Category Archives: Village News

Summer 2026 Update

Land adjacent to Theydon Bois Station, Land to the north of Forest Drive, Updates, Village News

LOCAL PLANNING MATTERS

Green Belt Fields behind Theydon Bois Station, Abridge Road EPF/0354/26 Outline application with all matters reserved to build up to 150 new homes on the 2 agricultural green belt fields behind Theydon Bois station. TBAG has submitted a strong objection on numerous grounds.

Blunts Farm Barns change of use from agricultural to B8 storage and associated development EPF/1406/22 TBAG is fully aware that various commercial/industrial activities have been taking place on this site for some time without planning permission. EFDC Planning Enforcement are aware of this situation. Following the refusal of permission, the applicant raised an appeal with the Planning Inspector. TBAG submitted a strong objection to the planning inspector on grounds of inappropriate development in the green belt and harm to openness. Also, we regard the site as unsustainable, being connected to the Abridge Road by the narrow, winding, historic Coopersale Lane. Local residents may be aware of frequent traffic congestion experienced when travelling along Coopersale Lane as a result of a variety of large vehicles which already access the site due to intensification of use which will be worse if 30 units for “storage” are approved.

Land north of Forest Drive. Erection of 38 residential dwellings with access from Forest Drive, and provision of associated open space, services and landscaping EPF/0292/21 One of the 43 conditions attached to this permission is that no works of clearance to be undertaken before the works were agreed by EFDC. Unfortunately, this condition was not adhered to, and the developers have jumped the gun and cleared away vast amounts of hedging and even removed branches from a protected tree without the prior approval of EFDC. The developers cleared the undergrowth early in March and would have done so to avoid the restrictions on such clearance in the spring/summer to protect nesting birds. The planning inspector at the examination in public for our Local Plan was very specific when considering this site being removed from the Green Belt, that the boundary with the remainder of the green belt needed to be “strengthened”.

PUBLIC RIGHTS OF WAY

In August 2025, TBAG reported the poor condition of several footpaths in the green belt surrounding the village, specifically three bridges over brooks. We are delighted to report that Essex Highways have confirmed that one bridge, on footpath 4, has now been listed for repair.

GOVERNMENT PLANNING SITUATION

TBAG has submitted its comments to the more recent Government planning consultation regarding amendments to the NPPF, specifically concerning Green Belt issues. The Government is determined to achieve its 1.5m housing target by degrading the protection of the green belt, ignoring brownfield first policy and ignoring the fact that there are already 1.4m extant planning permissions. At this rate there will be 3m extant planning permissions sat on by developers, land banking for their own future profits.

Following work by consultants Arup to assess land parcels against national GB purposes, the next stage is to evaluate specific parcels against the Government “grey belt” criteria. We are expecting a consultation on the methodology used to evaluate the above soon. The final green belt/grey belt review is expected by the end of this year.

The Epping Society report that a newly released NHS assessment has confirmed: “our local health services are already overstretched, under‑resourced, and physically too small to cope with the population we have today — let alone thousands more residents from ongoing development.” TBAG sincerely hopes that EFDC planning will take note of this when considering speculative planning applications in the green belt.

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.

Autumn 2025 Update

Blunt's Farm, Government Consultations, Updates, Village News

LOCAL PLANNING MATTERS

Marcris House EPF/0507/25: Change of use from care home to residential and conversion to 8 x two bedroom flats. TBAG objected to this application on grounds of unsustainability, lack of safe pedestrian links to the village and other issues. This application has been REFUSED by EFDC Planning on grounds of loss of valued community facility, loss of specialist accommodation and employment, and the lack of a Section 106 Agreement protecting Epping Forest Special Area of Conservation.

Blunts Farm EPF/1406/22: Change of use from agricultural barns to B8 storage and associated development. TBAG reported on this in March of this year having raised an objection to this revised application. No decision has yet been made, but it appears that the Officer on the case is preparing to have this application heard before EFDC’s Planning Committee B in September October where our District Ward Councillors may speak but are no longer permitted to vote on this application.

Government planning situation

Further to TBAG’s letter to our MP, Dr Neil Hudson, regarding build out rates in England, we were pleasantly surprised to receive an immediate response. Dr Hudson kindly forwarded our letter to Baroness Taylor of Stevenage, Parliamentary Under-Secretary of State at the Ministry of Housing, Communities and Local Government. Baroness Taylor also responded promptly, sending several links which are yet to be fully explored. This issue is something that the Government is aware of and monitoring. Dr Hudson expressed his deep concern of the Government’s plans to release areas of the Green Belt for development, under their own subjective ‘grey belt’ definition, which in reality simply waters down all Green Belt protections. He also recognised that the Government are forcing top-down reforms whilst simultaneously silencing local voices by stripping council planning committees of their ability to consider applications.

Subsequently, two Government technical consultations, one on ‘Implementing Measures to Improve Build Out Transparency’ and one on the ‘Reform of Planning Committees‘ were launched and TBAG has responded to both of them. We were not happy just responding to the ‘tick-box’ questionnaire, because some questions were clearly leading. So, in addition TBAG wrote a narrative response to both entitled ‘The Planning Situation As We See It’. See  our responses to the build out rates and Planning Committees consultations. We mention in our response the issue of developers being fined £100m after the Competition and Markets Authority said they may be sharing commercially sensitive information that affects the price of homes!

Devolution plans for Epping Forest District Council trundle on with no apparent movement, but TBAG maintain that under a Unitary Authority the valuable local knowledge which is currently able to be input by residents and local Councillors will be completely lost and removed from the planning process. TBAG have expressed this serious matter in our consultation responses referred to above.

Local Public Footpaths

Residents may have noticed the deterioration in condition of several of our local public rights of way in the Green Belt surrounding our village. One path has had a bridge completely removed and another has two bridges in a precarious state. TBAG has written to the appropriate authority to report this and have been assured that the corrective work will be carried out in due course. We would encourage residents to explore our footpaths and appreciate our rural surroundings while one still can.

In Memoriam

TBAG would like to acknowledge the sad passing of Graham Law who was a staunch TBAG supporter from its inception and more latterly a member of our Committee. Our heartfelt sympathies go to his wife and his wider family.

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.