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Dismissed4 July 20253355702

The White Horse PH , 160 Old Road, Harlow, CM17 0HQ

Planning appeal 3355702 at The White Horse PH , 160 Old Road, Harlow, CM17 0HQ (Harlow District Council) was dismissed on 4 July 2025 by Inspector Francis L, by written representations. The main issue, as the Inspector framed it: the effect of the proposal on the character and appearance of the area, including its effect on the significance of the building as a Non-Designated Heritage Asset (NDHA).

the retention of existing White Horse Public House building with the demolition of a single storey extension on the front, side and rear and conversion into 1 x two -bedroom flat and 1 x two-bedroom maisonette, together with one new detached dwelling to the front of the site, a new detached dwelling to the rear of the site, private amenity space allocated to each unit, additional landscaping, car, and cycle parking and refuse store

Authority
Harlow District Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Francis L
Postcode
CM17 0HQ

Main issues, as the Inspector framed them

  • the effect of the proposal on the character and appearance of the area, including its effect on the significance of the building as a Non-Designated Heritage Asset (NDHA)
  • whether it has been demonstrated that the White Horse Public House as a community facility is surplus to requirements
  • the effect of the proposal on the living conditions of future occupiers with particular regard to the proposed layout and privacy
  • the effect of the proposal on highway safety with particular regard to the parking layout
  • whether the proposal would make adequate provision for BNG

What decided it

The significant harm to the significance of the Non-Designated Heritage Asset through development within its setting, combined with harm to character and appearance and living conditions of future occupiers, outweighed the moderate benefits of providing 4 additional dwellings.

What the Inspector cited

Development plan policies
Policy PL12Policy PL1Policy H2Policy L2Policy PL2Policy IN3Policy PL7Policy PL9
National Planning Policy Framework
Paragraph 187

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 Harlow

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

  1. Allowed4 June 20266003577
    68 Denby Grange, Harlow, CM17 9PZ
  2. Dismissed23 December 20253365160
    Astra Centre, West Road, Harlow, Essex, CM20 2FH
  3. Dismissed16 December 20253369271
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  4. Allowed19 August 20253366283
    35 Glebelands, Harlow, CM20 2PA
  5. Allowed15 August 20253364880
    Vacant Land at Stort Mill, River Way, Harlow, Essex, CM20 2SN

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.