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Dismissed31 August 20223285309

1 and 2 Shoeluck Cottages, Church Lane, Lambourne, Romford, RM4 1AB

Planning appeal 3285309 at 1 and 2 Shoeluck Cottages, Church Lane, Lambourne, Romford, RM4 1AB (Epping Forest District Council) was dismissed on 31 August 2022 by Inspector Simpson L, by written representations. The main issue, as the Inspector framed it: Whether the proposed development would be inappropriate development in the Green Belt, including the effect of the proposed development on the openness of the Green Belt.

Demolition of existing cottages and erection of replacement dwelling

Authority
Epping Forest District Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Simpson L
Postcode
RM4 1AB

Main issues, as the Inspector framed them

  • Whether the proposed development would be inappropriate development in the Green Belt, including the effect of the proposed development on the openness of the Green Belt
  • The effect of the proposed development on protected species (bats)
  • If the proposal is inappropriate development, whether the harm by reason of inappropriateness, and any other harm, would be clearly outweighed by other considerations so as to amount to the very special circumstances necessary to justify the development

What decided it

The failure to provide evidence of bat surveys to demonstrate that the proposed demolition would not adversely affect protected species, contrary to Framework Paragraph 180(a) and the precautionary principle in Circular 06/2005.

The limited social, economic and environmental benefits of the development were significantly and demonstrably outweighed by the adverse impact of being unable to ascertain whether there would be harm to bats, a protected species.

What the Inspector cited

Development plan policies
Saved Epping Forest District Local Plan (2006) Policy GB2ASaved Epping Forest District Local Plan (2006) Policy GB7AEmerging Local Plan (Submission version 2017) Policy DM4
National Planning Policy Framework
Paragraph 11Paragraph 138Paragraph 147Paragraph 149Paragraph 180

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

See how each was applied

The decision letter

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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.