PLANNING, DESIGN AND ACCESS STATEMENT FORMER EPPING MAGISTRATES COURT, STAR LANE, EPPING DEMOLITION OF EPPING MAGISTRATES COURT AND REDEVELOPMENT TO PROVIDE 8 APARTMENTS WITH ASSOCIATED ACCESS, CAR PARKING AND HARD LANDSCAPING. Prepared by Strutt & Parker LLP on behalf Marden Homes Limited March 2015 CONTENTS 1. Introduction 2. Site Context 3. Description and Design of the Proposals 4. Planning Policy Context 5. Planning Assessment 6. Conclusion 1. INTRODUCTION 1.1 This Planning, Design and Access Statement has been prepared by Strutt and Parker LLP on behalf of Marden Homes Ltd. (‘the applicant’) to accompany the submission of an application for full planning permission for the demolition of the existing redundant Magistrates Court building and the redevelopment of 8 new apartments on the site at Star Lane, Epping. 1.2 The purpose of this statement is to explain the proposed scheme in detail, to assist Officers, Committee members and members of the public in the determination of the application, as well as highlighting key findings of accompanying documents and reports. 1.3 The statement will include a written description and justification of the planning application. The report will include a detailed planning assessment of the site and the proposed development. The statement will also outline how the physical characteristics of the scheme have been informed, and ensure that all access issues have been considered. 1.4 The proposals are the result of extensive pre-application discussions with Epping Forest District Council. 1.5 The planning application comprises: Planning application form Site Location Plan Site Plan Planning, Design & Access Statement prepared by Strutt & Parker Plans prepared by Dovetail Architects: o 768-PL-01 Proposed Floor Plans (inc. Block Plan) o 768-PL-02 Proposed Sections and Elevations o 768-PL-03 Model Perspectives o CGI – High Street o CGI – Star Lane Topographical Survey prepared by A&B Surveys Heritage Statement prepared by CgMs Consulting Flood Risk Assessment prepared by Richard Jackson Ltd. Marketing Statement prepared by Michael Storrs (Bidwells) Statement of Community Involvement prepared by Strutt & Parker 2. SITE CONTEXT 2.1 The site is located off Epping High Street, within the town centre. Epping is well situated to provide access to the cities of Chelmsford and London, approximately 25km and 30km away respectively. 2.2 Epping is a well-serviced town, offering a wide range of retail facilities and employment opportunities. The town offers a high number of pubs and restaurants in particular. Education requirements are also well met with several primary schools, and a large secondary school within the town. 2.3 The town is the eastern terminus of the London Underground Central Line which offers regular and efficient access to the city centre. Epping tube station is less than 1km from the proposed site at Star Lane. The neighbouring towns of Roydon, Harlow and Chingford provide mainline railway service access to London Liverpool Street, Cambridge and Stansted Airport. 2.4 Epping is close to Junction 7 of the M11 and Junction 26 of the M25 which offer high capacity road access to a large area of East Anglia. 2.5 The site itself covers an area of 0.046ha and is situated on the junction of Star Line and Hemnall Street, within the development boundary, and less than 100m from Epping High Street. It is within Epping Conservation Area. 2.6 The Magistrates Court was closed by the Ministry of Justice Department on 30th March 2012 with all services transferring to Harlow and Chelmsford Magistrates’ Court in Harlow. The site and building have therefore been vacant for 3 years now. Planning History 2.7 There is no relevant planning history for the site. 3. DESCRIPTION AND DESIGN OF THE PROPOSALS Use 3.1 The proposal involves the demolition of the existing Magistrates Court, and the use of the site to provide 8 new apartments on the site, external amenity space, and a secure off-road parking facility. 3.2 The development will see the use of a redundant brownfield site to provide housing to meet the needs of Epping Forest District, in a highly sustainable location. 3.3 The apartments will be within easy walking distance of Epping High Street and the associated high-level of local amenities which include, shops, bars restaurants, banks and doctors. 3.4 The apartments will provide living spaces with a minimal need for car usage and with the provision of off-road parking are therefore unlikely to have a significant impact on local parking and highway capacity. Development in this location will encourage walking and cycling by residents, with easy access to London possible without the use of a car. 3.5 Hemnall Street, and further south of the High Street, is a predominantly residential area so the development will be in-keeping with the majority of surrounding land uses. Amount 3.6 The development will provide 8 flats over the 3 storey building. This number is considered to be suitable to ensure the efficient and viable use of the town centre site, whilst still providing spacious, high quality living spaces. 3.7 This number of apartments will prevent the over-development of the site, whilst also enabling the provision of private external amenity space and secure off- road parking for new residents. Layout 3.8 The existing layout of the building is unusual with its design and configuration having been implemented for the specific original use. This makes the building unsuitable for conversion to commercial premises given the existing floor to ceiling heights and their inability to provide space for required air conditioning units. The existing layout would also not be conducive to providing residential accommodation with small room sizes and an inefficient layout. 3.9 Following the demolition of the building, the site will be able to provide 8 2- bedroom apartments to meet local housing needs. The proposed apartment floor sizes are as follows: Floor No. of apartments Floor size (sqft) Ground Floor 1 863 First Floor 3 935, 845, 872 Second Floor 3 929, 845, 872 Third Floor 1 1,091 3.10 Each apartment comprises 2 bedrooms and 2 bathrooms (inc. 1 en-suite), as well as an open plan kitchen/living/dining area, storage space and an entrance hall. 3.11 The ground floor comprises one 2x bedroom apartment with a private courtyard area off the dining room. There is also a lift and a staircase to the first, second and third floors, with secure car parking, cycle storage and refuse storage provided. 3.12 The first floor includes three 2x bed apartments, each with a private terrace. 3.13 The second floor also includes three 2x bed apartments. Two apartments have private terraces whilst the third has a circular staircase providing access to a communal roof terrace. 3.14 The third floor comprises a 2x bed penthouse apartment with two private terraces. Scale 3.15 The proposed building will be of the same height as the building to be demolished. This will ensure that the four-storey building will not see increased overbearing on any neighbouring properties. 3.16 The four-storey building will be in keeping with existing buildings on the High Street, and backing onto the site, such as the Police Station and the Post Office. 3.17 There are no residential properties immediately adjacent to the site. Landscaping 3.18 Given the modern design of the scheme, and it’s siting in a largely urban area, the development is proposed to extend to the street frontages. The proposed scheme, however, will provide opportunities for hard landscaping particularly around the building entrances and as indicated on the submitted 3D CGI illustrations. Appearance 3.19 The existing building, despite its reasonably prominent position close to Epping High Street and situation within the Epping Conservation Area demonstrates limited historical and architectural significance, as detailed in the Heritage Assessment submitted alongside this statement. 3.20 For this reason it is considered that a contemporary scheme which includes high quality design principles that will enhance local distinctiveness and mitigate any potential impacts on nearby heritage assets. 3.21 The proposed building has been designed to have a modern feel with clean lines. CGI images of the scheme have been produced and submitted as part of this planning application. 3.22 The building façade consists mostly of red facing brick with Flemish bond, echoing the appearance of the original building and remaining Police Station. Painted timber will front the building at third floor level, with plain tile hanging on the upper two thirds of the south eastern elevation of the building. 3.23 The building will see an increased number of windows and glazing, particularly on the third floor, to enhance the light provided to the spacious and modern apartments. This also adds interest to the elevation, and helps reduce the visual impact and competition on the Police Station. Access 3.24 The parking area for the site will be accessed from Star Lane and is provided under the residential accommodation to maximise the potential of the site and minimise impacts on the street scene. 3.25 The small scale of the development means there will be limited impact on the surrounding highway network. 3.26 The development is well-located to provide access to extensive local amenities and Epping Underground Station on foot or by bicycle. 3.27 8 parking spaces are provided within the site, off-road, secured by a motorised shutter door. This parking area will be well-lit and overlooked by the apartments to ensure it remains a safe environment. 3.28 The ground floor apartment will be accessed at street level providing access for disabled people.