Debrief on Epping Forest & Commons Committee Meeting on 29 May 2025
[30th May 2025]
We promised to debrief on the meeting of the Epping Forest & Commons Committee (EF&CC) yesterday, particularly in relation to a discussion on the potential sale or development of Buffer Lands referred to in Agenda Item 21 on Complementary Land Policy and Complementary Land Appraisal.
You can see the full discussion at the Committee here from 2 hours 3 minutes and 26 seconds.:
And the relevant Paper at Page 145 onwards here
In summary
In summary, and despite some positive statements and discussions in relation to wanting to protect Epping Forest’s Buffer Lands at the meeting, and important issues raised at the meeting about decision-making in relation to the Epping Forest Buffer Lands, especially by Verderers Nicholas Munday and Paul Morris, as well as from the Chair and a number of Committee Members, we remain greatly concerned about the development of the Complementary Land Policy, the Complementary Land Appraisal, and the potential future sale of the Buffer Lands by the City of London Corporation.
Our key take-aways are:
- The agenda item yesterday was for discussion only, with decisions to be made by the Policy & Resources Committee (see later re governance issues and conflicts of interest), the most senior Committee in the City, and on which the Chair and Vice Chair of the EF&CC sit, as well as EF&CC members Jaspreet Hodgson, Vincent Keaveny and Philip Woodhouse.
- It was also noted by a Committee member that the approach and wording in the documents demonstrated that the plans were “being done to the Committee rather than with the Committee”, and that this was a mistake. Another Committee member said that “The City can’t do a land grab”.
- It was repeatedly raised that the Epping Forest & Commons Committee should have a larger role in deciding the fate of the Buffers Lands, including because:
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- The City of London Corporation, as Conservator of the Forest, and as the sole Trustee of the Epping Forest Charity, should at the very least take advice from the Epping Forest & Commons Committee in order to properly its role as Conservator of the Forest and as sole Trustee of the Epping Forest Charity. Some members thought the EF&CC should be the decision-maker in relation to the Buffer Lands.
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- The Epping Forest & Commons Committee has for many years, and on an ongoing basis, been undertaking the management of the Buffer Lands, as an integral part of protecting Epping Forest
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- The Epping Forest Charity has for many years, and on an ongoing basis, primarily through the EF&CC, been managing the Buffers Lands, as an integral part of its activities and as part of protecting Epping Forest. It was specifically pointed out that this was clearly the case in the meeting, where the Superintendent’s report seamlessly covered land covered by the 1878 Act and the Buffer Lands.
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- Although the Buffer Lands are registered in the name of the City of London Corporation, they have been acquired in a variety of ways, and, as set out above, have been used to fulfil the City of London Corporation’s responsibilities as Conservator of the Forest and sole Trustee of the Epping Forest Charity, and all these factors need to be taken into account in making any decisions about the Buffer Lands. Does this mean they have, in fact, become land belonging to the Epping Forest Charity?
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- Significant issues related to proper governance processes for decision-making, and the management of conflicts of interest, were raised in relation to the City of London Corporation’s approach to making decisions in relation to the Buffer Lands. [What all these processes and conflict of interest are is not totally clear. However we presume the main conflict is that it might be in the best interests of the City of London Corporation to sell or develop the Buffer Lands and receive the receipts; whereas it would not seem to be in the best interests of Epping Forest, or the Epping Forest Charity, of which the City of London Corporation is sole Trustee, to sell the Buffer lands which protect the Forest, and for the City of London Corporation to receive the receipts.]
- A request was made for senior officers from the Epping Forest team, and for Members of the EF&CC, to be on the Task and Finish Groups about Complementary Land Policy and Appraisal.
- Amongst other things, senior officers in the Natural Enironment Directorate did say that: it is likely that the majority of sites will be recognised as important to keep [although how it is possible to say this before the policy is agreed of appraisal done was unclear]; guidance was being developed for members on governance and managing conflicts of interest; the driver of this was the Corporation centrally trying to manage its assets better.
- The whole process feels rushed. Feedback from yesterday’s meeting was being taken straight to Policy & Resources Committee.
The outcomes of the meeting seemed to be as follows:
The discussions at the meeting were to be fed back to Policy & Resources Committee, including that the EF&CC wanted:
- more reference to be made to the role of EF&CC in the Terms of Reference, and that it should be a decision-maker not just a consultee
- the unique position of the Buffer Land should be recognised in the Terms of Reference, and the terminology “Epping Forest Buffer Land” should be used to describe it
- the current use of the Epping Forest Buffer Land should be referenced
- reference should be made to the Charity’s Objects
- the land appraisal should be site specific and reference the history of each site
- the Superintendent and Members should be involved in Task and Finish groups.