®Planning appeal decision
Land South of Hamlet Hill (Adj Clouds), Hamlet Hill, Roydon, Harlow, CM19 5LD
Planning appeal 3368413 at Land South of Hamlet Hill (Adj Clouds), Hamlet Hill, Roydon, Harlow, CM19 5LD (Epping Forest District Council) was dismissed on 21 November 2025 by Inspector Szymanski D, by written representations. The main issue, as the Inspector framed it: whether the location, land use and amount of development would be acceptable with regard to the effects upon the Epping Forest Special Area of Conservation as a designated habitats site.
Erection of up to two dwellings and associated work
- Authority
- Epping Forest District Council
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Minor Dwellings
- Inspector
- Szymanski D
- Postcode
- CM19 5LD
Main issues, as the Inspector framed them
- whether the location, land use and amount of development would be acceptable with regard to the effects upon the Epping Forest Special Area of Conservation as a designated habitats site
- whether the development would be inappropriate development in the Green Belt
What decided it
The inability to be certain that the proposal would not result in likely significant effects upon the Epping Forest Special Area of Conservation without secured mitigation, combined with the requirement under Regulation 63(5) of the Conservation of Habitats and Species Regulations 2017 that a competent authority may only agree to a project after ascertaining it will not adversely affect the integrity of habitats sites.
The significant weight in favour of policy compliance and benefits of the proposal was outweighed by the high-order policy conflict and harm from likely significant effects to the Special Area of Conservation, which precluded the proposal from proceeding under the Regulations.
What the Inspector cited
- Development plan policies
- Policy DM2Policy DM4Policy SP2
- National Planning Policy Framework
- Paragraph 11Paragraph 142Paragraph 153Paragraph 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.
See how each was appliedThe decision letter
Town Planner Pro holds this letter. The Appeals plan opens it and every other letter we hold, all of them searchable, with the main issues and what decided each case picked out. We do not show letters on the free site because they carry people’s names and addresses.
With an account
What an account adds to this decision
More decisions in Epping Forest District Council
The authority’s record since 2016 · every decision in 2025
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- Dismissed27 October 20266011962Russell Cottage,, Coopersale Hall, Fluxs Lane,, Epping,, CM16 7PE
- Dismissed27 October 20266011961Russell Cottage, Coopersale Hall, Fluxs Lane, Epping, CM16 7PE
- Allowed27 October 20266008413Sparks Farm, Nine Ashes Road, Nine Ashes, CM4 0JZ
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.