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Dismissed2 March 20263376015

1, Shelley Rectory, Fyfield, Essex, CM5 0HQ

Planning appeal 3376015 at 1, Shelley Rectory, Fyfield, Essex, CM5 0HQ (Epping Forest District Council) was dismissed on 2 March 2026 by Inspector Bayliss G, by written representations. The main issue, as the Inspector framed it: Whether or not the proposal would be habitats development under Article 5B(1) of the Town and Country Planning (Permission in Principle) Order 2017 (as amended).

permission in principle for two bungalows

Authority
Epping Forest District Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Bayliss G
Postcode
CM5 0HQ

Main issues, as the Inspector framed them

  • Whether or not the proposal would be habitats development under Article 5B(1) of the Town and Country Planning (Permission in Principle) Order 2017 (as amended)
  • Whether or not the proposal would be inappropriate development in the Green Belt, having regard to the National Planning Policy Framework and any relevant development plan policies

What decided it

The proposal constitutes habitats development under Article 5B(1) of the Permission in Principle Order because the necessary mitigation measures to protect the Epping Forest Special Area of Conservation cannot be secured at the permission in principle stage, leaving no certainty that adverse effects on the site's integrity would be avoided.

What the Inspector cited

Development plan policies
DM1DM2DM4DM9SP5
National Planning Policy Framework
Paragraph 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.

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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 2026

  1. Dismissed28 October 20266011400
    Larksmead Nursery, St Leonards Road, Nazeing, EN9 2HQ
  2. Allowed27 October 20266008413
    Sparks Farm, Nine Ashes Road, Nine Ashes, CM4 0JZ
  3. Dismissed26 October 20266008699
    Denver Lodge, Waltham Road, Nazeing, EN9 2EB
  4. Dismissed23 October 20266013055
    Millers Farm, Epping Road, Roydon, Harlow, CM19 5DD
  5. Dismissed21 October 20266010759
    Spains Hall, Spains Hall Road, Willingale, Ongar, CM5 0QE

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.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.