Planning Committee A - Wednesday 10 December 2025, 7:00pm - Epping Forest District Council webcasts

Planning Committee A
Wednesday, 10th December 2025 at 7:00pm 

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  1. Cllr Steven Heather
  2. Serena Shani
  3. Cllr Steven Heather
  4. Cllr Alan Lion
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  1. Cllr Tim Matthews
  2. Cllr Steven Heather
  3. Cllr Kaz Rizvi
  4. Cllr Steven Heather
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  1. Cllr Kaz Rizvi
  2. Cllr Steven Heather
  3. Cllr Steven Heather
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  1. Sukhi Dhadwar
  2. Cllr Steven Heather
  3. Pulic Speaker
  4. Cllr Steven Heather
  5. Public Speaker
  6. Cllr Steven Heather
  7. Cllr Les Burrows
  8. Cllr Tom Bromwich
  9. Cllr Steven Heather
  10. Sukhi Dhadwar
  11. Cllr Steven Heather
  12. Cllr Lisa Morgan
  13. Sukhi Dhadwar
  14. Cllr Lisa Morgan
  15. Cllr Clive Amos
  16. Cllr Steven Heather
  17. Sukhi Dhadwar
  18. Cllr Will Kauffman
  19. Cllr Tim Matthews
  20. Cllr Alan Lion
  21. Cllr Lisa Morgan
  22. Sukhi Dhadwar
  23. Cllr Lisa Morgan
  24. Sukhi Dhadwar
  25. Cllr Steven Heather
  26. Cllr Barbara Cohen
  27. Sukhi Dhadwar
  28. Cllr Ken Williamson
  29. Cllr Steven Heather
  30. Cllr Steven Heather
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  1. Webcast Finished

Cllr Steven Heather - 0:00:00
meeting of planning committee a almost a December 2025 before I start I need to
read the webcast and introduction I would like to remind everyone that this
meeting will be filmed live or recorded and uploaded to the internet and will be
capable of repeated viewing therefore by participating in this meeting you are
consenting to being filmed and to the possible use of those images and sound
recordings if any public speakers on MS teams did not wish to have their image
captured. They should ensure that the video setting throughout the meeting is
turned off and set to audio only. Members and public speakers are reminded to turn
on their microphones before speaking and turn them off when they are finished.
Thank you. My name is Councillor Stephen Heather and I'm chairman for this
evening's meeting. To my left we have our legal representative Amanda Apcar and to
her left from the planning department we have Suki Dadwah and James Rogers. To my
is my Vice Chairman, Councillor Alan Lyon, and to his right from Democractic Services
is Serena Sharmi, and to her right is, in charge of webcasting, is Matt Hicking. Public
speakers, you should have been briefed by Democractic Services. You'll have three minutes
to state your case. Again, remind you to turn your microphone on before you start and off
when you finish. Thank you. Apologies for absence. We have apologies from Councillor
Bassett and Councillor Sharif. Thank you. Substitute members. For the duration of the
meeting Councillor Amos will be sitting for Councillor Sharif, Councillor Church will
Serena Shani - 0:01:39
be sitting for Councillor Bassett and for item 7 Councillor Lisa Morgan will be sitting
for Councillor Bournach.
Thank you.
Cllr Steven Heather - 0:01:47
Ordering declarations of interest, members.
Councillor Lyon.
Thank you, Chairman.

5 Declarations of interest

Cllr Alan Lion - 0:01:54
Yes, declare an interest in items seven
as I am chairman of the Digital Innovation Zone,
but it's a non -procuniary interest.
And item eight, because I am not aware of the applicant,
but I am aware of the person speaking this evening.
Thank you.
Councillor Matthews.
Cllr Tim Matthews - 0:02:20
Thank you chair, non -precuniary as well but just as the area within planning item 7 is
within my portfolio.
Thank you.
Councillor Bromwich.
And on item 7 I've had on and off conversations with the consultants for that project.
Thank you.
Cllr Steven Heather - 0:02:38
Can we, sorry.
Cllr Kaz Rizvi - 0:02:47
Thank you, Mr Chairman. I would like to declare an interest in item 8, which is planning application
EPF 150425. I reside at the property and the applicant is my father.
Cllr Steven Heather - 0:02:59
Can I take the minutes on pages 5 to 9 of the agenda as being confirmed as a true record?
Thank you. Members, with your permission, I propose to move agenda item 8 to become
the first item on the agenda and we will take 7 second as I do trust that application 8
will be somewhat shorter. Over your agreement.
Thank you. The first item on the agenda and who will be presenting this is
Kelly Sweeney joining us on Teams. It's EPF stroke one five zero four

8 Planning Application EPF/1504/25 10, Courtland Drive, Chigwell, IG7 6PN

stroke two five ten Courtland Drive Chigwell IG 7 6 p .m. on pages 65 to 69
of the agenda. Kelly please. Thank you chair, good evening. Can everyone hear me okay? Yep.
So agenda item eight relates to 10 Courtland Drive in Chigwell.
Here we have the red line plan of the application site. It's a large detached property on the
side of the road. The site is not listed building, it's not in a conservation area
and there are no protected trees within close proximity to the site. The
proposal is for a single -storey rear extension, an air conditioning unit and
some minor changes to the exterior and interior of the property. I'll briefly
take members through some photographs. The top right -hand side photo is the
elevation of the property. At the bottom we have the rear elevation and the photo
on the left -hand side shows the wider context with one of the neighbouring
properties. Taking members through the plans of the existing dwelling, members
will note that there is an existing single -storey element which is just over
four metres deep and the proposed plans show that the single -storey rear
extension would infill the gap between the existing, extending the full width of the
house. Members will also note the replacement garage door with windows and the air conditioning
unit is a very small structure to the side of the property. Overall, officers are recommending
approval. It's noted that there are no objections to this application. There'd be no harm to
the immunity of nearby residents and there would be no harm to the character and
appearance of the site or its wider setting. Thank you.
Thank you. We have one public speaker for this item and that's Councillor Caz
Risley. I remind you, say you have three minutes.
Cllr Kaz Rizvi - 0:06:02
Starting now. Thank you Mr. Chairman and good evening members. Today I'm here
before you as a resident and householder at number 10 Courtland Drive, Chigwell.
This application is before you since, and I quote,
it is an application that is submitted by or on behalf of an elected member
and or spouse partner pursuant to the constitution part three, scheme of delegation to officers from
full council. And I guess the principle behind what I believe our constitution quite rightly
sets out that in the interest of public transparency, council applications should
undergo additional scrutiny by this committee. What would almost always be regarded as a routine
planning application is before you with an officer's recommendation for approval,
no comment from Chigwell Parish Council Planning Committee and no objections
either from the consulted neighbouring residents. As a family we have been very
considerate and respectful of our neighbours with this application, the
context to which is to increase downstairs habit space for my parents
who are beginning to age and whose mobility has definitely seen better
years, hence the need for downstairs living adaptations. I'm therefore grateful
for your time and your consideration for this application. Thank you
Thank you very much.
Thank you.
Are there any ward members who wish to speak?
Cllr Steven Heather - 0:07:14
Members?
No questions?
Right, therefore the application before you is to approve with conditions.
All those in favour, please show.
That's ten in favour.
Unanimous.
Cllr Steven Heather - 0:07:34
Thank you. Therefore, that application is approved.

7 Planning Application EPF/0849/25 Land west of Merlin Way, North Weald Airfield, North Weald Bassett, CM16 6AA

members need to do a shuffle. I will explain that ward members are not allowed to sit on
committee on a vote in the award so a substitution going on.
Right members returning back to the running order. Sorry, Councillor Morgan,
Any declarations of interest? No Chair. Thank you. Alright so before us now we have EPF
stroke 0849 stroke 25 land west of Merlin Way Northfield airfield Northfield Bassett
CM 16 6AA on pages 10 to 64 of the agenda and Suki will be taking us through this one.
Sukhi Dhadwar - 0:08:56
Thank you Chairman. Can everyone hear me? Thank you. Just to warn members due to the
of the scheme, my presentation is quite long.
Before beginning my presentation,
I'd like to inform members that five additional comments
have been received since the agenda was published.
One objection is from Heritage Forests,
sorry, Epping Forest Heritage Trust,
who stressed that the development
must not harm Epping Forest.
Their concerns include cumulative impacts
on the forest's integrity, traffic and air pollution
from the 206 proposed parking spaces,
the need for a project level HRA now,
including commuter trips, a financial contribution towards EFDC's air pollution mitigation measures.
In response, members are referred to paragraphs 8 .106 to 8 .110 on page 43 of the agenda.
The site is allocated for employment in the Local Plan and was included in the 2022 HRA
air quality modelling.
The applicant's data shows this proposal will generate less traffic than that allowed
in the Local Plan scenario. As this is an outline application, full details will come
later at the Reserve Matters stage, where precise traffic levels and required mitigation
contributions will be assessed. Future proposals across the wider allocation will also need
to submit AADT data for HRA purposes. The Reserve Matters application will provide the
information needed to understand the exact level of mitigation required, and therefore
officers believe that securing contribution at the detailed application stage will ensure
that the correct level of mitigation is provided for the exact level of harm created by the
proposal and any other development coming forward within the remainder of the allocation,
should they come forward before the reserve matters application is decided. Planning conditions
are also recommended to require EV charging, a workplace travel plan and HDV routing plan
under conditions 30 to 33 of page 56 of the agenda.
Natural England has raised no objection to this approach.
In their comments sent on the 4th of December, the 3rd repeats concerns already raised in
the agenda.
The 4th is from a resident of Lancaster Road regarding the air pollution impacts of the
development from diesel backup power generation.
Members should note that this issue was fully researched by our Air Quality Officer who
has suggested stringent conditions 16 to 19 on pages 51 to 52 of the agenda in line with
DEFRA standards to ensure that the proposal does not have an adverse impact on air quality
in this area, either through its normal operation or in the rare event that emergency generators
need to be used.
An updated objection has also been received from Foxglove, an anti -data centre campaign
group.
It has just been emailed to you about a few minutes before the agenda.
This meeting, officers have considered it and found it does not change the recommendation.
The application relates to land to the west of Merlin Way.
Sorry, I just skipped my point.
As outlined in red on this plan.
Members should note also that condition 45 is a duplicate of condition 43, therefore
it will be deleted.
This application seeks outline permission with all matters reserved except for access
for the demolition of the existing gate security and fire station buildings and
redevelopment of the site to deliver a data centre campus with up to two data
centre buildings and separate offices delivering up to 77 ,148 square metres
gross external area of B8 floor space including emergency backup generators,
energy storage, a new security entrance, electricity substations, internal roads,
car parking, hard and soft landscaping, including an airfield safety bund, secure perimeter
fencing, median utility infrastructure and other ancillary development.
This slide shows a Google view of the site. It's also outlined in red on the local plan
map. The site lies on the grounds of North Wild Airfield. It's currently being used for
vehicle parking and a weekly market. This market has temporarily been moved south for
a period of five years. You can also see the purple star denoting the grade two listed
air control tower within the site. There are also other non -designated heritage assets
on the airfield which are linked to its military history. The red dashed area shows the wider
airfield site, which is in the ownership of the council. The site lies within land allocated
for employment use, Class E, B2 and B8 under Policy P6 of the Adopted Local Plan, reference
NWBE4A. The site is 100 metres away from the residential settlement of Northfield Bassett.
A data centre is a secure facility that houses an organisation's digital infrastructure,
essentially racks of computer servers and telecom equipment.
With the rapid growth of data from personal, business and government activities, demand
for data centres has surged, driven by technologies like AI and advanced digital services.
The UK government recognises their importance, classifying them as critical national infrastructure.
This means the government sees them as essential infrastructure, placing them on par with energy,
water and emergency services, meaning these facilities and the cloud services they support
are vital for national security, economic stability and public services.
A hyperscale data centre differs from a standard data centre in that it's a very large facility
designed to handle huge amounts of data and computing tasks.
Its size means that they can easily grow to meet increasing demand and uses advanced technology
to keep connexions fast and reduce delays.
They can easily expand to handle growing data and computing needs without major redesigns.
By operating at a massive scale, these data centres reduce the cost per unit of computing
power and storage.
bulk operations mean lower costs compared to smaller setups.
Hyperscale centres are optimised for speed and reliability
with advanced networking that minimises delays.
This is essential for services like streaming, cloud computing and AI.
Hyperscale centres also allow for data to be kept closer to users for faster access.
They provide infrastructure needed for AI, big data analytics and the Internet of Things,
which require massive computer resources.
The above illustrative plan shows what a development layout could look like.
The data centre is marked as one in the middle,
the two is the...
Sorry.
Two is the plant,
and three is...
offices. The substation four is the security entrance and five denotes the offices. This
slide shows the proposed land use parameter plan. The solid grey is the built development
area for the data centre. External plant compounds, substations and offices. This is the maximum
extent of the development. The black hatch line on green shows the area to be landscaped.
This plan shows the proposed site access. The main access to the site will be via the
western side of Merlin Way, close to the listed former air traffic control tower. There is
also potential for a secondary access along the southern boundary and an emergency access
to the north of the site.
Condition 14 requires construction traffic
to use this access so that it's away
from neighbouring residential occupiers to the south.
This slide shows the proposed site levels
and parameter plan.
Ground level works are proposed to form a platform
upon which the proposed development will be constructed.
This will include a four to five metre excavation
to achieve a level development platform.
The light grey area shows the proposed area of the ground level following the earth in
this area being regraded.
The dark grey area shows the proposed lower ground level platform regrading.
This area will be between 1 .5 and 3 .5 metres lower than natural ground level.
The brown shows the area of soil to be removed and shaped into a sloped bank.
The yellow area shows the area where soil will be filled in to create a level ground.
The lilac line shows the centre line to balance the site cut and fill grading.
The black hatched line shows the area of the site where existing ground levels will be retained.
This slide shows you the maximum heights of the buildings.
The yellow zone will be 8 metres high.
The blue zone will be a maximum of 12 metres high.
The light orange will be a maximum of 18 metres high.
And the central dark orange or peach zone will be a maximum of 24 metres high.
The height of the bund along the western boundary will be between 4 to 5 metres high.
The bund is required to protect the data centre from airfield use and will provide ecological
enhancements. This slide shows the green infrastructure parameter plan. The blue
line indicates the secure site boundary which will remain inaccessible to the
general public. The orange dashed line indicates the proposed pedestrian and
cycle route around the site which will be fully accessible to all users. The
green circles show existing trees to be retained. The medium green between the
secure boundary and blue and red line of the site will be the multi -functional
green infrastructure corridors to include existing vegetation, proposed trees and hedgerow
planting, ecological mitigation, signage and wayfinding, vehicular, pedestrian access,
multi -user route and informal open space.
This slide shows a CGI image of the proposal.
The maximum height of the building will be 24 metres.
This view is taken near 59 to 73 Blenheim Square, which is located on the corner of
Merlin Way and Siskin Way.
You can see the residential ... This residential block comprises four storeys plus a pitched
roof, giving a maximum height of approximately 15 metres.
As the southern section of the site will be excavated to sit around five metres below
the natural ground level, the proposed development will have a maximum height of approximately
4 metres higher than this building. The heights shown in the parameter plans represent upper
limits only. The final building height will be confirmed at the detailed design stage
and may be lower.
This slide illustrates the eastern elevation of the site facing Merlin Way. The proposal
will separate the Grade 2 listed air traffic control tower from its original landscape
setting resulting in harm assessed as the highest level of less than substantial.
However, this harm must be considered in the context of the baseline impact already anticipated
through the site's employment allocation and the adopted master plan.
The ATCT is no longer operational as a modern control tower has been constructed further
south -west of the site, rendering the original tower obsolete.
Public benefits of the scheme include the sympathetic conversion of the listed ATCT
into a heritage and innovation hub for community use, securing its long -term future.
Additional benefits comprise the creation of a publicly accessible pocket park, walkway
and heritage signage around the control tower, with details to be secured through Section
106 Agreement and Conditions 20 to 22 on page 53 of the Agenda.
Further benefits include the delivery of critical national infrastructure and significant economic
gains. This slide shows the view of the greenway along Merlin Way which includes the foot and
cycleway. The red dashed line shows the maximum height, the stepped back height of 24 metres.
This is a CGI view from outside the northern boundary of the site looking towards the site
and Merlin Way. This blue dashed line shows the 12 -metre height and this stepped back
red line shows the maximum height of 24 metres. This slide shows the data centre Google built
in Wolfram Cross. The Google view of the site was taken during the construction phase of
the development. Google's data centre at Wolfram Cross started operation in September and to
my knowledge, has not received any noise complaints despite the close position of neighbouring
residents. The submitted noise report indicates that
normal predicted noise levels will be below existing ambient levels and well within the
relevant BS standards. Planning conditions further ensure noise and vibration impacts
are controlled. Condition 40 on page 59 requires an updated noise and vibration assessment
based on the final design included detailed mitigation measures for plant and equipment.
Condition 41 limits operational noise to comply with current BS standards.
Condition 42 restricts routine equipment testing to daytime hours within BS standards.
Condition 43 requires prior approval of vibration impacts from piling.
Condition 44 limits noise from emergency generators to be no more than 10 decibels above background levels near residents.
these generators will only be used in rare circumstances.
It should also be borne in mind that the application site is located within an area specifically
allocated for employment uses, where a certain level of operational activity is both expected
and acceptable.
As such, while reasonable steps can be taken to minimise disturbance, it would not be realistic
to expect the area to remain free from noise.
It's therefore considered that with these conditions the proposal will not have an excessive
adverse impact on neighbouring amenity. This slide shows the economic benefits of
the scheme during its construction phase found by Oxford Economics. The direct benefits are
shown in dark blue, the indirect benefits are in light blue and the induced benefits
are shown in grey. Induced benefits mean the GBA money and jobs created from the spend
of workers and suppliers. The proposal will contribute between $62 million and $123 million
in gross value -added GVA to the economy of Epping Forest. GVA is a measure of the value
of goods and services produced by this development. It will create or sustain between 830 and
1 ,660 full -time jobs during construction.
When operational, the data centre will directly create 17 to 33 million pounds of economic
value and provide between 100 to 200 jobs on the site.
Extra benefits will come from buying goods and services by workers in the local economy.
These indirect effects could add 23 to 46 million pounds more and 290 to 580 extra jobs.
Overall, the first year could bring 39 to 79 million pounds to the local economy and
between 390 to 780 jobs.
For every job at the data centre, about three more jobs will be supported locally.
This means Epping Forest's economy could grow by 0 .7 % to 1 .5 % and the local employment by
between 0 .5 % and 1%.
Nationally, the data centre could add between 160 to 319 million pounds to the economy,
creating 1 ,780 to 3 ,560 jobs and generate between 37 to 74 million pounds in taxes.
For every direct job, 16 more jobs could be supported nationally, mainly because of huge
electricity spending and related ripple effects.
The government classifies development as critical national infrastructure, which must be given
substantial weight in favour of approval.
Substantial weight must also be given to the proposal bringing forward employment on an
allocated employment site.
The National Planning Policy Framework requires that harm to the setting and significance
of the ATCT is given less than substantial weight, which must be weighed against the
public benefits of the scheme.
Reuse of an obsolete ATCT in accordance with its conservation and the provision of a heritage
trail is a benefit of the scheme.
No objections have been raised by the Highways Authority.
Details related to scale, appearance, layout, landscaping and parking provision will be
dealt with at the reserve matter stage.
Recommended conditions will protect air quality, neighbouring amenity, the operational safety
of the airfield and secure sustainability goals.
It is for these reasons considered that there are sufficient public benefits to outweigh
the less than substantial harm to the setting and significance of the heritage assets within
and around the site.
Therefore, the proposal complies with the development plan when read as a whole and
as such has an officer recommendation for approval subject to Section 106 Agreement
and Conditions.
Thank you, Chairman.
Thank you.
We have public speakers on this application.
Cllr Steven Heather - 0:27:29
The first is the Northfield Parish Council representative Sue DeLuca on Teams.
She's not, she's in person.
I do apologise.
Pulic Speaker - 0:27:37
Again, you know, three minutes.
Thank you.
Thank you.
Good evening.
The Parish Council raised broadly 10 objections to this application and is pleased to see
that many of the concerns will be addressed by the proposed conditions.
specifically the northern site access being used for the duration of the
construction works, the issue of parking on nearby side streets, the amenity of
neighbouring residents including noise and disruption, the future of the old
control tower, traffic generation and most importantly the issue of not
comprising future aviation activities of the airfield. The parish
Council has worked with the applicant to find solutions to perceived issues and
in many cases feel our concerns have been heard and in some cases addressed.
However the parish council raises the following additional points. We do not
see why this application is not subject to a financial contribution towards the
M11 Junction 7 improvement works. Just because Highways England
haven't asked for it doesn't mean a development of this size shouldn't be paying for it.
This makes no sense.
Essex County Council has stated the application is acceptable to the highway authority, subject
to a £377 ,000 financial contribution to bus services in the vicinity of the site to ensure
the deliverability of the wider sustainability needs within and around Northwell Bassett.
In paragraphs 8 .27 and 8 .28 of the report, it states that the applicant has challenged
this and will not pay it. However, the highways authority were advised, but the report says
that they did not respond and as such the Planning Officer sets out that EFDC is satisfied
that this financial contribution will not be paid. This is simply not acceptable. We
also request that Condition 36 is strengthened with a change to Line 4 to read Civil Aviation
Authority rather than the relevant Aviation Authority. Whilst not a licenced airfield,
the CAA has overall responsibility for the safety of aircraft. The future of aviation
activities on the airfield must not be compromised and the obstacle limitation surface and wind
shear issues must be fully addressed. The airfield users should also be consulted on
this matter as part of the condition. Section 1 .2 of the proposed section 106 agreement
must be strengthened to require the involvement of the parish council in the
development of the old control tower to ensure that heritage links with the
village and airfield are presented for future generations.
More importantly we note there is no specific community benefit mentioned in section 106 agreements for residents and businesses.
Thank you for listening.
Thank you.
Cllr Steven Heather - 0:31:07
We have a second speaker, which is the applicant or applicant's agent.
Barry Butchart in person.
I'm going to remind you of three minutes.
Public Speaker - 0:31:16
Chair, members, thank you.
My name is Barry Butchart from Mallory Land.
I'm speaking on behalf of the applicant.
The decision in front of you, I believe, is a straightforward one.
This is an outline planning application and you're being asked whether the
principle of the parameters of a data centre and employment use are acceptable
on this allocated employment site which the North Wealdair Field Strategic
Master Plan also identifies for this kind of use. On that core question of
acceptability your officers are clear. The site forms part of an employment
allocation in the adopted local plan. It sits within the master plan area and is
also located in the Essex and Hertfordshire Digital Innovation Zone.
The officer's report concludes that the proposals accord with the local plan, the
master plan and national policy on digital infrastructure. The type of
development is also recognised by government as critical national
infrastructure. In other words, this is a policy compliant, nationally important
scheme and exactly the location the council has identified for this type of
investment and the officers recommend approval subject to conditions and a
section 106 agreement. For local people the benefits are very real. Oxford
economics estimates that over the three -year build the scheme would
generate between 255 and 510 million pounds of value in the Epping Forest
economy and support well over a thousand jobs during construction. Once
operational it's expected to provide between 100 and 200 long -term well -paid
jobs on site and for every one of those jobs nearly three more are supported in
the local economy. It also delivers new public green spaces, new walking and
cycling routes, strong biodiversity net gain and a positive future for the Grade 2
listed control tower. On the key concerns, building heights are fixed by
parameter plans and the development platform at the southern end is lowered
by about five metres to reduce the apartment height. Officers acknowledge
some less than substantial harm to the control tower but also that harm is
outweighed by benefits. Its setting will be enhanced and a future community
facing use will be secured via section 106. The aviation obstacle assessment
shows no impact on the safe operation of the airfield and no key statutory
consulty objects on highways, air quality, noise, drainage or other technical
grounds subject to the proposed conditions.
So you're being asked to approve the principle and parameters of
a data centre on an allocated site that your own master plan
identifies for this kind of use, delivering critical national
infrastructure and a powerful package of economic, social and
environmental benefits.
For these reasons, we would respectfully invite you to
accept your officer's recommendation and grant
outline planning consent.
Thank you for your time.
Thank you.
Cllr Steven Heather - 0:34:26
Ward Councillors.
Councillor Burrows.
Cllr Les Burrows - 0:34:31
Thank you.
I'd like to follow up on what the,
that's so sad.
But what's happened here with this 377
is quite important because what actually it was started for, it was started to improve
the bus services of Northwil. And now actually what it's gone down to is that all that they've
got so far is, I quote here, from workplace travel plan by actively implementing for a
monitoring fee of 7 ,000 pounds plus the relevance through to travel.
Provision of the ECC specific free -standing real -time passenger information screens to
the existing Hurricane Way bus stop to the south and to the site either side of Epping
Road.
That actually is to information.
That's all it is.
So I think actually the people of Northwell feel a bit grieved, because what we're getting out of this is very little.
And I would also go back to say, is this, can it be reinstated, the first bit, the passenger service, which was originally being rejected by them,
from which actually fact the Essex County Council
said was fine, but they have rejected.
So we'd like to go back.
It's basically, it's a plea for something from Northwil,
to be actually a little,
we're getting something out of this.
And if they're not, they're rightly feel aggrieved.
So can we go back to this when it comes to full council proper?
Thank you.
Councillor Bromwich.
Cllr Tom Bromwich - 0:36:40
Thank you, Chair. I completely agree with everything that Councillor Burrows and our clerk for North Wield Batterbridge Council said.
Thank you all, Sosuke, for taking on my points that I raised yesterday with you privately.
What I would say is North Wield airfield is not just a piece of land that we're voting on,
it is fundamental to our villages identity. It's our history and our community and our local
culture and our collective memory. The very soul of North Wield is tied to this airfield so it does
carry a lot of emotion across our village. Let me be clear my following comments are not a reflection
on any dismissive developers or shady consultants.
Their representatives have been quite the opposite to that,
engaging me at all opportunities, being proactive
in that outreach, and being open to receiving quite lengthy
emails from me and promptly responding.
And I wish to publicly thank them and recognise
them for that.
But in this application, we're being asked to consider
a proposal to develop a massive data centre
on this cherished site.
This isn't just a small tweak.
it's a fundamental change of a space that should belong to all of us in our district's history.
And sadly it's happening while thousands of new homes are already being dumped in our ward,
putting additional pressure on our roads, services and green spaces. Now unfortunately for our
village this has become commonplace and quite frankly the scale of development feels unfair
and disproportionate. It very much feels like the burden of development falls increasingly squarely
at the doorstep of the people of North Weald.
But let's talk about the people who actually live here.
So I've spoken to residents in Oak Peace,
Blenheim Way, York Road, Pike Way,
Church Lane, Watermans Way, any way you could think of,
and they are worried, very worried,
about what this development could mean
for their daily lives, their peace, and their community.
Now I am most grateful to the representatives here tonight
who engaged in a constructive and proactive meetings with me
on more than three occasions to chart a way forward
for the airfield control tower should this application
be approved.
The proposed heritage and innovation hub centred on the
control tower is an important conclusion in this proposal.
I'm really glad this has come to fruition.
However, as I made clear in the meetings that I had,
I have serious concerns about what this means in practise and
how it promises to have public benefit.
So some of the questions that arose from that were will it be open at the
weekends and when will local families actually be able to access it? What about
parking for this this cultural and a heritage and innovation hub? Will jobs be
advertised to it first to those who live in the village or in a three mile radius?
That's a radius I'm considering local or hyper local perhaps. And finally I hope
the tower remains a community asset and not repurposed as a corporate office
space. The people of Northwil a right to be sceptical that a landmark of our
collective identity is not converted into a business opportunity and we would
be very sad to see it turned into corporate office space. Transport is
another concern. I note the two bus stop screens in the report but I can't help
feeling that for a development of that size it feels a bit mean just to give us
two. I think they don't cost much and I think developments for far smaller
applications for far smaller developments across our district have
seen more money given towards more bus screens. Additionally on the point of
construction traffic and work hours I would just caution I mean Northwold
Market I don't know who's been that the traffic is horrendous and I would say
that if if work hours were allowed on Saturday it will completely ruin North
the M11, Vic Ridge Lane and surrounding businesses during the 36 -month bill.
So I would strongly encourage a condition perhaps that no construction work is done
on a Saturday.
And then on employment, the report suggests 100 to 200 operational jobs will be created
but many will be specialist roles.
So how many will actually benefit local residents?
Indirect economic benefits are speculative and local people have to come first if we
expected to accept such a massive change to our airfield and environment. And then
finally strategic concerns can't be ignored. As the report's objections say
the height of the buildings could interfere with airfield operations and
obstacle limit surfaces. The Civil Aviation Authority has to be consulted
in the future of aviation at the airfield absolutely safeguarded. So
neither myself or Northwell residents are NIMBYs, we're people asking with a
connexion to our home, our community and our history, we are asking for protection,
fairness and respect. This application as it stands, asks too much of them and
gives too little in return as Councillor Burrows said, especially as our parish
council has outlined in their comments to me that there is no specific
community benefit mentioned in the S106 agreement for residents and businesses
of North Wheel Bassett, despite the applicant confirming a financial package
of support when North Wield residents and businesses are given priority for funding.
So I urge the committee to refuse this application unless key issues are fully addressed.
I'm happy to repeat them if that is needed.
We're not against progress in North Wield, but progress has to work with and for our
community and not against it.
So I regret that at the moment.
I don't feel this is happening, but it isn't too late to turn that around.
Thank you.
Cllr Steven Heather - 0:42:38
I am sure I will be correct if I am wrong, but quite a few of those points will be dealt
with at a detailed application stage rather than this one.
Sukhi Dhadwar - 0:42:54
We do have condition 21 which requires a conservation management plan and that will outline exactly
the details of how the Heritage Hub is going to be managed and my understanding is it's
going to be a co -working space, a community hub and be used for the heritage of the air
tower and what the community wants.
So as the Chairman states, it is an outline application.
these things are still needed to be discussed
and it's gonna be controlled by both the condition
and the section 106 agreement.
And so it's watched this space
and once the details are finalised,
we can come back and discuss it.
But the emphasis is on community benefit,
on the heritage of the site,
making sure that we conserve it, the air tower
for it to be able to best demonstrate the history and also be of use to the local community.
In terms of parking, that again is a detailed application stage subject and so we'll come
back once we know the scale of the development and how it's going to be positioned and where
the parking is going to go and we would expect it to meet Essex parking standards. Just going
back to a question regarding the M11 junction, it would be for national highways to require
any contribution. They haven't done so, so we wouldn't be in a position to require that
they provided. With regard to the public transport funding, Essex Highways weren't able to provide
the evidence on why they were asking for the sum of money that they asked for, and so we
couldn't ask for it. It wouldn't be still compliant. So in order to make sure that the
decision was sound, we had to accept that since they don't have the evidence to back
up why they're asking for it, we can't ask for it. And they only ask for the two real -time
passenger information boards and so that's why we're asking for just those two. I think
I've answered every question. Is that okay?
Cllr Steven Heather - 0:45:24
Thank you. Members, the application is for outlying planning permission with all matters
reserve except for access members.
Cllr Lisa Morgan - 0:45:47
Councillor Morgan. Sorry I've just got one question. The 24 metres is that from
ground level or including five metres below ground level so I was a bit confused.
Sukhi Dhadwar - 0:45:59
It's from the level platform, so part of the site will be lower.
On the southern part of the site, which is near the residential section of North Wield,
it will be five metres lower.
So it will pair 19 metres instead of 24.
From the platform it will be 24 metres.
That's the maximum.
But the details are still to be confirmed.
It's just the envelope of development as the maximum.
Details will follow once, because we've still got to have information regarding the OLS
parameters and the any other details which need to be looked at.
and then that will inform what the final design
of the data centre looks like.
Cllr Lisa Morgan - 0:47:00
Sorry, just so I get this totally clear.
So it's obviously a dip at the bottom of the dip
from there to the top will be 82 foot.
I have to do 50 inches, I'm old.
Yeah, about 82 foot.
Well, that is the maximum it could be.
It's not set in stone yet,
but that is the maximum it could be.
Okay, thank you.
Cllr Clive Amos - 0:47:24
Thank you, Chairman.
When I initially saw this application, my concern had been first with the electrical
power supply, but I am pleased to see the solution that is proposed that it will not
affect the local power supplies because these centres take a massive amount of power.
Like with water, I notice they are not going to be using water to cool, which is good.
My concern still is, I think like some other people around here, the height of those buildings.
Now I'm not an aviator, but my understanding is if I've read the plans correctly, these
buildings would not in any way affect the flight path of aircraft coming into land or
leaving.
Is that correct?
That's right.
So we've got a condition to require them to stay within the correct parameters to be outside
of the flight zones.
Cllr Steven Heather - 0:48:27
Sukhi Dhadwar - 0:48:38
Condition 36, so that will ensure that they take into consideration both the OLS lines
and the impact on wind turbulence and we'd also be required to provide a glint and glare
assessment before they put on any photovoltaics.
Any more members? Councillor Caulfane.
Thank you, Chair. I suspect I may well be the lone voice on this side. I'm uncomfortable
Cllr Will Kauffman - 0:49:19
with this, Chair, members. Before the restructure, I think this application very fairly would
have been determined by the full DDMC, I think it was called, if that was the correct term,
the full panel where we would have had a broader view,
maybe a bit of repetition and more voices.
I think it just feels a bit too small to determine something
of this magnitude.
If this is something of such national importance,
I just think it needs to be treated a little bit more
fairly.
I mean, Councillor Brunch said it very well.
This site, London and this part of the country
owes its part of its existence to Northfield.
and people that work there, lived there, served there, died there.
And I just feel that we are trashing over it.
I hate to use the term trashing, but when you see that the data centre is sat on part
of the old runway, it from the sky will obscure the pattern of development.
And I think that that is included with the control tower.
I think the whole lot works together.
I won't go onto the subject of the height of the buildings, but I think such a building
that close to a runway is well and good if the aeroplane coming
in or out is under control.
But we have to also think of the worst case scenario.
That aeroplane might be out of control.
And the last thing we want it to do is to land slap bang on an
area that's not been developed.
It's not been developed for a reason.
It's on an airfield.
I think it's all well and good to keep talking about how,
you know, everyone's reacted very well and spoken very well.
But we're all guilty of it.
Star Power Google has come to town and we just have to stand
back, just think is this fair for the history,
the local residents.
And just again, I just always encourage that we just have a
stand back and have a bit of a proper look at things rather
than just taking all the information that comes in and
going, oh, yes, of course we all accept that.
And I don't even think I've seen a proper response to the comments
from Historic England. That just seems to have been glossed over in my estimation. But
listen, I'll prattle on forever. I'm a retired estate agent. I can't help it. But I just
hope that we can have possibly a more balanced view of it. Thank you.
Thank you. Councillor Matthews.
Cllr Tim Matthews - 0:51:41
Thank you, Chair. I think I'm going to have to disagree with my fellow Councillor on this
I'm more than confident in this committee's ability and responsibility to handle this
application.
There was many reasons why we moved away from the previous structure and I won't go into
them this evening but it is the responsibility of this committee to assess the application
in front of us today.
I think this is a very simple application for us while huge in scale.
it is very simply a policy compliant application.
So there isn't really anything in there
that I could find any fault with or any concern.
Obviously, any building that is adjacent to an airfield,
there is a thousand possibilities of problems,
but obviously as members are fully aware,
the entire airfield has got large buildings
around three sides of it and this is a designated area for development so that
it's all been accounted for and as I said circles back to it being a policy
compliant application. I think it's a it's a shame to hear that Essex Highways
were not in a position to provide the necessary information to secure further
funding I think we've heard from both ward councillors and the town clerk
speaking passionately for their members, sorry for their residents and putting
the case across that North Wales residents do need to be you know taken
into consideration and if there was financial contributions that would
directly benefit them then it would be far nicer to see but
unfortunately that is not possible due to the fact that Essex Highways obviously
We haven't been able to provide that information.
So that is a shame and obviously put on record
that it's disappointed, we're disappointed in Essex Highways
that that hasn't been forthcoming
with the necessary details.
But that aside, we get back to the point that,
excuse me, this is a policy compliant scheme
that's in front of us.
It is outline planning.
So there will obviously be much more detail to come forward
and we will discuss that further and I think that will be really where we assess the impact
on the residents in terms of the design and the scale. Obviously we know it's got the
ability to go to 24, that doesn't necessarily mean it will go to 24. And you know how as
the officer put on the board there's a staggered effect to the building, it's not a 24 metre
a higher block, so that's going to have a significant effect on how dramatic that impact
is. So I think when we get to future stages, then that will become more apparent and it
may well be that we air concerns around that at that stage, but it's within the policy.
So I'll be supporting the application this evening. Thank you.
I've got something to say.
Councillor Loyne.
Cllr Alan Lion - 0:55:02
Thank you, Chairman. I think it's worth pointing out again that this is in the
local plan. It is a local plan allocated site and much of the discussion we had
at that time was in that sort of level of detail to actually decide how the
site was going to be allocated and it's a much bigger site that's in the local
plan and also it's part of the North Wheel strategic master plan. So these
These things have been considered and this has provided a significant employment opportunity.
We could actually say that Google coming here is something of an advantage to Epping Forest
because it does provide certain additional benefits.
Yes, there are details and the details will still be worked out at the next planning stage.
This is an outline.
This is just saying what the potential site could be and what the potential allocation
could be.
There's nothing firmed up in terms of what is actually going there or the height of the
building.
These are sort of opportunities.
So I think at this stage I can't see any reason why we would object to the application.
Maybe next stage when it comes back at a more detailed planning level we could look at it
again.
Thank you, Chairman.
Thank you.
Councillor Moulton.
Sorry, I've just got one more thing.
Cllr Lisa Morgan - 0:56:24
if we do approve it, is it at this stage that we ask for condition to be put in that maybe
they don't work on the Saturday because it will actually ruin the Northwood market and
that any S106 can go to Northwield rather than into just the general fund?
So the section 106 will have to go to the items specified. There isn't anything that
can be with the housing development when it's libraries you can say it will go to North
World Library or if it was the public transport then the public transport could go to North
World but the contributions are specifically related to the ATC heritage hub so that will
go to that area and everything else is... Let's get there, go through the list. So the
Heritage and Innovation Hub is within North Wild, so they will benefit from it being in
in that location, the details of how it's operated
will be secured via condition and the detail
within the section 106.
I think it's too early yet to specify exactly
how Northfield Parish Council will be involved
because we don't know exactly what is gonna be offered.
Sukhi Dhadwar - 0:58:06
but what we could say is that, and I will just speak with lawyers just to say first
preference will be given to local residents and then...
I don't think that's answering your question.
Councillor Walker.
She wants to know if it's...
Sorry, does that answer your question?
Would you like, would you like to repeat your question because you're looking confused somewhat?
Cllr Lisa Morgan - 0:58:25
Yeah, no, I'm getting a bit confused, yeah.
No, I just wanted to make sure that North Wild, especially the Parish Council, have
some say over the funding because I know a lot of S106 and I don't know about this,
but I know with the housing bit.
Sukhi Dhadwar - 0:58:40
There isn't a fund as such.
There are proposals which will be paid for by the applicant, but they're quite clear
on what they're providing and it there isn't scope to specify that only the parish council
will be the persons in control of that
plan and provision so
yeah
Cllr Steven Heather - 0:59:16
Cllr Barbara Cohen - 0:59:22
Sorry, yes sorry, Councillor Cohen. I think what we really want to know is
during the building stage will building be allowed to happen on Saturdays?
Sukhi Dhadwar - 0:59:38
Because of the marking. Sorry, Councillor Cohen and Morgan, can I just come back? If we go back to
Condition 21 I think it was, when the information comes in we can consult
the parish council and then you can be involved in the determination of that
discharge of condition and that may be a way of you getting involved. I think that
would be easier to do with legally than specifying something yet because it's
quite open and not being drawn up.
Can I ask in what capacity you'd like to speak?
I'm hoping it's going to aid the committee with this Saturday working because condition 51 at the moment includes it.
Oh right, thank you.
Cllr Ken Williamson - 1:00:33
If the committee is minded to cheque, they should be.
Cllr Steven Heather - 1:00:37
The application is before you, the officer's recommendation to approve the conditions and
subject to section 106 legal agreement.
All those in favour, please show.
Seven in favour, sir.
Sorry, I can see she's not quite with us yet.
Regarding the Saturday working?
Yes, she's not.
That is already conditioned.
Condition 51, is that what you're...
Yes, it's already conditioned but it would be a reinforced condition
once the detail. It would be reinforced in the reserve matters but it's in here at the
moment at condition 51. That's right okay right sorry I can see she was not there. Do
we want a rerun of that then? So the officer's recommendation is to approve the conditions
subject to a section 106 legal agreement. All those in favour please show. That's better.
1 against.
Abstentions.
None.
Cllr Steven Heather - 1:01:59
Therefore, that application is approved.
Thank you.
I've lost my bit of paper.
It's all right. Sorry.
She was looking at me and she didn't hear what you put in.
Oh, right.

9 Any other business

That's why I stopped.
Is there any other business?
No other business.
Thank you.
I therefore close this meeting at 20.
Webcast Finished - 1:02:43
Thank you.
Cllr Clive Amos
District councillor for Theydon Bois with Passingford ward
Liberal Democrats
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Cllr Tom Bromwich
District councillor for North Weald Bassett ward
Independent
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Cllr Les Burrows
District councillor for North Weald Bassett ward
Conservative Party
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Cllr Barbara Cohen
District councillor for Buckhurst Hill East and Whitebridge ward
Loughton Residents Association
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Sukhi Dhadwar
Principal Planning Officer
Epping Forest District Council
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Cllr Steven Heather
District councillor for Waltham Abbey South and Rural ward
Conservative Party
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Cllr Will Kauffman
District councillor for Loughton Fairmead ward
Loughton Residents Association
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Cllr Alan Lion
District councillor for Grange Hill ward
Conservative Party
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Cllr Tim Matthews
District councillor for Waltham Abbey South and Rural ward
Conservative Party
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Cllr Lisa Morgan
District councillor for Grange Hill ward
Independent
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Cllr Kaz Rizvi
District councillor for Chigwell with Lambourne ward
Conservative Party
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Serena Shani
Democratic Services Officer
Epping Forest District Council
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Cllr Ken Williamson
District councillor for Buckhurst Hill West ward
Conservative Party
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