Little Marles Cottage, Epping Upland, EPPING, CM16 6PE

the demolition of existing dwelling and erection of a replacement two-storey dwelling with associated landscaping and parking and alterations to the existing garage

Authority: Epping Forest District Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Caine M

Main issues, as the Inspector framed them

Whether the proposal would be inappropriate development in the Green Belt
The effect of the proposal on the openness of the Green Belt
If the proposal would be inappropriate development, whether any harm by reason of inappropriateness, and any other harm, would be clearly outweighed by other considerations, so as to amount to very special circumstances

What decided it

The proposal constitutes inappropriate development in the Green Belt by virtue of being materially larger than the building it replaces, and the substantial harm to the Green Belt is not clearly outweighed by other considerations so as to amount to very special circumstances.

Framework references: 154, 142

Plan policies cited: Policy SP5, Policy DM4, Policy DM9

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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