Planning Development Control Committee Following the Applicant’S Request for Time to Submit Revised Plans

COMMITTEE: PLANNING PLACE: COUNCIL DEVELOPMENT CONTROL CHAMBER DATE: WEDNESDAY CO-ORDINATOR: MS L JONES 14 FEBRUARY 2007 Committee Co-ordinator TIME: 7.00 pm (Ext. 2691)

N.B. This meeting will be subject to a Webcast broadcast live on the Internet

TO: Crs: Miss Monnickendam (Chairman), Ms Golding (Vice-Chairman), Mrs Brehaut, Brown, Mrs Coe, Good, Mrs Holmes, Mrs Hubbard, MacLellan, Minns, Mrs Monnickendam, Myers, Parker, Mrs Pound and Mrs Sheehan.

Nominated Substitutes: Crs: Elphick, Faragher, Hardy and Mrs McGinley.

Co-opted Representatives: Mr Afteni (Mountnessing PC), Mrs Dicker (Doddinghurst PC), Mr Bland (Stondon Massey PC), Mr Day (Ingatestone and Fryerning PC), Mr Jardine (Kelvedon Hatch PC), Mrs Smith (Blackmore, Hook End & Wyatts Green PC), Mrs Savill (Navestock PC), Mr Bayless (Herongate & Ingrave PC) and Mr Crowley (West Horndon PC).

MEMBERS ARE RESPECTFULLY SUMMONED TO ATTEND THE ABOVE MEETING TO TRANSACT THE BUSINESS SET OUT BELOW.

Chief Executive & Town Clerk

AGENDA

PART ONE

(Items which, in the opinion of the Chief Executive & Town Clerk, will be considered with the public present at the meeting. Details of Background Documents relied upon in the reports before the Committee are attached as an appendix to this Agenda.)

1 1. APOLOGIES FOR ABSENCE

2. MINUTES OF THE PLANNING COMMITTEE MEETING HELD ON 17.1.2007

Members are requested to bring with them to the meeting their Minutes folder. The Committee is invited to approve the Minutes of the Planning Committee held on 17.1.2007.

3. PLANNING APPLICATIONS AND MATTERS

The Committee is requested to consider the applications and matters contained in Agenda Items 4 to 14 as follows:-

Agenda Application Location/Subject Ward Page Item No No No

4 BRW/1053/2006 Land Rear of Hutton Central 4 Sylvia Avenue and Hutton South Brindles Close Hutton

5 BRW/652/2006 79 Priests Lane Shenfield 15 Shenfield Brentwood

6 BRW/1036/2006 Land Adjoining Pilgrims Hatch 20 14 Lancaster Close Pilgrims Hatch Brentwood

7 BRW/977/2006 8 Wansford Close Brentwood 26 Brentwood West

8 BRW/1068/2006 1 Pear Trees Herongate 29 Ingrave Ingrave & Brentwood West Horndon

9 BRW/1095/2006 11 Cadogan Avenue Herongate 32 West Horndon Ingrave & Brentwood West Horndon

10 BRW/723/2006 15 Avenue Road Warley 34 Warley Brentwood

11 BRW/916/2006 Former British Brentwood 44 Gas Site West St James’ Road/ Wharf Road Brentwood

2 Agenda Application Location/Subject Ward Page Item No No No

12 BRW/1127/2006 Site of Former Holly Brentwood 60 Trees Primary School West & No 31 Junction Road Brentwood

13 BRW/133/2006 Colmar Farm South Weald 69 Weald Park Way South Weald Brentwood

14 Urgent Business 70

3 4. LAND REAR OF SYLVIA AVENUE AND BRINDLES CLOSE HUTTON BRENTWOOD CM13 2HP DEMOLITION OF NO. 32 SYLVIA AVENUE AND ERECTION OF 33 RESIDENTIAL UNITS COMPRISING A MIX OF FLATS AND HOUSES TOGETHER WITH FORMATION OF ACCESS ROAD (OUTLINE APPLICATION) (APPLICATION NO: BRW/1053/2006

SITE PLAN ATTACHED Appendix 1

Ward: Hutton Central Zoning: Residential Hutton South Metropolitan Green Belt Parish: Policies: CP1, CP2, CP3, CP4, H1, H6, H6A, H8, H15, H18, T4, T7, GB1, LT5, C4, C7, C9, C25

1.0 The Application

1.1 The application proposes the demolition of no. 32 Sylvia Avenue and the erection of 33 residential units comprising a mix of flats and houses together with the formation of an access road. The application is submitted in outline form with all matters, except means of access, reserved for future consideration.

1.2 An indicative Unit Summary suggests that the scheme, could comprise 8 one-bedroom flats, 8 two-bedroom flats, 9 three-bedroom houses and 8 four-bedroom houses.

1.3 The density of the proposed development would comprise 30.3 dwelling units per hectare. Amenity space for the one and two-bedroom flats is shown to be in excess of 25sq.m. per flat. Whilst 2 three-bedroom houses have 95sq.m. of private amenity space, the remaining three and four-bedroom houses each have in excess of 100sq.m.

1.4 Car parking is shown at a rate of in excess of 1.6 spaces per unit (53 spaces in total) and is provided by way of three parking courtyards together with eleven spaces provided adjacent to the highway.

1.5 Of the 33 units, 39.4% are proposed to be provided for affordable purposes, with 33.3% affordable rented and 6.1% shared equity tenure. The affordable housing is distributed evenly throughout the site.

1.6 An area of woodland is shown to be retained and maintained in the south eastern corner of the site.

1.7 The application is accompanied by a Supporting Statement and Landscape Strategy.

4 1.8 This current application has been submitted following the refusal of planning application reference BRW/804/2005 on 7 August 2006. That application was also submitted in outline form with all matters, except means of access, reserved for future consideration. Application reference BRW/804/2006 proposed: x 26 residential units comprising a mix of flats and houses x 9 units (35%) allocated for affordable housing purposes x Affordable housing located within the western part of the site x Car parking allocated at 1.5 spaces per unit (39 spaces in total) x Density of proposal comprises 23 dwellings per hectare

2.0 The Site

2.1 The 1.09 hectare site is located on land south of Brindles Close and east of Sylvia Avenue. The site is locally known as ‘Brindles Wood’.

2.2 The site is bounded by existing dwellings and their associated curtilages to the north, east and west. Open countryside bounds the site to the south. Public Footpath 93 runs north-south on the western boundary.

2.3 The site is subject to three Tree Preservation Orders.

3.0 Planning Policy

3.1 The site is allocated for residential purposes. The retained woodland in the south-eastern corner of the site forms part of the Metropolitan Green Belt. The following policies are considered to be relevant to the determination of this application: CP1 General Development Criteria CP2 New Development CP3 Transport Assessments CP4 The Provision of Infrastructure and Community Facilities H1 Residential Provision 1996-2011 H6 Small Unit Accommodation H6A Single Storey Dwellings H8 Affordable Housing on Larger Sites H15 Housing Density H18 Lifetime Homes T4 New Development and Highway Considerations T7 Parking - General GB1 New Development LT5 Provision of Open Space in New Development C4 County Wildlife Sites, Local Nature Reserves and other Habitats and Natural Features of Local Value C7 Retention and Provision of Landscaping and Natural Features in Development C9 Development Affecting Preserved Trees, Ancient Woodlands and Trees in Conservation Areas C25 Secured by Design IR6 Recycling Facilities

5 IR7 Energy and Water Conservation and the Use of Renewable Sources of Energy in Developments

3.2 The following policies, from the Essex and Southend-on-Sea Replacement Structure Plan, are also considered to be relevant: CS1 Achieving Sustainable Urban Regeneration CS2 Protecting the Natural and Built Environment CS4 Sustainable New Development CS5 Sustainable Transport C2 Development within the Metropolitan Green Belt NR6 Nature Conservation Sites BE1 Urban Intensification BE5 Planning Obligations H2 Housing Development - The Sequential Approach H3 Location of Residential Development H4 Development Form of New Residential Developments H5 Affordable Housing T1 Sustainable Transport Strategy T12 Vehicle Parking

4.0 Relevant History

4.1 The site has a lengthy and complex planning history.

4.2 In 1993, planning permission was refused for the demolition of garages, formation of estate roads, 5 no. car parking spaces within and improvements to Brindles Close, 30 no. dwellings and garages, formation of replacement garage court and 10 no. parking spaces on the grounds of increased vehicle movements and the harmful impact this would have on the character of the cul-de-sac, the amenities of residents and highway safety; the loss of the greensward area and the harmful impact the parking of cars would have on the character of the cul-de-sac and the amenities of residents and; the intensification of use of Brindles Close resulting in conditions detrimental to highway safety (reference BRW/760/93). A subsequent appeal was dismissed.

4.3 In 1995, planning permission was refused for the demolition of nos. 24 and 26 Sylvia Avenue, formation of estate road and the erection of 15 no. detached 4 bedroom dwellings and garages on the grounds of the substandard junction between Hanging Hill Lane and Sylvia Avenue and the increased traffic movements being detrimental to highway safety; the level of activity within and around the site being detrimental to residential amenity and the character of the area and; the scale, height, mass and location of the proposed dwellings detracting from the character of adjoining development (reference BRW/515/95). A subsequent appeal was withdrawn.

4.4 Again in 1995, planning permission was refused for the demolition of nos. 24 and 26 Sylvia Avenue, formation of estate road and the erection of 13 no. dwellings on the grounds of the substandard junction between

6 Hanging Hill Lane and Sylvia Avenue and the increased traffic movements being detrimental to highway safety (reference BRW/648/95).

4.5 Later in 1995, outline planning permission was granted for 1 no. dwelling (reference BRW/690/95).

4.6 In 1998, planning permission was refused for the renewal of permission reference BRW/690/95 on the grounds that the application could prejudice the outcome of the development plan process relating to the Brentwood Local Plan Third Alteration and the significant amount of tree loss (reference BRW/797/98). A subsequent appeal was allowed.

4.7 Also in 1998, planning permission was refused for residential development of not more than 20 dwellings on the grounds that the application could prejudice the outcome of the development plan process relating to the Brentwood Local Plan Third Alteration; the significant amount of tree loss and the increased vehicle movements in Brindles Close (reference BRW/946/98). A subsequent appeal was dismissed.

4.8 In 1999, planning permission was refused for the details of the siting and design of the dwelling approved under reference BRW/690/95 on the grounds that the proposed access would be likely to adversely affect several preserved trees and that the loss of the parking spaces and garaging accommodation at the end of Brindles Close would intensify congestion levels, to the detriment of highway safety (reference BRW/690A/95). A subsequent appeal was part allowed, part dismissed.

4.9 In 2000, planning permission was granted for the details of the siting and design of 1 no. detached dwelling and double garage approved under reference BRW/797/98 together with an access drive, the erection of 4 no. replacement garages and the provision of 4 no. parking spaces (reference BRW/937/99). A technical start has been made on this development.

4.10 Also in 2000, planning permission was granted for the erection of 1 no. detached dwelling and double garage without complying with conditions 1 to 15 imposed on planning permission reference BRW/937/99 together with an access drive, the erection of 4 no. replacement garages and the provision of 4 no. parking spaces (reference BRW/339/2000).

4.11 In 2004, planning permission was granted for the erection of a replacement detached garage at no. 63 Hanging Hill Lane (reference BRW/259/2004). The permission has been implemented.

4.12 Also in 2004, planning permission was refused for the demolition of no. 32 Sylvia Avenue and the erection of 14 no. dwellings together with the formation of an access road (reference BRW/430/2004). The application was refused on the following grounds:

x Inappropriate development in the Green Belt;

7 x The unjustified loss of a number of preserved trees; x Failure to provide for affordable housing; x Failure to provide small unit accommodation; x Failure to reduce the dependency on the private car; x The creation of an unsatisfactory street scene; x Loss of privacy to the occupants of Plots 11 and 13; x The harmful impact of the proposed southern boundary fencing and; x The failure to demonstrate that the development would not destroy habitat enjoyed by protected species.

A subsequent appeal was withdrawn.

4.13 In 2005, planning permission was refused for the demolition of no. 32 Sylvia Avenue and the erection of 39 no. flats and houses together with the formation of an access road (reference BRW/308/2005, outline application). The application was refused on the following grounds:

x The unjustified loss of a number of preserved trees; x Failure to provide for affordable housing; x Insufficient private amenity space provision for 17 of the 39 units; x The failure to demonstrate that the development would not destroy habitat enjoyed by protected species.

A subsequent appeal was dismissed.

4.14 Also in 2005, planning permission was refused for the demolition of 32 Sylvia Avenue and the erection of 26 no. flats and houses together with the formation of an access road (reference BRW/804/2005, outline application). The application was refused on the following grounds:

x The unjustified loss of a number of preserved trees x Failure to provide a suitable mix of small unit of accommodation and failure to demonstrate a suitable contribution to addressing identified housing needs within the Borough x The scale and means of access would exacerbate existing vehicular circulation problems in Sylvia Avenue

The refused application is subject to a public inquiry appeal later this year.

5.0 Consultation Responses

5.1 The Arboriculturalist advises, inter alia, that the site is a heavily wooded area with several Tree Preservation Orders. One of the orders relates to a woodland area, consisting mainly of Ash saplings. Other orders cover single and groups of trees. One of the orders relates to the wooded area to the west and south of the site. A large part of this will be lost to the development and by removing these trees it will open the woodland up and expose the others, making them liable to wind throw. Many trees are

8 shown to be retained as part of the rear gardens. However, these will be under pressure from the residents to be removed, due to their close proximity to the dwellings, the fear of them falling and the loss of light and sun to the dwellings. The same situation will be experienced to the east of the site where trees from the preserved woodland are shown to be retained in residential rear gardens. Some individually preserved trees are shown to be lost. The plan shows that part of the road into the site will be of a “no-dig” construction. This is normally used for light vehicles. It is possible that it may not meet the Highways standard for heavy vehicles and would not be adopted by the Council. Such a road would not be substantial enough for construction traffic.

5.2 Anglian Water Services have been consulted but at the time of drafting this report, no response has been received.

5.3 The Highways Officer recommends that the application should not be approved until the Applicant has entered into a suitable planning obligation (Section 106 Agreement) to pay the cost of replacing the existing timber bus shelter in Hanging Hill Lane which partially restricts visibility to the east of its junction with Sylvia Avenue. He further advises that the kerb radius at the junction of Sylvia Avenue with Hanging Hill Lane does not fully comply with current standards. However, given the scale of the discrepancy and the width of Sylvia Avenue, no objection raised on this issue. In addition, the vehicular access to No. 30 Sylvia Avenue should not emerge at the proposed junction. However, providing a sight line of 2m x 20m can be provided and maintained from the access, it would be difficult to substantiate an objection on these grounds. He also notes that the internal layout of the roads within the site does not comply with the Essex Design Guide but given that this is an outline application and subject to an appropriate condition being attached to any approval, no objection in principle. In conclusion, the Highways Officer recommends the imposition of various conditions.

5.4 Natural England advises that it objects to the proposed development on the grounds that the application contains insufficient survey information to demonstrate whether or not the development would have an adverse effect on legally protected species. Natural England state: “Our concerns relate specifically to the likely impact upon legally protected species, particularly bats that may use parts of the existing structure marked for demolition as a roost site. The Wildlife and Countryside Act 1981 (as amended) and the Conservation (Natural Habitats, &c.) Regulations 1994 protects bats and their roosts from intentional or reckless harm or disturbance. The legislation also specifies that advice should be sought from Natural England on any works that might affect them. Natural England further recommends that the Council should seek to ensure that other legally protected species that may be present within the application site are also considered. Surveys, assessments and recommendations for mitigation measures should be undertaken by suitably experienced persons holding any relevant licences.

9 5.5 The Essex Badger Protection Group advises: “Our surveys of the above site and adjacent areas have found that badgers forage on the site and the footpath and gardens to the west of the site (please see the enclosed plan). The ponds in these gardens may be an important source of drinking water for badgers in very dry periods. We think that badgers enter the site from grazing land to the south-east and cross it to reach the foraging areas to the west. The fenced gardens of units 19 and 25 on the south side of the proposed development would extend from the units to the southern boundary of the site and would prevent badgers from crossing it, as they do at present, and would be contrary to the advice contained in the publication “Badgers and Development” (page 11) issued by English Nature/Natural England. We think that there should be a managed 5m wide corridor along the southern side of the site to allow badgers to cross from the east to the west of the site. They would also have to cross the amenity woodland in the south-west corner of the site and the road into the site. The use, where possible, of low-spillage lighting in the woodland and along the road would be desirable and, to reduce the possibility of collisions between vehicles and badgers, there should be effective speed humps on the road where badgers are likely to cross it. Where badgers are likely to enter or leave the site perimeter fences should have at least two access gaps suitable for badgers. The development as proposed would prevent badgers from reaching the foraging areas to the west of the site and, therefore, we are opposed to it”.

5.6 The Essex County Council Schools Service has considered the statutory age education needs arising from the application and states that it will not require a developer contribution under the terms of Section 106 of the Town and Country Planning Act 1990.

5.7 The Head of Housing and Welfare Services advises, inter alia, that the mix, size and tenure of the affordable housing is acceptable and that there has been an improvement in the distribution of the affordable housing throughout the site, compared with the previous application (BRW/804/2005). Section 106 negotiations will have to assume no grant being available for the affordable housing.

5.8 On the previous application reference BRW/804/2005 the Essex Police Architectural Liaison Officer raised no objections to the use of the land in the manner proposed but drew attention to the issue that sustainable development also means safe and secure developments and that a condition should be attached requiring the development to be fully designed accordingly to Secured by Design principles.

6.0 Other Representations

6.1 Site notices have been displayed and neighbouring properties notified.

6.2 In response to the notification letter 29 letters were received objecting to the proposal on the grounds, inter alia, of:

10 x Increased traffic flows, the impact on highway network and highway safety in both Hanging Hill Lane and Sylvia Avenue x Access route will be visually intrusive from the Green Belt crossing, as it does, the well-used Footpath 93 x Loss of tranquillity and amenity for existing residents from additional traffic in Sylvia Avenue x The noise and light pollution generated by vehicles parking close to boundaries with existing residential properties in Brindles Close x Development will impose on properties in Brindles Close leading to a loss of amenity and privacy x Unjustified loss of preserved trees and woodland which will damage the site’s character x Damage to the preserved Oak at the rear of 32 Sylvia Avenue x Development will be unacceptably conspicuous from the Green Belt x Degradation of the retained Woodland within the site x The detrimental impact upon the Green Belt x Proposal is an over-development of the site and will be visually intrusive and out of character x The loss of protected species and other fauna x Establishment of a precedent for flatted development

6.3 A letter has also been received from the Brindles Wood Residents’ Association, together with an independent highway report and submitted in respect of a previous application, which objects to the proposal on the grounds, inter alia, of:

x The scale of the development, indicative layout and constrained nature of the site will result in the loss of many preserved trees and be detrimental to the character of the site; x The inadequacy of the proposed access, its impact upon the preserved Oak and resultant visual intrusion into the Green Belt x The existing trees act as a screen when viewed from the adjacent Green Belt x Out of character with the surrounding area at the edge of the Green Belt x Unacceptably conspicuous from the Green Belt x Degradation of the retained Woodland within the site x Increased traffic flows, the impact on the highway network and highway safety in an area heavily used by school children x Poor access to the site resulting in a loss of amenity to existing residents x Loss of tranquillity for residents x Over-development of the site x The visually intrusive nature of the scheme and the detrimental impact upon existing residential occupiers

11 x Noise, light and pollution generated by vehicles parking close to boundaries with existing residential properties in Brindles Close (in particular, from parking courtyard spaces 1-10) x Proximity of proposed buildings to existing occupiers x Establishment of a precedent for flatted development

6.4 A letter has also been received from the Campaign to Protect Rural Essex which objects to the proposal on the grounds, inter alia, of:

x Unjustified loss of preserved trees x Scale of development is out of keeping on a site immediately adjacent to the Green Belt x Visually intrusive from the adjacent Green Belt x Access through Sylvia Avenue will increase traffic problems and result in a loss of highway safety

7.0 Summary of Issues

7.1 The previous application, reference BRW/804/2005, proposed the erection of 26 residential units comprising a mix of flats and houses together with the formation of an access road. The application was submitted in outline form with all matters, except means of access, reserved for future consideration. The application was refused on the following grounds:

The unjustified loss of a number of preserved trees

7.2 Whilst the indicative layout of the current application is at a greater density than refused application reference BRW/804/2005, the indicative layout is broadly similar to that earlier application.

7.3 In comparing the current application with refused application reference BRW/804/2005, the numbers of trees to be retained, felled and planted is identical, such that this scheme would require the removal of 53 trees to facilitate the development (this is excluding the young saplings that would also need removal). A further 14 trees would have the potential to be removed as a result of their proximity to the buildings proposed In total, therefore, between 53 – 67 trees would be lost.

7.4 Having regard to the similarities between this scheme and BRW/804/2005 in relation to tree loss, it is considered that reason 1 of refused application BRW/804/2005 has not been addressed and,

12 accordingly, given the site’s constrained nature and the scale of the development proposed it would result in the unjustified loss of a number of preserved trees, to the detriment of the character of the woodland and the visual amenities of the locality, contrary to Policies C7, C9 and CP1 of the Local Plan.

Failure to provide a suitable mix of small unit of accommodation and failure to demonstrate a suitable contribution to addressing identified housing needs within the Borough

7.5 Policy H6 of the Local Plan (Small Unit Accommodation) requires, inter alia, that in new housing development, the Council will seek the provision of a mix of units on suitable sites of 0.2 of a hectare or more with at least 50% of total units being 1 and 2 bedroom properties.

7.6 The current application proposes the erection of 33 residential units comprising flats and houses. The indicative Unit Summary submitted with the application suggests that the current scheme could comprise 16 units being 1 and 2 bedroom with 17 units being 3 and 4 bedroom.

7.7 Given that proposed 1 and 2 bedroom units would comprise 48.5% of the total number of units, it is considered that an objection based on the 1.5% shortfall in this type of accommodation would be difficult to substantiate in this instance. The requirements of Policies H6 and H8 are, therefore, considered to be complied with.

7.8 In light of the above, it is considered that the indicative unit breakdown of the current application overcomes the second reason for refusal of BRW/804/2005.

The scale and means of access would exacerbate existing vehicular circulation problems in Sylvia Avenue to the detriment of the amenities of the residents therein

7.9 Sylvia Avenue, together with Lilian Crescent, is a cul-de-sac comprising primarily single storey accommodation.

7.10 The proposed siting and form of the means of access to the application site remains unchanged from the previously refused application, reference BRW/804/2005. It is located at the southern end of Sylvia Avenue on the site of the demolished dwelling at 32 Sylvia Avenue and exits into the turning bay. The means of access is located adjacent to the dwelling and garden area comprising 30 Sylvia Avenue.

7.11 The previously refused application, BRW/804/2005, proposed a total of 26 units of accommodation. The current application proposes an increase of 7 units to 33.

7.12 Given the increase in the number and type of proposed accommodation, the site would have a greater occupancy potential and the potential for a

13 greater number of vehicle movements than proposed under application BRW/804/2005.

7.13 Having regard to the similarities between this scheme and BRW/804/2005 in relation to the means of access together with the increased numbers of dwelling units, it is considered that reason 3 of refused application BRW/804/2005 has not been adequately addressed and, accordingly, it is considered that the noise and disturbance associated with the scale of development proposed together with the location of the means of access would create noise and disturbance to adjoining residential occupiers and to those in Sylvia Avenue, to the detriment of the amenity of the residents therein, contrary to Policy CP1 of the Local Plan.

8.0 Recommendation

REFUSE

1. Notwithstanding that the application is submitted in outline form only, the proposed development, having regard to the indicative layout, the site’s constrained nature and the scale of the development proposed, would result in the unjustified loss of a number of preserved trees to the detriment of the character of the woodland and the visual amenities of the locality, contrary to Policies C7, C9 and CP1 of the Adopted Brentwood Local Plan. 2. Notwithstanding reason 1 above, the proposed development, by reason of its scale and means of access, would be likely to lead to noise and disturbance to adjoining and nearby residential occupiers in Sylvia Avenue, to the detriment of the amenities of the residents therein, contrary to Policy CP1 of the Adopted Brentwood Local Plan.

Informatives

1. I12 Policies related to refusal

DECIDED:

5. 79 PRIESTS LANE SHENFIELD BRENTWOOD CM15 8HG DEMOLITION OF EXISTING DWELLING AND ERECTION OF 1 NO. DETACHED DWELLING-HOUSE AND 1 NO. DETACHED BUNGALOW (OUTLINE – ALL MATTERS OF DETAIL RESERVED FOR FUTURE DETERMINATION EXCEPT FOR SITING, DESIGN AND APPEARANCE OF THE BUILDINGS AND MEANS OF ACCESS TO THE SITE) (APPLICATION NO: BRW/652/2006)

SITE PLAN ATTACHED Appendix 2

Ward: Shenfield Zoning: Residential Parish: Policies: CP1 H6A T4

1.0 Introduction

1.1 Members may recall that consideration of this proposal was deferred at the last Planning Development Control Committee following the Applicant’s request for time to submit revised plans. These revised plans have now been received. A copy of the previous report is attached as Appendix 3.

2.0 The Application

2.1 The application now proposes the replacement of the existing single storey bungalow with a two storey detached dwelling and a single storey bungalow instead of the previously proposed chalet bungalow. The dwellings are also now proposed to be sited 1m closer to Priest’s Lane. However, means of access to the site remains unchanged.

3.0 Planning Policy

3.1 The site lies within a residential area and currently accommodates a single storey bungalow. The following policies are considered to be relevant to the determination of this application: CP1 – General Development Criteria H6A - Single Storey Bungalows T4 – New development and highway considerations

4 .0 Consultation Responses

4.1 No additional consultations replies have been received.

5.0 Other Representations

5.1 Neighbouring residents have been consulted on the revised plans. One additional representation has been received which raises concerns regarding the potentially adverse impact of the proposal on the surrounding mature trees which sustain local wildlife and add to the character and appearance of the surrounding area. They ask that these

15 trees are protected with a Tree Preservation Order. Members will be updated at the meeting of any further representations received.

6.0 Summary of Issues

6.1 The main issues which require consideration as part of this proposal are the impact of the proposal on the street scene and local visual amenity generally, including the impact of the proposal on existing trees in the vicinity of the site in particular those subject to TPOs. The impact of the proposal on the amenity of the occupiers of adjacent residential properties is also an important issue to consider as is the highway safety implications of the development proposed.

6.2 With respect to the design of the proposed dwellings, it is considered that it would be difficult to substantiate an argument that they were poorly designed and would harm local visual amenity on this basis. Whilst the proposed development would significantly increase the amount of habitable space within the site, locate buildings forward of the neighbouring properties and increase the number of dwellings from a single storey bungalow to a house and a single storey bungalow, it is considered that it would be difficult to substantiate any claim that the proposed development constitutes overdevelopment of the site or that it would appear so cramped or out of keeping with its surroundings so to cause harm to local visual amenity. The submitted drawings confirm the view that the proposed dwellings would be of an appropriate design and external appearance and that rear gardens of an adequate size could be provided.

6.3 Based on the advice of the Arboriculturist, it is considered that any potential adverse impact on the existing trees within and adjacent to the site (including those subject to TPOs) would be minimal and could be controlled through the imposition of an appropriately worded condition. The local resident’s request, referred to above, that all of the mature trees surrounding the site are protected with a Tree Preservation Order has been forwarded to the Arboriculturist to be dealt with accordingly.

6.4 With respect to the impact of the proposal on the amenity of the occupiers of adjacent dwelling-houses, it is considered that the potential for overlooking and loss of privacy would be minimal as the first floor windows are proposed to be located in appropriate positions in relation to the site’s existing neighbours. Whilst the proposal is to replace an existing single storey dwelling partly with a two storey dwelling, the potential for the proposal to cause loss of amenity through over dominance, loss of sunlight or loss of daylight either to the private amenity spaces or habitable rooms associated with the neighbouring properties would be minimal. This would be as a result of the juxtapositions of the proposed and existing buildings and as the proposed dwellings would not be adjacent to the rear garden areas of either No. 77 or No. 85 Priests Lane.

16 6.5 On the basis that the proposed development would include the provision of integral garage spaces as well as driveways at least 12m in length, space for the parking of visitors cars on the frontages of both plots as well as retention of the two vehicular accesses onto Priests Lane as existing, it is considered that the proposal would not cause substantive harm to highway safety. Based on the consultation response, the Highways Officer supports this view.

6.6 The other issues raised by local residents such as rights to light, loss of property value, maintenance issues etc. are not planning matters and so are not material to the consideration of the proposal.

6.7 As a result, it is considered that the proposal complies with the requirements of Local Plan Policies CP1 and T4.

6.8 The proposal has been amended since it was originally submitted to substitute the originally proposed chalet bungalow with a single storey bungalow to replace the single storey bungalow which exists at the site. Hence the proposal complies with the requirements of Local Plan Policy H6A one of the criteria of which requires that the redevelopment of sites of existing single storey residential properties will only be permitted where there is no net loss in the number of single storey dwellings on the site.

7.0 Recommendation

APPROVE

1. T4 - Standard time - Outline applications 2. Approval of the details of the landscaping of the site (hereinafter called "the reserved matter") shall be obtained from the Local Planning Authority before any development is commenced. Plans and particulars of the said reserved matters shall be applied for in writing to the Local Planning Authority and shall be carried out as approved. Application for approval of the reserved matters shall be made to the Local Planning Authority before the expiration of three years from the date of this permission. 3. M6 – Obscure Glazing 4. Prior to the commencement of development, details of all means of enclosure to be erected shall be submitted to and approved in writing by the local planning authority. Development shall be carried out in accordance with the approved details prior to the occupation of either of the dwellings hereby permitted. 5. All existing trees and hedgerows on or adjacent to the site and which are not shown to be removed shall be protected in accordance with BS5837:2005 by chestnut railing fences for the duration of the demolition/construction period at a distance equivalent to not less than the spread from the trunk. No materials shall be stored or buildings erected inside this fence and no changes in ground level may be made within the spread of any tree,

17 shrub or hedge without the prior written consent of the Local Planning Authority. 6. Prior to the commencement of the development hereby permitted, floor plans to a scale of at least 1:100 shall be submitted to and approved in writing by the local planning authority. 7. M1 – Details of materials and samples 8. M18 – Revised Plans 9. M22 – Disabled Access 10. Notwithstanding the provisions of the Town & Country Planning Act 1990, or the provisions of the Town & Country Planning (General Permitted Development) Order 1995, or any subsequent re-enacting Acts or Orders, no habitable floor space shall be formed within the roof area of the single storey bungalow hereby approved and no works shall be carried out to facilitate its habitable use, including the insertion of any windows, dormers or the installation of a staircase. The use of the aforementioned roof area shall be confined to incidental domestic storage purposes only. 11. R14 – Site levels to be submitted 12. M10 – retention of window pattern 13. The development hereby permitted shall be built to a minimum standard of ‘Good’ under the Building Research Establishment Environmental Assessment Method (BREEAM) EcoHomes Rating. Prior to first residential occupation of the development hereby permitted a copy of the Eco Homes Post Construction Completion Certificate verifying that the ‘Good’ EcoHomes rating has been achieved shall be submitted to the Local Planning Authority. 14. H10 – Provision of compound area 15. The development hereby granted permission shall be constructed in accordance with revised plans, drawing nos. 459.01B Rev. B, 459.02B Rev. A, 459.03 A Rev. A and 459.04 A, Rev. A, received on 30 January 2007 16. M12 Retention of development as permitted

Reasons:

2. The application as submitted does not give particulars sufficient for the consideration of all of the reserved matters and to accord with Section 92 of the Town and Country Planning Act 1990. 4. In the interests of the amenity of the occupiers of adjacent properties and local visual amenity. 5. To ensure that all existing trees are properly protected, in the interests of visual amenity. 6. In the interests of the privacy and amenity of adjacent occupiers 10. To retain a single storey dwelling on the site as required by Policy H6A of the Adopted Brentwood Replacement Local Plan. 13. To ensure that development takes place in an environmentally sensitive way in the interests of sustainability 15. For the avoidance of doubt and in the interest of amenity

18 Informatives

1. I11 - Policies related to approval (CP1, T4, H6A) 2. I8 - Accordance with approved plans

DECIDED:

APPENDIX 3

79 PRIESTS LANE SHENFIELD BRENTWOOD CM15 8HG DEMOLITION OF EXISTING DWELLING AND ERECTION OF 1 NO. DETACHED DWELLING-HOUSE AND 1 NO. DETACHED CHALET BUNGALOW (OUTLINE - ALL MATTERS OF DETAIL RESERVED FOR FUTURE DETERMINATION EXCEPT FOR SITING, DESIGN, EXTERNAL APPEARANCE OF THE BUILDINGS AND MEANS OF ACCESS TO THE SITE) (APPLICATION NO: BRW/652/2006)

Ward: Shenfield Zoning: Residential Parish: Policies: CP1

This application was referred by Cllr Mrs Brehaut from Weekly Report No. 1261 for consideration by the Committee. Set out below is the extract from the appropriate Weekly Report.

1.0 Proposals

x The proposal is to demolish the existing bungalow on the site and construct two dwellings. One of the new dwellings would be a two storey house (eastern side) and the other would be a chalet style bungalow (western side). x The application site measures 23m in width and between 38m and 63m in depth. The existing property is a single storey bungalow with a detached garage to the eastern side. The site is served by an in-out driveway. The site is located approximately 10m to the west of Priest Lane's junction with St Andrews Place. To the east of the site is No. 85 Priests Lane which is a two storey dwelling with rooms in its roof space which is set at an angle to Priests Lane and has a frontage mainly with St Andrews Place. To the west is a single storey bungalow of a similar style to that which exists within the application site. Along the site's boundaries are a number of trees, some of which are subject to TPOs. x The application has been made in outline form but with the only matter of detail reserved for future determination being landscaping of the site. Details of the siting, design and external appearance of the proposed dwellings have been submitted following the local planning authority using its powers under Article 3 of the Town and Country Planning (General Permitted Procedure) Order 1995 to require that such details are submitted prior to the determination of the outline planning application. Details of the means of vehicular access to the site were submitted with the original outline planning application. x The site would be divided into two plots of equal width. The proposed two storey dwelling would be 8.3m in height (maximum). This dwelling would have a maximum depth of 16.5m and a maximum width of 9.4m. The proposed chalet-style bungalow would have a maximum height of 6.6m, a maximum depth of 16.7m (excluding a

1 porch to the front elevation) and a maximum of 9.5m in width. Light would be provided to the roof space of the dwelling by means of two dormer windows (one on the front roof slope and one to the rear) as well as a total of four velux roof lights along the side elevations of the property. A single, integral garage would be incorporated into the design of the proposal. x The existing in-out drive would be split between the two proposed dwellings providing an individual vehicular access for each of the proposed dwellings. No floor plans accompany the application and so the location of habitable rooms or the number of bedrooms proposed for each dwelling is not known. However, it is considered that such additional information could be reasonably required by a condition attached to any planning permission granted and the lack of such information does not prevent a full and accurate assessment of the impact of the proposal on its surroundings. x Both dwellings would be located at least 13m from the site's boundary with Priest's Lane and less than 2m closer to this highway than the existing, neighbouring bungalow at No. 77 Priests Lane.

2.0 Relevant History

x None.

3.0 Consultation Responses

x Highways: given the existence of the accesses and the area available for parking within the existing and adjacent sites, no objection raised in principle. x Arboriculturalist: comments that the apple trees shown to be removed are poor specimens and are not worthy of preservation. There are two mature trees to the front of the property; one on the highway, the other on the neighbours property. The latter is covered by a tree preservation order. The usual tree protection is required during construction.

4.0 Neighbour Responses

x Five letters of objection have been received from local residents whose main objections to the proposal are that the two properties are very deep and will completely overshadow their bungalow, their kitchen window would overlook a brick wall, bungalow would no longer have such a bright aspect, would set precedent for future, site not wide enough for two properties, loss of light to adjacent properties, extra vehicles would be exiting onto Priests Lane (which is already a busy road) close to a sharp bend, would overdevelop site, would intrude into their privacy, area lends itself to properties of a larger size and more exclusive, would block light to their kitchen and make a dark and windy passage to their side door, loss of privacy and light to first

2 floor bathroom window, would not protect their rights to light, would adversely affect outlook, would reduce property value, to extend building line towards Priests Lane would be at odds with surroundings, potential damage to trees (and so wildlife) adjacent to site's boundaries one of which is subject to a TPO, no consideration given to future maintenance problems building so close to the site's boundaries, insufficient space for adequate on-site parking.

5.0 Summary of Issues

x The main issues which require consideration as part of this proposal are the design of the dwellings themselves and the impact of the proposal on the street scene and local visual amenity generally, including the impact of the proposal on existing trees in the vicinity of the site in particular those subject to TPOs. The impact of the proposal on the amenity of the occupiers of adjacent residential properties is also an important issue to consider as is the highway safety implications of the development proposed. x With respect to the design of the proposed dwellings, it is considered that it would be difficult to substantiate an argument that they were poorly designed and would harm local visual amenity on this basis. Whilst the proposed development would significantly increase the amount of habitable space within the site, locate buildings forward of the neighbouring properties and increase the number of dwellings from a single storey bungalow to a house and a chalet bungalow, it is considered that it would be difficult to substantiate any claim that the proposed development constitutes overdevelopment of the site or that it would appear so cramped or out of keeping with its surroundings so to cause harm to local visual amenity. Perspective drawings accompany the planning application which confirms this view and the rear gardens proposed for the two dwellings would be of an adequate size measuring over 150sq.m. each. x Based on the advice of the Tree Officer, it is considered that any potential adverse impact on the existing trees within and adjacent to the site (including those subject to TPOs) would be minimal and could be controlled through the imposition of an appropriately worded condition. x With respect to the impact of the proposal on the amenity of the occupiers of adjacent dwelling-houses, it is considered that the potential for overlooking and loss of privacy would be minimal given the location of the first floor windows proposed in relation to the site's existing neighbours except for two of the first floor windows proposed on the rear elevation of the two storey dwelling which could potentially provide opportunities for overlooking of the rear garden area of No. 85 Priests Lane. However, it is considered that this concern could be adequately addressed through the imposition of an appropriate condition requiring that these two windows are provided with obscure glazing and fixed closed. Whilst the proposal is to replace an existing

3 single storey dwelling with two larger, more bulky dwellings of a significantly greater height, the potential for the proposal to cause loss of amenity through over dominance, loss of sunlight or loss of daylight either to the private amenity spaces or habitable rooms associated with the neighbouring properties would be minimal. This would be as a result of the juxtapositions of the proposed and existing buildings and as the proposed dwellings would not be adjacent to the rear garden areas of either No. 77 or No. 85 Priests Lane. x On the basis that the proposed development would include the provision of integral garage spaces as well as driveways at least 13m in length and space for the parking of visitors cars on the frontages of both plots, it is considered that the proposal would not cause substantive harm to highway safety. Based on their consultation response, the Highways Officer supports this view. x The other issues raised by local residents such as rights to light, loss of property value, maintenance issues etc. are not planning matters and so are not material to the consideration of the proposal. x As a result, it is considered that the proposal complies with the requirements of Local Plan Policy CP1.

6.0 Recommendation

APPROVE

1. T4 - Standard time - Outline applications 2. Approval of the details of the landscaping of the site (hereinafter called "the reserved matter") shall be obtained from the Local Planning Authority before any development is commenced. Plans and particulars of the said reserved matter shall be applied for in writing to the Local Planning Authority and shall be carried out as approved. Application for approval of the reserved matter shall be made to the Local Planning Authority before the expiration of three years from the date of this permission. 3. Prior to the commencement of the beneficial use of the two storey dwelling hereby approved, the two windows outlined in RED on the approved plans returned herewith, shall be obscure glazed and fixed closed, and shall be permanently retained as such notwithstanding the Town & Country (General Permitted Development) Order 1995 or any subsequent re-enacting Order. 4. Prior to the commencement of the development hereby permitted, floor plans to a scale of at least 1:100 shall be submitted to and approved in writing by the local planning authority. 5. M12 - Retention of development as permitted 6. M1 - Details of materials and samples 7. Prior to the commencement of development, details of all means of enclosure to be erected shall be submitted to and approved in

4 writing by the local planning authority. Development shall be carried out in accordance with the approved details prior to the occupation of either of the dwellings hereby permitted. 8. All existing trees and hedgerows on or adjacent to the site and which are not shown to be removed shall be protected in accord with BS5837:2005 by chestnut railing fences for the duration of the demolition/construction period at a distance equivalent to not less than the spread from the trunk. No materials shall be stored or buildings erected inside this fence and no changes in ground level may be made within the spread of any tree, shrub or hedge without the prior written consent of the Local Planning Authority.

Reasons:

2. Reason: The application as submitted does not give particulars sufficient for the consideration of all of the reserved matters and to accord with Section 92 of the Town and Country Planning Act 1990. 3. In the interests of the privacy and amenity of adjacent occupiers. 4. In the interests of the privacy and amenity of adjacent occupiers. 7. In the interests of the amenity of the occupiers of adjacent properties and local visual amenity. 8. To ensure that all existing trees are properly protected, in the interests of visual amenity.

Informatives

1. I11 - Policies related to approval 2. I8 - Accordance with approved plans

DECIDED:

5 6. LAND ADJOINING 14 LANCASTER CLOSE PILGRIMS HATCH BRENTWOOD CM15 9NB DEMOLITION OF EXISTING HALL AND CONSTRUCTION OF 2 NO. TWO BEDROOM CHALET BUNGALOWS WITH ASSOCIATED PARKING AND TURNING AREAS (WITH VEHICULAR ACCESS VIA HATCH ROAD) (APPLICATION NO: BRW/1036/2006)

SITE PLAN ATTACHED Appendix 4

Ward: Pilgrims Hatch Zoning: Residential Parish: Policies: C7 CP1 H15 H21 LT9

1.0 Introduction

1.1 Members may recall that consideration of this proposal was deferred at the last Planning Development Control Committee in order for Officers to negotiate a smaller scheme with an improved access, parking and turning provision and provision of amenity space. Revised plans have now been received. A copy of the previous report is attached as Appendix 5.

2.0 The Application

{ now proposed to demolish the existing hall, clear the site and construct a pair of two bedroom chalet bungalows. { each of the dwellings would now have a footprint of 8.5m x 6m and be just over 6m in height { the proposed dwellings would now have rear gardens of around 56sq.m. (Plot 1) and 80sq.m. (Plot 2) adjacent to the southern boundary of the site. { each of the proposed dwellings would now have two parking spaces and there would be sufficient space within the site for these vehicles to turn around. { the dwelling proposed for Plot 1 would have three dormer windows on its front/northern elevation (two of which would be bedroom windows) and the dwelling proposed for Plot 2 would have two dormer windows on its front/western elevation (one of which would be a bedroom window). There would also be two velux roof lights and a first floor landing window on the rear elevations of both properties. The dwelling on Plot 1 would also have a first floor bedroom window on its southern elevation. { as previously, a bin store is proposed in the south-eastern corner of the site adjacent to Lancaster Close. { as previously, means of enclosure would consist of a mixture of brick and close boarded fencing as well as a knee rail to the edge of the retained footpath.

20 3.0 Consultation Responses

3.1 Highways: Although the private drive leading to the site from Hatch Road is narrow and not surfaced in places, it already serves five properties as well as the application site. Therefore, given the previous use of the site and the likely limited traffic generation from the proposed development, it would be difficult to substantiate an objection on these grounds.

The proposed bin stores will be of insufficient size to accommodate the weekly refuse and recycling generated by each dwelling. It is recommended the internal dimensions of each bin store be increased to at least 2m by 0.8m.

Otherwise, given government policy in PPG3 & 13 and the Highway Authority, Essex County Council, parking standards, no objection raised.

4.0 Other Representations

4.1 Neighbouring residents have been consulted on the revised plans. Members will be updated at the meeting if any representations are received.

5.0 Summary of Issues

5.1 It is considered that the main issues which require consideration with respect to this proposal are the impact of the proposal on visual amenity (including any impact on existing trees), highway safety, residential amenity and the living conditions created within the dwellings proposed.

5.2 Visual Amenity: it is considered that the proposed buildings would not harm local visual amenity being generally acceptable in terms of their size, siting, scale, style, design and materials. The re-development of the site also provides an opportunity to improve local visual amenity compared to the current appearance of the site. However, further details of the means of enclosure and the landscaping proposed would be required to ensure that these elements visually complement the scheme. It is also considered that the removal of permitted development rights for extensions and outbuildings would be justified to protect local visual amenity in the future.

5.3 Impact on Trees: as advised by the Arboriculturalist, no significant trees would require removal as part of the scheme and, it is considered that, provided that the trees along the northern boundary of the site are adequately protected during construction and any hard surfacing within their spread is carefully controlled, the development is not likely to cause them harm or detract from the positive contribution they make to local visual amenity.

5.4 Highway Safety: on balance, it was not anticipated that the proposed development as originally submitted would cause harm to highway safety

21 either as a result of the use of the vehicular access to the site or as a result of the amount of car parking proposed within the site. It was considered that adequate access to the proposed development for fire tenders and refuse collectors would exist via Lancaster Close. However, a condition requiring details of a bin store for each dwelling with an internal measurement of at least 2m x 0.8m was considered necessary. The Highways Officer supported this view. The scheme has since been amended to increase the amount of space available on site for the parking and turning of vehicles which has improved the proposal in terms of its impact on highway safety. The Highways Officer has advised that the increase in parking and turning area has addressed his previous concerns regarding manoeuvring within the site.

5.5 Impact on Residential Amenity: as a result of the height and location of the proposed dwellings in relation to those which exist along the boundaries of the site, it is considered that the proposed development would not result in harm being caused to amenity of the occupiers of these neighbouring properties by reason of over dominance, loss of sunlight, loss of daylight or loss of outlook. In fact, the redevelopment of the site would clear the site of existing buildings, means of enclosure and vegetation etc. which would improve the outlook from neighbouring properties. The proposed dwellings would be located in excess of 1m from the site boundaries and there is no infringement of the 45 degree rule. However, there would be potential for harm from the first floor, north facing windows of the dwelling proposed on Plot 2 which would be located approximately 10m from the rear garden boundary of No. 101 Hatch Road. However, there is a row of trees along the northern boundary of the site and the rear garden associated with No. 101 Hatch Road is generous being 15m in width and at least 28m in depth. Hence, it is considered that it could be difficult to justify a refusal of planning permission for this reason alone. The dormer windows proposed for Plot 2 would be 13m from the western boundary of the site but these windows would only overlook the front drive of the adjacent property (No. 91 Hatch Road) and so no harm from overlooking would be caused. There would also be the potential for overlooking from the first floor bedroom window on the southern elevation of the dwelling proposed for Plot 1. This would be the principal window serving this room and is proposed to require the bottom of this window to be obscure glazed to avoid overlooking of the rear garden area of the neighbouring dwelling to the south of the site (No. 14 Lancaster Close). Whilst requiring that a principal bedroom window is obscure glazed would not be ideal in terms of the quality of life of the occupiers of the proposed dwelling, it is considered that planning permission for the whole scheme should not be withheld for this reason alone when obscure glazing would overcome any potential harm to the amenity of the occupiers of this adjacent property. Furthermore, it is considered that the removal of permitted development rights for extensions and outbuildings would be justified to protect the amenity of neighbours in the future.

22 5.6 Living conditions created within the proposed dwellings: whilst the proposed rear garden areas for one of the proposed dwellings would be less than the ideal minimum of 75sq.m for a 2 bed dwelling and increasing the size of the proposed bin stores as referred to above would reduce this size slightly further, it is considered that it would be difficult to refuse planning permission on this basis alone as the gardens proposed would be a size and shape which would make them beneficially useable and they would not suffer from being overlooked by the occupiers of neighbouring properties. Removal of permitted development rights in respect of extensions and outbuildings would also ensure the retention of the gardens at their proposed size.

5.7 Overdevelopment: on the basis that the proposed parking provision and Council standards would be acceptable, no highway safety concerns have been raised, the site is accessible by public transport, no significant harm would be caused to the amenity of the occupiers of neighbouring residential properties, the proposal would not appear incongruous or cramped in the street scene and that adequate amenity space exists for the occupiers of the proposed dwellings, it is considered that the proposal would not result in over-development of the site. It is considered that any insignificant harm the proposal may cause would be outweighed by the improvements to the visual appearance of the site which would result as well as the benefit of enabling the provision of affordable housing accommodation to meet a local need.

5.8 Policy LT9 seeks to retain existing recreational/community buildings for community purposes, unless that use can be satisfactorily relocated elsewhere. In this case the building has not been used for a number of years and is in a dilapidated, unusable condition. The scout groups formerly using it have been relocated elsewhere in the local area some time ago.

5.9 On the basis of the above, it is considered that the proposal would comply with Replacement Local Plan Policies C7, CP1, H15, LT9 and H21.

6.0 Recommendation

APPROVE

23 agreed in writing by the Local Planning Authority prior to the commencement of the development hereby approved and construction shall be in strict accordance therewith. 6. Notwithstanding the details shown on the approved plans, prior to the commencement of development, details of a bin store for each dwelling measuring (internally) a minimum of 2m x 0.8m, shall be submitted to and approved in writing by the local planning authority. The bin stores shall be provided prior to the first occupation of either of the dwellings and shall be constructed and permanently retained in the form agreed. 7. H15 - Car parking provision - full, residential. 8. Prior to the commencement of development, details of all means of enclosure within the site shall be submitted to and approved in writing by the local planning authority. The development shall be carried out in accordance with the approved details and the means of enclosure shall be completed as approved prior to the occupation of either of the dwellings hereby permitted. 9. H25 - No further hardsurfacing. 10. M1 - Details of materials and samples. 11. M7 - Obscure glazing. 12. A flat area measuring 900mm by 900mm minimum shall be provided at threshold level outside the front entrance of the dwellings prior to their first occupation and shall thereafter be permanently retained. The entrance doors and any gates shall be of a minimum width of 800mm. 13. All existing trees and hedgerows along the northern boundary of the site shall be protected by chestnut railing fences for the duration of the demolition/construction period at a distance equivalent to not less than the spread from the trunk. No materials shall be stored or buildings erected inside this fence and no changes in ground level may be made within the spread of any tree, shrub or hedge without the prior written consent of the Local Planning Authority. 14. The works to enable the formation of the driveway and footpath in the vicinity of the trees along the northern boundary of the site shall be carried out on a no-dig construction basis as per B.S. 5837:2005 - Trees in Relation to Construction, and in accordance with The Tree Advice Trust's Arboricultural Practice Notes 'APN1 Driveways Close to Trees'. 15. Notwithstanding the provisions of the Town & Country Planning (General Permitted Development) Order 1995, or any subsequent re-enacting Order, no development falling within Classes A, B, C or E of Part One of the Second Schedule of that Order shall be carried out on the site. 16. The development hereby permitted shall be built to a minimum standard of ‘Good’ under the Building Research Establishment Environmental Assessment Method (BREEAM) EcoHomes Rating. Prior to first residential occupation of the development hereby permitted a copy of the EcoHomes Post Construction Completion certificate verifying that the ‘Good’ EcoHomes rating has been achieved shall be submitted to the Local Planning Authority.

24 17. The development hereby granted permission shall be constructed in accordance with the revised plans, drawing nos. 2032/P 01 rev. B and 2032/P 02 rev. A received on 30 January 2007. 18. M12 – Retention of development as permitted.

Reasons:

3. To retain public access in the interests of amenity. 5. In the interests of amenity. 6. In the interest of amenity. 8. In the interests of visual amenity and the amenity of the occupiers of the existing and proposed dwellings. 12. To ensure occupation by those experiencing mobility difficulties. 13. To ensure that all existing trees are properly protected, in the interests of visual amenity. 14. To ensure that the development does not adversely affect adjacent trees. 15. In the interests of the character and appearance of the local area and the amenity of the occupiers of neighbouring properties and to ensure that adequate private amenity space is retained for residents of the developments. 16. To ensure that development takes place in an environmentally sensitive way, in the interests of sustainability. 17. For the avoidance of doubt and in the interest of amenity

Informatives

1. I11 - Policies related to approval. 2. I8 - Accordance with approved plans.

DECIDED:

APPENDIX 5

LAND ADJOINING 14 LANCASTER CLOSE PILGRIMS HATCH BRENTWOOD CM15 9NB DEMOLITION OF EXISTING HALL AND CONSTRUCTION OF 1 NO. TWO BEDROOM BUNGALOW AND 1 NO. THREE BEDROOM CHALET BUNGALOW WITH ASSOCIATED PARKING AND TURNING AREAS (WITH VEHICULAR ACCESS VIA HATCH ROAD) (APPLICATION NO: BRW/1036/2006)

Ward: Pilgrims Hatch Zoning: Residential Parish: Policies: C7 CP1 H15 H21 LT9

1.0 The Application

1.1 The application proposes to demolish the existing hall, clear the site and construct a pair of dwellings, a two bedroom bungalow and a three bedroom chalet bungalow. The front elevations of the two dwellings would face north with their rear gardens adjacent to the southern boundary of the site. Each of the dwellings would have a footprint of around 7m x 9.5m. The bungalow would have a ridge height of 5.5m and the chalet bungalow would have a ridge height of 6m. The materials to be used to construct the external surfaces of the dwellings would be brick for the walls and concrete pantiles for the roofs. It is proposed to retain the existing footpath around the northern and eastern boundaries of the site. The proposed two bedroom dwelling would have a rear garden of around 56sq.m. and the three bedroom dwelling would have a rear garden measuring around 70sq.m. Each of the proposed dwellings would have one parking space and there would be sufficient space within the site for these vehicles to turn around. The three bedroom dwelling would have three dormer windows on its front/northern elevation two of which would be bedroom windows. There are also two roof lights proposed on the rear elevation of this property. A bin store is proposed in the south- eastern corner of the site adjacent to Lancaster Close. Means of enclosure would consist of a mixture of brick and close boarded fencing as well as a knee rail to the edge of the retained footpath.

2.0 The Site

2.1 The application site is stated as measuring 500sq.m. and is a roughly square shaped site with a width of approximately 20.5m and a depth of 21.5m. The site is located between nos. 14 and 15 Lancaster Close. A public footpath is located along the northern and eastern boundaries of the site which links Lancaster Close with Hatch Road to the north. There is only pedestrian access to the site from Lancaster Close. Vehicular access to the site would be gained from Hatch Road via an unmade track which serves around half a dozen dwellings. The site currently

1 accommodates a redundant Scout Hut which is in a poor state of repair. The application site is generally untidy and detracts from local visual amenity. There is a line of trees outside the application site but adjacent to its northern boundary.

3.0 Relevant History

3.1 None.

4.0 Planning Policy

4.1 The application site was last used by the Scouts. The site is too small to be identified separately in the Local Plan. Therefore, the site is included within an area allocated for residential purposes in the Adopted Replacement Brentwood Local Plan. The following policies are considered to be relevant to the determination of this application:

CP1 General Development Criteria H15 Housing Density H21 Dormer Windows LT9 Use of Redundant Institutional, Recreational and Community Buildings C7 Retention and Provision of Landscaping and Natural Features in Development

5.0 Consultation Responses

5.1 Highways Officer: “Although the private drive leading to the site from Hatch Road is narrow and not surfaced in places, it already serves five properties as well as the application site. Therefore, given the previous use of the site and the likely limited traffic generation from the proposed development, it would be difficult to substantiate an objection on these grounds. Given the restricted width of the gate on the vehicular entrance to the site, the turning manoeuvre for vehicles attending either unit and in particular access to the proposed parking space for unit 2 would be difficult. The proposed bin stores will be of insufficient size to accommodate the weekly refuse and recycling generated by each dwelling. It is recommended that the internal dimensions of each bin store be increased to at least 2m by 0.8m. Otherwise, given government policy in PPG3 and PPG13 and the Highway Authority, Essex County Council, parking standards, no objection is raised.”

5.2 Arboriculturalist: “There are several self sown ash trees and one flowering crab apple on the site. None of these trees are worthy of preservation. There are some mature trees on the opposite side of the public footpath under the ownership of Brentwood Borough Council. The roots of these could be affected by the creation of the proposed

2 driveway. Use of a no-dig construction as per B.S. 5837 Trees in Relation to Construction would overcome the problem.”

6.0 Other Representations

6.1 Three letters have been received from local residents who raise concerns that there is no vehicular access to the site except via a private lane owned and maintained by residents of 87a, 87b, 89, 91 and 91a Hatch Road. Development of the site would add to the single file traffic flow in the lane which is accessed by pedestrians passing between Lancaster Close, Hatch Road, Danes Way and Kings Georges Road. The proposal would add to the problem the present residents now experience as to the safety of pedestrians – the lane only being wide enough for cars to pass if the walkers stand to one side while this manoeuvre is carried out. All the residents in the lane have two cars per dwelling and all have the ability to turn around on their property but proposed scheme does not include a turning facility so vehicles would need to reverse the whole length of the lane to access Hatch Road at the same time trying to avoid pedestrians. Site should be developed as homes for the elderly who would require less vehicular use. It is understood that the tenants will not be allowed to park in Lancaster Close; maybe the same should apply to the Hatch Road. There would be insufficient parking provision within the site and there is concern that visitors, trade vehicles etc to the site would block the lane and damage the road surface and adjacent buildings.

7.0 Summary of Issues

7.1 It is considered that the main issues which require consideration with respect to this proposal are the impact of the proposal on visual amenity (including any impact on existing trees), highway safety, residential amenity and the living conditions created within the dwellings proposed.

7.2 Visual Amenity: it is considered that the proposed buildings would not harm local visual amenity being generally acceptable in terms of their size, siting, scale, style, design and materials. The re-development of the site also provides an opportunity to improve local visual amenity compared to the current appearance of the site. However, further details of the means of enclosure and the landscaping proposed would be required to ensure that these elements visually complement the scheme. It is also considered that the removal of permitted development rights for extensions and outbuildings would be justified to protect local visual amenity in the future.

7.3 Impact on Trees: as advised by the Arboriculturalist, no significant trees would require removal as part of the scheme and, it is considered that, provided that the trees along the northern boundary of the site are adequately protected during construction and any hard surfacing within

3 their spread is carefully controlled, the development is not likely to cause them harm or detract from the positive contribution they make to local visual amenity.

7.4 Highway Safety: on balance, it is not anticipated that the proposed development would cause harm to highway safety either as a result of the use of the vehicular access to the site or as a result of the amount of car parking proposed within the site. It is considered that adequate access to the proposed development for fire tenders and refuse collectors would exist via Lancaster Close. However, a condition requiring details of a bin store for each dwelling with an internal measurement of at least 2m x 0.8m would be necessary. The Highways Officer supports this view.

7.5 Impact on Residential Amenity: as a result of the height and location of the proposed dwellings in relation to those which exist along the boundaries of the site, it is considered that the proposed development would not result in harm being caused to amenity of the occupiers of these neighbouring properties by reason of over dominance, loss of sunlight, loss of daylight or loss of outlook. In fact, the redevelopment of the site would clear the site of existing buildings, means of enclosure and vegetation etc. which would improve the outlook from neighbouring properties. The proposed chalet bungalow is located in excess of 1m from the site boundaries and there is no infringement of the 45 degree rule. The only potential for harm would result from the first floor, north facing windows of the three bedroom dwelling proposed which would be located approximately 10m from the rear garden boundary of No. 101 Hatch Road. However, there is a row of trees along the northern boundary of the site and the rear garden associated with No. 101 Hatch Road is generous being 15m in width and at least 28m in depth. Hence, it is considered that it could be difficult to justify a refusal of planning permission for this reason alone. However, it is considered that the removal of permitted development rights for extensions and outbuildings would be justified to protect the amenity of neighbours in the future.

7.6 Living conditions created within the proposed dwellings: whilst the proposed rear garden areas for the proposed dwellings would be less than the ideal minimum of 75sq.m and 100sq.m for the 2 bed and 3 bed dwelling respectively and increasing the size of the proposed bin stores as referred to above would reduce their size slightly further, it is considered that it would be difficult to refuse planning permission on this basis alone as the gardens proposed would be a size and shape which would make them beneficially useable and they would not suffer from being overlooked by the occupiers of neighbouring properties. Removal of permitted development rights in respect of extensions and outbuildings would also ensure the retention of the gardens at their proposed size.

4 7.7 Overdevelopment: on the basis that the proposed parking provision and Council standards would be acceptable, no highway safety concerns have been raised, the site is accessible by public transport, no significant harm would be caused to the amenity of the occupiers of neighbouring residential properties, the proposal would not appear incongruous or cramped in the street scene and that adequate amenity space exists for the occupiers of the proposed dwellings, it is considered that the proposal would not result in over-development of the site. It is considered that any insignificant harm the proposal may cause would be outweighed by the improvements to the visual appearance of the site which would result as well as the benefit of enabling the provision of affordable housing accommodation to meet a local need.

7.8 Policy LT9 seeks to retain existing recreational/community buildings for community purposes, unless that use can be satisfactorily relocated elsewhere. In this case the building has not been used for a number of years and is in a dilapidated, unusable condition. The scout groups formerly using it have been relocated elsewhere in the local area some time ago.

7.9 On the basis of the above, it is considered that the proposal would comply with Replacement Local Plan Policies C7, CP1, H15, LT9 and H21.

8.0 Recommendation

APPROVE

1. T1 - Standard time. 2. L2 - Landscaping - Full permission where scheme not submitted. 3. The footpath identified along the northern and eastern boundaries shall be separated from the residential curtilage of the dwellings hereby approved in the form shown or as otherwise first agreed with the Local Planning Authority. It shall permanently remain open, clear of any obstruction and accessible to the general public. 4. M10 - Retention of window pattern. 5. Details of the surfacing materials to be used in the construction of the footpath, parking and turning areas shall be submitted to and agreed in writing by the Local Planning Authority prior to the commencement of the development hereby approved and construction shall be in strict accordance therewith. 6. Notwithstanding the details shown on the approved plans, prior to the commencement of development, details of a bin store for each dwelling measuring (internally) a minimum of 2m x 0.8m, shall be submitted to and approved in writing by the local planning

5 authority. The bin stores shall be provided prior to the first occupation of either of the dwellings and shall be constructed and permanently retained in the form agreed. 7. H15 - Car parking provision - full, residential. 8. Prior to the commencement of development, details of all means of enclosure within the site shall be submitted to and approved in writing by the local planning authority. The development shall be carried out in accordance with the approved details and the means of enclosure shall be completed as approved prior to the occupation of either of the dwellings hereby permitted. 9. H25 - No further hardsurfacing. 10. M1 - Details of materials and samples. 11. M7 - Obscure glazing. 12. A flat area measuring 900mm by 900mm minimum shall be provided at threshold level outside the front entrance of the dwellings prior to their first occupation and shall thereafter be permanently retained. The entrance doors and any gates shall be of a minimum width of 800mm. 13. All existing trees and hedgerows along the northern boundary of the site shall be protected by chestnut railing fences for the duration of the demolition/construction period at a distance equivalent to not less than the spread from the trunk. No materials shall be stored or buildings erected inside this fence and no changes in ground level may be made within the spread of any tree, shrub or hedge without the prior written consent of the Local Planning Authority. 14. The works to enable the formation of the driveway and footpath in the vicinity of the trees along the northern boundary of the site shall be carried out on a no-dig construction basis as per B.S. 5837:2005 - Trees in Relation to Construction, and in accordance with The Tree Advice Trust's Arboricultural Practice Notes 'APN1 Driveways Close to Trees'. 15. Notwithstanding the provisions of the Town & Country Planning (General Permitted Development) Order 1995, or any subsequent re-enacting Order, no development falling within Classes A, B, C or E of Part One of the Second Schedule of that Order shall be carried out on the site. 16. The development hereby permitted shall be built to a minimum standard of ‘Good’ under the Building Research Establishment Environmental Assessment Method (BREEAM) EcoHomes Rating. Prior to first residential occupation of the development hereby permitted a copy of the EcoHomes Post Construction Completion certificate verifying that the ‘Good’ EcoHomes rating has been achieved shall be submitted to the Local Planning Authority.

6 17. M12 – Retention of development as permitted.

Reasons:

Informatives

1. I11 - Policies related to approval. 2. I8 - Accordance with approved plans.

DECIDED

7 7. 8 WANSFORD CLOSE BRENTWOOD CM14 4PU EXTENSION AT THE SIDE AND REAR TOGETHER WITH THE FORMATION OF A NEW ROOF AND INCREASE IN HEIGHT OF THE DWELLING TO FORM A 5 BEDROOM TWO STOREY DWELLING HOUSE (APPLICATION NO: BRW/977/2006)

SITE PLAN ATTACHED Appendix 6

Ward: Brentwood North Zoning: Residential Parish: Policies: CP1 H21 H6A

This application was referred by Cllr Mrs Holmes from Weekly Report No. 1268 for consideration by the Committee. Set out below is the extract from the appropriate Weekly Report.

1.0 Proposals

x Two storey extension at the side: 1.6m wide and extending the full depth of the existing dwelling, i.e. 12.2m. x Single storey extension at the rear: 11.4m wide x 3m deep x 3.9m high; pitched roof behind parapet walls to the sides. x Formation of new roof over the extended dwelling to form a five bedroom two storey dwelling and incorporating: { an increase in height of 1.5m to 8.2m { dormer window at the front: 2.1m wide.

2.0 Relevant History

2.1 None.

3.0 Consultation Responses

3.1 Highways: Given the existing area available for parking within the site, no objection raised, subject to conditions relating to the widening of the access, vehicle/pedestrian sight splays and surface for the hardstanding.

4.0 Neighbour Responses

4.1 Six letters (three of which have been received following the submission of revised plans) have been received from three nearby residential occupiers objecting, inter alia, on the following grounds: { the increased height, bulk and mass of the extended dwelling will be visually obtrusive and overbearing { overlooking from rearward facing windows { proposal will set a precedent for the conversion of bungalows into two storey dwellings in the immediate area { loss of variable skylines in the area will be detrimental to the visual amenities of the area

26 { larger occupancy property will result in more cars { increased bulk of the extended dwelling will result in the closure of gaps between dwellings { Brentwood needs bungalow accommodation { the remaining gap between nos. 6 and 8 Wansford Close will result in a cramped and incongruous element, detrimental to the visual amenities of the area { concerns are also raised regarding the excavation of foundations and loss of value to adjacent properties

5.0 Summary of Issues

x The property is a bungalow with a small, narrow dormer window to the front elevation which illuminates the roof space. x The property is previously unextended and, therefore, there is an ability to insert certain dormer windows/roof lights to the existing loft area thereby enabling its full use as part of the habitable area of the dwelling. Thus, whilst the proposal strictly fails to comply with Policy H6A, it is considered that a refusal of permission would be difficult to substantiate in these circumstances. x The property is flanked by a two storey dwelling house built to within 0.5m of the site boundary and a bungalow. x The height of the extended dwelling at 8.2m will be no higher than the adjacent two storey dwelling at 6 Wansford Close. x The two storey elements are located 1m from the site boundaries and comply with the 45 degree rule. x The back-to-back distance between the extended dwelling and those in Selwood Road is in excess of the 35m distance as set out in Appendix 1 of the Local Plan. x Wansford Close comprises a mix of two storey and single storey dwellings. x It is considered that the dormer window relates in scale and design to the extended roof in which it is to be installed. x It is considered that the scale, mass and design of the proposed extended dwelling would not be out of keeping with other nearby properties. x In light of the above, and subject to conditions set out below, it is considered the proposal satisfies the relevant criteria of Policies CP1 and H21.

6.0 Recommendation

APPROVE:

1. T1 - Standard time 2. Notwithstanding the information on the approved plans, no development shall take place until samples of the materials to be used in the construction of the external surfaces of the extensions hereby permitted have been submitted to and approved in writing

27 by the Local Planning Authority. Development shall be carried out in strict accordance with the approved details. 3. M6 - Obscure glazing and fixed shut 4. M7 - Obscure glazing 5. M10 - Retention of window pattern 6. W14 - Retention of hedge 7. M12 - Retention of development as permitted

Informatives

1. I11 - Policies related to approval 2. I8 - Accordance with approved plans

Reasons:

2. In the interest of amenity.

DECIDED:

8. 1 PEAR TREES INGRAVE BRENTWOOD CM13 3RP CONVERSION OF ROOF SPACE TO HABITABLE ACCOMMODATION WITH DORMER WINDOWS TO FRONT AND REAR, ROOF LIGHTS TO FRONT, SIDE AND REAR, ADDITIONAL WINDOW TO FRONT AND FLANK ELEVATION AND MODIFICATIONS TO EXISTING DETACHED GARAGE TO REAR (APPLICATION NO: BRW/1068/2006)

SITE PLAN ATTACHED Appendix 7

Ward: Herongate, Ingrave & Zoning: Residential West Horndon Parish: Herongate & Ingrave Parish Council Policies: CP1 H21

This application was referred by Herongate & Ingrave PC from Weekly Report No. 1266 for consideration by the Committee. Set out below is the extract from the appropriate Weekly Report.

1.0 Proposals

x Conversion of loft space to habitable accommodation. x Pitched roof dormer window to front elevation: 1.8m wide x 2.2m deep x 2.4m high (maximum dimensions). x Two pitched roof dormers at rear with a flat roof link in between: 6.5m wide x 2.9m high x 2.3m deep (maximum dimensions). x Single pitched roof dormer window to rear elevation: 2.2m wide x 1.8m deep x 1.8m high (maximum dimensions). x Additional window to front elevation and flank elevation. Additional roof lights to front side and rear elevations. x Modifications to access arrangements to detached garage to rear.

2.0 Relevant History

x BRW/512/2004: Single storey extension at the side - Approved.

3.0 Consultation Responses

x Parish Council: { I am pleased to inform you that Herongate and Ingrave Parish Council have considered the above application, and are concerned that this represents another gross enlargement of the properties within this estate (similar to 69 The Meadows). { Whilst the council does not object to the design or effect on the street scene, we do object in principle to the increase in potential occupancy, and the overdevelopment of houses in this estate that it represents. { Our objections are that increased occupancy at this level would bring additional pressure on the infrastructure of the estate, such as on street parking and increased requirement for informal play

29 by children. In addition access to the estate is poor, with an unsited junction onto the A128. { The estate currently comprises 3/4 bedroom properties available for the average family. Increases in accommodation of this level could result in a population increase approaching 50%. { We believe this to be unacceptable and would urge the authority to restrict such an increase by the application of the planning laws. x Highways: Given the location and the existence of the garage and access, no objection raised.

4.0 Neighbour Responses

x None.

5.0 Summary of Issues

x In light of the comments of the Highways Officer it is not considered that an objection to the changed access arrangements to the garage can be substantiated. Additionally, the Officer raises no concerns about the potential traffic generation caused by the increase in accommodation. x The proposed front dormer window matches in size and design that on the adjoining property. It is considered that this window satisfies the relevant criteria of Policy H21. x The proposed single rear dormer window relates in size and design to the roof in which it is to be installed and satisfies the relevant criteria of Policy H21. x The proposed pair of pitched roof rear dormers with a flat roof link are large. However, given the size of the roof in which they are to be installed and that a wider version of the same design has been approved on the adjoining property (reference BRW/289/2002) it is considered that an objection would be difficult to substantiate. x It is not considered that the proposed additional windows and roof lights would have a detrimental impact on the privacy or amenity of adjoining occupiers. x Whilst the comments of the Parish Council are noted, given the comments of the Highways Officer and also given that the property is located in a residentially allocated urban area it is not considered that an objection on the increase in size of the accommodation could be substantiated. x In light of the above, it is considered that the proposals satisfy the relevant criteria of Policies CP1 and H21.

30 6.0 Recommendation

APPROVE

1. T1 - Standard time 2. Notwithstanding the details on the approved plans, the materials to be used in the construction of the external surfaces of the dormer windows hereby permitted shall match in colour and texture those used in the existing building. 3. M10 - Retention of window pattern 4. M12 - Retention of development as permitted

Reasons:

2. In the interests of amenity.

Informatives

1. I11 - Policies related to approval 2. I8 - Accordance with approved plans

DECIDED:

9. 11 CADOGAN AVENUE WEST HORNDON BRENTWOOD CM13 3TU SIDE, REAR EXTENSION AND CONVERSION WITH DORMER WINDOWS (APPLICATION NO: BRW/1095/2006)

SITE PLAN ATTACHED Appendix 8

Ward: Herongate, Ingrave & Zoning: Residential West Horndon Parish: West Horndon Parish Council Policies: CP1 H21 H6A

This application was referred by Cllr Ms Golding from Weekly Report No. 1268 for consideration by the Committee. Set out below is the extract from the appropriate Weekly Report.

1.0 Proposals

x Side Extension: 2.5m wide x 7.8 m deep x 3m high x Rear Extension: 10.4m wide x 3m deep x 3m high x Dormer windows: 1.3m wide x 2.8m deep x 2.2m high; provision of six pitched roof dormers (3 to the front and 3 to the rear elevations). x Raising of roof with ridge height increasing from 6.0m to 7.3m.

2.0 Relevant History

x None

3.0 Consultation Responses

x West Horndon Parish Council: No objections x Arboriculturalist: There are several preserved trees growing adjacent to the property and the side extension. A separate application has been received to carry out works to the trees. The closest trees to the proposed extension are two Oak trees. The crowns will need to be cut back to allow the extension to be constructed. They presently overhang the roof of the property; the tree work application includes the cutting back of these trees. The foundations of the proposed extension will need to take into consideration the roots of the trees, and the design will need to be agreed with the Planning Department in accordance with Condition 5 set out below. x Highways: No objections

4.0 Neighbour Responses

x None

32 5.0 Summary of Issues

x The property has not exhausted its permitted development rights and therefore there is an ability to insert dormer windows/roof lights to the existing loft area thereby enabling its use as part of the habitable area of the dwelling. Thus whilst the proposal strictly fails to comply with Policy H6A, it is considered that a refusal of permission would be difficult to substantiate in these circumstances. x The proposed dormer windows are considered to relate in size and design to the roof in which they are to be installed and are considered to satisfy the relevant criteria of Policy H21. x The proposal complies with the 45 degree rule. x Therefore, the proposal in terms of size, design and scale satisfies the relevant criteria of Policies CP1 and H21 of the Brentwood Replacement Local Plan.

6.0 Recommendation

APPROVE

1. T1 - Standard time 2. M2 - Matching materials 3. M10 - Retention of window pattern 4. M7 - Obscure glazing 5. Works to proposed trees shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of works. 6. W12 - Retention of fence 7. M12 - Retention of development as permitted

Reasons:

5. To ensure that the works are carried out in an acceptable manner, in the interest of amenity.

Informatives

1. I11 - Policies related to approval 2. I8 - Accordance with approved plans

DECIDED:

10. 15 AVENUE ROAD WARLEY BRENTWOOD CM14 5EL DEMOLITION OF 15 AVENUE ROAD AND ERECTION OF BUILDING CONTAINING 12 NO. 2-BEDROOM APARTMENTS TOGETHER WITH FORMATION OF 14 PARKING SPACES (APPLICATION NO. BRW/723/2006)

SITE PLAN ATTACHED Appendix 9

Ward: Warley Zoning: Residential Parish: Policies: C7, CP1, H6, H15, T4, T7, LT9, IR7

1.0 The Application

1.1 The application proposes the demolition of the existing detached building, 15 Avenue Road (the former Lion Lodge Care Home) and the erection of one building containing 12 No. 2-bedroom flats on that site as well as the adjoining former car park serving the care home. The building measures a total of 38.255m wide x 15.675m deep at the western flank, 8.5m deep in the central section and 13m deep at the eastern flank facing Warley Mount x 10.2m high with pitched roofs. The roof line is stepped into two sections, reflecting the slope of the road across the width of the site. The front elevation is articulated by the introduction of two gable feature, the step in the roof level and changes in materials.

1.2 Two of the proposed flats are located on the ground floor of the building with 5 flats located on each of the first floor and within the roof space, served by small dormer windows. The remainder of the ground floor facilitates the provision of two staircases, two areas of car parking for 14 cars and the provision of a bin store located at the rear of the building.

1.3 The rear garden of the existing building is proposed as a communal private amenity space with an area of approximately 320sq.m. A brick built, open fronted cycle store is also proposed within that area, measuring 6m x 3m x 4m high.

1.4 Two new vehicular accesses are proposed from Avenue Road to serve the two parking areas within the building.

1.5 The Applicant has offered to enter into a S.106 Agreement in respect of the required educational contribution. (See section 5.3 below)

2.0 The Site

2.1 The application site is located at the junction of Avenue Road with Warley Mount has an area of 0.1046ha. It is L-shaped, having a total width of 44.6m along the Avenue Road frontage with a depth of 34.6m at the western end adjacent to 11 Avenue Road and 16.4m along the eastern side along the Warley Mount frontage.

34 2.2 15 Avenue Road currently contains a large detached Victorian house that was converted into a care home many years ago. It has stood empty for a number of years now. Adjacent to the building is a car park formerly used in conjunction with the Lion Lodge Care Home. Again, this has been unused for some time.

2.3 To the rear of the site, in Warley Mount is located a relatively new sheltered housing scheme, Mount View. Due to the topography of the area, this building is set on higher ground than the application site.

3.0 Planning Policy

3.1 In the Adopted Brentwood Local Plan the site is located within the residentially allocated area of Warley although the site has a lawful institutional/community use. The following policies are relevant to the consideration of this proposal:

CP1 - General Development Criteria H6 - Small Unit Accommodation H15 - Housing Density LT9 - Use of Redundant Institutional, Recreational and Community Buildings T4 - New Development and Highway Considerations T7 - Parking – General C7 - Retention and Provision of Landscaping and Natural Features in Development IR7 - Energy and Water Conservation and the Use of Renewable Sources of Energy in New Development

4.0 Relevant History

4.1 { ES/BRW/121/48: Use as Nursing Home – Approved { ES/BRW/80/50 (CC/BRW/2/50): Change of Use to Children’s Home – Approved { T/233/64 (CC/BRE/7/63): Children’s Home – Approved { CC/BRW/4/86: Change of Use to Day Centre – Approved { CC/BRW/7/91: Permanent Use as a Day Centre – Approved { BRW/1206/2003: Change of Use from Day Centre (Use Class D1) to Residential (Use Class C3) – Withdrawn

4.2 In respect of car park area only:

{ BRW/703/2004: Erection of building containing 3 one-bedroom flats and 2 two-bedroom flats together with five parking spaces – Refused on grounds that the size, scale, mass, design and external appearance in an elevated, prominent location was considered to be out of character with the area and harmful to the appearance and character of the street scene, to the detriment of the visual amenities of neighbouring residents and the area as a whole.

35 { BRW/1038/2005: Erection of three residential units (outline application) – Refused on grounds that the development, by reason of its siting, layout and relationship to neighbouring properties is likely to result in overlooking of neighbouring properties and unsatisfactory provision of private amenity spaces to serve the development itself, to the detriment of the privacy and amenity of neighbouring residents and the amenities and living conditions of future occupiers of the proposed development. { BRW/649/2006: Demolition of 15 Avenue Road and erection of twelve 2-bedroom apartments - Withdrawn

5.0 Consultation Responses

5.1 Highways: Although not ideal as visibility from the proposed accesses will be obstructed by the adjacent trees in the footway of Avenue Road, given the existing accesses to the site and the existence of accesses to neighbouring properties, no objection raised on these grounds. It is recommended the following conditions be attached to any approval: (the conditions recommended refer to the construction of the accesses in accordance with Highways Authority requirements, provision of sight splays, closure of redundant accesses, size of parking spaces, 2.5m headroom over parking and turning areas, details of cycle store, provision of 2 motorcycle parking spaces, provision of suitable access between the bin store and Avenue Road. An informative is also recommended to the effect that future residents will not be allowed permits in the Residents Parking Scheme).

5.2 DoP&RS: No objection

5.3 Essex County Council School Service: Educational contribution will be required in respect of one secondary school place costing £14,055, index linked to April 2006. (Note: the Applicants have confirmed their willingness to enter into a S.106 agreement to cover this.

5.4 Arboriculturist: The proposed plans show the vehicle entry to the site close to a Lime tree that is growing on the footway. This should not affect the health or stability of the tree. There is one tree to the rear of the site worthy of preservation. This is growing close to the proposed barbeque area; this will not be affected by the proposed development but will re quire the necessary protection during construction.

6.0 Other Representations

6.1 The application has been advertised in the local press and a site notice displayed. Nearby residents have also been notified directly of the proposals. Eleven letters have been received objecting to the proposals on the following grounds:

- flats would be out of keeping with character of area which consists mainly of Victorian and Edwardian houses

36 - Insufficient parking provided; will add to local parking problems and congestion - Provision of 14 parking spaces for private cars is environmentally irresponsible given the proximity of nearby services - No more flats needed in the area; higher densities leads to a decline in social cohesion - Existing house should be kept - Overdevelopment of site - Size, scale, mass and unsympathetic design is out of character with street - Loss of light and privacy; overlooking of neighbouring garden - Will reduce house values - Potential threat to street trees due to their close proximity to the building - Increased noise pollution - Submitted design statement does not make reference to house directly opposite the flats - Heseltine House opposite is an eyesore and should not be used as a precedent - The width of the building creates a ‘barrack’ effect

7.0 Summary of Issues

7.1 Whilst in the Adopted Brentwood Replacement Local Plan the application site is located within a residentially allocated area, its lawful existing use is for institutional/community purposes. In situations where existing institutional/community buildings such as these become surplus to requirements, Policy LT9 seeks to retain such sites in use for purposes which address local community needs or where the existing community use can be suitably adequately relocated on an appropriate site, housing needs. Policy LT9 states:

OTHER THAN THOSE SITES IDENTIFIED AS MAJOR HOUSING SITES ON THE PROPOSALS MAP, PERMISSION FOR THE CHANGE OF USE OR REDEVELOPMENT OF EXISTING SCHOOLS, HOSPITALS OR BUILDINGS OF A SIMILAR INSTITUTIONAL CHARACTER, OR EXISTING RECREATIONAL, CULTURAL, LEISURE OR OTHER COMMUNITY FACILITIES, SHALL ONLY BE GRANTED WHERE THE PROPOSED USE ADDRESSES LOCAL COMMUNITY NEEDS AND, WHERE THESE NEEDS ARE MET OR WHERE THE EXISTING COMMUNITY USE CAN BE SUITABLY ADEQUATELY RELOCATED ON AN APPROPRIATE ALTERNATIVE SITE, HOUSING NEEDS.

WHERE THE BUILDING IS WORTHY OF RETENTION, AND IS SITUATED IN A SUSTAINABLE LOCATION, OTHER USES MAY BE CONSIDERED.

37 ANY PROPOSALS MUST COMPLY WITH THE CRITERIA SET OUT IN POLICY LT11.

Comment: Given that the building has stood empty for a number of years and Essex County Council are in the process of disposing of the site, it must be assumed that the former institutional use has been satisfactorily re-located elsewhere. The redevelopment of the site for residential purposes within a residentially allocated area must therefore be considered acceptable in principle.

The proposed flats are all 2- bedroom units and Policy H6, which seeks the provision of small unit accommodation, is therefore complied with.

Given that Policy H15 expects densities greater than 65 dwellings per hectare in town and district centres, the proposal which equals a density of 114.9 dwellings per hectare, is considered to comply with the requirement of Policy H15.

Policy CP1 deals with General Development Criteria and states:

ANY DEVELOPMENT WILL NEED TO SATISFY ALL OF THE FOLLOWING:

i) THE PROPOSAL WOULD NOT HAVE AN UNACCEPTABLE DETRIMENTAL IMPACT ON VISUAL AMENITY, OR THE CHARACTER AND APPEARANCE OF THE SURROUNDING AREA.

Comment: Whilst many of the local dwellings are of Victorian origin, the proposed building to some extent gives the appearance of a traditional two storey terrace with rooms in the roof, served by small dormers. In terms of height the proposed building does satisfactorily relate to that of adjacent dwellings. It is not considered that the proposal would have a detrimental impact on the character of the area.

ii) THE PROPOSAL WOULD NOT HAVE AN UNACCEPTABLE DETRIMENTAL IMPACT ON THE GENERAL AMENITIES OF NEARBY OCCUPIERS OR THE OCCUPIERS OF THE PROPOSED DEVELOPMENT BY WAY OF OVERLOOKING, LACK OF PRIVACY, OVERBEARING EFFECT OR GENERAL DISTURBANCE.

Comment: The proposed building is located between 1.4m and 4.6m from the western boundary with No. 11 Avenue Road and there is no infringement of the 45 degree rule. At its eastern flank the building is set between 5.2m and 6.2m from the boundary with Warley Mount. The existing hedge along that boundary is to be retained. It is not considered that the proposal would give rise to any

38 undue overlooking or have an overbearing effect on neighbouring dwellings. iii) THE PROPOSAL SHOULD BE OF A HIGH STANDARD OF DESIGN AND LAYOUT AND SHOULD BE COMPATIBLE WITH THE STREET SCENE AND SURROUNDING DEVELOPMENT (AND, IN THE CASE OF ALTERATIONS AND EXTENSIONS, WITH THE EXISTING BUILDING), IN TERMS OF SIZE, SITING, SCALE, STYLE, DESIGN AND MATERIALS.

Comment: Whilst clearly not seeking to replicate the design of surrounding development, the proposed building does incorporate sufficient design reference points so as to fit comfortably into its surroundings. iv) MEANS OF ACCESS TO THE SITE FOR VEHICLES AND PEDESTRIANS AND PARKING AND SERVICING ARRANGEMENTS ARE SATISFACTORY.

Comment: The proposal includes the provision of 14 parking spaces to serve the 12 dwellings. This complies with Local Plan standards. The Highways Officer has raised no objections, subject to the imposition of conditions. v) THE TRANSPORT NETWORK CAN SATISFACTORILY ACCOMMODATE THE TRAVEL DEMAND GENERATED AND TRAFFIC GENERATION WOULD NOT GIVE RISE TO ADVERSE HIGHWAY CONDITIONS OR HIGHWAY SAFETY CONCERNS OR UNACCEPTABLE LOSS OF AMENITY BY REASON OF NUMBER OR SIZE OF VEHICLES.

Comment: The Highways Officer has raised no concerns or objections regarding potential traffic generation from the proposal. vi) THE PROPOSAL SHOULD NOT GIVE RISE TO THE LOSS OF A RESIDENTIAL UNIT (EXCEPT AS PROVIDED IN POLICY TC27)

Comment: No loss of a residential unit is involved. vii) THE PROPOSAL WOULD NOT HAVE AN UNACCEPTABLE DETRIMENTAL IMPACT ON HEALTH, THE ENVIRONMENT OR AMENITY DUE TO THE RELEASE OF POLLUTANTS TO LAND, WATER OR AIR (INCLUDING NOISE, FUMES, VIBRATION, SMELLS, SMOLE, ASH, DUST AND GRIT)

Comment: It is not considered that the proposal would have a detrimental impact in this respect.

39 viii) THE PROPOSAL WILL BE EXPECTED TO TAKE FULL ACCOUNT OF THE NEED TO CONSERVE AND ENHANCE THE CHARACTER, APPEARANCE, BIODIVERSITY AND HISTORICAL AND ARCHAEOLOGICAL HERITAGE OR THE SITE AND THE SURROUNDING AREA. WHERE IT IS CONSIDERED THAT THE HARM TO OR LOSS OF THE ENVIRONMENTAL ASSET IS OUTWEIGHED BY THE NEED FOR THE DEVELOPMENT, THE COUNCIL WILL REQUIRE APPROPRIATE COMPENSATORY MEASURES, EITHER ON-SITE OR OFF-SITE.

Comment: Whilst the loss of the existing building on the site is regrettable, it is not worthy of listing. It is considered that the proposal satisfactorily relates to the character of the area.

Policy T4 requires, inter alia that the development proposals should not have an unacceptable detrimental impact on the transport system. Given the small nature of the proposal and the absence of any objections by Highways, this Policy is considered to be met.

In terms of parking requirement set out in Policy T7 the proposal makes provision for 14 parking spaces to serve the twelve dwellings. This satisfactorily complies with the parking standards set out in Appendix 2 of the Local Plan.

In terms of the need to retain existing landscaping and other natural features, the proposal does not involve the loss of any noteworthy trees and the boundary hedge along Warley Mount is to be retained. It is considered that the requirements of Policy C7 are satisfied.

8.0 Conclusion

8.1 Whilst clearly the proposed development is of much greater density than existed on the site hither to, it is considered that the proposal satisfactorily relates to its surroundings and does not have any undue detrimental effect on the amenities of nearby residential occupiers.

9.0 Recommendation

APPROVE (subject to the satisfactory completion of a S.106 agreement relating to the payment of educational contributions, outlined under 5.3 above) and the following conditions:

1. T1 - Standard Time 2. L2 – Landscaping - Full permission where scheme not submitted 3. L4 – Retention of existing landscaping (pending submission of landscaping scheme 4. L7 – Landscaping Protection 5. H10 – Provision of Compound Area 6. H3 – Wheel washing facilities

40 7. No development shall take place until details and samples of the materials to be used in the construction of the external surfaces of the building hereby permitted and all surfacing materials to be used in the construction of the accesses and parking areas and all other hard surfaced areas have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in strict accordance with the approved details. 8. A flat area measuring 900mm x 900mm minimum shall be provided at threshold level outside the front entrance of each ground floor dwelling prior to its first occupation and shall thereafter be permanently retained. The entrance door and any gates shall be of a minimum width of 800mm. 9. TR3 – Drainage, services, their effect upon trees 10. 1.5metres x 1.5metres vehicle/pedestrian sight splays shall be provided and maintained where the proposed accesses meet the back of the footway. No obstruction above 600mm in height shall be permitted within these splays. 11. Prior to the first occupation of the development hereby permitted, the redundant accesses shall be permanently closed by raising the kerbs and footway to conform with adjacent levels. 12. Each car parking space shall measure at least 2.4metres x 4.8metres and an aisle width of at least 6metres shall be provided between spaces 1–5 and 6-10. At least 2.5metres headroom shall be provided over the parking and turning areas. 13. The cycle store hereby permitted shall be provided and fitted with a method of securing the cycles prior to the first occupation of the development hereby permitted. 14. 2 No. motorcycle parking spaces, measuring 2.5metres x 1.5metres, and fitted with a method of securing the motorcycle shall be provided within the proposed parking area prior to the first occupation of the development hereby approved. Prior to the commencement of the development, details of the motorcycle spaces shall be submitted to an approved in writing by the Local Planning Authority. 15. The access way between the bin store hereby approved and Avenue Road shall be free of steps, have a hardwearing surface that will withstand the loading imposed by a wheeled refuse container and a gradient not steeper than 8% (1 in 12). Prior to the commencement of the development, details of the access way shall be approved by the Local Planning Authority. 16. M7 – Obscure Glazing 17. M10 – Retention of window pattern 18. Prior to the commencement of the development, details of all means of enclosure within the site shall be submitted to and approved in writing by the Local Planning Authority. The details to be submitted shall include the retention of the hedge along the eastern boundary of the site with Warley Mount. The development shall be carried out in accordance with the approved details and the means of enclosure shall be completed as approved prior to the occupation of the development.

41 19. The development hereby permitted shall be built to a minimum standard of ‘Good’ under the Building Research Establishment Environmental Assessment Method (BREEM) EcoHomes Rating. Prior to first residential occupation of the development hereby permitted a copy of the EcoHomes Post Construction Completion certificate verifying that the ‘Good’ EcoHomes rating has been achieved shall be submitted to the Local Planning Authority. 20. Notwithstanding the Town & Country Planning Act 1990 and the provisions of the Town & Country Planning (General Permitted Development) Order 1995 or any subsequent re-enacting Act or Order, no electricity, gas or water meter boxes, air conditioning units, satellite dishes, burglar alarms, security lighting, video cameras or flood lighting shall be fixed to the external fabric of the building without the prior written approval of the Local Planning Authority. The building shall be equipped with a communal TV and radio aerial and satellite dish in positions which shall be previously submitted to and approved by the Local Planning Authority. 21. R14 – Site Levels to be submitted 22. The development hereby granted permission shall be constructed in accordance with the Revised Plans, drawing nos. 1128/01C, 1128/02C, 1128/03C and Additional Plan, drawing No. 1128/04, received on 3 January 2007. 23. M12 – Retention of development as permitted

Reasons:

7. In the interests of amenity 8. To ensure occupation by those experiencing mobility difficulties 9. In the interests of highway safety 10. In the interests of amenity 11. To ensure that the parking spaces are practical 13.&14. To encourage and facilitate the use of more sustainable forms of transport 15. To ensure satisfactory access to the bin stores 16. In the interests of amenity and privacy 17. To ensure that development takes place in an environmentally sensitive way, in the interests of sustainability 18. In the interests of amenity 19. For the avoidance of doubt and in the interests of amenity

Informatives:

1. I.6 – Lifetime Homes 2. I.11 – Policies relevant to Approval 3. The Applicant is advised that residents of the flats hereby approved will not be allowed permits in Brentwood Borough Council’s Residents Parking Scheme.

42 4. The Applicant is advised that the proposed new vehicular accesses shall be constructed in accordance with the terms, conditions and specification of the Highway Authority, Essex County Council.

DECIDED:

11. FORMER BRITISH GAS SITE ST. JAMES’ ROAD/WHARF ROAD BRENTWOOD CM14 4LQ APPROVAL OF RESERVED MATTERS APPLICATION FOR PHASE 3A COMPRISING 14 DWELLINGS IN THREE TERRACES WITH ASSOCIATED ACCESS ROADS PARKING AND ANCILLARY BUILDINGS FOLLOWING THE GRANT OF OUTLINE PLANNING PERMISSION FOR THE MIXED USE REDEVELOPMENT OF THE SITE UNDER REF. BRW/153/2004 (APPLICATION NO: BRW/916/2006)

SITE PLAN ATTACHED Appendix 10

Ward: Brentwood West Zoning: Residential Parish: Policies: CP1, CP2 CP3, CP4, H3, H8, H6, H15, E2, T3, T4, T5, T16, T17, T7, LT3, LT4, LT5, LT15, C7, C8, IR9, PC1, PC5

1.0 The Application

1.1 At the April 2005 Ordinary Council meeting Members resolved to grant outline planning permission, subject to the Applicant entering into a satisfactory Section 106 Agreement, for a mixed use development of 350 residential units comprising 336 flats and 14 residential dwellings, offices with a total floor area of 2973 square metres and 2.18 hectare area of public open space, the formation of a means of access from St. James’ Road/Wharf Road together with the formation of pedestrian and cycle links to Chase Road, Hubert Road and Wharf Road, formation of mini roundabouts at the junction of St. James’ Road, Wharf Road and Chase Road, Reference BRW/153/2004. The associated Section 106 Agreement was completed in October 2005.

1.2 In relation to that outline application, with the exception of matters relating to the means of access, all other matters were reserved. Notwithstanding this, the application was accompanied by illustrative master plans. Conditions imposed on the outline permission included a requirement for the reserved matters to follow the mix of unit sizes, form and storey heights indicated on the indicative layout, height and massing plans submitted with the outline application. . 1.3 The outline application related to the whole 5.16ha of the former British Gas site. The Applicant advises that the current application seeks approval of reserved matters for Phase 3A of the development and has been prepared having regard to the master plan submitted with the aforementioned outline application. The current application relates to 0.36ha of the site, forming a crescent shape in the north-eastern part of the former British Gas Works site, beyond the western end of Wharf Road and Kings Chase and bordering the boundary of this established residential area.

44 1.4 This application seeks the approval of reserved matters for the construction of 14 three bedroom town-houses, together with associated service roads, paths, parking and ancillary buildings. The current proposal essentially follows the form, layout and storey heights of the master plan which accompanied the outline application. A crescent shape of development is proposed, with three separate terraces of properties facing towards the parkland area designated in the outline application. Means of vehicular access also follows that detailed on the outline application and is to be from Wharf Road, leading to the rear of the proposed properties, where a total of 28 parking spaces would be provided, together with a covered bin store behind the existing gas governor enclosure near to the site entrance. Pedestrian access paths would lead from the parking area alongside each of the terraces to the front of the properties.

1.5 The heads of terms for the Section 106 Agreement secured on the outline application and completed in October 2005, can be applied to the current Phase 3A proposals in part, on a pro rata basis, similar to that for Phase 1. This includes:-

i) Provision of affordable housing on-site (achieved in other phases of the detailed development, including the aforesaid Phases 1 and 2). ii) Educational contribution. iii) The transfer of open space to the Council iv) The payment of a commuted sum to the Council for: i. The maintenance of the land (for 25 years) ii. The provision of a footpath and cycleway and associated lighting and signage from the site through La Plata woodland to London Road iii. The provision of an off-site play facility v) Highway improvements: i. Payment of a commuted sum to upgrade zebra and pelican crossings. ii. Payment of a commuted sum to provide a cycle / pedestrian link from the site through La Plata Woods and to London Road. iii. Payment of a commuted sum to provide traffic calming in Chase Road. iv. A publicity and marketing campaign for public transport including vouchers for season tickets for 3 months free bus travel in Brentwood for every member of each household. v. Payment of a commuted sum to improve steps to Brentwood railway station vi. Improvements to the bus stops / shelters in Kings Road vii. Limitation on the point of access / egress to the site for all remediation / construction traffic to the existing access at the junction of Wharf Road / St. James Road. viii. The preparation and implementation of a travel plan.

45 1.10 The application also makes reference to the reports submitted as part of the application for outline planning application which included a Transport Assessment, Flood Risk Assessment, Great Crested Newt Survey and Ecological Surveys.

2.0 Planning Policy

2.1 In the Brentwood Replacement Local Plan 2005 this part of the site is allocated as a Major Housing Site.

2.2 In the Brentwood Replacement Local Plan 2005 the wider British Gas site contains three designations comprising the following:

x Residential – Two parcels of land totalling 2.15ha are designated as Major Housing Sites. One parcel comprises a rectangular shaped area of 1.23ha located immediately to the south of Wharf Road and north of the railway car park and extending westwards into the site. The other parcel is a wedged shaped area of 0.92ha located to the west of Kings Chase. x Employment – Offices – This 0.9ha allocation comprises land located immediately to the east of Hubert Road and to the north of the railway car park. x Public Urban Open Space – The remaining 2.11ha of the site benefits from this allocation. x 2.3 The principle of the residential development of this phase of the site in the way proposed has been established through the grant of outline planning permission. The following Policies contained in the Brentwood Replacement Local Plan remain relevant to the consideration of this approval of reserved matters application:

x CP1 – General development criteria x CP2 – New development and sustainable transport choices x CP3 – Transport Assessments x CP4 – The provision of infrastructure and community facilities x H8 – Affordable housing larger sites x H15 – Housing densities x T3 – Travel Plans x T4 – New development and highway considerations x T5 – Traffic management x T16 – Cycling x T17 – Pedestrian facilities x T7 – Parking (general) x LT3 – Development of existing urban open spaces x LT4 – Areas deficient in open space x LT5 – Provision of open space in new developments x LT15 – Footways and cycleways in new developments x C7 – Retention and provision of landscaping and natural features in development

46 x C8 – Tree preservation orders and works to preserved trees x IR9 – Surface water run off

3.0 Relevant History

3.1 The site was formerly used by British Gas and their subsidiary companies. The site comprised part of British Gas’s operational land. The eastern part of the British Gas site formerly contained gas holders and a substantial office building, all of which were removed following British Gas / Transco’s cessation of operations on the land. The western part of the British Gas site was formerly used as the Gas Board playing fields.

3.2 In 1992 an outline application for the formation of an access road from Hubert Road and the erection of 6 business units (9,922m2 gross floor area) together with an extension to Kings Chase and the erection of 16 two/three bedroom houses on land to the east of Hubert Road, north of the railway station car park and west of Kings Chase was dismissed on appeal, reference BRW/719/90. In the Approved Review Development Plan which was in force at the time, the majority of the site was allocated for Gas Board / Industrial purposes. The appeal was dismissed solely on grounds relating to the scale of traffic generation. It should be noted, however, that the access arrangements promoted in that application were different from those proposed in the subsequent residential applications.

3.3 The previous Brentwood Local Plan, adopted in March 1995, re-allocated the site from Gas Board / Industrial purposes to specific Residential, Employment and Public Urban Open Space allocations.

3.4 Full planning permission was granted in February 2000 for the erection of a two storey office building (Use Class B1) with a floor area of 2973sq.m and the formation of 220 car parking spaces, reference BRW/234/97. This permission has not been implemented and has now lapsed. The permission was for a two-storey office building located in the south-west corner of the site, adjacent to the Hubert Road Industrial Estate. The site has an area of 0.9ha (excluding the access road). Access was permitted via a new road from the junction of Wharf Road, St. James’ Road and Chase Road. This permission was subject to a Section 106 Agreement .

3.5 Outline planning permission was granted in February 2000 for the ‘Development of land for residential purposes and associated infrastructure works together with alterations to vehicular access at the junction of Chase Road/St. James’ Road and Wharf Road and use of land as open space, reference BRW/235/97. This permission was not the subject of an application for reserved matters pursuant of the outline permission and as such has now lapsed. The area for residential purposes related to 2.15ha whilst the area for public urban open space related to 2.11ha.

3.6 Both applications reference BRW/234/97 and BRW/235/97 were subject to a Section 106 Agreement which covered the following matters:-

47 x The transfer of 2.2ha of open space to the Council; x The payment of a commuted sum to the Council for: x The maintenance of the land; x The provision of a children’s play area x The provision of cycleways and public footpaths within the site x The provision of 20% of the residential units for affordable housing; x A limitation of 30 months on the use of Wharf Road by traffic whilst remediation works are carried out; x The land proposed for residential development shall not be developed for any other purpose.

3.7 An application in 2001 for the erection of a four storey office building (10,680sq.m), 144 flatted units and 33 units of sheltered accommodation within 2, 3 and 4 storey blocks together with the provision of 2.31Ha of public open space was withdrawn, reference BRW/1017/2001.

3.8 The current application emanates from the decision of the April 2005 Ordinary Council meeting, when Members resolved to grant outline planning permission, subject to the Applicant entering into a satisfactory Section 106 Agreement, for a mixed use development of 350 residential units comprising 336 flats and 14 residential dwellings, offices with a total floor area of 2973 square metres and 2.18 hectare area of public open space, the formation of a means of access from St. James’ Road/Wharf Road together with the formation of pedestrian and cycle links to Chase Road, Hubert Road and Wharf Road, formation of mini roundabouts at the junction of St. James’ Road, Wharf Road and Chase Road, Reference BRW/153/2004. Members will recall that the above application was submitted in duplicate. The associated application, reference BRW/638/2004, was subject to an appeal against non- determination. This appeal was withdrawn following the resolution to grant consent for the scheme detailed above.

3.9 Two approval of reserved matters applications for Phases 1 and 2 of the development have already been submitted and approved. Application reference BRW/492/2005 (Phase 1) detailed the development of 138 one, two and three bedroom flats. This was followed by application reference BRW/472/2006 (Phase 2) for 51 one, two and three bedroom flats. The whole of the British Gas site has been decontaminated following the approval of planning application reference BRW/493/2005 for the remediation of contaminated land.

4.0 Consultations

4.1 Highways:

No objections, subject to recommended conditions as set out below, on the basis that access for fire tenders and other emergency vehicles will be available from Kings Chase. This is stated in the Design and Access statement which accompanies the application.

48 It is recommended that the following conditions be attached to any approval:

1. A size 3 turning bay (as shown in the Essex Design Guide) shall be provided within the application site adjacent to the access from Wharf Road and within 25 metres of the proposed refuse/ recycling bin store. Dimensions and layout of the turning bay to approved by the LPA prior to the commencement of development. 2. The existing turning area in Wharf Road shall be permanently closed by constructing a 3 metres wide kerbed footway across the southern section of the turning area. Layout and details of the footway to be approved prior to the commencement of development. 3. Secure and weather protected cycle parking facilities, shall be provided in accordance with the Highway Authority, Essex County Council, standards. 4. 3 No. secure motorcycle parking spaces, measuring 2.5 metres x 1.5 metres, shall be provided within the proposed parking area, in accordance with Highway Authority standards. 5. The refuse/recycling bin store is of insufficient size to accommodate the weekly refuse/ recycling generated by the site once the development is completed. It is recommended that a minimum of 5x 1,100 litre Eurobins are provided. 6. An access way, at least 2 metres wide, shall be provided between the proposed bin store and the turning area. The access way shall be free of steps, have a hardwearing surface that will withstand the loading imposed by a wheeled refuse container and a gradient not steeper than 8% (I in 12). 7. Prior to the construction of any part of the proposed dwellings the vehicular access way from Wharf Road, up to and including the communal parking court shall be constructed, apart from its wearing course. 8. All construction traffic and materials, including contractors and subcontractors vehicles shall be accommodated on properly compacted hard surfaced areas within the site. 9. A wheel washing facility shall be installed at the site’s entrance and mud shall be removed from the wheels of all construction vehicles leaving the site before they enter the public highway.

4.2 DoP&RS:

No objections.

5.0 Other Representations

5.1 A Notice has been published in the local press and a site notice displayed publicising the proposed development. Nearby residential properties have also been notified directly of the proposal. No responses have been received at the time of drafting this report.

49 6.0 Summary of Issues

6.1 The residential development of this part of the former British Gas Works site has been approved at the outline planning application stage and the requisite Section 106 legal agreement has been completed. In determining this approval of reserved matters application, the relevant considerations are therefore whether the details are consistent with the principles stipulated at the outline application stage and satisfy the relevant development control criteria of this authority. In particular these relate to:

1. Mix and layout of units of accommodation, with related design and amenity issues; 2. The provision of affordable housing; 3. Access and car parking provision and other transport issues;

Density, mix, layout, design and amenity

6.2 The application proposes the construction of 14 No. three bedroom town houses in three separate blocks, cumulatively forming a crescent, within an overall site area of 0.36ha.

6.3 In relation to the 2005 outline application, with the exception of matters relating to the means of access, all other matters were reserved. Notwithstanding this, the application was accompanied by illustrative master plans. Conditions to be imposed on the outline permission included a requirement for the reserved matters to follow the mix of unit sizes, form and storey heights indicated on the indicative layout, height and massing plans submitted with the outline application.

6.4 With regards to density, the 2005 outline application related to the residential development of 2.55 ha of land for 350 residential units comprising 336 flats and 14 residential dwellings. This equates to a net residential site density of 137 units per Ha. The current proposal is for the 14 residential dwellings element of the whole scheme. It equates to a net residential site density of 39 units per hectare (ie 14 units on a site area of 0.36 hectares). Members will be aware that Government guidance in PPG3 ‘Housing’ advises that Local Planning Authorities should avoid the inefficient use of land. Policy H15 of the Brentwood Replacement Local Plan advises, inter alia, that densities greater than 65 dwellings per hectare net will be expected in town and district centres or other locations with good public transport accessibility. This has always been considered to be such a site and the aforesaid density of 39 units per hectare for this site clearly falls below this guidance. However, this development is only one small element of an overall scheme and counterbalances the much higher density developments of the flats already approved. It should be seen in this context of the whole site area and read as a contribution to the agreed mix of unit types and sizes across this 2.55ha site. The detailed schemes permitted thus far in totality comply with the higher

50 densities promoted by PPG3 and Policy H15 of the Brentwood Replacement Local Plan. If Members are minded to approve this application, any further phases of development on this site should be designed to not exceed the overall schedule and mix of units established by the outline application.

6.5 With regards to the mix of units, the outline permission sought a mix of predominantly small-unit accommodation. The mix of units in the outline application and the current proposal are detailed below:- . Outline As a Approved Percent. Current Percent. % (Phases (Phase3A) 1 and 2) One 132 37.7% 81 42.9% 0 0% bedroom flats Two 165 47.1% 93 49.2% 0 0% bedroom flats 3 39 11.1% 15 7.9% 0 0% bedroom flats 3 14 4% 0 0% 14 100% bedroom houses TOTAL 350 189 14

6.6 This application proposes to provide all of the three-bedroom town houses detailed in the outline application. It should be seen in the context of the previous mix of dwellings approved as summarised above, with phase 3B still to be considered. This is part of a whole development scheme in which small unit accommodation in compliance with Policy H6 of the Brentwood Replacement Local Plan is encouraged.

6.7 The current proposal follows the form, layout and storey heights of the master plan accompanying the outline application. Some variations are apparent in respect of the provision of refuse disposal facilities, but these are not in conflict with any of the stipulations in the outline consent and an appropriate condition can be imposed to secure the necessary standard of provision.

6.8 Each of the properties will include private enclosed outdoor amenity space to the front and rear, facing the adjacent parkland area with a crescent-shaped pathway and planting adjoining. A mix of undercover and open parking areas would be provided to the rear of the dwellings at a ratio of 2 spaces per dwelling. The development is proposed to incorporate avenue planting along its northern boundary with the designated open space outside the phase 2 site to the north, and has a landscaped setting along the north-western boundary with the pedestrian path linking the open space allocation with Hubert road to the south-west

51 of the site. This should also ensure that the minimum separation distance of 25m from any potential facing development in a future phase of development to the west is achieved.

6.9 The buildings are shown to be of a contemporary design, with almost flat roofs giving emphasis to the elevations, which are proposed to be predominantly finished in render. Fenestration is of simple design with large panes of glass in a glazing pattern that balances areas of horizontal and vertical emphasis on the front and rear elevations. Regular 90 degree angles within the form and proportions of the buildings and the details of the elevational treatment are given contrasting interest through the crescent-shaped arrangement of the development, giving a curved façade to each of the three blocks and relating them to each other through overall layout and common design themes.

6.10 Turning to amenity space, all dwellings are provided with private enclosed garden areas to front and rear. The dwellings would also stand adjacent to the 2.1ha of public open space that forms an integral part of the development of this site as a whole and Phase 3A accords with the amenity space provisions of the Brentwood Replacement Local Plan.

6.11 Having regard to the above, it is considered that the proposal complies with the relevant criteria of Policy CP1.

The provision of affordable housing

6.12 Phase 3A does not of itself include any affordable housing units within the 14x 3-bedroom town houses proposed. However, this should be set within the context of the two previously approved phases already being developed. Phase 2 included a total of 19 affordable units of accommodation out of a total provision of 51 units. This equates to 37.25% in that phase and should be set alongside the 60% provided in Phase 1 (83 out of 138 units in total). Taking the 3 phases cumulatively, these proportions meet the target of affordable housing units sought through Policy H8 of the Brentwood Replacement Local Plan. With regard to the provision of affordable housing, Members will recall from the outline and detailed Phases 1 and 2 applications that the Applicant proposed a pro-rata approach to that agreed in the outline application. As reported in the consideration of those applications, this involved a ‘cascade’ approach. This approach required a minimum provision of 25% affordable housing, comprising 20% affordable rented and 5% Key worker (50/50 shared equity). This minimum of 25% provision equates to 35 units in Phase 1 and a further 13 units in Phase 2, or 51 in total for phases 1, 2 and 3A combined. It requires the developer to pay the full costs of providing the affordable housing less the borrowing that the Registered Social Landlord (RSL) would be able to obtain based on the rental / income stream. No Housing Corporation grant funding would be required for this 25% provision. This proposed funding mechanism for the 25% of the affordable housing accords with the funding mechanism advocated by the Replacement Local Plan Policy H8.

52 6.13 The ‘cascade’ approach proposes that in addition to the 25% affordable housing outlined above the developer will make an additional 15% of the total number of units developed available for sale in tranches to an RSL. This could potentially increase the level of affordable housing to 40%. The additional 15% of affordable housing (tenure of either affordable rented or 50/50 shared equity) would be reliant upon an RSL securing funding from the Housing Corporation’s ‘Social Housing Grant’ or an alternative funding source, but no such funding has been forthcoming. This would mean that the arrangements for the additional 15% of units would not apply and these could be sold on the open market. Nonetheless, as detailed in the above paragraph, the overall proportion of units from the three phases of development to be made affordable exceeds the proportion of 35% of the number of dwelling units to provide for affordable housing on larger sites, as set out in the Replacement Local Plan Policy H8, ie the actual total would stand at 102 out of 203 units permitted- 50.2%.

Access and car parking provision and other transport issues.

6.14 The outline application agreed in principle in 2005 contained details of the means of access together with a Transport Assessment establishing the ability of the site to be redeveloped for 350 (predominantly small) units of residential accommodation together with an office development.

6.15 Means of vehicular access follows that detailed on the outline application and is proposed direct from Wharf Road. The service road then leads around to the rear of the development, with parking areas out of site from the public open space.

6.16 The Highways officer raises no objections subject to conditions set out in the consultation response. It is not considered that the proposals would have a detrimental impact on the capacity or operation of the local road network or its junctions and as such comply with Brentwood Replacement Local Plan Policies T4, T5, CP1 and CP2.

6.17 The Transport Assessment submitted with the outline application was based upon 300 car parking spaces together with cycle and motorcycle parking to serve the 350 residential units. This equated to 0.86 spaces per unit. It is recognised that on-street parking in the vicinity of the application site is heavily congested and this phase of the scheme provides for a ration of two parking spaces per dwelling. It is proposed that the requisite Section 106 Agreement reiterates the provisions requiring a financial contribution to provide Traffic Regulation Orders to prevent parking along the access roads and the highway network in the vicinity of the site.

53 Open space and recreation provision

6.18 It is considered that the proposal would retain those trees worthy of retention, minimise the intrusiveness of the car parking, serve to enhance the setting of the development and the wider area and as such is broadly acceptable, subject to conditions requiring a detailed landscaping scheme and landscape protection measures to be submitted and agreed. It provides for planting alongside the pedestrian pathway accessing the front of the dwellings to frame the development in the context of the adjacent public open space. Private garden areas are incIuded for all dwellings as well as scope to provide further planting as a buffer between the rear parking crescent of the development and the boundary of the site with the existing residential properties in Kings Chase and Wharf Road. In light of the above, it is considered that the proposal complies with Policies C7 and C8.

6.19 With regards to the provision of open space in new developments Policies LT4 and LT5 of the Brentwood Replacement Local Plan are relevant. Brentwood West Ward is deficient in some 2.32ha of youth / adult play space and 2.78ha of children’s play space. The outline application made provision for 2.18ha of open space, which included the existing woodland along the northern boundary of the site, to be transferred to the Council following the substantial completion of the development and a commuted payment made for its maintenance and upkeep. The outline permission also included a commuted payment towards off-site play facilities / upgrading play facilities in the locality. The current application would continue the pro-rata agreement contained in the Phases 1 and 2 applications comprising the transfer of land and commuted payments. In light of the approach adopted in the outline application, it is considered that the proposal satisfies Brentwood Replacement Local Plan Polices LT4 and LT5.

7.0 Conclusion

7.1 In light of the above analysis, the outline permission and the applicable Section 106 Agreement to cover all matters set out above and previously required in the approval of reserved matters for Phases 1 and 2, and the conditions set out below, it is considered that the application satisfactorily complies with the relevant Policies contained in the Brentwood Replacement Local Plan.

8.0 Recommendation

8.1 Upon satisfactory completion of that Section 106 Agreement, planning permission be granted subject to the following conditions:-

Conditions:

1. T1 – Standard Time 2. L2 - Landscaping - Full permission where scheme not submitted

54 3. H10 – Compound area 4. R14 – Site levels to be submitted 5. M12 - Retention of development as permitted 6. M10 - Retention of window pattern 7. M18 - Revised plans 8. M22 – Disabled access 9. No development shall take place until samples of the materials to be used in the construction of the external surfaces of the buildings hereby permitted and all surfacing materials to be used in the construction of roads, footpaths, bin stores, cycleways, decks, car parks and all hard surfaced areas have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in strict accordance with the approved details. 10. No development shall take place until there has been submitted to and agreed in writing by the Local Planning Authority a plan indicating all screen and other boundary walls, fences and railings to be erected on the site together with the materials to be used. Such scheme as is approved shall be completed to the satisfaction of the Local Planning Authority prior to the first residential occupation of the Phase 3A development and shall thereafter be permanently retained and maintained to the satisfaction of the Local Planning Authority. Notwithstanding the Town & Country Planning (General Permitted Development) Order 1995 (or any Order revoking or re- enacting that Order with or without modification) other than those detailed in the approved scheme no additional walls, fences or other means of enclosure shall be erected on the site. 11. Prior to the commencement of development details of the site access including all footway and cycleway connections shall be submitted to and agreed in writing with the Local Planning Authority. Prior to the first occupation of any of the residential units hereby permitted the agreed scheme for the site access including all footway and cycleway connections shall be completed in strict accordance with the agreed scheme. 12. Notwithstanding the details submitted, vehicular access to the residential development hereby permitted shall only be from Wharf Road and there shall be no other means of vehicular access whatsoever, except for emergency vehicles attending the site. 13. Prior to the commencement of development detailed plans of a comprehensive system of footways and cycleways including links across the site and from the site to the adopted footway and cycleway network together with signage and lighting shall be submitted to and agreed in writing with the Local Planning Authority. The scheme of footways and cycleways as agreed shall be constructed in strict accordance with the agreed details prior to the first occupation of any of the residential dwellings hereby permitted. These footway/cycle links shall be permanently retained and maintained and kept free for use at all times by pedestrians and cyclists. 14. The carriageways, turning areas and car parking spaces shall be provided prior to the first occupation of the dwellings they serve and

55 kept available for vehicular use in connection with the individual dwelling that they serve. Notwithstanding the Town & Country Planning (General Permitted Development) Order 1995, or any subsequent re-enacting Order, no permanent development shall be carried out on the site so as to preclude vehicular access to the parking spaces. 15. Details of the provision of wheel washing facilities shall be submitted to and agreed in writing by the Local Planning Authority prior to the commencement of any works in connection with the development hereby permitted. Such facilities as are agreed shall be installed in the agreed location(s) and mud from wheels for all vehicles leaving the site during the period of such construction works shall be cleaned off prior to such vehicles entering the highway. 16. During construction, all vehicular access to the development shall be via the St. James Road/Wharf Road entrance to the site. 17. Should contamination be found that was not previously identified during any stage of the application hereby approved or not considered in the remediation scheme, that contamination shall be made safe and reported immediately to the Local Planning Authority. The site shall be re-assessed and a separate remediation scheme shall be submitted for approval by the Local Planning Authority. Such agreed measures shall be implemented and completed to the satisfaction of the Local Planning Authority prior to the continuation of any development of the site. 18. Prior to the commencement of development a suitable scheme for noise insulation of the proposed dwellings shall be submitted to and agreed in writing with the Local Planning Authority. The scheme shall assess the noise impact from the railway upon the dwellings and shall propose appropriate measures to ensure that the noise level within any habitable room shall not exceed 35dB LAeq (23.00 to 07.00) and 45dB LAeq (07.00 to 23.00). The scheme submitted shall demonstrate that it is capable of meeting these criteria. The measures agreed in writing with the Local Planning Authority shall be incorporated into the residential units in the manner detailed prior to their residential occupation and shall thereafter be permanently retained in the agreed form unless otherwise agreed in writing with the Local Planning Authority. 19. Notwithstanding the Town and Country Planning Act and the provisions of the Town & Country Planning (General Permitted Development)) Order 1995 or any subsequent re-enacting Act or Order, other than those detailed on the plans hereby approved, no electricity, gas or water meter boxes, soil ventilation pipes, air extraction pipes, boiler flues, ventilation grilles or ducting, satellite dishes, burglar alarms, security lighting, video cameras or floodlighting, surface wiring or pipe work shall be fixed to the external fabric of the buildings without the prior written approval of the Local Planning Authority. 20. Prior to the commencement of development details of proposed windows, brickwork detailing, external balustrades, balconies, street furniture, doors, eaves, canopies, verges and cills to be used by

56 section and elevation at scales between 1:20 and 1:1 as appropriate shall be submitted to and agreed in writing with the Local Planning Authority in writing prior to commencement of the works. All openings such as windows and doors shall be recessed by a minimum of 90mm. Development or installation shall be in strict accordance with the details agreed. 21. Prior to the commencement of development details of foul and surface water drainage and attenuation for the site shall be submitted to and agreed in writing with the Local Planning Authority. The drainage works shall incorporate the measures set out in the Flood Risk Assessment accompanying the outline application (reference BRW/153/2004) and be constructed in strict accordance with the approved plans prior to the first residential occupation of any of the dwellings hereby permitted. 22. Notwithstanding the Town & Country Planning (General Permitted Development) Order 1995 (or any Order revoking or re-enacting that Order with or without modification), electrical substations and gas governors shall not be erected on the site without the prior written permission of the Local Planning Authority. 23. Notwithstanding the details illustrated on the approved plans returned herewith, the dimensions of each car parking space shall be at least 2.4 metres by 4.8 metres. 24. Notwithstanding the details illustrated on the approved plans, prior to the commencement of development a scheme detailing 1 No. motorcycle parking spaces, measuring 2.5 metres x 1.5 metres, for every 10 car spaces within the proposed parking area, shall be submitted to and agreed in writing with the Local Planning Authority. Each motorcycle parking space shall be fitted with a method of securing a motorcycle, in accordance with the Highway Authority, Essex County Council, standards. Such motorcycle parking facilities as agreed in writing shall be installed on site prior to the first residential occupation of the dwellings hereby permitted and shall thereafter be permanently retained for sole use for motorcycle parking for the residents of these dwellings hereby permitted. 25. Notwithstanding the details illustrated on the approved plans returned herewith, prior to the commencement of development detailed plans of the size, location, design and materials of refuse / recycling bin stores to serve the residents of the dwellings hereby permitted together with details of how these stores are accessed from the highway shall be submitted to and agreed in writing with the Local Planning Authority. Such details shall include an access way, at least 2 metres wide to be provided between the proposed bin stores and the main access road. The access way shall be free of steps, have a hardwearing surface that will withstand the loading imposed by a wheeled refuse container and a gradient not steeper than 8% (I in 12). Such refuse / recycling bin stores as agreed in writing shall be installed on site prior to the first residential occupation of any of the dwellings hereby permitted and shall thereafter be permanently retained for refuse / recycling bin stores for the residents of this development.

57 26. Prior to first occupation of the dwellings hereby permitted the footways detailed on the approved plans shall be completed to provide safe pedestrian access. 27. Notwithstanding the details illustrated on the approved plans returned herewith, prior to the commencement of development a detailed lighting plan for the development including the road, car parking areas, footways/ cycleways, shall be submitted to and agreed in writing with the Local Planning Authority. Such details shall include the siting and design of any lighting together with details of the spread and intensity of the lighting. The lighting shall be installed in strict accordance with the agreed details prior to first residential occupation of the dwellings hereby permitted and thereafter retained and maintained in the agreed form without any further additions. 28. Prior to being discharged into any watercourse, surface water sewer or soakaway system, all surface water drainage from impermeable parking areas and hard standings shall be passed through trapped gullies with an overall capacity compatible with the site being drained. Those areas susceptible to oil contamination shall be passed through an oil separator designed and constructed to have a capacity and details compatible with the site being drained. Roof water shall not pass through the interceptor. 29. Prior to the commencement of development hereby permitted, details of the control mechanism for all gates to the designated parking areas shall be submitted to and agreed in writing with the Local Planning Authority. The control mechanism shall be designed to provide controlled access. The gates to the car parking areas shall provide a minimum access width of 3.1 metres. 30. Notwithstanding the Town and Country Planning Act 1990 and the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking or re-enacting that Order with or without modification), no air conditioning units or other plant or flues shall be attached to the buildings hereby permitted without the prior written consent of the Local Planning Authority. 31. All electrical and telephone services to the development shall be run underground. 32. All meter cupboards shall be positioned on the building in accordance with details which shall be previously submitted to and approved in writing with the Local Planning Authority, no meter cupboards shall be located on the public elevations of the buildings.

Reasons

9,10,19,20,31,32. In the interest of visual amenity and the integrity of the design. 21,24. To reduce reliance on the use of private cars, in the interests of sustainability, highway safety and amenity. 11,12,13,14,15,16,19,22,23,25,26,27. In the interests of highway safety and amenity. 17,18,22. In the interest of amenity and health.

58 30. In the interest of the amenities of future occupiers. 28. In the interests of amenity and the water environment. 29. To ensure that the site can be accessed by emergency service vehicles and to prevent crime.

Informatives

1. In its consideration of the outline application, the Environment Agency advised that: x Site dewatering – Under the terms of the Water Resources Act 1991, the prior written consent of the Environment Agency is required for dewatering from any excavation or development to a surface watercourse. Please contact the Environment Agency for further details (Ms Douse / Ms Barnes – (01707 632702). x No sewage or trade effluent should be discharged to the surface water drainage system. x Any contaminated material that needs to be removed from the site should be taken to an appropriately licensed facility. x All sewage pipework should be of sufficient capacity to allow unrestricted flows from the development. x The Environment Agency is not aware of any watercourses on the site, but should there be any: (1) they should not be culverted (2) a buffer zone should be established / maintained on either side of any watercourse of at least 5 metres which should not include any built development or hardstanding (3) culverted watercourses should not be built over, but should ideally be opened up and made a feature of the site. x Culverting of a watercourse requires the prior written approval of the Local Authority under the terms of the Public Health Act 1936, and the prior written consent of the Environment Agency under the terms of the Land Drainage Act 1991 / Water Resources Act 1991. The Environment Agency seeks to avoid culverting, and its consent for such works will normally be withheld. 2. I 8 Accordance with approved plans 3. I 11 Policies related to approval

DECIDED:

12. SITE OF FORMER HOLLY TREES PRIMARY SCHOOL AND NO. 31 JUNCTION ROAD BRENTWOOD CM14 5JH DEMOLITION OF SCHOOL BUILDINGS AND THE RESIDENTIAL DEVELOPMENT OF THE SITE TO PROVIDE CATEGORY II TYPE SHELTERED ACCOMMODATION COMPRISING THE ERECTION OF A TWO AND THREE STOREY BUILDING CONTAINING 23 NO. ONE BEDROOM FLATS AND 9 NO. TWO BEDROOM FLATS, RESIDENT’S LOUNGE, GUEST ACCOMMODATION, OFFICE AND KITCHEN TOGETHER WITH THE REMOVAL OF A TWO STOREY ELEMENT FROM THE SIDE OF 31 JUNCTION ROAD, FORMATION OF WIDENED ACCESS ROAD FROM JUNCTION ROAD AND THE PROVISION OF 16 CAR PARKING SPACES (APPLICATION NO: BRW/1127/2006)

SITE PLAN ATTACHED Appendix 11

Ward: Brentwood West Zoning: Residential Parish: Policies: CP1, CP2, CP3, H1, H6, H11, H15, H18, T4, T7, LT9

1.0 The Application

1.1 The Application proposes the demolition of the vacant school building and the erection of a two and three storey building containing 23 no. 1 bedroom apartments and 9 no. 2 bedroom apartments together with the widening of the existing access road from Junction Road. The building is to provide accommodation for elderly people and is described as Category II Type Sheltered Accommodation. Also proposed within the building is a guest bedroom (to allow visitors to stay overnight), a residents lounge, an administrative office and a kitchen. 16 car parking spaces are proposed at the front of the building to serve the development.

1.2 The application is identical to the scheme as previously refused planning permission with the exception that two further parking spaces have been proposed.

1.3 The proposed building measures 51.4m long x 18.6m wide (maximum dimensions).The proposed pitched roof building is primarily three storeys, 11.7m high, reducing to two storeys, 8.7m high at its northern end. The proposed building is of traditional design, faced with a mixture of brickwork and render.

1.4 To enable the widening of the access road from Junction Road to 5m, the application also proposes the demolition of a two storey element from the side of 31 Junction Road. The two storey element to be removed is a recent addition to the original building, granted planning permission under reference BRW/1238/2004. The extension enlarged the house to enable

60 it to provide 3 bedrooms. The removal of the extension will reduce the accommodation of the house back to its original 2 bedroom form.

1.5 The Applicants have provided a line of vision diagram which indicates that the Junction Road houses would only see approximately 1m extra of roofline compared to the existing school roof.

1.6 The proposed ground levels are shown to slope up from the block towards the backs of the houses in Junction Road. A retaining wall is shown, set one metre within the boundary.

1.7 The Applicant points out that the average age of occupants on entry to a McCarthy & Stone Category II sheltered apartment is 79 years of age. The average occupancy of a development is 1.13 persons per apartment, and this proposed development can therefore be expected to accommodate around 36 people.

1.8 The Applicant has also enclosed two costs appeal decisions in respect of sites at Marlborough and Garston, where the Local Authorities had refused planning permission on the grounds of insufficient parking.

2.0 The Site

2.1 The irregular shaped site extends to some 0.32ha and is located to the rear of numbers 31 to 45 Junction Road, north of 8 to 19 Cluff Court and east of 26 to 34 Firsgrove Crescent.

2.2 The site is mainly hard surfaced and is generally flat but with banks along its southern and western boundaries. The former Holly Trees School occupies a large portion of the eastern area of the site and a former temporary classroom is situated at the southern end of the site.

3.0 Relevant History

3.1 CC/BRW/1/94: Single storey extension at the front - Approved.

3.2 CC/BRW/26/99 and CC/BRW/27/99: Temporary classrooms - Approved.

3.3 BRW/484/2006 – Demolition of school building and the residential development of the site to provide category II type sheltered accommodation comprising the erection of a two and three storey building containing 23 no. one bedroom flats and 9 no. two bedroom flats, residents lounge, guest accommodation, office and kitchen together with the removal of a two storey element from the side form the side of 31 Junction Road, formation of widened access road from junction and the provision of 14 parking spaces – Refused, primarily on grounds of insufficient off-street car parking provision. An appeal has been lodged against that decision.

61 4.0 Planning Policy

4.1 The application site is a former School. The site is too small to be identified separately in the Local Plan. Therefore, the site is included within an area allocated for residential purposes in the Adopted Replacement Brentwood Local Plan. The following polices are considered to be relevant to the determination of this application: CP1 - General Development Criteria CP2 - New Development and Sustainable Transport Choices CP3 - Transport Assessments H1 - Residential Provision 1996-2011 H6 - Small Unit Accommodation H11 - Supported Accommodation H15 - Housing Density H18 - Lifetime Homes T4 - New Development and Highway Considerations T7 - Parking - General LT9 - Use of Redundant Institutional, Recreational and Community Buildings

5.0 Consultations

5.1 The Highways officer raises no objections to the plans, subject to the imposition of conditions.

5.2 With reference to the proposed parking provision, no objection raised given the location, government policy in PPG3 and 13 and the Highway Authority, Essex County Council, parking standards. However, in accordance with current policy, it is recommended that and informative should be attached to nay approval that residents of the proposed flats will not be allowed permits in Brentwood Borough Council’s Residents Parking Scheme.

5.2 The Essex Fire and Rescue Service advises that additional water supplies for firefighting purposes may be required. (A copy of the consultation reply has been forwarded to the Applicant).

5.3 Arboriculturist: No objections

6.0 Other Representations

6.1 Two letters of representation has been received. The letters refer to, inter alia:-

x Excessive height and size of development x Insufficient on-site car parking provision, causing further pressure for on-street parking in Junction Road. x Trees on the southern boundary are home to a colony of squirrels and should remain untouched.

62 x Apart from the squirrels, badgers habitually used the southernmost corner of the site as a route through the Firsgrove and Junction Road gardens. x When school was in existence a floodlight shone straight down garden into a bedroom. x Trust that the new development will have correct underground drainage.

7.0 Summary of Issues

7.1 The application proposes the residential redevelopment of a former Junior School situated in an area allocated for residential purposes. The existing single storey vacant School building, which is situated within the eastern part of the site, is barely visible from outside the site. Any view of the existing building is mainly obscured by deciduous trees and shrubs growing along the boundaries, mainly in gardens of adjoining houses. There are no significant landscape features growing within the site. The application proposes the demolition of the existing former School building and the erection of a pitched roof three storey building within almost the centre of the site. The proposed new building will accommodate 32 flats. A further issue, arising from the revisions to the scheme, is the likely impact of the proposed change in ground levels on the trees along the boundary of the site.

7.2 Access into the site is proposed from Junction Road via the existing access road, which is however to be widened to 5m wide, allowing two vehicles to pass each other. To enable the widening of the access road, the application also proposes the demolition of a recent two storey element from the side of 31 Junction Road and the reinstatement of the original dwelling.

7.3 As stated above, the site was considered to be too small to be separately allocated in the Adopted Replacement Local Plan as a School. However, it was a School and it is considered that Policy LT9 is relevant. The Policy states:

“OTHER THAN THOSE SITES IDENTIFIED AS MAJOR HOUSING SITES ON THE PROPOSALS MAP, PERMISSION FOR THE CHANGE OF USE OR REDEVELOPMENT OF EXISTING SCHOOLS, HOSPITALS OR BUILDINGS OF A SIMILAR INSTITUTIONAL CHARACTER, OR EXISTING RECREATIONAL, CULTURAL, LEISURE OR OTHER COMMUNITY FACILITIES, SHALL ONLY BE GRANTED WHERE THE PROPOSED USE ADDRESSES LOCAL COMMUNITY NEEDS AND, WHERE THESE NEEDS ARE MET OR WHERE THE EXISTING COMMUNITY USE CAN BE SUITABLY ADEQUATELY RELOCATED ON AN APPROPRIATE ALTERNATIVE SITE, HOUSING NEEDS.”

Comment: Policy LT9 does not preclude residential development of School allocated sites provided, inter alia, that the existing use can be

63 suitably and adequately relocated. In this case, a replacement 420 place School has already been provided in the redevelopment of Warley Hospital, reference BRW/853/2001. It is therefore considered that the requirement of Policy LT9 has been satisfied.

7.4 Policy H1 of the Adopted Replacement Local Plan advises that the requirement for new housing can be provided within those areas allocated for residential purposes. Although previously a School, the site is over washed by the residential allocation. It is not considered that an objection could be substantiated solely on the grounds that the housing provision for the Borough could be provided elsewhere. It is therefore considered that the requirement of Policy H1 is satisfied.

7.5 On larger new housing developments Policy H6 seeks at least 50% of units to be 1 and 2 bedroom properties. In this case all 32 apartments proposed are small units of accommodation and Policy H6 is therefore complied with.

7.6 Policy H11 deals specifically with the provision of supported accommodation such as that proposed in this case. Policy H11 reads:

PROPOSALS FOR SUPPORTED ACCOMMODATION SCHEMES WITHIN THE BUILT UP AREA WILL ONLY BE PERMITTED WHERE THE FOLLOWING CRITERIA ARE MET:

i) THE PROPOSAL IS IN CLOSE PROXIMITY TO FACILITIES E.G. SHOPS, PUBLIC TRANSPORT, HEALTH AND LEISURE FACILITIES

Comment: The site is located within walking distance of the Brentwood Station, the Kings Road/Warley Hill local shops and facilities and within a short bus ride from Brentwood Town Centre.

ii) WHERE APPROPRIATE THE SCHEME SHALL PROVIDE SUFFICIENT INTEGRATED ACCOMMODATION TO ALLOW FOR HE LEVEL OF SUPPORT REQUIRED FOR THE CLIENT GROUP FOR WHOM THE SCHEME IS INTENDED

Comment: The proposed development is intended to provide Category II type sheltered accommodation which provides self contained apartments aimed at occupants aged 60 years and above, enabling independent living but with access to communal facilities, security and support as required. Apartments have specific features designed to meet the particular needs elderly occupants.

iii) THE PROPOSAL PROVIDES APPROPRIATE LANDSCAPING AND AMENITY SPACE WHERE APPROPRIATE, A CONDITION WILL BE IMPOSED RESTRICTING OCCUPATION TO PERSONS REQUIRING SUPPORTED ACCOMMODATION.

64 Comment: The proposed amenity space and landscaping are considered to be acceptable.

7.7 With regards to density, Policy H15 of the Adopted Replacement Local Plan is relevant. The proposed scheme achieves a density of 100 dwellings per hectare. The proposed high density is therefore compliant with Policy H15, which seeks to secure a minimum of 65 dwellings per hectare in town and district centres or other locations with good public transport accessibility.

7.8 With regard to transport assessment, transport choices, highway considerations and parking, Policies CP2, CP3, T4 and T7 are relevant. The application is accompanied by a brief Transportation Statement which estimates, based on the study of 18 other similar developments elsewhere in Essex, that the development would be likely to generate less than the flow from 5 standard houses and concludes that “the development would not have a significant transport impact and so would not justify the requirement for a transport report.”

7.9 With regard to car parking, Policy T7 requires car parking in accordance with Appendix 2 of the Adopted Replacement Brentwood Local Plan. There is no specific standard set out in the Local Plan for the type of accommodation proposed. In a Planning Statement which accompanies the application, the Applicant provides details of car ownership for a number of other sites in Essex. Based on the Applicant’s experience elsewhere, the Applicant regards the provision of 16 car parking spaces adequate to serve the 32 dwellings proposed. The Highway Officer advises, “no objection raised given the location, government policy in PPG 3 & 13 and the Highway Authority, Essex County Council, parking standards”. Therefore, it is considered that the requirement of Policy T7 is satisfied.

7.10 Policy CP1 seeks to prevent any unacceptable loss of amenity to existing occupiers caused by new development. The proposed three storey building is to be sited at the rear of existing small two storey dwellings fronting Junction Road. The building is sited to ensure that the Council’s normal eye to eye distance of 35m is met or for the most part exceeded. However, the proposed building itself is only situated some 14m to 16.5m from the site boundary. The normal eye to eye distance is achieved due to the length of the gardens of adjoining properties. Having regard to the distance achieved and the mature landscaping along the site boundaries it is not considered that criticism of the proposed scheme on grounds of overlooking of adjoining properties in Junction Road could be substantiated.

7.11 The normal eye-to-eye distance of 35m is not achieved between the proposed building and 8 to 19 Cluff Court adjoining. However, the block containing 8 to 19 Cluff Court is some 2m above the level of the site and is situated only some 15-16m from the common boundary. The windows on the flank of the proposed building facing towards 8 to 19 Cluff Court

65 are, on the ground floor, 2 secondary lounge windows and 2 kitchen windows. Above, on the first and second floors, 2 kitchen windows are proposed on each floor. Having regard to the changes in levels, the mature landscaping along the site boundary and the ability to impose a condition requiring the lower portion of the kitchen windows to be obscure glazed, it is not considered that refusal of the proposed scheme on grounds of overlooking of adjoining properties in Cluff Court could be substantiated.

7.12 The revisions to the previous application proposed a reduction in the ground floor level of the building by 1050mm. The revised plans also reduced the roof pitch which lowered the ridge height by a further 480mm. In total the proposed building height was reduced by 1.53m.

7.13 The changes in levels, coupled with the height of the proposed new building would mean that the second floor eaves height would be 1.3m above the eaves height of adjoining dwellings in Junction Road. The proposed new building would have a ridge height of 9.2m above existing ground level. The three storey element of the proposed new building measures some 44.8m. It is considered that the scheme would not have a materially harmful impact on the adjoining properties.

7.14 This application has specifically sought to address the reason for refusal of the previous scheme by providing two additional car parking spaces on site. It is therefore considered that refusal of this application would now be difficult to substantiate.

8.0 Recommendation

APPROVE

1. T1 - Standard time 2. L2 - Landscaping - Full permission where scheme not submitted 3. W2 - Screen walling/fencing - after completion, full or outline 4. M1 - Details of materials and samples 5. M7 - Obscure glazing (lower portion of kitchen windows on south elevation) 6. M10 - Retention of window pattern 7. M22 - Disabled access 8. R14 - Site levels to be submitted 9. M12 - Retention of development as permitted 10. The development hereby permitted shall only be occupied as Category II Sheltered Housing by persons of 60 years of age or persons of 55 years or over if cohabiting with a partner aged 60 years or over. 11. The access shall be widened in accordance with the terms, conditions and specification of the Highway Authority, Essex County Council.

66 12. 1.5 metres x 1.5 metres vehicle/pedestrian sight splays shall be provided and maintained where the proposed access meets the back of footway. No obstruction above 600 mm in height shall be permitted within these splays. 13. The areas shown in YELLOW on the attached extract from the drawing shall be maintained clear to ground level to allow for the overhang of large vehicles. 14. Construction details of the proposed access road, up to and including the size 3 turning bay, shall be submitted and approved by the Local Planning Authority, prior to commencement of the development. 15. Prior to the construction of any part of the proposed building the access road shall be constructed, apart from its wearing course, up to and including the size 3 turning bay. 16. All construction traffic and materials, including contractors and subcontractors vehicles shall be accommodated on properly compacted hard surfaced areas within the site. 17. A wheel washing facility shall be installed at the site’s entrance and mud shall be removed from the wheels of all construction vehicles leaving the site before they enter the public highway. 18. Secure and weather protected cycle parking facilities, shall be provided in a prominent and convenient location within the site, in accordance with the Highway Authority, Essex County Council, standards. Prior to the commencement of the development, details shall be approved by the Local Planning Authority. 19. 2 No. motorcycle parking spaces, measuring 2.5 metres x 1.5 metres, and fitted with a method of securing the motorcycle shall be provided within the parking area prior to the first occupation of the development. Prior to the commencement of the development, details shall be approved by the Local Planning Authority. 20. An access way, at least 2 metres wide, shall be provided between the proposed bin store and the size 3 turning bay. The access way shall be free of steps, have a hardwearing surface that will withstand the loading imposed by a wheeled refuse container and a gradient not steeper than 8% (I in 12). Prior to the commencement of the development, details of the access way shall be approved by the Local Planning Authority. 21. The development hereby permitted shall be built to a minimum standard of ‘Good’ under the Building Research Establishment Environmental Assessment Method (BREEM) EcoHomes Rating. Prior to first residential occupation of the development hereby permitted a copy of the EcoHomes Post Construction Completion certificate verifying that the ‘Good’ EcoHomes rating has been achieved shall be submitted to the Local Planning Authority.

67 Reasons:

10. In recognition of the reduced level of parking 11.-17. In the interests of highway safety and amenity 18&19. To encourage and facilitate the use of more sustainable forms of transport 20. To facilitate satisfactory access to the bin store 21. To ensure that development takes place in an environmentally sensitive way in the interests of sustainability

Informatives

1. I 11- Policies related to approval 2. I8 – Accordance with approved plans 3. In accordance with current policy residents will not be allowed permits in Brentwood Borough Council’s Residents Parking Scheme.

DECIDED:

13. COLMAR FARM WEALD PARK WAY SOUTH WEALD BRENTWOOD CM14 5QH ERECTION OF EQUINE WORKERS DWELLING (OUTLINE APPLICATION) (APPLICATION NO: BRW/133/2006)

SITE PLAN ATTACHED Appendix 12

Ward: South Weald Zoning: Metropolitan Green Belt Parish: Policies: GB1 GB13 GB2

1.0 Proposals

1.1 This application was previously heard by the Planning Committee on 26th July 2006. The Committee resolved to grant planning permission subject to a Section 106 Agreement, with the conditions to be agreed through the Minute 607 procedure.

1.2 Condition 12 restricts the size of the dwelling to 142 sq m. The applicant has pointed out that the current Local Plan adopted subsequent to the original committee decision makes provision for such dwellings up to 204 sq m, and has formally requested that the condition should reflect the wording of the policy.

1.3 The Local Plan Inquiry Inspector made the decision to amend the Policy, which now permits an agricultural workers dwelling to have a floor space of 204 sq m, if permitted development is included from the outset.

1.4 Officers therefore seek the approval of the planning committee to amend the condition to read as follows:-

“Detailed plans submitted pursuant to Condition 1 above shall indicate a single storey dwelling with a maximum habitable floor area not exceeding 204 sq m.”

DECIDED:

14. URGENT BUSINESS

Any other items which the Chairman of the Committee decides are urgent. (Any items raised containing “exempt information” may be considered under Part Two of the Agenda.)

PART TWO

(There are no items known which, in the opinion of the CE&TC, will be considered with the public excluded from the meeting. In terms of any issues raised containing ‘exempt information’ the Committee may decide to exclude the public by passing the necessary resolution.)

Town Hall Brentwood Essex February 2007

70 APPENDIX 13

LIST OF BACKGROUND PAPERS

LOCAL GOVERNMENT ACT 1972 (AS AMENDED)

COMMITTEE: PLANNING DEVELOPMENT CONTROL

DATE: WEDNESDAY 14 FEBRUARY 2007

PLANNING AGENDA ITEMS AND BACKGROUND DOCUMENTS FILE REF/DIR

1. APOLOGIES FOR ABSENCE

2. MINUTES OF THE PLANNING COMMITTEE MEETING HELD ON 17.1.2007

Minutes of the Planning Committee held on 17.1.2007.

3. PLANNING APPLICATIONS AND MATTERS

4. LAND REAR OF SYLVIA AVENUE AND BRINDLES CLOSE HUTTON BRENTWOOD CM13 2HP DEMOLITION OF NO. 32 SYLVIA AVENUE AND ERECTION OF 33 RESIDENTIAL UNITS COMPRISING A MIX OF FLATS AND HOUSES TOGETHER WITH FORMATION OF ACCESS ROAD (OUTLINE APPLICATION) (APPLICATION NO: BRW/1053/2006

1. Application form and plans - BRW/1053/2006. CE&TC 2. Consultation replies from: 1. Highways dated 11.1.2007. 2. Arboricultralist. 3. HoHS dated 8.12.2006. 4. ECC The Schools Service dated 6.12.2006. 5. Natural England dated 6.12.2006. 6. Essex Badger Protection Group dated 31.12.2006. 3. Thirty-one letters of objection.

1 5. 79 PRIESTS LANE SHENFIELD BRENTWOOD CM15 8HG DEMOLITION OF EXISTING DWELLING AND ERECTION OF 1 NO. DETACHED DWELLING-HOUSE AND 1 NO. DETACHED BUNGALOW (OUTLINE – ALL MATTERS OF DETAIL RESERVED FOR FUTURE DETERMINATION EXCEPT FOR SITING, DESIGN AND APPEARANCE OF THE BUILDINGS AND MEANS OF ACCESS TO THE SITE) (APPLICATION NO: BRW/652/2006)

1. Application form and plans - BRW/652/2006. CE&TC 2. Consultation replies from: 1. Highways dated 27.7.2006 & 6.11.2006. 2. Arboricultralist dated 28.11.2006. 3. Four letters of representation. 4. Two letters of objection.

6. LAND ADJOINING 14 LANCASTER CLOSE PILGRIMS HATCH BRENTWOOD CM15 9NB DEMOLITION OF EXISTING HALL AND CONSTRUCTION OF 2 NO. TWO BEDROOM CHALET BUNGALOWS WITH ASSOCIATED PARKING AND TURNING AREAS (WITH VEHICULAR ACCESS VIA HATCH ROAD) (APPLICATION NO: BRW/1036/2006)

1. Application form and plans - BRW/1036/2006. CE&TC 2. Consultation replies from: 1. Highways dated 19.12.2006. 2. Arboriculturalist dated 20.12.2006. 3. Three letters of objection.

7. 8 WANSFORD CLOSE BRENTWOOD CM14 4PU EXTENSION AT THE SIDE AND REAR TOGETHER WITH THE FORMATION OF A NEW ROOF AND INCREASE IN HEIGHT OF THE DWELLING TO FORM A 5 BEDROOM TWO STOREY DWELLING HOUSE (APPLICATION NO: BRW/977/2006)

1. Application form and plans - BRW/977/2006. CE&TC 2. Consultation reply from Highways dated 8.11.2006. 3. Five letters of representation. 4. Two letters of objection.

1. Application form and plans - BRW/1068/2006 CE&TC 2. Consultation replies from: 1. Highways dated 2.1.2007. 2. Herongate & Ingrave PC dated 8.1.2007.

2 9. 11 CADOGAN AVENUE WEST HORNDON BRENTWOOD CM13 3TU SIDE, REAR EXTENSION AND CONVERSION WITH DORMER WINDOWS (APPLICATION NO: BRW/1095/2006)

1. Application form and plans - BRW/1095/2006. CE&TC 2. Consultation replies from: 1. Highways dated 20.12.2006. 2. Arboriculturalist dated 25.1.2007.

1. Application form and plans - BRW/723/2006. CE&TC 2. Consultation replies from: 1. Highways dated 21.8.2006, 25.10.2006, 20.11.2006. 2. DoP&RS dated 23.8.2006. 3. Arboricultralist dated 30.10.2006. 4. ECC Planning & Admissions dated 14.3.2006. 5. ECC Schools’ Service dated 5.9.2006 & 14.9.2006. 3. Six letters of representation. 4. Five letters of objection.

1. Application form and plans - BRW/916/2006. CE&TC 2. Consultation replies from: 1. Highways dated 9.11.2006. 2. DoP&RS dated 6.11.2006.

3 12. SITE OF FORMER HOLLY TREES PRIMARY SCHOOL AND NO. 31 JUNCTION ROAD BRENTWOOD CM14 5JH DEMOLITION OF SCHOOL BUILDINGS AND THE RESIDENTIAL DEVELOPMENT OF THE SITE TO PROVIDE CATEGORY II TYPE SHELTERED ACCOMMODATION COMPRISING THE ERECTION OF A TWO AND THREE STOREY BUILDING CONTAINING 23 NO. ONE BEDROOM FLATS AND 9 NO. TWO BEDROOM FLATS, RESIDENT’S LOUNGE, GUEST ACCOMMODATION, OFFICE AND KITCHEN TOGETHER WITH THE REMOVAL OF A TWO STOREY ELEMENT FROM THE SIDE OF 31 JUNCTION ROAD, FORMATION OF WIDENED ACCESS ROAD FROM JUNCTION ROAD AND THE PROVISION OF 16 CAR PARKING SPACES (APPLICATION NO: BRW/1127/2006)

1. Application form and plans - BRW/1127/2006. CE&TC 2. Parking provision report. 3. Consultation replies from: 1. Highways dated 15.1.2007. 2. Essex County Fire & Rescue dated 9.1.2007 and 18.1.2007. 4. Two letters of representation.

13. ERECTION OF EQUINE WORKERS DWELLING (OUTLINE APPLICATION) (APPLICATION NO: BRW/133/2006)

1. Application form and plans - BRW/133/2006. CE&TC 2. Consultation reply from Highways dated 22.2.2006.

14. URGENT BUSINESS

Chief Executive & Town Clerk (Proper Officer for the purposes of Part VA of the Act)

Town Hall Brentwood Essex February 2007