34 Morgan Crescent, Theydon Bois, EPPING, CM16 7DX

Remove existing ground floor conservatory, detached garage & car port. Re-build, what was the conservatory area into a kitchen & connect & re-build a larger garage with a new front entrance & lobby with roof light. Wrap-around 2 metre wide roof canopy (to meet new first floor room) with 3 roof lights to kitchen and 3 roof lights to garage. New room on first floor with roof light to proposed shower

Authority: Epping Forest District Council
Appeal type: householder · Householder (HAS)
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Dyer I

Main issues, as the Inspector framed them

The impact of the proposal on the character and appearance of the site and the surrounding area

What decided it

The visually incongruous and jarring juxtaposition created by the misaligned frontages of the two-storey and single-storey elements would constitute material harm to the character and appearance of the street scene.

Framework references: 48, 220

Plan policies cited: Policy DBE10, Policy DM9, Policy DM10

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.