Category Archives: Land adjacent to Theydon Bois Station

URGENT – Application Received for 150 Houses in Theydon Bois

Land adjacent to Theydon Bois Station, NPPF

An Outline Planning Application (with all matters reserved) has been registered at EFDC for development of the land adjacent to Theydon Bois Station, Abridge Road, Theydon Bois. The application number is EPF/0354/26. The proposal is for up to 150 residential units.

The deadline for making comments to EFDC is 23 March 2026. Comments may be made online under the EPF number link ‘Comments’ tab, or by post. Instructions for making comments are given on the EFDC website.

TBAG have not yet scrutinised the application but can say with certainty:

  • This is currently Metropolitan Green Belt Land.
  • The proposed development breaches the so-called ‘Defensible Boundary’ (railway line) of our village.
  • There do not appear to be any special circumstances to warrant despoilment of this agricultural land, some of which is a pre-eighteenth century field.
  • Development of this site was NOT approved for inclusion in our Local Plan which is valid until 2033.
  • There have been no changes to the Green Belt boundary around the village since adoption of the local plan and, typically, this could only be considered when preparing the next local plan.
  • No changes to the NPPF have been ratified which would override any existing local policies.
  • The development would be within the setting of, and detrimental to, Grade II listed farm buildings.
  • Our local infrastructure could not cope with hundreds more vehicles on the deteriorating roads locally, the many more places required at all levels of local schools and nurseries, more appointments which will inevitably be needed at doctors, dentists and local hospitals, etc.
  • The railway carrying passengers into Epping or London only will become even more overcrowded than it is at present, especially considering the poor service provided of late, with delays,  cancellations and apparently fewer trains.
  • Our bus service is very scant, at once every two hours, which does not provide a viable alternative to car or railway use.
  • The negative impact on Epping Forest Special Area of Conservation would be huge from increased pollution and footfall.
  • The negative effect for residents through the impact on our rural environment, our Dark Skies Policy, the loss of some green-field footpath and the loss of prime local agricultural land.
  • Any development on the other side of the railway line will only encourage other, neighbouring landowners there to similarly develop.  Theydon Bois will then cease to be a forest village and will become a town, comparable with Epping, but without the established facilities and transport links.

You are urged to make your own representations to EFDC on this application by 23 March 2026. If approved, it will irreversibly change the face of Theydon Bois. There are several documents submitted, but you are urged to do your best in understanding the proposal and making planning-orientated comments. As ever, statements like ‘I don’t like it’ are not planning considerations.

TBAG will update you when we have more information to share on this application.

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