- Decision
- allowed, 26 August 2026
- Decided by
- Planning Inspector: L Reid
- Authority
- Epping Forest (East of England)
- Appeal reference
- 6008532
- Application reference
- EPF/1973/25
- Procedure
- written representations
- Development
- Demolition of rear compound/covered seating and replacement single-storey extensions to a locally listed pub
- Site context
- green belt, washed over village, conservation area, listed building setting
- Green Belt
- Yes (grey belt not argued)
- Framework applied
- August 2026 NPPF
- Determinative policies
- HE7(1), HE9
- Development plan policies
- Epping Forest District Local Plan 2011-2033 Part One DM7, DM9
- Main issues
- NDHA; conservation area; listed building setting; neighbour amenity
Summary
Replacement single-storey extensions to the locally listed Chequers pub in the Matching Green conservation area and Green Belt were allowed. They stayed within existing building lines, added no floor area or covers, and removed an unsympathetic lean-to. The Inspector found no harm to the NDHA, a "neutral effect" on the conservation area, and preserved listed-building settings (DL ¶¶14, 19, 23).
What made the difference
The footprint was like-for-like, with no increase in capacity; that distinguished the earlier dismissed scheme (DL ¶29). The heritage findings were made under local policy DM7/DM9 and the statutory duties. The new HE codes were not cited, and the Inspector did not consult on the Framework because policies "have not fundamentally changed" (DL ¶2).
Policy findings
Policy codes are those of the National Planning Policy Framework (August 2026) unless a development plan is named.
| Policy | Finding | Weight | Note |
|---|---|---|---|
| HE7 | pass | locally listed pub (NDHA incl. communal value); extensions within existing building lines, no harm (DL 8-14) — decided under LP DM7 | |
| HE9 | neutral | removal of lean-to bar reveals form; "neutral effect on the significance of the CA" (DL 19-20) | |
| HE6 | not-engaged | setting of grade II Little Elm Cottage, The Lilacs, Chestnut Cottage preserved (DL 22-23) | |
| GB7 | pass | agreed not inappropriate (DL 5) |
Key facts
- No increase in floor area or covers; extensions replace existing compound and covered seating
- Earlier extension scheme EPF/2654/17 dismissed on appeal — larger and increased seating
- Epping Forest SAC — no net traffic increase, no likely significant effect
Sources
This note is one of the decisions behind the NPPF 2026 Navigator, which shows how each Framework test has been applied across all the decisions in the database. Also available as Markdown.