Monthly Archives: December 2020

December 2020 Update

Local Planning Matters

Theydon Bois Action Group (TBAG) has continued to make successful objections to what it considers to be inappropriate development in the Green Belt around our village. TBAG had objected to a planning application to build two large, detached, 5 bedroomed houses in the extensive grounds of Bowlands Meadow, Theydon Road, which the developer described as ‘limited infilling in a village’. Planning permission was refused by EFDC and the developer subsequently appealed to the Planning Inspector. TBAG submitted further objections to the Inspector, who dismissed the appeal. We also raised objections to various applications relating to two properties at Theydon Hall Cottages, Abridge Road, near the M11 motorway bridge. These were in connection with:

i) the unlawful placement of a mobile home relating to one of the cottages and the proposed extension of the residential curtilage to include an agricultural field which lies behind all 4 cottages and:

ii) the proposed, excessive, extension of another dwelling.

These applications were all refused permission by EFDC.

The Emerging Local Plan and Question over Housing Numbers

In July, TBAG alerted the village, through our Website Updates and Mailshots, that the Inspector dealing with our new Local Plan had contacted EFDC, pointing out that the Government’s latest (2018-based) figures for Household Projections in Epping Forest District had shown a dramatic decline (by more than a half) in the number of new households required in the Local Plan. EFDC had based their original assessments on the Government’s earlier data for 2014, this being the latest available data at that time. The Inspector then asked, whether the projected reduction in household growth (also shown in 2016) justifies building on so much of our Green Belt? Our District Councillor, Sue Jones, asked a question on this matter at a Full Council Meeting on the 30th July, when a prepared statement from EFDC was read out. However, the statement made reference to “Nothing will stop us getting the plan through” and “getting the local plan over the line” and, almost begrudgingly, if necessary “to remove the most environmentally sensitive sites”—presumably relating to the impact of excessive development on the environmental integrity of Epping Forest, of which the Inspector had already expressed her concerns.

There is a view, locally, that EFDC just want to get the local plan over with, as more delays mean more time, work and expense. But TBAG take the view that it should be the right number of homes, in the right places. EFDC put the Inspector’s question to their commissioned consultants, who, unsurprisingly, backed EFDC against the Inspector’s question, and argued that the number of homes should actually be increased from 11,400 to 11,920! The Inspector subsequently invited a wider consultation on EFDC’s response supported by their consultant’s 27 page report. TBAG responded with an evidence based critique (see response in full here), stating that the consultants had ignored the impact of Brexit and Covid 19 on migration and economic growth and had chosen to use a 10 year average method which would dilute the currently low household projection figures, by combining them with previously higher figures which peaked in 2013/14, with migration into our district at +1,500, compared to only +550 during 2017/18.

TBAG also responded to two Government consultations on Planning, including its White Paper on ‘Planning for the Future’. This White Paper caused great debate in Parliament by dissenting Tory MP’s due to impact on their Green Belts and countryside, including the Cotswolds, whilst ignoring ‘Growth’ in the Midlands and the North and the Government’s proclaimed ‘Levelling Up’ policy.

TBAG extends season’s greetings to all villagers and wishes you all a safe and healthy New Year.