Mickleham, Theydon Road, Theydon Bois, Epping, CM16 4EE

Planning appeal 3360265 at Mickleham, Theydon Road, Theydon Bois, Epping, CM16 4EE (Epping Forest District Council) was allowed on 18 August 2025 by Inspector Jarvis P, by written representations. The main issue, as the Inspector framed it: whether the proposal would be inappropriate development in the Green Belt, having regard to the National Planning Policy Framework and relevant development plan policies.

Erection of single storey extension with glazed link to the existing Mickleham bungalow with associated landscaping and remodelling works

Authority: Epping Forest District Council
Appeal type: householder · Householder (HAS)
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Jarvis P
Postcode: CM16 4EE

Main issues, as the Inspector framed them

whether the proposal would be inappropriate development in the Green Belt, having regard to the National Planning Policy Framework and relevant development plan policies
the effect on Green Belt openness and purposes
whether the harm by reason of inappropriateness, and any other harm, would be clearly outweighed by other considerations, so as to amount to the very special circumstances required to justify the proposal

What decided it

The existence of a realistic fallback position (the lawful development certificate for a detached garden room) meant the incremental harm from the proposed glazed link was minimal and clearly outweighed by very special circumstances.

What the Inspector cited

Development plan policies: Policy GBR1
National Planning Policy Framework: Paragraph 154Paragraph 153

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

Town Planner Pro holds this letter. The Appeals plan opens it and every other letter we hold, all of them searchable, with the main issues and what decided each case picked out. We do not show letters on the free site because they carry people’s names and addresses.

Appeals plan, £15 a month

With an account

What an account adds to this decision

98 other decided appeals within two kilometres of this site. In the app every dot opens its decision, and its letter wherever one was published, and you can draw your own site to see what has been decided around it.AllowedDismissedSplitThis decision

An appeal decision in the app, with the main issues, policies and judgments cited picked out beside the letter — Every letter, there to read. We pick out the main issues, the policies and the judgments cited, so you can work through the letter faster.

Searching the full text of appeal decision letters in the app — Search inside every letter. By words or by meaning, filtered by authority, outcome, appeal type and procedure, with every locatable decision on the map and the Inspector named on each.

Start your free trial

More decisions in Epping Forest District Council

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

Dismissed28 October 20266011400
Larksmead Nursery, St Leonards Road, Nazeing, EN9 2HQ
Allowed27 October 20266008413
Sparks Farm, Nine Ashes Road, Nine Ashes, CM4 0JZ
Dismissed26 October 20266008699
Denver Lodge, Waltham Road, Nazeing, EN9 2EB
Dismissed23 October 20266013055
Millers Farm, Epping Road, Roydon, Harlow, CM19 5DD
Dismissed21 October 20266010759
Spains Hall, Spains Hall Road, Willingale, Ongar, CM5 0QE

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.