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Planning appeal decision

Dismissed2 October 20266010746

Canons, Hobbs Cross Road, Matching, CM17 0NP

Planning appeal 6010746 at Canons, Hobbs Cross Road, Matching, CM17 0NP (Epping Forest District Council) was dismissed on 2 October 2026, by written representations. The main issue, as the Inspector framed it: whether the proposal would be inappropriate development in the Green Belt for the purposes of development plan policy and the Framework.

Demolition the existing house and garage and erection a new single

Authority
Epping Forest District Council
Appeal type
minor · Planning
Procedure
Written
Development
residential
Postcode
CM17 0NP

Main issues, as the Inspector framed them

  • whether the proposal would be inappropriate development in the Green Belt for the purposes of development plan policy and the Framework
  • whether the proposed development would preserve or enhance the setting of the nearby listed building
  • the effect of the proposal on the character and appearance of the area
  • if it is inappropriate, whether the harm to the Green Belt by reason of inappropriateness, and any other harm, would be clearly outweighed by other considerations so as to amount to the very special circumstances necessary to justify the development

What decided it

The harm to the significance of the listed building and to the character and appearance of the area, combined with conflict with the development plan, outweighed the limited benefits of the proposal.

The harm to the significance of the designated heritage asset and to the character and appearance of the area, and the conflict with the development plan, were of greater significance than the limited benefits associated with the appeal scheme.

What the Inspector cited

Development plan policies
Policy SP5Policy DM4Policy DM7Policy DM9

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.

See how each was applied

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.