Category Archives: Village News

Winter 2018 Update

EFDC’s Submission Version of the Local Plan (SVLP) was finally submitted to the Planning Inspectorate in September 2018, after CK Properties Theydon Bois Ltd (who want  to develop the former Old Foresters sports ground, on Green Belt land, to the east of the railway line), had their application for permission to appeal to the Court of Appeal refused.  A Planning Inspector has now been appointed and Theydon Bois Action Group (TBAG) has formally requested to speak at the Examination in Public which is expected to take place early in 2019.

Local Plannning Matters

Hydes Riding School, Abridge Road/Coopersale Lane – Revised plans (EPF/0429/18) for a 24 hr residential security building in place of a stable were refused at Planning East Subcommittee, against the Officer’s recommendation to grant permission, on the grounds of inappropriate development in the Green Belt.

Blunts Farmhouse (now Ivy House), Coopersale Lane –  Following enforcement action by Epping Forest District Council (EFDC), a retrospective planning application (EPF/2169/18) was submitted, which included artificial landscaping features on agricultural land which was not part of the residential curtilage of the dwelling. TBAG objected to the large area of artificial grass and wooden decking around a previously natural pond which had been dredged and sanitised.  The application was subsequently refused by EFDC and we now await the return of this agricultural land to its former natural state.

Lillicroft Nurseries, Abridge Road  –  In August, the Planning Inspector dismissed the appeal (Ref.3195592), against a refusal by EFDC, to develop a replacement dwelling, 4 times the size of the existing dwelling.  A revised application (EPF/2550/18) has been submitted for a replacement dwelling which would be 3 times the size of the existing one and in a different location, deeper within the Green Belt site.  TBAG considers that this revised application does not address the reasons for the appeal dismissal and has submitted a further strong objection to EFDC.

Conflicting Government Planning Policies are undermining protection of the Green Belt.  In spite of Government assurances that they are committed to protecting the Green Belt, their failure to exempt Green Belt locations from development allowed under the General Permitted Development Order is resulting in some clearly inappropriate replacement dwellings being allowed by the Planning Inspectorate as well as some harmful extensions to existing dwellings.  TBAG’s Chairman, who is an Executive Committee member, raised this matter at the London Green Belt Council (LGBC) AGM on 14th November 2018.  The LGBC also acts as the Secretariat for the All Party Parliamentary Group for London’s Green Belt, which aims to support Green Belt friendly planning policies that protect London’s Green Belt for future generations.

In spite of the revised version of the National Planning Policy Framework (NPPF) being published as recently as July 2018, the Government has now launched yet another Consultation to make further amendments to the NPPF and Planning Practice Guidance.  Unfortunately, the Government is not proposing to revise its standard methodology for assessing local housing need in the light of reduced population growth figures recently published by the Office of National Statistics (ONS) and will not accept the reduction in population growth as an exceptional circumstance to reduce imposed housing targets.  TBAG will respond to this Consultation.

Draft London Plan – Implications for Epping Forest District

The Draft New London Plan Examination in Public is to open on 15 January 2019.  The new Plan is to be applauded in as much as it is said to strengthen safeguards for the London Metropolitan Green Belt.  The Mayor of London, Sadiq Khan, in an earlier press release (Nov 2017) has vowed to protect the Green belt as the “lungs of the capital”.  Mr Khan acknowledges that London needs 66,000 new homes every year but that development must not be done at any cost.  However, London Boroughs have only 7% of the overall London Metropolitan Green Belt area, the remainder being in the shire counties around London.  The effect of protecting this 7% is that the remaining 93% around London is under more pressure to be developed.  Many elected representatives whose constituencies are adjacent to London have raised objections to those Government policies which threaten their Green Belt but TBAG is unaware of any efforts made by our local representatives to defend the London Metropolitan Green Belt in this District.  EFDC have stated that the natural population growth within our district is approximately 200 people per annum yet they have been effectively ordered by Government and have conceded to provide 11,400 new homes by 2033 – over the next 14 years.  Clearly this number does not merely accommodate new homes for our children and grandchildren but for the many thousands who will migrate out from London into the un‑affordable homes that are most likely to be developed.  This number of homes in our Green Belt equates to urban sprawl, and the prevention of urban sprawl is the stated fundamental aim of Government Green Belt Policy.  While the Government plays the numbers game with how many dwellings are required within England, it appears that developers are successfully lobbying Government to build on our Green Belt’s ‘shovel ready sites’ with the primary motive of maximising their profits.

Village Design Statement Association  TBAG would like to thank all Committee members of the Village Design Association for their hard work and commitment in producing the first Village Design Statement for Theydon Bois.  With the winding up of the Association, it was decided by the Committee to donate their remaining funds equally between Theydon Bois & District Rural Preservation Society and Theydon Bois Action Group.  TBAG would like to express its sincere thanks for this generous donation which will help us to continue to protect the Green Belt around our village, in line with the aims of our Group and its Constitution.

TBAG extends season’s greetings to all villagers and wishes you all the very best for the New Year.

Summer 2018 Update

Further delay to EFDC’s Submission Version of the
Local Plan

The Judicial Review (JR) against Epping Forest District Council (EFDC), brought by CK Properties Theydon Bois Ltd who own the Old Foresters site, was dismissed by the High Court on 29th June 2018 on all four grounds of challenge, with costs of £10,000 awarded to EFDC.  The JR had delayed submission of EFDC’s Submission Version Local Plan (SVLP) to the Planning Inspectorate for Examination in Public.  CK Properties subsequently applied to the High Court asking for permission to appeal against the dismissal decision.  This was refused and they have now applied for permission to appeal to the Supreme Court, resulting in further delays to the progress of our Local Plan.

Local Planning Matters

Old Coach House, 33 Piercing Hill –  An application (EPF/1409/18) to demolish the old Coach House and replace it with a new 4 bedroom dwelling, double the size, has been refused.  TBAG had written a strong objection on sound Green Belt grounds.
Stable adjacent to Gun Cottage, Abridge Road – permission has been granted for a change to storage use (EPF/0102/18) but this came with conditions to protect the Green Belt site from further inappropriate development.
Hydes Riding School, Abridge Road – Revised plans have been submitted for a smaller, 24hr, residential security building (EPF/0429/18). TBAG has written a further objection as the fundamental Green Belt reasons for refusal have not been overcome.
Lillicroft Nurseries, Abridge Road
– TBAG has submitted further comments to the Planning Inspector and requested that the appeal be dismissed.

Government Planning Policies and the impact on the Green Belt

The Government published its revised National Planning Policy Framework (NPPF) on 24th July 2018 and states that it has ‘undertaken major reforms of the planning system in particular to give councils and developers the backing they need to get more homes built more quickly’.  However, building on the Metropolitan Green Belt, while brownfield sites in London remain unused and undeveloped, will not provide the more ‘affordable’ homes which are most needed.  The importance of the Green Belt around our towns and cities has never been greater. The prolonged heatwave and increased air pollution levels experienced this summer have highlighted how vitally important the Green Belt and other green spaces are for our health and wellbeing and a sustainable future for us all, by cooling the environment and reducing the effects of air pollution.  This is why the Green Belt must be protected.

Whilst the Government continues to profess that it is protecting our precious Green Belt it is, in practice, forcing Local Authorities to build on Green Belt land and this is effectively being enforced, by the Planning Inspectorate, which is an executive arm of Central Government and which implements Government policies and instructions.  This all benefits developers who wish to build more profitable, ‘executive style’ houses on green field sites rather than develop urban brownfield land, often to the detriment of local communities and without addressing the shortfall in the type of homes that are most needed.

The Campaign to Protect Rural England (CPRE) in its ‘State of the Green Belt’ report (August 2018) shows that the Green Belt is being built on at an ‘alarming rate’ and most of the new homes are unaffordable for first time buyers.  CPRE state that nearly half a million homes are planned for Green Belt sites in spite of the fact that there are already enough brownfield sites for an extra million homes in England.

Winter 2017 Update

Local Planning Matters

Rear 33/34 Piercing HillOld Coach House.  The application to demolish the building and replace it with a new dwelling, because of the ‘uneconomical’ costs of a conversion, has since been withdrawn.

Lillicroft Nurseries – Following a refusal to demolish and replace the existing bungalow and build a second bungalow on the nursery land, an application has been made to replace the existing small wooden dwelling with a new bungalow more than 4 times the size.  Theydon Bois Action Group has submitted a strong objection to the plans which are contrary to Local and National Green Belt Policies.

EFDC Draft Local Plan & Protection of the Green Belt

Continue reading Winter 2017 Update

Spring 2017 Update

Local Planning Matters

The Old School House, Coppice Row.  Many villagers who have walked past the Old School House have been appalled to see how little of the original building remains.  Permission was granted in 2013 to extend and convert the existing building into two dwellings, not to demolish and rebuild it.  Theydon Bois Action Group (TBAG) strongly objected to the large extension and change of use which would result in an intensification of use and a harmful impact on the sensitive Green Belt site adjacent to St Mary’s Churchyard.  Many people considered that the best way to preserve this Locally Listed building was to approve the extension and conversion to residential use.  Sadly, it is now evident that this was not the case as the majority of the building has been demolished, contrary to the planning permission which was granted.

Marcris Nursing Home, Coopersale Lane.  Following Epping Forest District Council’s (EFDC) refusal of a proposal to demolish the care home and replace it with a new building containing 11 flats, a new proposal (EPF/3321/16) has been submitted to convert the existing building into 11 flats.  TBAG has written a further strong objection to the loss of a much needed care home facility and change of use which would result in a harmful impact on the Green Belt and Protected Coopersale Lane due to the over-intensification of use of the site.

Draft Local Plan & Protection of the Green Belt

The level of housing development proposed for Theydon Bois in the Draft Local Plan, put forward by EFDC, would increase the size of our village by nearly 25%.  Almost all of the development would be in the Green Belt with the largest proportion being to the east of the railway line, which has always formed a definitive and permanent Green Belt boundary to our village.  TBAG have raised a strong and comprehensive objection, in particular to the proposed major expansion of our village and the associated encroachment into the Green Belt.  The full letter of objection can be viewed here.

Continue reading Spring 2017 Update

Winter 2016 Update

Local Planning Matters

Planning permission was finally granted for the development of 7 apartments and one ‘cottage’ on the site of the Sixteen String Jack PH (EPF/2000/16).  In spite of the reduction in the number of flats, Theydon Bois Action Group considered that the final design, due to its height, bulk and insufficient set back, did not fully address the Planning Inspector’s reasons for dismissing the earlier appeal.  TBAG raised a further objection as did the City of London (Epping Forest) and local residents.  Only time will tell what the true impact of the development will be on this sensitive location at the edge of the village!

TBAG also objected to the application for 2 large dwellings to replace agricultural buildings in the Green Belt at Blunts Farm (EPF/2298/16), citing an earlier Planning Inspector’s appeal dismissal relating to this site.  EFDC also recognised the relevance of the Planning Inspector’s reasons and refused the application.

Continue reading Winter 2016 Update