Stapleford Stables, Stapleford Abbots, Essex.

 

Proposed Development: New bungalow to replace existing stable block.

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Site Context

 

En-Plan were approached by the owners of a site that lies on the east side of Stapleford Road, around 150m south of junction with Church Lane in the County of Essex and sought to utilsie our Planning Consultancy and Architectural Services to develop a parcel of alnd currently used for equine development. The existing stable block is the only structure on the site, with a  hard surface area is as indicated on OS digital mapping, and  a  parking area inside the entrance, with a limited hard surface along the front of the block and an area at the north end used for ancillary storage. The site also has temporary and permanent fencing creates paddocks and the area around the building is somewhat churned up from general activity. Highways access is across a wide verge to the front of the site.

 

Site lies in a relatively open location and is screened by established landscaping. The adjoining site to the south is Kirtons Farm which appears to be a dwelling only, this lies opposite a group of 6 houses south of Woodside Farm. Further dwellings are located in Church lane to the rear.

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En-Plan conducted a Planning Appraisal which showed the potential to repalce the existing stabel block with a new residential unit.

 

Description of Proposal

 

The planning application proposes replacement of the stables with a single storey two bedroom dwelling. The building has a conventional gabled pitched roof running lengthwise and is indicated as timber clad; principal openings lie along the east face. A detached garage is proposed south of the dwelling in similar materials, approached from a new grasscrete area extending to the site access which is unaltered. Following revisions, a residential curtilage is defined providing a garden area of around 200 sq.m.

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Relevant Planning Policies

 

The Nationa pLasnnig Policy Framework:

 

The Revised National Planning Policy Framework (NPPF) (July 2018) states at paragraph 213 that due weight should be given to relevant policies in existing plans according to their degree of consistency with the framework.  The above policies are broadly consistent with the NPPF and should therefore be given appropriate weight.

 

Epping Forest District Local Plan (Submission Version) 2017:

 

In September 2018, the Council submitted the Epping Forest Local Plan Submission Version 2017 for examination. As such the LPSV can be treated as a material consideration to be used in the determination of planning applications and be given appropriate weight in accordance with paragraph 48 of the NPPF.

 

Paragraph 48 provides that decision-takers may give weight to relevant policies in emerging plans according to:

• the stage of preparation of the emerging plan (the more advanced the preparation, the greater the weight that may be given);

• the extent to which there are unresolved objections to relevant policies (the less significant the unresolved objections, the greater the weight that may be given); and

• the degree of consistency of the relevant policies in the emerging plan to the policies in the NPPF (the closer the policies in the emerging plan to the policies in the NPPF, the greater the weight that may be given).

 

In general terms it is considered that the Submission Version of the Plan is at an advanced stage of preparation and the policies are considered to be consistent with the NPPF. As regards unresolved objections, some policies within the Submission Version have more unresolved objections than others. All of these factors have been taken into consideration in arriving at the weight accorded to each of the relevant policies in the context of the proposed development.

 

Main Issues and Considerations

 

While there is no formal planning history of the site, aerial photographs demonstrate the presence of the building for over 10 years, and enforcement photos suggest the hard surface to the entrance was laid around 2003. Thus, the existing use can be considered lawful. As a stable block with no evidence of agricultural related use, the building and the hard surface areas should be treated as previously developed land.

 

The proposed residential development sites the building in a similar position to the stable block – the dwelling is wider but shorter than the existing block and is moved further from the entrance. The difference in overall footprint of the buildings is within 2 sq.m, the greater height and roof volume results in an increase of around 26%. The revised proposals include the removal of part of the existing hardstanding outside the residential curtilage. Overall therefore, the extent of development proposed is not considered to have a materially greater impact on the Green Belt.

 

The proposal has no material impact on surrounding occupiers, all of which are well screened by the existing vegetation which is to be retained. At single storey, no adverse impact on daylight or outlook results.

 

The access is as existing and visibility is not obscured by the existing trees, no alterations are required to make the application acceptable on highway grounds. The highway authority is seeking a condition to ensure vehicles exit the site in a forward direction and while the revisions establish the principle of this further details will be required.

 

In design terms, the buildings proposed are consistent with the existing and with each other in the use of a timber cladding on the elevations, a zinc roof is compatible with this form.

 

The application proposes a new dwelling and has been considered in the context of the impact on the Epping Forest SAC. The site lies outside the 3km zone around the SAC and is exempt from the recreational impact contribution, but will need to deal with the air quality impact. A fuller assessment of the effects of this development on the SAC (‘the Appropriate Assessment’) accompanies this report and should be read in conjunction with the officers review and recommendations.    

 

Conclusion

 

In the context of the limited increase in volume, the negligible increase in footprint, the consistency of built form, reduction in hardstanding and less prominent siting in relation to the site entrance, the proposal constitutes development of previously developed land that is not inappropriate in the Green Belt. The proposals have no material impact on the surrounding occupiers in terms of built form or use. Thus the application was considered acceptable.

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Further Information

 

If you would like to see how En-Plan can help you gain permisison for rural housing on restricted Green Belt sites please contact us for a free no obligation consultation, and let us show you how our extensive experience in rural planning can help you.

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