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

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

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.

Framework references: 11, 138, 147, 149, 180

Plan policies cited: Saved Epping Forest District Local Plan (2006) Policy GB2A, Saved Epping Forest District Local Plan (2006) Policy GB7A, Emerging Local Plan (Submission version 2017) Policy 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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