises proposals will be supported where the design respects the important features of the street scene and proposes materials which are in keeping and not obviously incongruous with the character of the parish.

Summary

4.41 Development plan policy and guidance is supportive of sustainable development, and at the heart of the NPPF is a ‘presumption in favour of sustainable development’. The delivery of housing in sustainable locations is encouraged at all policy levels.

4.42 The application site is not subject to a site-specific allocation and thus is subject to the wider provisions of the development plan and material considerations relevant to the proposals. The application site is located within the Green Belt, and there is a presumption against inappropriate development except where ‘very special circumstances’ exist, or where the development meets the criteria of an exception to Green Belt policy, including limited infilling.

4.43 In terms of design, proposals should be of high-quality and should enhance the character and appearance of the area, whilst new housing should provide a satisfactory standard of accommodation, including appropriate room sizes, layout, appropriate levels of daylight/sunlight and access to amenity space.

Section 5 Planning Considerations

5.1 This section assesses the proposed development in context of the relevant planning policy framework. The key issues arising are:

• Principle of development within the Green Belt; • Design, scale, massing and layout; • Residential Amenity; • Landscape; and • Access and parking.

Principle of Development within the Green Belt

5.2 The site is located in a sustainable and accessible location, well related and connected to Chigwell Row village. The site is undeveloped for the most part, however it includes a small outbuilding on the very northern boundary. Notwithstanding this, the Green Belt designation requires any development to be justified and for it to be demonstrated that the development is either ‘appropriate’ in terms of adopted Green Belt policy or that ‘very special circumstances’ exist which outweigh any harm caused to Green Belt through ‘inappropriate’ development.

5.3 The NPPF sets out that new buildings within the Green Belt should be regarded as ‘inappropriate development’ (NPPF, para 145). However, the NPPF paragraph 145 continues by stating that there are exceptions to this which include limited infilling in villages and limited infilling or the partial or complete redevelopment of previously developed land, whether redundant or in continuing use, providing future development does not have a greater impact or cause substantial harm to the openness of the Green Belt.

5.4 Both adopted and local plan policy reflect the national policy stance with regards to development within the Green Belt.

5.5 The application site is just within the Green Belt boundary, however also sits directly adjacent to the development boundary of Chigwell Row. 44a Coopers Close lies to the east and 46 Coopers Close sits directly adjacent to the south. The site currently represents a gap within the settlement edge.

5.6 Figures 3 and 4 below demonstrate that the positioning of the proposed development continue the existing building line on the street frontage and the new extended property will sit comfortably within the established settlement. The proposed development represents a clear and logical addition to Chigwell Row, neatly completing the settlement boundary in this location, creating a stronger boundary edge.

Figure 3: Screenshot from adopted Proposals Figure 4: Proposed Site Plan

5.7 Developing a building within this location will not conflict with the purposes of the Green Belt. It will not cause unrestricted sprawl, cause towns to merge, result in encroachment, impact on the setting/special character of a historic town, or cause any negative impacts on the urban regeneration of areas. Rather, the proposed development will support, and is consistent with the aims of the Green Belt. By completing the settlement edge in this location, Chigwell Row is better protected against urban sprawl and future Green Belt encroachment, on the basis that a stronger and more robust settlement edge will be created.

5.8 The proposed development is considered to represent an exception to inappropriate development within the Green Belt on the basis it constitutes very limited infill development which will not significantly detract from the openness of the Green Belt in this location.

5.9 The application site is tucked away from public view and will continue the general building line of 44a Coopers Close. Given the residential layout and context of the area, whilst also recognising the lack of public access from this location into the Green Belt, the extension of 44a to create a larger family home is not considered to have any greater impact than the existing situation, or cause substantial harm to the openness of the Green Belt.

Design, Scale and Massing

5.10 Policy DBE4 ‘Design in the Green Belt’ and emerging Policy DBE1 ‘Design of New Buildings’ states that proposals for new development should provide good design and relate positively to its context and make a positive contribution to a place that is appropriate to its location, scale and function. Furthermore, NPPF paragraph 127 states that a development should optimise the potential of the site to accommodate an appropriate amount and mix of development and be visually attractive as a result of good architecture, layout and appropriate and effective landscaping.

5.11 The drawings which accompany the planning application illustrate that the proposed extension to 44a will deliver a new property which comfortably sits within the plot and aligns with the existing building line, form and massing within the area. The design of the property complements the site context and will provide a high-quality home with a generous private garden to the rear. The proposed arrangement for the site is considered to be the most appropriate layout, naturally completes the settlement boundary and does not result in over development which would be out of context for the area.

5.12 In respect of materials, brick and render are proposed which continue the current aesthetic of the area.

Residential Amenity

5.13 The proposed development will lie to the north and east of existing dwellings (Nos. 44 and 46 Coopers Close). The need to maintain the residential amenity of these two properties has been a primary design consideration alongside the need to deal with the constraints of the Green Belt. Specific attention has therefore been given so the proposals in terms of separation distances, privacy and daylight/sunlight. The separation distances to no. 46 are comparable with the plot layouts of neighbouring properties and will not result in an overbearing development which would cause excessive loss of daylight, sunlight or outlook. Rather the design has been derived to respect adjacent properties complying with adopted and emerging policies.

Landscape

5.14 The proposed ground floor plan includes indicative landscaping to the front of the plot which will visually tie the new building and integrate this with the landscaping to the front of the existing properties on Coopers Close.

5.15 The existing boundary planting to the rear of the plot will be retained maintaining a soft green edge to the development plot which is completely compatible with the Green Belt.

5.16 The rear garden will be appropriately landscape to align with the residential use.

Transport and Access

5.17 Given that the proposal is extending an existing property the number of traffic movements is unlikely to significantly increase post development. It is therefore not considered that the traffic associated with the proposal will have any detrimental impact on the local road network. The site is relatively well served by public transport and is within easy walking distance of services and amenities within the centre of Chigwell Row, representing a sustainable location.

5.18 In respect of car parking, 3 spaces are proposed in line with the minimum parking standards; one space within the integral garage and two surface spaces to the front of the property. In line with the parking standards, there is no separate cycle parking provision included within the layout on the basis a garage is provided.

Summary

5.19 The proposed development represents a sustainable and viable residential scheme that complies with the relevant national and local planning policies and respond to the pre-application advice received from EFDC.

5.22 The site is within easy access of existing services and does not require the provision of any additional infrastructure.

5.23 As set out within the preceding text, the proposal represents an exception to inappropriate development in the Green Belt. The extension of 44a Coopers Close will deliver appropriate infill development providing a larger family home without detracting from, or harming, the openness of the Green Belt in this location. Moreover, it will strengthen the settlement boundary and prevent against urban sprawl and encroachment into the Green Belt in the future.

5.24 The design, layout and massing of the proposal respect the residential character and Green Belt setting of the site and provide a high-quality development which aligns with the surrounding built form. There are no environmental impacts of the proposed development that are significant or cannot be mitigated to an appropriate level and the development will not detract from the amenity of existing residents.

Section 6 Conclusions

6.1 This Statement has been prepared in support of a full planning application for the alterations and extension to 44a Coopers Close to develop 1 no. 5 bed house (Use Class C3) including associated access, parking, refuse storage and landscaping.

6.2 This Statement has outlined that whilst the site is located within the Green Belt, the proposals will form a natural extension to the existing settlement, and the unique nature and location of this site will ensure that post development, future urban encroachment into the Green Belt is resisted.

6.3 The NPPF states that the construction of buildings within the Green Belt is inappropriate, however provides limited exceptions including some infill development within villages. This Statement has set out why the development is considered to be an exception to inappropriate development in the Green Belt, as it will not significantly harm the openness of the Green Belt and is completely consistent with the aims of NPPF. Importantly, developing the site as proposed and completing the development boundary of Chigwell will ensure that urban sprawl will be contained and therefore stop future encroachment into the Green Belt. It has therefore been demonstrated that the proposed development will not affect any of the five key purposes of including land within the Green Belt.

6.4 Accordingly, the limited infilling of this site will therefore ensure the natural and logical completion of the settlement boundary of Chigwell Row, and will assist in the long-term protection, whilst not impacting on the openness on the Green Belt.

6.5 The proposed development will support the LPA delivering family housing and will make the most efficient use of land within a sustainable location, without having a significant impact on the Green Belt.

6.6 The proposed scheme therefore accords with national and local planning and should be welcomed.

Appendix 1

Date: 16/6/18

Our ref: EF\2018\ENQ\00296

Your ref: FVL/pre-app/270318/la

Governance Directorate Civic Offices High Street Epping Mr. Leonard Appleby Essex CM16 4BZ BP Partnership Ltd Telephone: 01992 564514 Studios 33-34, 10 Hornsey St. London N7 8EL Facsimile: 01992 564229 DX: 40409 Epping email: [email protected]

Land adjacent to 44, Coopers Close, Chigwell. Pre application proposal for the erection of 5 two storey houses.

Thank you for your pre application proposal received on 28/3/18, and I refer also to my meeting with you, Steve Taylor and Mark Shearman on 16/4/18.

The site lies in the Green Belt and is not an allocated site in the 2017 Submission Version of the Local Plan (SVLP). Therefore it constitutes inappropriate development that would harm the open character of the Green Belt contrary to policy DM4 of the SVLP. In this context I would also add that a proposal for housing development on adjoining agricultural land has now been omitted in the latest version of the Chigwell Neighbourhood Plan.

It is also considered that the proposed houses would reduce the amenity and outlook of nearby houses, particularly no.46 Coopers Close, and that loss of privacy would be caused to neighbouring houses and gardens. The proposal therefore is also contrary to policy DM9 of the SVLP.

For the above reasons I am of the opinion that any planning application lodged for the erection of these 5 houses would very likely be refused planning permission.

As we discussed a possible alternative way forward would be to build one house as an infill development between no. 46 and the small new dwelling at no. 44a. The latter small house could then be adapted as an annexe to the new infill house, and suitable off street car parking for 2 cars could be provided. It is also recognised that this parcel of land is separated from adjoining agricultural land, and has a similar depth to rear gardens of nos.38 to 44 Coopers Close. Consequently, it is likely that this land could all be used as domestic garden for any new infill house.

As you will appreciate the above comments are given without prejudice to the final decision of the Council on any planning application submitted.

1 Finally, should planning permission be granted for your proposal, please be aware that our colleagues in Building Control currently provide free pre-application advice for your Building Regulations application, which can save you time and money. Please contact Building Control on 01992 564141 to speak to one of our surveyors.

Yours sincerely,

David Baker, Planning Officer

Firstplan Ltd Bramah House 65-71 Bermondsey Street London SE1 3XF

T: 020 3096 7000 www.firstplan.co.uk

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