®Planning appeal decision
Rear of 686 Forest Road, London, E17 3ED
Planning appeal 3367408 at Rear of 686 Forest Road, London, E17 3ED (Waltham Forest London Borough Council) was dismissed on 21 November 2025 by Inspector Szymanski D, by written representations. The main issue, as the Inspector framed it: the effect of the proposed development upon designated habitats sites.
demolition of an existing garage and construction of a new single storey dwelling
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Minor Dwellings
- Inspector
- Szymanski D
- Postcode
- E17 3ED
Main issues, as the Inspector framed them
- the effect of the proposed development upon designated habitats sites
- the effect of the proposed development upon trees
- whether or not the proposed development would be compliant with development plan policy for character-led intensification
- whether or not the proposed development would be compliant with policies for car free development
- whether or not the proposed development would be compliant with policies for CLP monitoring and sustainable transport
What decided it
The proposed development would result in likely significant effects upon the integrity of the Epping Forest SAC with no appropriate mitigation secured, which under Regulation 63(5) of the Conservation of Habitats and Species Regulations 2017 precludes the proposal from proceeding.
The limited benefits of housing delivery and compliance with character-led intensification policy were significantly outweighed by the likely significant effects upon the SAC, the unresolved concerns regarding tree retention, and the failures to secure car-free parking, CLP monitoring and sustainable transport contributions.
What the Inspector cited
- Development plan policies
- Policy 81Policy 80Policy 79Policy 8Policy 61Policy 66Policy 60Policy 65
- National Planning Policy Framework
- Paragraph 11Paragraph 58
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 appliedThe decision letter
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With an account
What an account adds to this decision
More decisions in Waltham Forest London Borough Council
The authority’s record since 2016 · every decision in 2025
- Allowed22 October 20266011485Land Adjoining 120 Warner Road, Walthamstow, London, E17 7DZ
- Allowed20 October 2026601308553 Badlis Road, London, E17 5LG
- Dismissed29 September 20266012954Unit 1, 6 - 10, Central Parade, 137 Hoe Street, Walthamstow, London, E17 4RT
- Dismissed29 September 20266012953Unit 1, 6 - 10, Central Parade, 137 Hoe Street, Walthamstow, London, E17 4RT
- Dismissed28 September 20266011926220 Hoe Street, Walthamstow, London, E17 3AY
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.