29 Piercing Hill, Theydon Bois, Epping, CM16 7JW

Planning appeal 3366217 at 29 Piercing Hill, Theydon Bois, Epping, CM16 7JW (Epping Forest District Council) was dismissed on 20 January 2026 by Inspector Sabu R, by written representations. The main issue, as the Inspector framed it: the effect of the proposal on the significance of the host building as a non-designated heritage asset and the setting of nearby non-designated heritage assets.

demolition of existing side extensions and garage, construction of two- storey side and rear extensions and creation of basement

Authority: Epping Forest District Council
Appeal type: householder · Planning Appeal
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Sabu R
Postcode: CM16 7JW

Main issues, as the Inspector framed them

the effect of the proposal on the significance of the host building as a non-designated heritage asset and the setting of nearby non-designated heritage assets
whether the proposal would be inappropriate development in the Green Belt including the effect of the proposal on the openness of the Green Belt having regard to the National Planning Policy Framework and relevant development plan policies
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 proposal constitutes inappropriate development in the Green Belt that would substantially harm its openness and would harm the significance of a non-designated heritage asset, with no very special circumstances demonstrated to justify approval.

What the Inspector cited

Development plan policies: DM7DM9DM4
National Planning Policy Framework: Paragraph 154Paragraph 155

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.

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The decision letter

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More decisions in Epping Forest District Council

The authority’s record since 2016 · every decision in 2026

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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.