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

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

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.

Framework references: 154, 155

Plan policies cited: DM7, DM9, 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.

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