Save Our Green Belt



A screening opinion planning application was made in respect of the current Green Belt land adjacent to Theydon Bois Station, Abridge Road. The developer (Redrow Homes) asked for an appraisal as to whether an Environmental Impact Assessment is required. This would be a time consuming and costly exercise for them. The proposed residential development is for of up to 150 dwellings. 

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. It therefore seems that it will only be a matter of time until we see a full Planning Application in relation to this land. If approved, this development will fundamentally change the character and charm of Theydon Bois, piling pressure on our limited infrastructure such as schools, doctors, dentists and roads. Furthermore, given the rising topography of the land any new housing development would be highly visible.



It is also worth noting that on 18^th November the Government issued a press release that housebuilding near well-connected train stations will receive a default “yes” in future if they meet certain rules.

New National Planning Policy Framework (NPPF) 2026

The Government are currently consulting on changes to the NPPF. We understand some key changes are proposed.  These include:-

Enhanced presumption in favour of 

Strategic planning: The NPPF supports strategic planning authorities with plan-making policies for preparing a spatial development strategy, aligning with national policies.

Community engagement: The revised NPPF emphasizes the importance of community engagement in the planning process, although the extent of engagement may vary by local council.

National decision-making policies: New national decision-making policies will override conflicting local plan policies from day one, ensuring consistency in planning decisions.

Revised plan-making policies: The NPPF is restructured into thematic chapters for easier reference, with a focus on housing delivery, Green Belt policy, and affordable housing.
These changes aim to make the planning process clearer, more rules-based, and easier to navigate, while also ensuring that local plans do not conflict with national policies. The consultation period for the revised NPPF is open until 10 March 2026, with the new NPPF expected to take effect shortly after.

Are you interested in local planning matters?

If so, the Society is looking for someone to help with reviewing and where necessary objecting to local planning applications. We aim to help try and keep the character and charm of our village. 

Just a hour or so a week would be required. If interested please get in touch via our e mail address:

Committee@tbruralpres.org.uk