Report by the Planning Advisory Service on the EFDC Planning process
Comments by the Epping Society 22 May 2024
The Planning Advisory Service (PAS) have written an extremely worrying report about the Epping Forest District Council’s (EFDC) planning process. The Epping Society was one of the many groups involved in a discussion with the PAS back in 2023; we do not know when EFDC received this report. Sadly we can see echoes of some of the points we raised in 2023 in this Report.
Thanks to David Jackman of Everything Epping Forest who has published an early summary of the problems: https://cutt.ly/EEFNEWS-2024-333
Simply put, the PAS are like a School’s Ofsted, but for Planning Authorities. They have criticised a very wide range of aspects of how applications for planning permission are handled and decided at EFDC. The report – in Ofsted terms – is somewhere between 3 “Requires improvement” and 4 “Unsatisfactory”. There is a clear suggestion that unless EFDC addresses these issues urgently, the Government could seize control of planning across the district, called Designation. It is stated that “Council is but one major plan challenged decision away from Designation”.
This would be an ominous step. It might bring a more systematic and rational approach. However it would also be likely to lead to a loss of local input to the planning process, major decisions being made remotely by the Planning Inspectorate; who are likely to have national agenda in mind. Approvals could be given in haste, with even less regard for local circumstances, services, infrastructure, affordable / social housing than at present. In short, a reduction in democracy for the communities who then have to experience these developments.
The Epping Society would urge EFDC to take every possible step, with maximum urgency; to address the criticisms in the PAS report. Also to take the PAS offer of support to meet the list of seven targets set. We see that discussion of this is scheduled for EFDC Cabinet on 28th May; the agenda’d recommendations are on the EFDC website (via the Meetings calendar).
We would also like to see a short pause placed on all planning applications in the pipeline, as consideration of them will be tainted by this Report. It may be possible that the concerns expressed by PAS could easily be used as grounds for appeal by developers and others.
Initial thoughts on the South Epping Master Plan Area (SEMPA) SMF,
for consideration by EFDC Cabinet, on 28 May, from the Epping Society
The Epping Society planning group are aware that there is intended to be a Public Consultation on this project in the future; but suggest that Councillors could consider a number of points at this stage – so that the emerging SMF might be improved:
· Good to see a new Primary school confirmed, but when mentioned it is not made clear how this is to be funded. One reference is to “the provision of a site”
· P.5 “medical provision”. Described as potential, on/off site. Councillors will know how stressed local medical/dental services are already; is this commitment firm enough?
· Rebuild of the pedestrian bridge over the tube track. This needs to be a very early project, if a common community feeling is to be encouraged
· Road access to the Eastern side – only one point of access offered; creates bottleneck / likely blockage if accident, emergency or breakdown, viz Church Langley. How will Flux’s Lane junction be modified?
· The intention is to have low individual car ownership, but no actual number is given for car parking spaces, even under present guidelines. Is there a mechanism to prevent new residents from owning cars?
· P.41 refers to the “B1393.. traffic increase..air pollution..the Forest”. Additionally we would have specific concerns about Ivy Chimneys Road and also with the traffic lights on Bell Common - no real assessments have been made yet?
· Cycling – reference is made on p.23 to an “off road cycling route from Epping to Coopersale” – is this part of the Essex Way; on which cycling is discouraged? Anyhow that section is nowhere near SEMPA.
· The report refers to low traffic, low speed roads, but many local roads are not suited to cycling. We would suggest Cllrs and staff try riding up Bower Hill in the rush hour! Are new houses to have cycle stores?
· No provision for a “hub”, community building, shops, as promised in the “Agreement” document of 2019. This is major loss. Just 2 large housing estates, plus school.
· Environmentally – solar panels, car charging – good. But what about heat pumps, communal heating, grey water systems?
· Public Rights of Way (PRoWs) – good that these are protected, but are the other well- used paths so treated?
· Buses. Three routes are importantly flagged. But of the existing bus stops, only one is close to the development; and about half the SEMPA is beyond the recommended 400-500m of any present bus stop. Please also note the SMF does not include any bus timetables – existing provision is - the 31 route is 7 a day (4 at weekends), 418 is 6 a day, 418B is one night bus. Locally, bus provision is reducing.
· P.25 Needs amending, Sports Centre is due to move further away. Add new Leisure Centre.
· We think the flood risk is under-rated, based on local knowledge, not desk-top studies.
· The acoustic bund & fence, limiting noise and pollution from the motorway, to the SEMPA. To be ?8metres high. No assessment of the shadow this will cast over the new houses.
· The 40% affordable ratio. How will this be insisted upon; in the light of recent Qualis changes?
These points are taken from an initial assessment and more detail needs to be provided for local residents prior to the Public Consultation.
Epping Society
May 2024
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