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

Planning appeal 3374239 at Little Marles Cottage, Epping Upland, Epping, CM16 6PE (Epping Forest District Council) was dismissed on 22 December 2025 by Inspector Caine M, by written representations. The main issue, as the Inspector framed it: Whether the proposal would be inappropriate development in the Green Belt.

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
Postcode: CM16 6PE

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.

What the Inspector cited

Development plan policies: Policy SP5Policy DM4Policy DM9
National Planning Policy Framework: Paragraph 154Paragraph 142

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.

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The decision letter

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More decisions in Epping Forest District Council

The authority’s record since 2016 · every decision in 2025

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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.