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Dismissed6 February 20253345159

Phoenix Epping Hotel, Epping Road, North Weald, Epping, CM16 6RZ

Planning appeal 3345159 at Phoenix Epping Hotel, Epping Road, North Weald, Epping, CM16 6RZ (Epping Forest District Council) was dismissed on 6 February 2025 by Inspector Pearce J, by written representations. The main issue, as the Inspector framed it: the effect of the proposed development on the character and appearance of the area.

the addition of dormers and rooflights with extension to existing stair core to facilitate use of further floor of accommodation to provide 18 new rooms

Authority
Epping Forest District Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Other minor developments
Inspector
Pearce J
Postcode
CM16 6RZ

Main issues, as the Inspector framed them

  • the effect of the proposed development on the character and appearance of the area
  • the integrity of the Epping Forest Special Area for Conservation
  • trees

What decided it

The failure to demonstrate that the proposal would not have adverse effects on the integrity of the Epping Forest Special Area for Conservation through atmospheric pollution, combined with harm to character and appearance, meant the strong reason for refusal under paragraph 11(d) of the Framework was engaged.

The modest housing benefits did not outweigh the harm to character and appearance, and the habitat protection policies provided a strong reason for refusing the development under paragraph 11(d) of the Framework.

What the Inspector cited

Development plan policies
Policy SP2Policy DM9Policy DM10Policy DM2Policy DM22Policy DM5
National Planning Policy Framework
Paragraph 11

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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More decisions in Epping Forest District Council

The authority’s record since 2016 · every decision in 2025

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  5. Allowed27 October 20266008413
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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.