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26/00945/FLH Demolition of existing low stone boundary wall and removal of existing hedge, construction of replacement low stone boundary wall and planting of a replacement laurel hedge and installation of a length of close-boarded fencing along the eastern boundary.

This application to modify the property boundary involves replacing an existing overgrown laurel hedge with, in part, 1.8 meter-high board fencing on the street-facing side of the property, which the Society believes is not in keeping with the Conservation Area location.

Accordingly, the Society commented on the EEBC Planning website as below:-

“I am writing on behalf of the Epsom Civic Society.

The proposals present an opportunity to enhance the character and appearance of the Ewell Downs Road conservation area. However the ECS raises objections to the design and format of the current proposals.

The NPPF 2026 provides a framework for assessing proposals that may impact on heritage assets. At HE4 (Securing the conservation of heritage assets) it states: Heritage assets, as an irreplaceable resource, should be conserved in a manner appropriate to their significance. To achieve this, development proposals which would affect the significance of heritage assets, including any contribution made by their setting should …avoid (or if that is not possible, minimise) harm to the significance of heritage assets, and instead conserve this significance.

Core Strategy policy CS5 states that ‘the Council will protect and seek to enhance the Borough’s heritage assets including historic buildings, conservation areas, archaeological remains, ancient monuments, parks and gardens of historic interest, and other areas of special character. The settings of these assets will be protected and enhanced.’ Adopted Development Management policies provide a more detailed framework for assessing the design of development proposals including house extensions and development within conservation areas.

Policy DM5 Trees and Landscape states that “the Borough’s trees, hedgerows and other landscape features will be protected and enhanced requiring landscape proposals in submissions for new development, which retain existing trees and other important landscape features where practicable and include the planting of new semi-mature trees and other planting. Where trees, hedgerows or other landscape features are removed, appropriate replacement planting will normally be required Every opportunity should be taken to ensure that new development does not result in a significant loss of trees, hedgerows or other landscape features unless suitable replacements are proposed.

Policy DM8 Heritage Assets states “We will resist the loss of our Heritage Assets and every opportunity to conserve and enhance them should be taken by new development”. the design objectives set out in Policy DM9 Townscape Character and Local Distinctiveness states that “We will use the Conservation Area Appraisals and Environmental Character Study to guide the assessment of development proposals” .and Policy DM 10 Design Requirements for New Developments (including House Extensions) The most essential elements identified as contributing to the character and local distinctiveness of a street or area which should be respected, maintained or enhanced.

The Ewell Downs Rd Conservation Area (CA) benefits from a character assessment which is supplemented by a townscape appraisal map. The character assessment highlights the spacious qualities of green spaces and the many trees, both street trees and in private gardens, which together provide an attractive environment. The many mature trees are considered extremely important, particularly in The Green, because of the grassed area which creates an extremely attractive environment. Mature trees are a feature of the property boundaries, along with mixed hedging. The character assessment identifies soft boundaries made from hedging or plants, sometimes with a residual wall below. Many front boundaries remain with what the assessment describes as quirky details. In conjunction with the design of the dwellings, the green spaces, trees, and shrubbery contribute to the overall rustic appearance of the conservation area.

Together the Conservation Area documents define the special interest of the conservation area and identify the issues which threaten the special qualities of the conservation area and provides guidelines to prevent harm and achieve enhancement. These documents provide an in-depth basis which, alongside adopted planning policies and the overarching NPPF, enable applications for development within the CA to be meaningfully assessed. Boundary treatment, including trees and shrubbery, is an factor making up the heritage significance of the Conservation Area.

It is considered that the proposals diminish the character and interest of an integral part of the character of the conservation area, namely the form, make-up and character of boundary treatment. The introduction of a high fence alongside a stretch of the boundary to the entrance to The Green would detract from both the rustic appearance of the CA and what is identified as an important view, in the character assessment, into the CA.

The introduction of a wire mesh fence along public facing boundaries would appear out of character with the wider streetscene and, for so long as any new hedging takes to mature, would further detract from the character and appearance of the CA.

Concerns are also raised regarding the potential for the proposals to impact on the mature spruce tree that sits within the hedgerow that the applicant is seeking to remove. Located within the stretch where a high fence is proposed at the entrance to The Green, the tree is considered worthy of retention, and the ECS raises concerns that work conducted in its immediate vicinity could compromise its health.

The current leafy approach to The Green would be compromised by the proposals which fail to replicate the softening effect of tree and shrub planting in front of other fences that border neighbouring properties. It is considered that the introduction of extensive laurel planting along the boundary would fail to meet the objectives of adopted policy insofar as it encourages suitable replacement planting and which the character assessment, when refereeing to vegetation along boundaries refers to mixed planting.

The ECS considers that the proposals as currently conceived would fail to protect or enhance the Ewell Downs Road Conservation Area  introducing inappropriate forms of boundary treatment, detracting from the character and appearance of the boundary treatment, identified as contributing to the character and local distinctiveness of the area, fails to demonstrate that the proposals would not impact harmfully on a mature tree which contributes to the character of the area, fails to introduce suitable replacement planting, and would be contrary to the requirements of HE4 of the NPPF 2026, Core Strategy policy CS5, Development Management policies DM5, DM8 and DM9 and informed by the Ewell Downs Rd Conservation Area character assessment and townscape appraisal map.

It is considered that opportunities exist that would deliver both security to the plot while enhancing the character and appearance of the conservation area. Consistent with the Council’s Development Management policies, the ECS would encourage officers to engage with the applicant to develop a boundary treatment and planting scheme which deletes the erection of timber fencing, explores opportunities to erect mesh fencing behind a hedge rather than in front, safeguards the existing spruce and delivers mixed species of native hedging along the property’s public facing boundaries.”