The Dower House, Harlow Road, High Laver, ONGAR, CM5 0DT

the re-positioning of detached three bay garage approved under application EPF/2340/18

Authority: Epping Forest District Council
Appeal type: householder · Householder (HAS)
Procedure: Written Representations
Development: other · Householder developments
Inspector: Warder S

Main issues, as the Inspector framed them

whether or not the proposal would be inappropriate development in the Green Belt
the effect of the proposal on the openness of the Green Belt
other considerations
whether any harm by reason of inappropriateness, and any other harm, would be clearly outweighed by other considerations, and if so, whether this would amount to the very special circumstances necessary to justify the proposal

What decided it

The other considerations in the case do not clearly outweigh the Green Belt harm and the minor adverse impact on openness, such that very special circumstances necessary to overcome the Green Belt harm have not been demonstrated.

The benefits of the proposal (relating to window access, weather exposure and security) were outweighed by the harm to the Green Belt through inappropriate development and minor loss of openness.

Framework references: 137, 147, 148, 149

Plan policies cited: Policy GB2A, Policy GB7A

Judgments cited: Athlone House Ltd v SSCLG [2015] EWHC 3524 (Admin)

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

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