Watergate, Watery Lane, Matching Green, HARLOW, CM17 0RQ

a 3-bay car port to front left hand side of property and extension to existing front porch

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

Main issues, as the Inspector framed them

Whether the proposal would be inappropriate development in the Green Belt having regard to the revised National Planning Policy Framework and relevant development plan policies
The effect on the openness of the Green Belt
Would the harm by reason of inappropriateness and any other harm, be clearly outweighed by other considerations so as to amount to the very special circumstances required to justify the proposal

What decided it

The cumulative built form resulting from the proposal would be disproportionate in size compared to the original dwelling (doubling from 122m² to 246m²), failing to meet the exception in paragraph 149 of the Framework and causing substantial harm to Green Belt openness that was not clearly outweighed by other considerations.

Framework references: 149, 148

Plan policies cited: GB2A, GB7A, DM4

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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