Green Oaks, Threshers Bush, HARLOW, CM17 0NS

demolition of existing glasshouse and outbuilding, and erection of new dwelling

Authority: Epping Forest District Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Ollerenshaw M

Main issues, as the Inspector framed them

Whether the proposal would be inappropriate development in the Green Belt having regard to the development plan and the National Planning Policy Framework
The effect of the proposal on the openness of the Green Belt and the purposes of including land within it
The effect of the proposal on the Epping Forest Special Area of Conservation (SAC)
If it is inappropriate development, whether the harm by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations, so as to amount to the very special circumstances necessary to justify the development

What decided it

The proposal constitutes inappropriate development in the Green Belt that would harm openness and the integrity of the Epping Forest SAC, and the limited benefits do not amount to very special circumstances to justify the development.

Framework references: 11, 138, 147, 148, 149

Plan policies cited: Policy CP2, Policy GB2A, Policy GB7A, Policy CP1, Policy CP6, Policy NC1, Policy DM2, Policy DM4, Policy DM22, Policy SP7

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.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

The judgement stays yours. The tool gathers the material and dates it.