26 High Street, EPPING, CM16 4AE

change of use from A1/A3 to (C3) residential comprising 3 x 2-bed & 1 x 1-bed units

Authority: Epping Forest District Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Change of use
Inspector: Walker R

Main issues, as the Inspector framed them

The effects of the proposal on the vitality and viability of the Epping Town Centre
The integrity of the Epping Forest Special Area of Conservation (SAC)

What decided it

The extensive marketing history demonstrating lack of demand for main town centre uses, combined with the site's location toward the edge of the centre in a mixed-use area, meant residential use would not harm town centre vitality, and the financial contributions secured through the Unilateral Undertaking would adequately mitigate effects on the Epping Forest SAC.

Framework references: 86

Plan policies cited: Policy E2, Policy DM2, Policy DM22, Policy DM19

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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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