Category Archives: NPPF

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.

If you haven’t already done so, please sign up to our emails, and encourage your friends and neighbours to sign up too so we can have more ‘clout’ when writing officially to EFDC.

Spring 2026 Update

NPPF, Updates, Village News

LOCAL PLANNING MATTERS

Appeal by 29 Piercing Hill EPF/0173/25 As reported in our last article, this application for demolition of existing side extensions and garage, construction of two-storey side and rear extensions and creation of basement, also to include an enlarged roofscape, of this locally listed, Metropolitan Green Belt, dwelling, was refused by EFDC. The applicant appealed this decision, and TBAG submitted a strong objection. The appeal was dismissed by the Planning Inspector on 20 January 2026. The main reasons for the Inspector’s refusal were: impact on the openness of the green belt, the effect of bulky additions on a heritage asset due to the proposed additions not being subservient to the host building, and the potential detrimental impact on the setting of the neighbouring group of locally listed Manor Villas, of which this property is one. From reading the report, TBAG believe that this inspector was a specialist planning inspector for heritage assets as well as having the usual extensive planning qualifications.

Green Belt Fields behind Theydon Bois Station, Abridge Road Following the somewhat disquieting confirmation from EFDC that an Environmental Impact Assessment (EIA) Screening Opinion – for a proposed residential development of up to 150 dwellings, associated infrastructure and landscaping – would not be required, no planning application has been received. The land is currently designated Metropolitan Green Belt in our local plan until 2033, and only Government changes to the planning regime would override this security. We understand that the same decision that no EIA is needed, has been taken for green belt farmland at Stewards Green Fields, Epping east.

GOVERNMENT PLANNING SITUATION

A further Government planning consultation concerning the Government’s National Planning Policy Framework (NPPF) is now open and closes on 8 March 2026. The NPPF has already been altered many times since it was first introduced on 27 March 2012 and it continues to evolve and its goalposts are constantly altered! TBAG will be submitting comments with particular reference to Chapter 13, Protecting Green Belt Land. TBAG consider that the proposed changes to this Chapter will downgrade the security and permanence of the Green Belt that we have today.

TBAG are strongly opposed to the Labour Government’s idea that all that is needed is to get a planning approval for “outline permission” and then fill in the crucial details afterwards. TBAG are of the opinion that this knee-jerk approach by Government will override local democracy by removing the right for Town and Parish Councils, interest groups and residents to comment, with the benefit of local knowledge, on specific aspects of yet to be disclosed detailed plans.

The whole thrust of the Labour Government’s planning policy changes is to allow developers to be able to obtain outline planning permission by default, claiming that this will speed up the planning process. Yet there are still 1.4m extant planning permissions for new homes as yet unbuilt by developers who landbank and drip-feed properties onto the market to keep prices high. Government appear to be deliberately ignoring this ‘elephant in the room’.

EFDC has commissioned a Green Belt/Grey Belt review by Arup, outside consultants, looking at which areas of green belt could be classed as grey belt, and their justification. Surprisingly, this review is being funded by Central Government! The completion date is to be the end of March. Epping Forest Heritage Trust are apparently very concerned about this review.

TBAG are fundamentally opposed to any local Government reorganisation that removes the freedom of local residents to object to any proposed developments in their area.

Winter 2025 Update

Government Consultations, Local Plan, NPPF, Updates, Village News

LOCAL PLANNING MATTERS

Blunts Farm EPF/1406/22 Change of use from agricultural barns to B8 storage and associated development. Withdrawn from the agenda for the 17 September 2025 Planning Committee and subsequently refused by the Officer on 22 September 2025. Reasons cited were: due to poor location being unsustainable development in terms of accessibility and highway safety issues being contrary to local and national planning policy.

Green Belt Fields behind Theydon Bois Station, Abridge Road EPF/2137/25 Request for Environmental Impact Assessment (EIA) Screening Opinion – Proposed Residential Development of up to 150 Dwellings with Associated Infrastructure and Landscaping. Developers are seeking to build on the two Green Belt fields behind our Station. The request was for EFDC to decide if an EIA Report was necessary and they have decided that they DO NOT need to provide an EIA. The planning consultants feel “there are limited potential impacts arising and those that will arise would not have a significant impact that would require an Environmental Impact Assessment”. TBAG informed the Conservators of Epping Forest of this application to ensure they were fully aware and also assisted the Parish Council by providing relevant information. TBAG will be watching closely should any formal planning application be made for these two Green Belt fields.

Appeal by 29 Piercing Hill This was an appeal against the refusal by EFDC to allow extensive demolition and rebuilding of this property. The Planning Inspector opened up the application to further comments and TBAG submitted comments supporting the refusal of the planning permission on this application which is in the Green Belt and proposed extensive alterations to this Locally Listed dwelling.

GOVERNMENT PLANNING SITUATION

In the Opening Statement to her Budget Speech, Chancellor of the Exchequer Rachel Reeves said, inter alia, “Over the last 16 months, we have overhauled our planning system to get Britain building;”. TBAG find this statement difficult to accept as the Planning and Infrastructure Bill has not yet been completed and ratified. TBAG also understand that there is due to be yet another revised version of the NPPF in the New Year. TBAG are disgusted that there still remain 1.4m extant planning permissions for new homes which the Government seem to be deliberately ignoring and are failing to legislate to demand that these homes are built out. It seems easier for them to demand 1.5m new dwellings and leave it to developers to decide the timing of these new builds. As TBAG have said many times before, developers have to organise their workload and will only build when it suits them and their response to the housing market from which they expect to return 15-30% profit on any development. It is well known that developers land bank and drip feed development onto the market in order to keep the price of new homes high. TBAG have expressed these views to our MP Dr Neil Hudson with whom we have an ongoing dialogue.

The Ministry of Housing, Communities and Local Government have launched a consultation on proposals for the reorganisation of local Government in Essex, Southend-on-Sea and Thurrock. The consultation will last for 7 weeks from 19 November 2025 to 11 January 2026, see here for details. TBAG would urge supporters and residents alike to respond to the consultation and give your views on the proposals.

TBAG are fundamentally opposed to any local Government reorganisation that removes the freedom of local residents to object to any proposed developments in their area.

TBAG would like to wish our supporters and all villagers a very merry Christmas and all the best for the New Year.

Winter 2023 Update

Land to the north of Forest Drive, NPPF, Updates, Village News

Local Planning Matters

EPF/0292/21 Land at Forest Drive: Still ‘under consultation’. We note that Essex County Council Highways have submitted a letter which states “Further to the above, and in consultation with the NEPP, it is considered necessary to secure double yellow lines along the northern section of Forest Drive to prevent the development from being blocked, as the existing single yellows will not be sufficient for this purpose.” The impact of this will be that local people who currently park there will be restricted from doing so and could well result in an intensification of parking in Forest Drive and Dukes Avenue to the detriment of existing residents. TBAG still have concerns about the ‘private estate’ nature of the proposal following ECC’s confirmation that the roadway on the site will not be adopted by ECC Highways as a public highway.
EPF/1195/23 Coppice Row Farm, Coppice Row. Proposed detached dwelling. A new application for a four bedroom dwellinghouse with an attached, three bedroom annex. TBAG have made a strong objection to this application located on part of Coppice Farm which is virgin Green Belt and agricultural farmland.
EPF/2728/22 Blunts Farm, Erection of new storage buildings etc: Still ‘under consultation’ and we note no new documents have been added since last August.
EPF/0830/23 and EPF/0831/23 Blunts Farm, two alleged flats: Still ‘under consultation’, with no new documents since August 2023.
EPF/1671/22 New outdoor pool and single storey extension to existing house. This application was again refused and the applicant has appealed to the Planning Inspector. As a ‘householder application’ it is not possible for TBAG to submit further comments to the Planning Inspector.
EPF/2461/22 Mossford Green Nursery, Abridge Road. Demolition of buildings and five new and one replacement dwellings. After refusal by EFDC, the applicant has appealed to the Planning Inspector and TBAG have made further representations to the Planning Inspector against this Green Belt development.
EPF/2518/23 Land at Magnolia House, Abridge Road. Installation of a private Padel Court on virgin Green Belt agricultural land. TBAG has submitted a robust objection.

National Planning Legislation

TBAG are concerned about the Government’s expression of intent to further deregulate the planning regime to enable more permissions for housing development to be granted more speedily. We consider that the problem lies with developers who wish to build slowly in order to drip feed completed development onto the market to keep house prices high and so maximise their profit. This is evidenced by the Local Government Association which has already stated that there are 1.3 million extant planning permissions which have been granted but have not yet been built out. In reality, this amounts to land banking yet developers still want to develop green field and Green Belt sites.

Whenever possible, TBAG responds to Government consultations on planning as we believe influencing national legislation is critical to building a planning system fit for people, the Green Belt, ecology and the climate.

The Government’s new Levelling-up and Regeneration Bill was given Royal Assent on 26 October 2023 and is now the Levelling-up and Regeneration Act 2023. Ostensibly this Bill is about the government’s aims to level up the country, but more than anything it is about planning. We also expect changes to be made to the National Planning Policy Framework once the Government has completed its consultation.

TBAG would like to extend our very warmest wishes for Christmas and the new year to all Theydon Bois residents and especially to our hardworking Committee and loyal supporters. The Committee are very grateful for all the kind expressions of thanks and encouragement which have been emailed to us throughout the year. Merry Christmas and a very happy New Year to one and all.

Spring 2023 Update

Local Plan, NPPF

Local Planning Matters

EPF/1406/22 Blunts Farm Change of Use to B8 Storage, validated in June 2022, remains undecided. EPF/1189/22 and EPF/1107/22 retrospective applications for flats at Blunts Farm have both been declared unlawful by EFDC. EPF/2416/22 new dwellings in the Green Belt at Mossford Green Nursery has been refused. Since our last report TBAG have objected to the following developments on grounds of inappropriateness in the Green Belt: EPF/1671/22 a swimming pool and extensions at Ivy House, Blunts Farm, EPF/2505/22 rear balcony extension etc at Grey’s Farm, Green Glade and EPF/0034/23 28 Piercing Hill, demolition and rebuild as a three-storey house.

National Planning Policy News and EFDC’s Local Plan

A large number of Conservative MPs have voiced considerable concerns about Government planning policies contained within the Levelling Up Bill which is still proceeding through the House of Lords having already been through the House of Commons. There has been considerable discontent about housing numbers being thrust on local authorities by Central Government in a quest to raise the general level of economic activity through development and its supporting supply chain. On 5 December 2022, Michael Gove, Secretary of State for Levelling Up, Housing and Communities and Minister for Intergovernmental Relations, wrote to all Conservative MPs. He said, inter alia, that reforms have been made e.g. “scrapping policies like top-down regional targets that built nothing but resentment”. And of the Green Belt he confirms that “we will be clear that local planning authorities are not expected to review the Green Belt to deliver housing”, Emphasis added. “This is in line with commitments made by the Prime Minister in the Summer.” “The effect of these changes will be to make absolutely clear that Local Housing Need should always be a starting point – but no more than that – and importantly, that areas will not be expected to meet this need where they are subject to genuine constraints.” Epping Forest District is very much constrained by being 92% Green Belt and the Forest SAC and the actual NEED for housing, based on the most current statistics from the ONS and not out of date, 2014 statistics. Gove went on to confirm that “Where authorities are well-advanced in producing a new plan, but the constraints which I have outlined mean that the amount of land to be released needs to be reassessed, I will give those places a two year period to revise their plan against the changes we propose and to get it adopted.” Emphasis added. Will EFDC reassess?

In a House of Commons debate, 20 February 2023, a comment by Michael Gove in reply to an enquiry by MP Gagan Mohindra about his constituents voices being heard in attempting to protect south west Hertfordshire, Mr Gove said “It is absolutely vital that communities in the suburban green belt such as his have the opportunity to ensure that people have the new homes that they NEED and that we preserve the communities that make his constituency so attractive to so many.” Emphasis added.

It is hoped that our own elected representative is making as much effort. But it may all be too late because Inspector Bore submitted his final report on 16 February 2023, ignoring our Green Belt constraints and the detrimental environmental impact that the unnecessary and excessive number of houses (11,400) will have on Epping Forest, and the proposed adoption of the Epping Forest District Local Plan 2011 to 2033 will be considered at an Extraordinary Meeting of the Council on 6  March 2023. TBAG consider the plan to be unsound. By the time you read this, it could be all over – until the next one!