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Dismissed13 August 20253359105

Cock and Magpie , Epping Road, Epping Green, Essex, CM16 6PU

Planning appeal 3359105 at Cock and Magpie , Epping Road, Epping Green, Essex, CM16 6PU (Epping Forest District Council) was dismissed on 13 August 2025 by Inspector Whitfield H, by written representations. The main issue, as the Inspector framed it: The effect of the proposed development on the living conditions of occupants of nearby residential dwellings, with particular regard to noise and disturbance.

the “location of 2 storage units and an office unit approximately 3.5m x 7m portacabins”

Authority
Epping Forest District Council
Appeal type
major · Planning Appeal
Procedure
Written Representations
Development
retail · Other Major Developments
Inspector
Whitfield H
Postcode
CM16 6PU

Main issues, as the Inspector framed them

  • The effect of the proposed development on the living conditions of occupants of nearby residential dwellings, with particular regard to noise and disturbance

What decided it

The appellant failed to provide technical evidence demonstrating that noise and disturbance from the car wash and car sales operations would not have an unacceptably harmful effect on the living conditions of nearby residential occupiers.

What the Inspector cited

Development plan policies
Policy DM9Policy DM21

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

  1. Allowed26 August 20266008532
    The Chequers Public House, Matching Green, Harlow, CM17 0PZ
  2. Allowed3 July 20263377436
    Stag Inn, Adjacent to, Brentwood Road, Ongar, Essex, CM5 9DH
  3. Planning permission granted24 June 20263340918
    Hainault Hall, Lambourne Road, Chigwell, Essex, IG7 6JU
  4. Allowed17 March 20263374583
    Hillside, Vicarage Lane, Chigwell, IG7 6LZ
  5. Allowed9 March 20263375757
    13 Bracken Drive, Chigwell, IG7 5RG

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.