Land adjacent to 10 and 12 Mount Road, Fiddlers Hamlet, Epping, CM16 7PQ

Main issues, as the Inspector framed them

• Whether the proposal would constitute inappropriate development in the Green Belt having regard to the National Planning Policy Framework and any relevant development plan policies
• Whether the proposal would preserve the setting of nearby Grade II listed buildings
• The effect of the proposal on the character and appearance of the area, including non-designated heritage assets
• The effect of the proposed development on neighbouring amenity, with particular regard to outlook, daylight and sunlight, and overlooking
• Whether the proposal would provide adequate living conditions and essential facilities for occupiers of the dwelling
• Whether the proposal complies with local and national policy in respect of flooding

What decided it

The proposal fails to satisfy the sequential test for flood risk and would have significantly harmful effects on character and appearance, neighbouring amenity, and living conditions that substantially outweigh the modest housing benefits.

The adverse impacts of allowing the appeal, comprising harmful effects on character and appearance including non-designated heritage assets, significantly harmful effects on neighbouring amenity, inadequate living conditions, and failure to satisfy the sequential flood risk test, significantly and demonstrably outweigh the modest benefits of housing supply and self-build provision.