The preparation of the District’s new Local Plan is slowly moving forward but the publication of the Consultation on the ‘Preferred Options’ – where development is likely to take place – is not now due until mid May 2015. Epping Forest District Council is currently considering three main housing target options for the District, which range from between 6,400 and 10,200 new homes being built and which will require the release of Green Belt land. Unfortunately, all Local Authorities have to follow the Government’s National Planning Policy Framework which insists that they must take ‘account of migration’ when assessing housing need.

However, a recent Ministerial statement, on 6th October, from Eric Pickles MP said that ‘Councils must protect our precious Green Belt land’ and also that ‘housing need – including for traveller sites – does not justify the harm done to the green belt by inappropriate development’. Theydon Bois Action Group (TBAG) is not sure whether this is a ‘sea change’ in Government Policy which will now prevent building on Green Belt land or merely an attempt to pass the blame onto Local Authorities. Only time will tell.

On 5th November, the Chairman of TBAG took part in the London Green Belt Council’s launch of the first comprehensive Map of the Metropolitan Green Belt at the House of Commons. It is clear that our concerns regarding pressure for development on our Green Belt land are also shared by all 70 member Constituencies of the London Green Belt Council.

Specific planning applications which affect Theydon Bois:

Sixteen String Jack public house. TBAG, along with many other village groups and individuals, has raised a strong objection to the proposed demolition of the pub to make way for 13 new apartments (EPF/2040/14).

Tennis Club. The other planning item of particular importance to Theydon Bois residents is the Appeal by the Tennis Club to the Planning Inspectorate following the refusal by EFDC to allow flood lighting of one of the courts. TBAG has submitted a further objection against what would be a highly intrusive development on a sensitive Green Belt site, which forms part of the Buxton Trust land.

Blunts Farm. A proposal for a large new agricultural machinery storage building in a small field in Coopersale Lane (EPF/1593/14) was refused by EFDC. The applicant has now submitted an Appeal to the Planning Inspectorate to which TBAG will be making a further representation.

Stable adjacent to 1 Gun Cottage, Abridge Road (EPF/0255/14). Following a refusal by EFDC to convert the stable to a new dwelling, the applicant has now lodged an Appeal with the Planning Inspectorate. TBAG will also submit a further objection to this inappropriate development on a Green Belt site at the rural edge of the village.

This being the centenary of the start of WW1, our Committee felt quite strongly that they would like to lay a wreath at the village war memorial on behalf of TBAG. Had those service personnel, and thousands of servicemen and women since, not given their lives for our freedom, TBAG, if it existed at all, could have very different aims today. We decided not to use ‘fighting funds’ so a collection was made from Committee members for the wreath which was laid by our Vice-Chair.

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

In our June report we mentioned the promising Ten Minute Rule Bill, which had been raised in the House of Commons by Greg Mulholland MP and had cross party support. He was critical of certain aspects of the National Planning Policy Framework, which appeared to override the Localism Bill and put the wishes of developers over those of local communities, especially with regard to building on green field and Green Belt sites in preference to brownfield sites. Unfortunately the Bill did not receive a second reading because the allotted date of 6th June 2014 was the day of the Normandy D Day celebrations and the House did not sit.

Also of national interest, the Department for Communities and Local Government has just published yet another public consultation document, entitled “Technical Consultation on Planning”, with the stated aim of improving the planning system. The following link gives details of the Consultation:

https://www.gov.uk/government/consultations/technical-consultation-on-planning

Theydon Bois Action Group will examine this document and respond as appropriate.

The progress of Epping Forest District Council’s (EFDC) new “Local Plan” seems to be suffering further delays and it is unclear now if the “Preferred Options”, as to where new development could take place within our District, will be announced by the 30th October 2014 as previously stated. From September, a series of Area Based Workshops will be set up so that Councillors can begin to consider the options and implications for their area of the District. The target date for submission of the new District wide Local Plan for examination by the Secretary of State is now scheduled for the autumn of 2016.

Theydon Bois Action Group continues to monitor local planning applications which would have a harmful impact on the Green Belt around our village. We have raised comprehensive objections and made presentations at EFDC Planning Committees where appropriate.

Blunts Farm – EPF/0382/14: Agricultural storage building refused under permitted development but was resubmitted as a full planning application EPF/1193/14. This was also refused due to the harm to the Green Belt which would be caused by its size and location, along with lack of evidence of agricultural need.

EPF/1032/14: Another application for a large agricultural machinery storage building in a small field in Coopersale Lane, was refused under permitted development. This has also been resubmitted as a full planning application, EPF/1593/14, to which TBAG has raised an objection.

Oak Hill Farm – EPF/0670/14: TBAG spoke against this application, for a 1.8 metre high perimeter fencing around the entire Oak Hill Farm site, at Planning East Committee in July, when it was refused. It was then referred to the higher District Development Control Committee meeting on 13th August, when the recommendation from Planning East for ‘refusal’ was rejected by a majority of one vote, in spite of strong representations from TBAG and Councillor Sue Jones. However, the permission for the fencing will include a condition preventing the planting of Laurel (an invasive species) as screening.

Sixteen String Jack Public House: Many of you will have noticed that the pub has closed. The same developers who built apartments on the Railway Arms site have now drawn up plans for apartments on this site but no formal planning application has been submitted to date. Theydon Bois Action Group will carefully consider any proposals but take the view that any development must respect the sensitivity of the site which is bordered by Green Belt land at the rural/settlement edge of the village.