Background
This is in relation to the planning application EPF/1039/25: outline planning application (with all matters reserved except access) for a residential-led mixed-use development comprising up to 600 dwellings, a care home , primary school, a local centre, sports facilities, Suitable Alternative Natural Greenspace (SANG) and associated landscaping, infrastructure, and two access points off Rayley Lane and Vicarage Lane.
This application was refused in December 2025, but the appeal is on-going. You can find out more about our ongoing responses here.
Section of the Master Plan by Milton Studio, Source: EFDC Planning Applications Public Register
July 2026
We submit comments to the Planning Inspectorate (PINS), reaffirming our original objection to EPF/1039/25, an application for a residential-led mixed-use development comprising up to 600 dwellings, on the grounds that:
- The proposed large-scale development will damage the Forest SAC/SSSI through increased vehicle movements and consequent air pollution and through increased visitor footfall.
- The application represents a major development on a site located in the Green Belt, which is inappropriate in, and would be harmful to, the Green Belt. In addition, we do not believe that the land should be designated as “grey belt” as it contributes strongly to preventing the urban sprawl of North Weald, an area already being affected by large scale residential developments approved in the adopted Local Plan.
December 2025
Epping Forest District Council (EFDC) rejects the original application. The developer later follows this up with an appeal to the Planning Inspectorate (PINS).
June 2025
We strongly object to the outline planning application for a residential-led mixed-use development comprising up to 600 dwellings (EPF/1039/25):
- We believe the proposed large-scale development will damage the Forest SAC/SSSI through increased vehicle movements and consequent air pollution and through increased visitor footfall.
- We also note that the Transport Assessment does not provide sufficient information to inform the Habitats Regulations Assessment which is required to assess the air pollution impact on the Forest SAC/SSSI.
- The site is not in an area classified for development in the adopted Epping Forest District Local Plan.
- The application represents a major development on a site located in the Green Belt, which is inappropriate in, and would be harmful to, the Green Belt, in particular to its openness contrary to paragraph 153 of the National Planning Policy Framework (NPPF).
- The proposed development does not qualify under any of the exceptions to Green Belt development in the NPPF nor do Very Special Circumstances exist.
- The site should not be classified as “grey belt” as, when the major planned housing developments on adjacent development sites in North Weald Bassett have been built, the site will strongly contribute to preventing unrestricted sprawl of what will be a large built-up area in accordance with Green Belt Purpose A and the National Planning Policy Guidance (NPPG).
- We do not accept the developer’s contention that Epping Forest District Council will not meet its new housing requirements; action is in hand on the large developments on sites in the adopted Local Plan at Latton Priory, elsewhere in North Weald Bassett, Thornwood and South Epping.