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Dismissed21 July 20253361394

Rose Nursery Tylers Road, Roydon, Harlow, CM19 5LJ

Planning appeal 3361394 at Rose Nursery Tylers Road, Roydon, Harlow, CM19 5LJ (Epping Forest District Council) was dismissed on 21 July 2025 by Inspector Lo S, by written representations. The main issue, as the Inspector framed it: the effect of the proposed development on surface water drainage and flood risk in the area.

the demolition of existing bungalow and former nursery buildings and erection of two detached houses

Authority
Epping Forest District Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Lo S
Postcode
CM19 5LJ

Main issues, as the Inspector framed them

  • the effect of the proposed development on surface water drainage and flood risk in the area
  • whether or not the appeal site is grey belt land and whether the proposal would be inappropriate development in the Green Belt having regard to the Framework and relevant development plan policies
  • the effect of the proposal on the openness and purposes of the Green Belt
  • whether any 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 substantial harm to the Green Belt by reason of inappropriateness and significant harm to openness, combined with unresolved flood risk and drainage concerns, means the very special circumstances required to justify the development do not exist.

the limited weight attributed to the benefits of two dwellings, visual improvement, and modest economic gains does not outweigh the substantial harm to the Green Belt and cumulative harm to flood risk and drainage

What the Inspector cited

Development plan policies
Policy DM16Policy DM4
National Planning Policy Framework
Paragraph 11Paragraph 79Paragraph 153Paragraph 154Paragraph 155Paragraph 173

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. Dismissed28 October 20266011400
    Larksmead Nursery, St Leonards Road, Nazeing, EN9 2HQ
  2. Allowed27 October 20266008413
    Sparks Farm, Nine Ashes Road, Nine Ashes, CM4 0JZ
  3. Dismissed26 October 20266008699
    Denver Lodge, Waltham Road, Nazeing, EN9 2EB
  4. Dismissed23 October 20266013055
    Millers Farm, Epping Road, Roydon, Harlow, CM19 5DD
  5. 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.

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.