Background
This is in relation to the planning application EPF/1336/26, for the erection of up to 200 dwellings, a Suitable Alternative Natural Greenspace (SANG), public open space, landscaping, sustainable drainage infrastructure, vehicular access to Upshire Road and associated infrastructure.
This development is again outside the Local Plan on Green Belt, and will be a big blow to the Forest if it is granted both because of its sheer size and the precedent it will set for large developments around the Forest. You can see our on-going responses and objections to this development.
Site Location Plan, Source: EFDC Planning Applications Public Register
August 2026
We submitted our strong objections to the the outline planning application EPF/1336/26. outlining a few key points:
- The site is not an area designated for development in the adopted Epping Forest District Local Plan.
- We believe the proposed large-scale “windfall” development would damage the Forest Special Areas of Conservation (SAC) and Sites of Special Scientific Interest (SSSI), a protected site, through increased vehicle traffic and consequent air pollution and through increased visitor footfall.
- The cumulative impact on the Forest SAC of the speculative non-Local Plan proposals in the District (Chigwell Rise, North Weald Golf Club, Epping, Upshire, totalling over 1,600 new dwellings – which would represent a 15% increase against the District’s Local Plan housing target) needs to be assessed as a whole not through consideration of individual planning applications such as this one.
- The site is not “grey belt” as it makes a very strong contribution to preventing the unrestricted sprawl of Waltham Abbey into open countryside very close to the Forest SAC and Green Belt.
October 2025
In October 2025, we responded to the Request for Environmental Impact Assessment (EIA) Screening Opinion for application EPF1968/25, for up to 250 residential units, open space, landscaping and associated infrastructure.
We objected to the applicant’s argument that an EIA isn’t necessary and stressed that EFDC needs to consider the potential cumulative impact on the Forest of these potential developments in its decisions. You can view our responses here.