Category Archives: Updates

Summer 2025 Update

Land to the north of Forest Drive, Local Plan, Updates, Village News

LOCAL PLANNING MATTERS

Land north of Forest Drive. EPF/0292/21: The letter of Grant of planning permission has finally been sent to the developer’s agent dated 3 April 2025 following the decision to permit given at EFDC Planning Committee on 17 January 2024 There are 43 conditions and one point of interest to residents is that no agreed route for construction vehicles etc to access the site has been included. It is noted that EFDC have continued to ignore their own policies in allowing a three-storey block of flats to be built on this site, at the edge of settlement, adjacent to Green Belt land, without the supporting street view diagrams having been submitted with the application and still with little on-street parking for visitors. The road into the site is not to be adopted by ECC Highways and will remain a private enclave. The S106 Agreement which requires payment of monies to EFDC and ECC for various infrastructure related works, has also been published and all documents concerning this application can be seen on EFDC’s website.

Macris House. EPF/0507/25: Change of use from care home to residential and conversion to 8 x two bedroom flats.

TBAG have objected to this third application on the grounds of unsustainability, lack of safe pedestrian links to the village and other issues. EFDC’s specialist consultants refused the site to be included for housing in the current Local Plan as it was too remote from the village, a loss of a social asset (care home) and associated employment losses. TBAG are astonished that the home has closed since there is now a greater need for residential accommodation for the elderly.

Government planning situation

TBAG have written to our MP, Dr Neil Hudson, asking why Government insist on demanding 1.5 million dwellings be built over the term of their parliament when there are, as a matter of record, 1.4 million already granted planning permissions for homes awaiting development. We have asked Dr Hudson to raise this matter in The House as we feel if these dwellings were built out there would be no need for the continued assault on the countryside and Green Belts. Central Government seem keen to place the blame on local planning authorities for taking too long to process applications. Government claim to need to ‘cut through red tape’ at a local level. Developers like to drip feed their new homes onto the market to keep prices artificially high.

Mayor of London, Sadiq Khan’s London Local Plan did not meet the Government’s requirement for housebuilding and so Mr Khan now proposes to build in the Green Belt in outer London Boroughs. This could of course impact Epping Forest District as the outward thrust of building continues around our borders.

Devolution plans for Epping Forest District Council initiated by the Labour party and voted-in by local Conservative Councillors on 10 January 2025 to make our local government administration organised as a Unitary Authority is now approved. We are currently being administered by County Councillors who have not been democratically voted in and are holding office until the new Unitary Authority has been established. EFDC has committed to take part in the Government’s devolution priority programme (this would see a mayoral county combined authority established in April 2026 and a mayoral election take place in May 2026) and to commit to local government reorganisation. TBAG are deeply concerned about the loss of local democracy that this represents and with respect to planning, decisions will be made on applications by persons who have little or no knowledge of our parish or district.

Summer 2024 Update

Balti House, Blunt's Farm, Former Old Foresters, Land to the north of Forest Drive, Updates, Village News

Local Planning Matters

The approval of planning permission for 38 homes on Land north of Forest Drive, EPF/0292/21, continues to mystify. At the time of writing, the EFDC website still shows this application’s status as ‘Under Consultation’. Bearing in mind the application was approved at Plans East Committee on 17 January 2024, we wonder what negotiations are going on behind the scenes before the decision is actually published? A decision taken at District Council cannot be reversed, so what is happening? Certainly, the representative of the developers, Andersons, who approached our Parish Council Chairman after the District meeting saying that he would review the scheme with a view to adding more parking, making the flats accessible and then speak again to the Parish Council, has not done so. No surprise really since these developers didn’t see fit to consult with the public prior to putting plans forward for this carbuncle of a development. TBAG call on our Parish Council to take a stand against the approval of this scheme and its complete disregard for several Local and County policies and make a formal complaint to EFDC and the Local Government Ombudsman. TBAG have now written to the Planning Inspectorate seeking clarification on the legitimacy of a Local Authority’s ability to ignore its own policies.

Balti House Proposed Development. A public meeting was held on 15 May to listen to a presentation by the architect of this proposed development on the site currently occupied by the Balti House. It was well attended by residents and our Parish and District Councillors, but the overriding reaction was a negative one. Five TBAG Committee members attended, and the Chair and Vice Chair spoke strongly against this inappropriate proposal having examined the proposal document in advance. Not one person from the floor spoke in favour of the proposal which utilises 10 of the 12 dwelling allowance which has been allocated to the THYB.R2 development site – the car park and the now sold-off Balti House site – which was agreed and adopted in the Local Plan in 2023. The proposed building, which has the appearance of a modern office block, towers above existing dwellings at four stories plus solar panels and sports an exceptional amount of glass. The Balti restaurant is rumoured to return to the site on the ground and basement levels, and an additional coffee stand is included. Eight offices are proposed for the first floor with a capacity for about 39 persons. If approved, it will be the first offices to be purpose built in Theydon Bois.

EPF/1195/23 Coppice Row Farm. Proposed detached dwelling. Still under consultation.

Blunts Farm: EPF/2728/22 Erection of new storage buildings etc. Refused permission. EPF/0830/23 and EPF/0831/23 two alleged flats deemed as unlawful. EPF/1671/22 Ivy House, previously Blunt’s Farmhouse, swimming pool and extension. The appeal was dismissed, and the Planning Inspector cited TBAG and our area calculations in his Appeal Decision. EPF/0931/24 – Land near Abridge Rd (rear of Monks Hall), Proposed Padel/Tennis courts & Ancillary clubhouse building under consultation.

EPF/2461/22 Mossford Green Nursery, Abridge Road. Six proposed new dwellings. The Planning Inspector dismissed the appeal.

Application for a Temporary Event Notice to hold an outdoor, two-day bank holiday music event for over 18’s on the field at the Former Old Foresters site. The event, for up to 499 people, was submitted to EFDC and subsequently withdrawn by the organiser following objections from EFDC’s Environmental Enforcement Officer.

TBAG would like to welcome with our warmest best wishes our recently elected District Councillors. We feel that these Councillors will focus their efforts on representing residents and the best interests of Theydon Bois village.

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.

Summer 2023 Update

Blunt's Farm, Land to the north of Forest Drive, Local Plan, Updates, Village News

A bumper Newsletter this quarter but we make no apologies for its length since some news is just too important not to share. We hope you find our efforts interesting.

Local Planning Matters

TBAG have submitted objections to the following applications on grounds of Green Belt Policies:
EPF/0292/21 Land north of Forest Drive – developers Anderson Design and Build Limited didn’t waste any time resubmitting with 10 MORE dwellings making it 38 and not the previously applied for 28. The Local Plan describes this site as “The limited northern expansion provides a natural extension to the settlement and is the least harmful to the Green Belt.“ (Para 5.111). TBAG objected to the density, design, road safety, damage to trees etc, and addressed TBAG Supporters’ concerns.
EPF/2206/21 Land adjacent to Gun Cottage, Abridge Road application for a crossover was again refused on appeal.
EPF/1671/22 Blunts Farm, Ivy House. Application for a swimming pool and extensions to house. Refused.
EPF/2728/22 Blunts Farm, Demolition of existing structures and erection of new storage buildings and retention of two storage containers. Under consideration.
EPF/0034/23 28 Piercing Hill, demolition and replacement of existing dwelling. Under consideration. The house is one of the original Manor Villas, built between 1870 and 1872, after the coming of the railway to Theydon Bois in 1865.  TBAG objected to the demolition of this historic building, and EFDC’s Heritage & Conservation Officer has also raised an objection with EFDC Planning.
EPF/0830/23 and EPF/0831/23 Blunts Farm. Resubmissions of applications previously adjudicated to be unlawful for two flats. TBAG has asked why enforcement action was not taken and the applicants permitted to resubmit with no new persuasive evidence. We are concerned about the lack of enforcement action at this site over several decades now.

Local Plan

The Local Plan was formally adopted on 6 March 2023 and will impact the district until 2033. TBAG view this Plan as a Developers’ Charter since EFDC was not prepared to lower the housing numbers in line with latest Government Data. Local Conservative Councillors pushed the plan through ignoring Central Government’s recent concession of a two-year extension to local authorities to allow them to reassess their plans in the light of local constraints (in our case 92% Green Belt and Epping Forest Special Area of Conservation). District Councillor John Philip thought two years was insufficient time to reconsider the statistics, and suggested the district would be left wide open to speculative development if we did not adopt the plan there and then. However, the Government’s own National Planning Policy Framework makes it clear that there is ‘no presumption in favour of sustainable development in the Green Belt’. Cllr Philip also suggested that the Planning Inspector “does not favour our District”! When an Independent Councillor asked if Conservative Councillors had a free vote (i.e. not whipped by their political party) the Leader of the Council, Cllr Chris Whitbread, flushed and replied “No comment”. The Conservative Councillors en-bloc chose to robustly support the plan and voted for it to become our new adopted local plan.
Conservatives have claimed for years that they will “Protect our precious green belt land” and that the “green belt is absolutely sacrosanct” etc and TBAG has reported on these agreeable points of view. But at the same time, there was a top-down edict of housing numbers to be achieved. However, in the final throes of our own Local Plan, Central Government finally recognised constraints such as Green Belt and the Epping Forest Special Area of Conservation and gave a two year allowance beyond the deadline for completion of local plans in which local authorities could review their housing numbers and adjust their plans accordingly.
The Vision for Theydon Bois is stated in this Local Plan to be that “Theydon Bois will continue to maintain its local feel and character and preserve its rural setting, adjacent to the Epping Forest, whilst providing a mix of housing, key local services and high quality independent retail. Theydon Bois will also enhance its leisure facilities and social infrastructure to support existing and future residents.”

The local plan recognises that “Theydon Bois is a village with a strong rural feel” (Para 5.107) and that “The Green Belt plays an important role in maintaining separation and reducing coalescence between neighbouring settlements, most notably Theydon Bois, Waltham Abbey and North Weald Bassett.” (Para 5.8). And when considering Loughton, “Future development should maintain separation from neighbouring Theydon Bois, Buckhurst Hill and Chigwell.” (Vision for Loughton). Para 5.114 states “There are no allocations for traveller accommodation in Theydon Bois.” We have of course had some experience of travellers and it wasn’t all positive; in fact it was far from positive.

Para 5.110 confirms the allocation of “approximately 57 homes” to be built in our village, a figure which is too vague to TBAG’s thinking and we expect this to be increased as greedy developers move in. TBAG also wonders if this number takes into account the number of in-fill new homes, including conversions into flats, which have taken place since 2011, the start date of the Plan. This number was “informed by the aspiration of Theydon Bois to maintain its local feel and character” (Para 5.110).

How much more of our Green Belt is to be sacrificed to the developers in the next local plan in 2033? Any more will result in a detrimental effect on the character of our environment in Theydon Bois. Are we to evolve and merge like Debden or Loughton or remain a true village (i.e. less than 7,500 residents)? The Local Plan already designates Theydon Bois as a “Large Village” (Table 5.1) and it is highly unlikely that the numbers of residents are ever going to fall.

And talking of the local plan, a local news stream recently published on its website the following article: “Just how many new homes will be built in the district?”. It examines the interpretation of the word ‘approximately’ which is a definition included in the local plan for housing allocation numbers. One example cited is at the former school site in St John’s Road, Epping where the local plan states this site could accommodate “approximately 34 homes”. However, EFDC have granted Qualis, its own wholly-owned development arm, planning permission for 184 apartments and the conversion of a building into two cottages! See the article in full here.

TBAG have also heard reports regarding the South Epping Masterplan site (Ivy Chimneys), where the Submission Version Local Plan put forward by EFDC originally proposed 900 new homes. The Planning Inspector at the Examination in Public reduced this number to approximately 450 new homes, and we now understand that developers are looking to increase this number and make 450 new homes a MINIMUM number and not an approximate number.

New planning applications submitted following adoption of the Local Plan 2033 have raised serious concerns within TBAG on the efficacy of the Habitats Regulations Assessment (HRA) included within it. The new applications are putting the HRA to the test but it appears that EFDC are looking to fudge the HRA, its spirit and intention, and allow an excessive number of new dwellings within the 200m zone of protection for the Epping Forest Special Area of Conservation (SAC). The Submission Version Local plan originally called for a protection zone of several kilometres between development and the forest with respect to increased atmospheric pollution and recreational pressure on the forest. We will be relying on the City of London Corporation to object to those applications which put Epping Forest under threat. No amount of cash changing hands can protect our forest from the resultant pollution from inappropriate development.

Epping Forest Clean Air Zone coming?

Events surrounding the London Ultra Low Emission Zone (‘ULEZ’) will, TBAG believe, have a direct effect on whether we will see a Clean Air Zone (CAZ) in Epping Forest. In February it was reported in our local press that Epping Forest MP, Dame Eleanor Laing, has added her name to a letter to the Conservative Party Chairman, Greg Hans MP, raising concerns over the proposed introduction of the London ULEZ which is scheduled to come into effect on 29 August this year and which will stretch out from London to the borders of Epping Forest. The letter has been written by David Simmonds MP (Ruislip, Northwood and Pinner). TBAG hopes that Dame Eleanor will show a similar level of concern and lend her support to residents’ objections should her own District Council seek to introduce a CAZ through Epping Forest, which would be an easy revenue raiser for the Council at £12.50 per day, as is proposed for the ULEZ scheme, but will negatively impact on residents. TBAG have not seen the whole letter, but published quotes indicate that “While hurting our constituents, the ULEZ expansion will have a negligible effect on air quality, according to the Mayor’s own independent impact assessment.” It is likely that rat runs would establish as vehicles attempt to avoid the ULEZ by driving through Epping Forest District. The other trend of 20mph speed limits in built-up and residential areas also adds to poor air quality as modern motors are not as efficient at that speed and burn more fuel for a longer time than when travelling at 30mph. 20mph does of course contribute to safer roads. If one doesn’t get you, the other will …

EFDC makes changes to licensing consultation

Another recent move by EFDC to save money is its decision to cease consulting with residents and businesses when an application for a licence or other licensing conditions is received. EFDC claim consulting with nearby residents “… places an unnecessary and administrative burden on the district council …”. They also claim it is “inconsistent with other local authorities both locally and nationally who follow the statutory consultation only.” So, if you live near a premises which might apply for a licence or other licensing conditions you will no longer be notified of the applications. This policy change was effective from 1 June 2023. Previously, EFDC notified residents and businesses within 150 metres of the application premises and has said that it was not “legally required” to do so. The Licensing Act 2003 requires applications to be displayed at the premises and in a local newspaper and statutory consultees e.g. the police, fire, planning and public health authorities must be consulted. Our Parish Council will continue to be notified and applications should appear on the Weekly List too but residents will be reliant on the PC to decide if wider consultation is thought necessary and to action wider consultation through its own methods.

Support Theydon Bois Dark Sky Policy

Loughton Astronomical Society (LAS) are the village’s most vociferous group when it comes to protecting our Dark Sky Policy. We have been notified by LAS that there is a petition to protect dark skies nationwide, including Theydon Bois, and you may wish to support this. See https://petition.parliament.uk/petitions/632558.

Thank you for reading to the end! Your support is greatly appreciated.

Winter 2022 Update

Former Old Foresters, Local Plan, Updates, Village News

Local Planning Matters

EPF/1406/22 Blunts Farm Change of Use to B8 Storage and associated development – revised application, remains “under consideration”. This application was validated in June this year, almost six months ago. TBAG does not understand why EFDC are taking so long to consider this apparently straightforward application.

Certificates of Lawful Development EPF/1189/22 validated on 23 May and EPF/1107/22 validated on 13 May, both for alleged existing use of two unlawful flats, in a barn on Blunts Farm, remain undetermined. TBAG have raised strong objections to these applications refuting the accuracy of the claims that the two flats have been lived in continuously for more than four years and we fail to again understand why it is taking EFDC so long to arrive at a decision.

EPF/1748/22 Detached cart lodge in agricultural field adjacent to Theydon Hall Lodge, Abridge Road which TBAG objected to on green belt grounds has been refused. In contrast we note that this application took approximately 3 months to determine.

EPF/2461/22 Demolition of existing buildings, erection of replacement dwelling and 5 new “Executive style” dwellings at Mossford Green Nursery, Abridge Road. TBAG objected on several grounds including the unsustainability of the location. Validated on 26 October, it is anyone’s guess how long this application will take to determine.

Local Green Belt News

TBAG welcomes the long overdue securing of the entrance to the site at Former Old Foresters which has now been closed with 12 concrete blocks. This should ensure that there are no repeats of the fly tipping that was regularly taking place on the site following the departure of the travellers. Villagers may be aware of the enormous fire which was started on the huge fly-tip on this site, which sent toxic smoke wafting across the village, on the evening of Saturday 22 October and which took 5 fire engines and many firefighter hours to extinguish.

TBAG are encouraged to also note that concrete blocks have been positioned at the entrance to the track leading to the Former Old Foresters, off Station Hill, which will prevent the unlawful parking and dumping along the trackway which is privately owned land.

EFDC’s Local Plan

The consultation on the remaining Main Modifications to the emerging Plan are currently underway and TBAG will be reviewing the documents and making their representation as appropriate.

TBAG continue to assert that too many houses (11,400) are proposed in EFDC’s emerging local plan when latest Government statistics show that less than half of that number are actually required in our district. The Levelling Up Bill is legislation intended to deal with regional inequalities, but also contains a number of planning measures. On 23 November, 47 Conservative MPs rebelled by signing an amendment to the Government’s Levelling Up Bill, currently going through Parliament. The amendment would ban government-calculated housing targets from influencing planning applications. Under the current system, councils are meant to plan to build a certain number of homes using a government-set formula for ‘housing need’ and not using local, actual need, numbers.

These targets are then supposed to be incorporated into local plans for housebuilding drawn up by councils. Downing Street is quoted as saying that it remained committed to the target of building 300,000 homes a year by the mid-2020s. We are unaware if our MP has supported this welcomed amendment. Other amendments tabled by these 47 rebels would create stricter time-limits to start building for developers granted planning permission. At the moment there are around a million permissions for homes granted, but where no home has been built.