News
(See the planning tab for latest planning applications )
Government places Epping Forest District Council into planning special measures - What does this mean ?
On 15th June Epping Forest District Council (EFDC), planning department, received notification that they had been placed into special measures for major planning applications. This results from EFDC breaking the Government’s 10 per cent limit on planning refusals being overturned at appeal. The 10 per cent measurement is somewhat historic being for the 2-year period to 31 March 2025.
Note in terms of our immediate concerns it does not mean the application (EPF/0354/26) for building 150 houses on the field along Abridge Road will be heard by the Planning Inspectorate. This will still follow the process at EFDC as it was commenced prior to the date that EFDC were placed into special measures.
The designation stays in effect until revoked by the Government.
Going forwards applicants making major planning applications (defined as developments of 10 or more homes or residential sites 0.5 hectares or larger, commercial development over 1,000 sq. m., or development on a site of 1 hectare or more) have a choice to either use the EFDC planning application route or to bypass that and go directly to the Planning Inspectorate (PINS). They can also choose to apply to the PINS for pre-application advice.
However, should an applicant choose to go via PINS they will lose their right of appeal. The decision is final. If they submit via EFDC they retain a right to appeal. EFDC retain a right to comment upon the application but this must occur within a strict 21-day period. This is somewhat concerning given statutory consultees were adding to the documents for application EPF/0354/26 for a couple of months after it was issued, and some of those comments would appear to favour refusal.
EFDC lose any planning fees should the applicant decide to go via PINS, but still have to undertake a significant amount of work, such as notifying the non-statutory consultees etc and making a recommendation for the decision to PINS . The Local plan also has to be provided to the inspectorate.
It should be noted the number of major applications received by EFDC is quite small being less than 10% of total applications. (The vast majority are householder applications). The number of appeals is also small, meaning that any decisions that are overturned have a reasonably significant impact in terms of going over the 10% limit.
Finally, it is also worth noting that all the authorities that have been given this special measures designation are in areas that have large amounts of Green Belt, National parks or areas of outstanding national beauty.
We do think that going forwards it will make it even harder to fight against development on the Green Belt, as we have a Government that it seems wants to build wherever they can, and for any refusal decision by EFDC they will be very nervous of it potentially being overturned on appeal.
The Balti House have made a Planning Application (EPF/1138/26).
To us this is totally out of character with our village, and does not fit with the local heritage listed Bull pub. Villagers may wish to consider objecting against the proposal by the closing date of 17th July. (See the Planning page)
Donate to and / or join the Society to help us fight the potential development on the field next to the station on Abridge road and other deveopments.
Click here
Forthcoming Events
Come and see us at the Donkey Derby
12 July 12 - 4.30
Our Greenshoots team will have fun activities for the kids “
The Essex Record Office (ERO) is the county’s archive service and holds primary sources for Essex history, including written archives, maps, pictorial material and recorded sound and video, covering almost 1,000 years of Essex history. This talk by archivist Vicky West will provide an overview of the records held by the ERO using examples relating to Theydon Bois and the surrounding area, including the Charter of 1305.
The Talk will be presented by Victoria West, Archivist at the Essex Record Office on 26th June 2026 at 7.30pm.
Greenshoots Next meeting date 22 August - further details to follow
Are you interested in local planning matters?
Are you interested in trying to help our village retain is character?
Are you concerned that the countryside around our village may be built upon? Can you spare an hour or two?
If the answers to these questions is “YES” perhaps you would like to join the committee of the Rural Preservation Society, with a focus on reviewing local planning applications.
The Society was founded 83 years ago, in 1943 during World War 2 and is a registered charity. At that time there was significant concern that rebuilding after the war would destroy our countryside. Therefore, the Theydon Bois and District Rural Preservation Society was founded to preserve the rural character of our village and the countryside in and around Theydon Bois as an appropriate and natural complement to Epping Forest. These are still our goals today.
If interested, please contact us at the following email address Committee@tbruralpres.org.uk”
Education -Greenshoots
Teaching children today allows for a brighter future, one in which they can both learn and teach.
Preservation
Reviewing plans for our village and actively providing feedback helps protect our village and surrounding Greenbelt.
