Land to the rear of The Rise, Barn Hill, Roydon Hamlet Data via plota.co.uk

EPF/0111/26 - Permission in Principle Refused
Change of useNew homes

Proposal

Permission in principle (PiP) for three or four residential units. Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
16 Jan 2026
✓
Validated
23 Jan 2026
✗
Refused
27 Mar 2026
Appeal
Not lodged

Refused on 27 Mar 2026 · Delegated Decision · Last checked 22 Aug 2026

Documents 10

Decision & officer reports 2

PDF DM Decision Notice.pdf PDF · 27 Mar 2026 View ↗ PDF Officer Report Officer Report · 9 Feb 2026 View ↗

Statements & assessments 1

PDF Planning Statement PDF · 16 Jan 2026 View ↗

Plans & drawings 1

PDF (02)001 Site Location Plan PDF · 16 Jan 2026 View ↗

Consultation & comments 1

PDF Commenter’s name hidden Show WORD_X · 26 Jan 2026 View ↗

Other documents 5

PDF Essex County Council - Highways MSG · 26 Feb 2026 View ↗ PDF EFDC - Contaminated Land PDF · 9 Feb 2026 View ↗ PDF ApplicationFormRedacted PDF · 26 Jan 2026 View ↗ PDF PIP Application (002) PDF · 16 Jan 2026 View ↗ PDF Covering Letter PDF · 16 Jan 2026 View ↗

All documents on the council site ↗

Site constraints 5

Green belt: London
Inappropriate development needs very special circumstances.
Green belt policy allows a short list of exceptions, such as limited extensions and replacement buildings. Anything else needs very special circumstances that clearly outweigh the harm. Some green belt land can count as grey belt, where it does not strongly serve the green belt's purposes. The council decides this in its green belt assessment or on each application, so we do not mark it here.
Read the government guidance ↗
Habitat network: Network Enhancement Zone 1
Where habitat is joined up enough to work as a network. Context, not a constraint on its own.
Also on the record
Inside the Roydon Hamlet built-up area; Priority habitat about 32 m away: No main habitat but additional habitats present; Natural England's Provisional ALC map (1:250,000, 1970s) had this area as grade 3, but it predates the buildings here and the current map does not class it as farmland.
Not affected
Outside flood zones 2 and 3 · No scheduled monument at the site

Checked on 6 October 2026. The pin for this application is the centre of its postcode rather than the building, so distances to nearby designations are measured from the postcode and can be out by the width of the postcode area. Historic England, the Environment Agency, Natural England and council datasets, Open Government Licence. A boundary can run through a site and the council holds the definitive record: confirm with the council before relying on this.

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EPF/1724/26

Important details

Council
Epping Forest
Application type
Permission in Principle
Postcode
CM19 5LB
Received
16 Jan 2026
Validated
23 Jan 2026
Ward
Roydon and Lower Nazeing
Parish
Roydon
Case officer
Show
Target decision
31 Mar 2026
Decision
Refuse
Decision date
27 Mar 2026
Decision level
Delegated Decision
Agent
Danny Simmonds

How this decision compares

Decided in 63 days from validation, 7 days slower than Epping Forest's median of 56 for changes of use. Refused, as 45% of changes of use here are.

52%decided within 8 weeks
55%approved
70decided in the last year

Plota live figures for changes of use decided by Epping Forest in the last twelve months, from validation. Epping Forest decision record →

Public comments

No public comments yet.

Last counted 22 Aug 2026

Read the comments on the council site ↗

Consultation & key dates

Comments by
16 Feb 2026

Historical activity at this location

23 nearby applications on record - archival context, not part of the live application.

Within ~100m

Nearby activity

2025
Ashview, Hamlet Hill, Roydon, Harlow, CM19 5LA
Change of use of land to use as a residential caravan site for 6 Gypsy/Traveller families…
EPF/1708/25
2024 Refused
Land between Summer House and Havana, Hamlet Hill, Roydon, CM19 5LA
Outline planning application for the erection of two detached dwellings with new vehicula…
EPF/0440/24
2024 Refused
Land between Summer House and Havana, Hamlet Hill, Roydon, CM19 5LA
Outline planning application for the erection of two detached dwellings with new vehicula…
EPF/0440/24
2023 Approved
The Hollies, 21 Barn Hill, Roydon, Harlow, CM19 5LB
Single storey rear extension with flat roof and single skylight
EPF/0246/23
2023 Approved
The Hollies, 21 Barn Hill, Roydon, Harlow, CM19 5LB
Single storey rear extension with flat roof and single skylight
EPF/0246/23
2022 Refused
21, The Hollies, Barn Hill, Roydon, Harlow, CM19 5LB
Single storey rear extension with installation of 1x sky light
EPF/2513/22
2022 Refused
21, The Hollies, Barn Hill, Roydon, Harlow, CM19 5LB
Single storey rear extension with installation of 1x sky light
EPF/2513/22
2022 Approved
Summer House, Hamlet Hill, Roydon, Harlow, CM19 5LA
Erection of side extension (renewal of planning permission EPF/1650/16)
EPF/2277/22
2022 Approved
Summer House, Hamlet Hill, Roydon, Harlow, CM19 5LA
Erection of side extension (renewal of planning permission EPF/1650/16)
EPF/2277/22
2018 Refused
9 Hamlet Hill Roydon Essex CM19 5LA
Vehicle crossover and front landscaped permeable hardstanding for parking including front…
EPF/3287/18
2018 Approved
17 Barn Hill Roydon Essex CM19 5LB
Proposed single storey front extension.
EPF/0758/18
2017 Refused
10 Hamlet Hill Roydon Harlow Essex CM19 5LA
Change of use of residential annexe to use as a separate dwelling.
EPF/1376/17
2017 Refused
10 Hamlet Hill Roydon Harlow Essex CM19 5LA
Change of use of residential annexe to use as a separate dwelling.
EPF/1376/17
2017 Approved
Belle Vue Barn Hill Roydon Essex CM19 5LB
Single storey rear extension
EPF/0907/17
2017 Approved
Belle Vue Barn Hill Roydon Essex CM19 5LB
Single storey rear extension
EPF/0907/17
2017 Approved
Caneswood Barn Hill Roydon Essex CM19 5LB
Application for Approval of Details Reserved by Condition 4 'site levels' on planning app…
EPF/0884/17
2017 Approved
Caneswood Barn Hill Roydon Essex CM19 5LB
Application for Approval of Details Reserved by Condition 4 'site levels' on planning app…
EPF/0884/17
2016 Approved
Barn Hill House Barn Hill Roydon Essex CM19 5LB
Single storey rear extension, granted permission under EPF/0285/16. This application is t…
EPF/3169/16
2016 Approved
9 Hamlet Hill Roydon Essex CM19 5LA
Proposed loft extension
EPF/2726/16
2016 Approved
20 Barn Hill Roydon Harlow Essex CM19 5LB
Erection of a side and rear extension, loft conversion involving re-pitching of the roof…
EPF/0844/16
2016 Refused
17 Barn Hill Roydon Essex CM19 5LB
Proposed front extension with extended roof conversion
EPF/1041/16
2016 Withdrawn
Disney Alpaca Stud Barn Hill Roydon HARLOW HARLOW CM19 5LB
Erection of dwelling to be occupied by workers at Disney Alpaca Stud.
EPF/1517/16
2016 Approved
Barn Hill House Barn Hill Roydon Harlow Essex CM19 5LB
Single storey side/rear extension.
EPF/0285/16
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 statistics
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