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

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

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

Framework references: 11, 79, 153, 154, 155, 173

Plan policies cited: Policy DM16, Policy DM4

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

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.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

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