Rear balcony at 23 Higher Still, Church Lane, Loughton
Summary of planning committee decision
Decided by Epping Forest Planning Committee A on 17 Sept 2025.
What was proposed
The application proposed a 2m² balcony on supports at the rear of the existing house, serving a first-floor Juliet balcony.
“The scope of the proposal is the construction of a 2m 2 rear balcony on supports to serve an existing first floor rear Juliet Balcony. The scale and materials are considered acceptable to the character and appearance of the area, and the proposal does not negatively impact neighbouring amenities. The recommendation is for approval subject to conditions.”
“The application site is a late 1960’s built two-storey detached dwellinghouse situated in a leafy built-up area of Loughton. Area topology is hilly resulting in differing ground levels in all directions. The surrounding area is of mixed character with varied housing typologies using a mix of materials. It is not in a Conservation Area. It is not a Listed Building. It is not in the Metropolitan Green Belt.”
Officer report
Earlier applications
Two earlier applications for a front extension, garage conversion and roof changes were approved with conditions in 2022 and 2023.
“EPF/2325/23 - Single Storey Front Extension, Garage Conversion, Change of Roof Structure Over Existing Garage.19/10/2023. Approve with Conditions.”
“EPF/1232/22 - Single storey front extension, garage conversion, change of roof structure over existing garage. 26/05/2022. Approve with Conditions.”
Officer report
Officers’ recommendation
Officers recommended approval because the balcony’s scale, materials and impact on the area and neighbouring amenities were considered acceptable.
“The proposal is for a 2m 2 balcony with black metal railing balustrade positioned on black metal ground support posts to the rear elevation. The balcony will serve a bedroom on the first floor with an existing inward opening Juliet Balcony. Please note – a record pertaining to the construction of the Juliet Balcony does not appear in the planning history.”
“Despite the off-centre placement of the support posts, and due to the acceptable size and scale of the balcony to the rear, the proposal is not considered to result in excessive visual harm to the character and appearance of the area. On balance, the proposal does not result in excessive harm to neighbouring amenities from its open and elevated position. The recommendation is for approval subject to conditions.”
Officer report
Consultation responses
One of four consulted adjacent residents objected over overlooking and privacy and suggested obscure glass, while the parish council had no objection.
“Overlooking into habitable rooms due to elevated ground levels. • Loss of privacy • Suggests conditioning the use of obscure glass to the balustrade.”
Officer report
Committee discussion
The committee received a planning officer’s presentation and discussed the planning merits of the application.
“The Committee received a presentation from the Planning Officer, discussed the planning merits of the application and agreed to approve the application.”
Minutes
The decision
The committee approved the application with conditions.
“(1) That the application be approved with conditions.”
Minutes
Sources
- Epping Forest Planning Committee A minutes, 17 September 2025
- Agenda and papers (council website)
Source: Plota analysis of Epping Forest's committee minutes and officer report. Quotations are the council's own words; headings and summaries are Plota's.
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See the API →At the meeting
- Committee
- Epping Forest Planning Committee A
- Council
- Epping Forest
- Date
- Wednesday 17 September 2025
- Recommendation
- Officers recommended approval
- Committee decided
- Approved
- Minutes
- The council's minutes
- Meeting
- Agenda and papers (council website)
- Application
- The application (council website)
- All decisions
- Epping Forest committee decisions →