Planning

Save Our Green Belt - Green belt in Abridge Road is under threat - Planning Application EPF/0354/26

The Parish Council response to this planning application can be found at the following link:-

Land-Adj-Theydon-Bois-Station-EPF-0354-26-TBPC-Return-Final.pdf

As you may be aware from the banners around the Village, and our leaflet drop to every household, the Society launched a campaign to protect the land adjacent to Theydon Bois Station, Abridge Road, (Planning Application EPF/0354/26) from development. We were delighted to see over 200 residents at the meeting in the Village Hall and we are aware that over 100 of you have sent an objection letter to the Planning Officer.

 

It’s expected that a decision will be made by the planning officer very soon as to recommend for approval or refusal. It appears to us there is very strong evidence as to why this proposal on pristine Green Belt land should be refused. It appears contrary to the NPPF and Local Plan in many areas. We further note EFDC’s Urban design officer and the NHS do not support the proposal. In particular the NHS point out that “The surgeries do not have capacity for the additional growth resulting from this development.” The NHS has assessed the four GP practices that serve this part of the district. All four are already below national space standards. Together, they face a combined deficit of 1,221 square metres of clinical space — the equivalent of an entire small health centre missing from our community.

Background to how this application affects our village

Developers are seeking to build 150 new homes on the fields behind the tube station.

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.

Donate to or join the Society to help us fight this potential development. Click here

Review of Planning Applications

The Society reviews all planning applications for our village and will provide input to EFDC, where deemed necessary, that helps protect our village and surrounding Greenbelt.  Details of current planning applications can be found below.

In respect of the applications Epping Forest District Council (EFDC) recently introduced a new planning website which can be viewed  by clicking on the Green Button below "EFDC Planning Applications"

This website allows you to search the various applications and view the associated documentation.

Planning "Rules" - The Local Plan

Planning applications should fall within the guidance laid out in the National Planning Policy Framework (NPPF) dated 12 December 2024, and the Local Plan. The Epping Forest District Local Plan 2011 to 2033 was adopted at an Extraordinary Meeting of the Council on 6 March 2023.

The Epping Forest District Local Plan 2011 to 2033 is the statutory development plan, which means it has full weight in determining planning applications (together with ‘made’ neighbourhood development plans where relevant). This adopted Local Plan superseded the Local Plan which comprised the policies within the Epping Forest District Local Plan adopted January 1998 and the Epping Forest District Local Plan Alterations adopted July 2006.

The adopted Local Plan is available on the Epping Forest District Council -click the button below "Local Plan"

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. It is expected the new NPPF will be published in the summer,

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.