DESIGN & ACCESS STATEMENT Full Planning Application and Listed Building Consent at: - North Barn, Peakes Farm, Mount Road, Epping. CM16 7PJ Prepared by SEPT 2016 Page | 1 of 15 CONTENTS CONTENTS ............................................................................................................................................. 2 1.0 INTRODUCTION ......................................................................................................................... 3 2.0 THE EXISTING SITE ..................................................................................................................... 4 3.0 THE PLANNING HISTORY ........................................................................................................... 6 4.0 PROPOSAL ................................................................................................................................. 9 4.1 PROPOSAL SUMMARY ............................................................................................................... 9 4.2 DESIGN PRINCIPLES AND MATERIAL ........................................................................................ 10 5.0 POLICY COMPLIANCE .............................................................................................................. 11 6.0 HERITAGE ANALYSIS................................................................................................................ 12 6.1 ENGLISH HERITAGE .................................................................................................................. 12 6.2 HISTORIC ENGLAND…………………………………………………………………………………………………………….13 6.3 PROPOSAL & HERITAGE ANALYSIS…..………………………………………………………………………………….13 7.0 TREES ...................................................................................................................................... 14 8.0 OTHER ..................................................................................................................................... 14 9.0 CONCLUSION .......................................................................................................................... 15 Page | 2 of 15 1.0 INTRODUCTION This Design & Access and Heritage Statement has been prepared by BB Partnership Ltd in support of the Full planning application and Listed building consent for works at North Barn, Peakes Farm, Mount Road, Theydon Garnon, Epping, Essex, CM16 7PJ. It is to be read in conjunction with the existing and proposed drawings submitted with the application. North Barn, Peakes Farm Peakes Farm house South Barn Figure 1. Site Aerial View ----- Page | 3 of 15 2.0 THE EXISTING SITE The site is situated under 1 mile from Mount Road, and approximately 1.5miles from the M25. There are several towns and villages in the local area; Theydon Garnon & Stapleford Tawney are approximately 1.5miles away, with Theydon Bois, Epping & North Weald Bassett 4-5miles away. To the South & South East are two residential properties; South Barn & Peakes Farmhouse. These properties have similar buildings to the proposed site; namely listed and agriculture buildings. The orientation and boundaries of the various buildings have several layers of screening between themselves and North Barn. To the North and West there are no immediate neighbors, with there being a large area of trees to the East. There are currently 3 buildings on site; 1 Grade II Listed Building, 1 Garage and 1 Annex. The site has various trees around the boundary but those in the immediate vicinity to the proposed building are not under any specific TPO. There are no public footpaths running through the site. The site, of approximately 0.5188 ha, is located within the Metropolitan Green Belts. Figure 2. Site & Barn Location Page | 4 of 15 Figure 3. Point of contact with proposal Figure 4. Existing end facade Figure 5. Existing end façade Figure 6. External side Figure 7. Internal looking towards front Figure 8. Existing side elevation Figure 9. Existing side elevation Page | 5 of 15 3.0 THE PLANNING HISTORY EPF/1823/15 North Barn, Peakes Farm, Mount Road, Theydon Garnon, Epping, Essex, CM16 7PJ. (Grade II listed building application for a new 'glass box' that sits between and connects to 2 existing buildings; 1 of which is Grade II listed.) 17-08-2015. Refused Permission EPF/2444/10 South Barn, Peakes Farm, Mount Road, Theydon Garnon, Epping, Essex, CM16 7PJ. Application for approval of details reserved by condition 2 'material' of planning permission LB/EPF/1702/10. (Grade II listed building application for an extension and internal alterations) 26-11-2010. Details Partially Approved EPF/1702/10 South Barn, Peakes Farm, Mount Road, Theydon Garnon, Epping, Essex, CM16 7PJ. Grade II listed building application for an extension and internal alterations. 27-08- 2010. Grant Permission (With Conditions) EPF/1701/10 South Barn, Peakes Farm, Mount Road, Theydon Garnon, Epping, Essex, CM16 7PJ. Extension and internal alterations. 27-08-2010. Grant Permission EPF/2199/09 South Barn, Peakes Farm, Mount Road, Theydon Garnon, Epping, Essex, CM16 7PJ. Grade II listed building application for the erection of two attached garages. 24-11- 2009. Grant Permission (With Conditions) EPF/2198/09 South Barn, Peakes Farm, Mount Road, Theydon Garnon, Epping, Essex, CM16 7PJ. Erection of two attached garages. 24-11-2009. Grant Permission (With Conditions) EPF/1701/08 South Barn, Peakes Farm, Mount Road, Theydon Garnon, Epping, Essex, CM16 7PJ. Erection of outbuilding. (Previous approval EPF/1758/05) 04-09-2008. Grant Permission (With Conditions) EPF/0212/06 North Barn, Peakes Farm, Mount Road, Theydon Garnon, Epping, Essex, CM16 7PJ. Installation of outdoor swimming pool and plant room. 28-02-2006. Grant Permission EPF/0090/06 South Barn, Peakes Farm, Mount Road, Theydon Garnon, Epping, Essex, CM16 7PJ. Grade II Listed Building application for conversion of redundant garage to living accomodation. 16-01-2006. Grant Permission (With conditions) EPF/1758/05 South Barn, Peakes Farm, Mount Road, Theydon Garnon, Epping, Essex, CM16 7PJ. Erection of outbuilding to accommodate family ponies. 10-10-2005. Grant Permission (With Conditions) LB/EPF/1015/02 Peakes Farm, Mount Road, Theydon Garnon, Epping, Essex, CM16 7PJ. Listed building application (Grade II) for single storey garden room extension. 17-05-2002. Grant Permission (With Conditions) EPF/1014/02 Peakes farm, mount road, theydon garnon. Single storey garden room extension. 17-05-2002. Grant Permission Page | 6 of 15 EPF/0963/01 North barn, peakes farm, mount road, theydon garnon. Addition of garden store to approved stables. 30-05-2001. Grant Permission (With Conditions) EPF/0576/00 Peakes farmhouse, barn to NE, mount road, theydon garnon. Retention of garden store building. 30-03-2000. Refuse permission EPF/0575/00 peakes farmhouse, barn to NE, mount road, theydon garnon. Retention of boiler house/kennel to existing garage. 30-03-2000. Grant Permission (With Conditions) The previous application at North Barn was refused primarily due to the sprawling on site and the overly large nature of the proposal, due to the distance between the 2 buildings. This new application has been revised substantially and reduces mass, bulk and the connections between the 2 buildings are revised to limit sprawl on the site. It should be noted that we have had communication with Essex County Council along with pre-application advice and subsequent revisions and have taken on board the various recommendations to try and reach a positive solution on the site. The majority of the most recent applications in the immediate Mount Road area have been to the adjacent property; South Barn, Peakes Farm. It too has a Grade II listed building on its site and it has had several applications submitted and approved, the main applications resulting in a large garage added to the listed barn and a subsequent extension, in a period of 2008 – 2010. The years since these applications have seen some updates to the relevant policies but we feel that our updated proposal takes into consideration similar issues and addresses them accordingly. South Barn Application Drawings & Extent Proposals Existing - South Barn Page | 7 of 15 Proposed Garage - South Barn EPF/2199/09 Proposed Extension - South Barn EPF/1701/10 Page | 8 of 15 4.0 PROPOSAL 4.1 Proposal Summary The proposal is to add a frameless glass ‘box’ and small timber clad extension to the existing site, siting these new structures in an area between the existing garage, annex and main house (fig. 10). The proposal will create a single storey habitable space that links Buildings 1 with Building 3 while ensuring the visual impact is minimal from all areas within the site and immediate area. Building 1 – Main residence; Grade II Listed Building 2 – Detached triple garage Building 2 Building 3 – Annex Building 1 Proposed area Building 3 Figure 10 – Location of proposed structure & surrounding buildings Building 1 Building 3 Building 2 Figure 11 – Indicative image of proposal in context Special consideration will be given to how the glass box connects to Building 1 so as to ensure that the proposal is as non-obtrusive as possible, with the timber addition being subservient to the existing building; any additions are done as sensitively as possible and benefit the immediate context and site. Page | 9 of 15 The existing listed building (building 1) has had extensive internal work carried out in previous years, along with repair works to the exterior. The proportions of the internal spaces and rooms is such that the client