SAVE OUR VILLAGE - SAVE OUR GREEN BELT - THE AREA IN RED IS UNDER THREAT
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Save Our Green Belt - Green belt in Abridge Road under threat
CLICK HERE or scroll to the bottom of the page for a template letter of objection
Developers are seeking to build 150 new homes on the fields behind the tube station. See the area outlined in red above.
This would, in our view, be inappropriate development in the Green Belt. These fields form part of the Green Belt that protects Theydon Bois.
If this goes ahead the impact on our Village would be significant and irreversible. Our Village would no longer be a village.
Why This Matters to Every Resident
- Our village would become a town
The rural character, charm and culture that make Theydon Bois unique would be permanently altered. The railway line has always been our agreed boundary - this development pushes far beyond it.
- Our Green Belt would be destroyed forever.
Once the fields surrounding us are built on they are lost forever, along with the idyllic views across the countryside
- Transport links are already struggling
Our roads, parking, and the Central line are already at capacity. Hundreds of extra people will make congestion and parking worse.
- Essential services would be unable to cope
Local GP surgeries, schools and community services are already stretched. Additional development would place them under further strain.
- Other developments are already coming
Other large developments locally will add hundreds of houses to the area.
- Falling birth rates affect planning
The Office for National Statistics has published that the birth rate is at a record low. Do we need additional housing beyond what is already agreed and planned?
The developer (Redrow Homes) has already asked for an appraisal as to whether an Environmental Impact Assessment is required.
Despite the site not being within the current “Local Plan (2011-33)” for development, and that Epping Forest is a Special Area of Conservation ('EFSAC') ,EFDC’s Planning Officer has ruled that such an Impact Assessment is not required.
Please help by objecting to this planning application
Its your Village:
Your voice will make a difference
A clear message from residents can help stop inappropriate development. The current closing date for comments is 23rd March. The Parish Council are looking to get this date extended, but such an extension cannot be guaranteed.
The EFDC Planning Application Number is:
EPF/0354/26
Full details of the Application are on the EFDC website at the following link:-
Planning Application: EPF/0354/26
Write to:
• Epping Forest District Council – Planning Department, (by email appcomment@eppingforestdc.gov.uk)
• Theydon Bois Parish Council (parishclerk@theydonbois-pc.gov.uk )
• Our MP, Dr Neil Hudson (neil.hudson.mp@parliament.uk )
to object to this planning application.
CLICK HERE for a suggested objection letter. You may wish to personalise the suggested letter by adding your own points. Even one or two sentences make the objection much stronger. Just saying "I don't like it" will not carry any weight.
Examples:
- “This development would fundamentally change the character of the village I moved here for.”
- “Traffic on Abridge Road is already dangerous; this would make it worse.”
- “The openness of the Green Belt is part of what makes Theydon Bois special.”
- “I am concerned about the impact on the Forest and local wildlife.”
Note the Parish Council plan to hold a meeting for villagers to receive information about this on Wednesday 25th March 2026 at 7.30PM in the Village Hall.
New National Planning Policy Framework (NPPF) 2026
The Government has recently consulted on revamping the National Planning Policy Framework (NPPF). This sets out the Government's planning policies and how they should be applied. These policies guide local authorities when producing their own ‘local plans’ that are used to approve or reject local planning applications.
Going forwards, national policies will override local plan policies where they contradict.
Of prime concern to Theydon Bois is a new policy that supports housing in current Green Belt land that is within a reasonable walking distance to railway stations. Locally, this means we are more likely to see applications for development in the fields along Abridge Road. This, in our opinion, would fundamentally change our village into a town.
The Rural Preservation Society have responded to the consultation and strongly objected to these changes. We believe this policy change this would lead to more sprawling development towards Abridge, increased car usage, pressure on local services such as schools, doctors, dentists etc, and would contribute towards overcrowding on the Central line. We feel this policy also contradicts another policy on beneficial uses of Green Belt land, as building on land near stations would lead to the loss of the open countryside. Instead, we would support a policy that encouraged more housing development on previously developed or brownfield land.
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”
Suggested Letter of Objection to the application - closing date 23 March
Development Control
Epping Forest District Council
Civic Offices
323 High Street
Epping CM16 4BZ
(By email appcomment@eppingforestdc.gov.uk)
(Insert date)
Dear Mr Rahman,
Application No: EPF/0354/26
Location: Land Adjacent to Theydon Bois Station, Abridge Road, Theydon Bois
Proposal: Outline Application (all matters reserved) for Residential Development of up to 150no. Dwellings with Associated Infrastructure and Landscaping
I am writing as a resident of Theydon Bois and wish to strongly object to this planning this application in our Green Belt. My objections are set out below: -
1. Inappropriate Development in the Green Belt
The site has not been assigned for release in the current local plan. This land is agricultural and has not been designated as “Grey belt”, nor “Brownfield” land. The National Planning Policy Framework (NPPF) makes clear that new housing in the Green Belt is inappropriate development unless it falls within a very limited set of exceptions. This proposal does not meet any of those exceptions.
The development would:
- Introduce substantial built form into open countryside
- Permanently reduce openness
- Breach the long‑established defensible boundary of the railway line
No Very Special Circumstances have been demonstrated to outweigh this harm.
2. Harm to Openness, Landscape and Village Character
The site forms part of the open rural setting of Theydon Bois. The construction of 150 dwellings, roads, lighting, and associated infrastructure would:
- Urbanise the southern approach to the village
- Create a visually intrusive mass of development
- Erode the rural character that defines Theydon Bois
- Set a precedent for further Green Belt encroachment
This is contrary to both the NPPF and the Epping Forest Local Plan, which seek to protect the character and setting of rural settlements.
3. Impact on Epping Forest Special Area of Conservation (SAC)
The development would increase:
- Recreational pressure on the Forest
- Vehicle emissions affecting air quality
- Disturbance to sensitive habitats
Under the Conservation of Habitats and Species Regulations 2017, the Council must ensure no adverse effect on the integrity of the SAC. This proposal fails that legal test. A financial contribution to overcome the issue is unacceptable and will not prevent harm to the SAC.
4. Biodiversity and Environmental Harm
The site contributes to local biodiversity and forms part of a wider ecological network. Development would:
- Destroy existing habitats
- Interrupt wildlife corridors
- Reduce biodiversity contrary to the Environment Act 2021 (Biodiversity Net Gain requirements)
No credible mitigation or net‑gain strategy has been provided.
5. Unsustainable Location
The NPPF requires development to be located in sustainable, well‑connected areas. This site:
- Is poorly suited to major residential expansion
- Would cause further overcrowding on the Central Line tube that is already at full capacity according to TFL and,
- Due to Theydon Bois being in a low area of connectivity (Essex Parking Standards 2024) will increase car dependency
- Suffers from a lack of frequent bus services, with just one bus every 2 hours.
It therefore fails national and local sustainability policies.
6. Traffic, Parking and Highway Safety
Theydon Bois already experiences congestion around Abridge Road, Station Approach and the village centre. This development would:
- Add significant traffic to already constrained roads
- Increase parking pressure around the station
- Heighten risks for pedestrians, schoolchildren and commuters
- Exacerbate existing pinch points and safety concerns
The local road network is not capable of absorbing this level of intensification.
7. Pressure on Local Services and Infrastructure
Local services are already under significant strain. This development would worsen:
- GP and healthcare capacity
- School place availability
- Public transport crowding
- Village parking and congestion
No adequate mitigation has been proposed, with no new such services provided.
8. Flooding, Drainage and Water Infrastructure Concerns
According to the Design and Access statement part of the site, which will contain a walking route to the tube station lies within a flood risk area. Development of this scale risks:
- Increased surface‑water runoff
- Pressure on existing drainage systems
- Localised flooding impacts on neighbouring properties
The application does not demonstrate that these risks can be safely managed.
For all the reasons above, I respectfully request that Epping Forest District Council refuse planning application EPF/0354/26.
Yours faithfully,
[Name]
[Address]
[Postcode]
[Email – optional]
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.
