32, Piercing Hill, Theydon Bois, Epping, CM16 7JW Data via plota.co.uk

EPF/0533/26 - Full planning permission Approved
DemolitionNew homes

Proposal

Replacement dwelling with basement level. Data via plota.co.uk

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Application progress

✓
Received
16 Mar 2026
✓
Validated
17 Mar 2026
✓
Approved

Approved on · Committee A · Last checked 22 Aug 2026

Documents 27

Statements & assessments 6

PDF Essex County Council - Place Services Ecology PDF · 5 May 2026 View ↗ PDF EFDC - Land Drainage PDF · 30 Mar 2026 View ↗ PDF Biodiversity Gain Plan_32 Piercing Hill_Theydon Bois_Issue 06.01.26.pdf PDF · 16 Mar 2026 View ↗ PDF 32 Piercing Hill Arboricultural report and AIA.pdf PDF · 16 Mar 2026 View ↗ PDF Design and Access Statement for replacment house at 32 Piercing Hill Theydn Bois - 05 01 2026.pdf PDF · 16 Mar 2026 View ↗ PDF 20250715 FRA and Drainage Rev B 32 Piercing Hill .pdf PDF · 16 Mar 2026 View ↗

Plans & drawings 5

PDF 2658_11 Existing location and block plans.pdf PDF · 16 Mar 2026 View ↗ PDF 2658_12 Proposed location and block plan.pdf PDF · 16 Mar 2026 View ↗ PDF 32 Piercing Hill Tree Protection Plan rev C.pdf PDF · 16 Mar 2026 View ↗ PDF 2658_13 Existing plans elevations and site plan.pdf PDF · 16 Mar 2026 View ↗ PDF 2658_15A proposed elevations and external materials.pdf PDF · 16 Mar 2026 View ↗

Consultation & comments 4

PDF Conservation comments Memo (Consultee Comments) · 21 Apr 2026 View ↗ PDF Theydon Bois Parish Council Comments #1 PDF · 14 Apr 2026 View ↗ PDF EFDC Contaminated Land Comments #1 PDF · 8 Apr 2026 View ↗ PDF DM Neighbour Letter.docx WORD_X · 17 Mar 2026 View ↗

Other documents 12

PDF EFDC - Trees & Landscaping WORD · 27 May 2026 View ↗ PDF 220126-P-020-P1.pdf PDF · 16 Mar 2026 View ↗ PDF 2658_14 street scenes.pdf PDF · 16 Mar 2026 View ↗ PDF CMB.9100.001.GE.R.001.P01 FINAL_2.pdf PDF · 16 Mar 2026 View ↗ PDF 220126-P-00-P1.pdf PDF · 16 Mar 2026 View ↗ PDF CMB.9100.001.GE.R.001.P01 FINAL_1.pdf PDF · 16 Mar 2026 View ↗ PDF ApplicationFormRedacted.pdf PDF · 16 Mar 2026 View ↗ PDF 211011-P-009-P1.pdf PDF · 16 Mar 2026 View ↗ PDF 2658_16A proposed plans and table of areas.pdf PDF · 16 Mar 2026 View ↗ PDF CMB.9100.001.GE.R.001.P01 FINAL_4.pdf PDF · 16 Mar 2026 View ↗ PDF 32 Piercing Hill_ BIA.pdf PDF · 16 Mar 2026 View ↗ PDF CMB.9100.001.GE.R.001.P01 FINAL_3.pdf PDF · 16 Mar 2026 View ↗

All documents on the council site ↗

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Other new applications on this street

20, Piercing Hill, Theydon Bois, Epping, CM16 7JW

Demolition of the existing dwelling and associated structures, and erection of a...

EPF/1327/26 - 6 Jul 2026

Nearby new applications

Land North of Forest Drive, Forest Drive, Theydon Bois, CM16 7HH

Approval of Details Reserved by Condition 37 Construction Environmental Manageme...

EPF/1613/26 - 20 Aug 2026

Wantz, Coppice Row, Theydon Bois, Epping, CM16 7DW

Certificate of Lawful Development for two proposed outbuildings.

EPF/1536/26 - 10 Aug 2026

1, Baldocks Road, Theydon Bois, Epping, CM16 7EB

Removal of the existing single storey rear extensions with a two-storey rear wra...

EPF/1514/26 - 6 Aug 2026

Land North of Forest Drive, Forest Drive, Theydon Bois, CM16 7HH

Approval of Details Reserved by Conditions 32 and 42 Flooding (Drainage) of EPF/...

EPF/1367/26 - 13 Jul 2026

20, Piercing Hill, Theydon Bois, Epping, CM16 7JW

Demolition of the existing dwelling and associated structures, and erection of a...

EPF/1327/26 - 6 Jul 2026

Preceptors House, Coppice Row, Theydon Bois, Epping, CM16 7DN

TPO/EPF/11/84 (Ref: A2) G1: Mixed - Prune overhanging branches to suitable prun...

EPF/1314/26 - 3 Jul 2026

Important details

Council
Epping Forest
Application type
Full planning permission
Postcode
CM16 7JW
Received
16 Mar 2026
Validated
17 Mar 2026
Ward
Theydon Bois with Passingford
Parish
Theydon Bois
Case officer
Show
Target decision
12 May 2026
Decision
Approve with Conditions
Decision level
Committee A
Applicant
Show
Agent
Show

Public comments

No public comments yet.

Last counted 22 Aug 2026

Read the comments on the council site ↗

Historical activity at this location

26 previous applications on record - archival context, not part of the live application.

This property

Previous applications at this address

2025 Approved
Change of use from C3 to C2 children's care home for 3 children.
EPF/1394/25
Within ~100m

Nearby activity

2025 Refused
29, Piercing Hill, Theydon Bois, Epping, CM16 7JW
Demolition of existing side extensions and garage, construction of two-storey side and re…
EPF/0173/25
2025 Refused
25, Piercing Hill, Theydon Bois, Epping, CM16 7JW
Proposed covered, open-sided outside kitchen in the rear garden.
EPF/0241/25
2024 Approved
25, Piercing Hill, Theydon Bois, Epping, CM16 7JW
Single storey rear extension in an ‘Orangery’ style.
EPF/1662/24
2024 Approved
25, Piercing Hill, Theydon Bois, Epping, CM16 7JW
Single storey rear extension in an ‘Orangery’ style.
EPF/1662/24
2024 Approved
30A, Millan House, Piercing Hill, Theydon Bois, Epping, CM16 7JW
TPO/EPF/05/04 T28: Grey Poplar - Selective prune of 1 x southern limb by up to 5m, as spe…
EPF/1255/24
2024 Approved
30A, Millan House, Piercing Hill, Theydon Bois, Epping, CM16 7JW
TPO/EPF/05/04 T28: Grey Poplar - Selective prune of 1 x southern limb by up to 5m, as spe…
EPF/1255/24
2024 Refused
28, Braeside, Piercing Hill, Theydon Bois, Epping, CM16 7JW
Two-storey side and rear extensions, single storey extension and alterations to the roof…
EPF/1062/24
2024 Refused
28, Braeside, Piercing Hill, Theydon Bois, Epping, CM16 7JW
Two-storey side and rear extensions, single storey extension and alterations to the roof…
EPF/1062/24
2024 Approved
26, Piercing Hill, Theydon Bois, Epping, CM16 7JW
A new replacement outbuilding of similar size to the existing outbuilding and in closer p…
EPF/0974/24
2024 Approved
26, Piercing Hill, Theydon Bois, Epping, CM16 7JW
A new replacement outbuilding of similar size to the existing outbuilding and in closer p…
EPF/0974/24
2024 Refused
26, Piercing Hill, Theydon Bois, Epping, CM16 7JW
Replacement of existing gates
EPF/0713/24
2024 Refused
26, Piercing Hill, Theydon Bois, Epping, CM16 7JW
Replacement of existing gates
EPF/0713/24
2024 Refused
Braeside, 28 Piercing Hill, Theydon Bois, Epping, CM16 7JW
Two storey side and rear extension, single storey rear extension to the existing garage…
EPF/0075/24
2024 Refused
Braeside, 28 Piercing Hill, Theydon Bois, Epping, CM16 7JW
Two storey side and rear extension, single storey rear extension to the existing garage…
EPF/0075/24
2023 Approved
26, Piercing Hill, Theydon Bois, Epping, CM16 7JW
A new replacement outbuilding of similar size and in a similar location to the existing o…
EPF/2310/23
2023 Approved
26, Piercing Hill, Theydon Bois, Epping, CM16 7JW
A new replacement outbuilding of similar size and in a similar location to the existing o…
EPF/2310/23
2023 Refused
28, Braeside, Piercing Hill, Theydon Bois, Epping, CM16 7JW
Proposed Replacement Dwelling & Associated Works
EPF/0034/23
2023 Refused
28, Braeside, Piercing Hill, Theydon Bois, Epping, CM16 7JW
Proposed Replacement Dwelling & Associated Works
EPF/0034/23
2023 Refused
22, Piercing Hill, Theydon Bois, Epping, CM16 7JW
Proposed new attached outbuilding with storage and utility at ground floor and a home off…
EPF/0839/23
2023 Refused
22, Piercing Hill, Theydon Bois, Epping, CM16 7JW
Proposed new attached outbuilding with storage and utility at ground floor and a home off…
EPF/0839/23
2016 Approved
Rothwell 28A Piercing Hill Theydon Bois Epping Essex CM16 7JW
Retrospective planning approval to extensions to dwelling (alternative to those approved…
EPF/3156/16
2016 Approved
Rear of 33 Piercing Hill Theydon Bois Essex CM16 7JW
Renovation of existing former coach house with extension to form a single family dwelling…
EPF/3295/16
2016 Refused
33 Piercing Hill Theydon Bois Epping Essex CM16 7JW
Renovation of existing former coach house with extension and basement to form a single fa…
EPF/2037/16
2016 Approved
32 Piercing Hill Theydon Bois Epping Essex CM16 7JW
Replacement dwelling with basement level.
EPF/0686/16
2016 Withdrawn
Rear of 33 Piercing Hill Theydon Bois Epping Essex CM16 7JW
Demolition of existing outbuilding and erection of proposed dwellinghouse with basement t…
EPF/0047/16
Epping Forest
Planning Authority Score
4.5/10
Below average
#172 of 296 councils
Relevant to this application:
Householder decisions

Epping Forest ranks #114 out of 296 councils for householder decision speed. Epping Forest is also one of the strictest councils - it refuses more householder applications than almost any other, with only 76% approved vs 90% nationally.

One of the strictest councils
only 76% approved vs 90% nationally
These figures are council-wide context, not a prediction for this application. View full council performance
Epping Forest decision performance
Based on MHCLG data, the year to March 2026
67%
Overall approval rate
Below avg (87%) #295 of 296
76%
Householder approved
Below avg (90%) #290 of 296
71%
Decided in 8 weeks
Above avg (63%) #114 of 296
34%
Extended time limit
Below avg (41%) #87 of 296
49%
Minor dwellings approved
228 decided (1-9 homes)
55%
Major dwellings approved
20 decided (10+ homes)
49%
Change of use approved
43 decided
1,307
Total decisions
429 refused in the year to March 2026
Source: MHCLG planning statistics · See full council rankings