15a Station Road, Epping, Essex, CM16 4HG

Main issues, as the Inspector framed them

• The effect of the proposed development on the character and appearance of the area, including the setting of a non-designated heritage asset (NDHA)
• Whether the proposed development would provide an acceptable living environment for future residents, with particular reference to outlook, light, and waste storage arrangements
• The effect of the proposed development on the living conditions of the occupiers of neighbouring residential properties, with particular regard to outlook and privacy
• The effect of the proposed development on highway safety in respect of car parking provision and cycle storage

What decided it

The unacceptably harmful effect on the character and appearance of the area and the setting of the non-designated heritage asset, combined with unacceptable living conditions for future residents and unacceptable loss of privacy to neighbouring residents, significantly and demonstrably outweighed the limited benefits of the proposal when assessed against the Framework as a whole.

The substantial harms to character and appearance, heritage setting, and living conditions of future residents and neighbours significantly and demonstrably outweighed the limited social, economic and environmental benefits, resulting in the proposal failing to constitute sustainable development under the tilted balance test.