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

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

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.

Framework references: 154, 153

Plan policies cited: Policy GBR1

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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.
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