Loft conversion and extensions at 84 The Plain, Epping

What was proposed

Retrospective permission was sought for a loft conversion with a rear dormer, single-storey rear extension and front porch extension.

“The application seeks retrospective permission for the erection of a loft conversion with a rear dormer extension, a single storey rear extension, and a front porch extension. The single storey rear extension infills the space between the rear gable ends and aligns with the existing rear projection. Above, the roof extension incorporates a rear dormer set in from the sides of the gable and positioned centrally within the rear roof slope.”

Officer report

The site and surroundings

The property is in an established residential area and is outside designated areas including the Green Belt and Conservation Area.

“The application site is a residential property at 84 The Plain, Epping, CM16 6TW. The site lies within an established residential area. It is not within the Green Belt, a Conservation Area, Flood Zone, or the setting of a listed building, and there are no Tree Preservation Orders affecting the site. No enforcement matters are recorded in relation to the application.”

Officer report

Earlier refused scheme

An earlier application was refused, and the current scheme removed the raised roof, full-height rear doors and balcony with glass balustrade.

“The site has relevant planning history under application reference EPF/2480/24, which was refused. The current scheme has been amended from that earlier proposal and removes the elements that led to concern, including the raised roof height, large full-height rear doors, and a balcony with glass balustrade.”

Officer report

Officers recommended approval

Officers considered the amended development proportionate, visually acceptable, protective of neighbouring amenity and safe for highways.

“Having regard to its design, siting, scale and massing, the development is considered proportionate to the host dwelling and visually acceptable within the surrounding residential street scene. The proposal is therefore not considered to cause material harm to the character and appearance of the site or wider area and complies with Policy DM9 of the Epping Forest District Local Plan 2011-2033.”

Officer report

Consultation and objections

Six neighbours objected over the refused scheme, overlooking, scale, character, privacy, residential amenity, roof height and alleged unauthorised works; the parish council had no objection.

“Neighbour comments were received from Nos. 66, 66A, 68, 70, 82 and 86 The Plain.”

“The current works are said to repeat the previously refused 2024 scheme and therefore to cause the same harm. • The first floor rear extension and window arrangement are alleged to overlook neighbouring properties. • The overall scale and form of development are considered by objectors to be overbearing, out of character, and contrary to Policy DM9. • It is stated that the development is not permitted development.”

Officer report

Who spoke

An objector and the applicant addressed the committee after the planning officer presented the application.

Members’ concerns

Members discussed window distances from the boundary, the extension’s scale, proposed tiles and the design plan.

“The Committee discussed the planning merits of the application. Concerns raised included the distance between the windows and the property’s boundary, the scale of the extension, the tiles to be used and the design plan.”

Minutes

The committee refused permission

The committee refused because the design and scale would cause overlooking and perceived overlooking, and the development was considered inappropriate, poorly designed and harmful to local character.

“Due to the design and scale of the proposed development, it would allow a degree of overlooking and result in a perception of being overlooked. This would adversely impact the living conditions of the subject and neighbouring sites. It fails to comply with Policy DM9 of Epping Forest District Local Plan 2011-2033.”

“Due to its design, siting, and scale, the proposed development is inappropriate to the site and the surrounding area. The proposal is poor design and unsympathetic to character of the local area. It fails to comply with Policy DM9 of Epping Forest District Local Plan 2011-2033”

Minutes