Tudor House, High Road, Thornwood, Epping, CM16 6LT Data via plota.co.uk

EPF/0101/26 - Approval of details reserved by a condition Approved
Admin / procedural

Proposal

Approval of Details Reserved by Condition number 3 - external finishes and number 9 - Remediation Statement (Phase 1b only) of (Residential development comprising residential dwellings (Use Class C3), together with car parking, garden spaces, a flexible café/commercial use (Use Class E) with vehicular access from High Road (B1393) external landscaping and associated development). Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
15 Jan 2026
✓
Approved
9 Feb 2026

Approved on 9 Feb 2026 · Delegated Decision · Last checked 22 Aug 2026

Documents 7

Decision & officer reports 1

PDF DM Decision Notice.pdf PDF · 9 Feb 2026 View ↗

Other documents 6

PDF EFDC - Contaminated Land MSG · 6 Feb 2026 View ↗ PDF North Weald Bassett Parish Council WORD_X · 27 Jan 2026 View ↗ PDF ApplicationFormRedacted.pdf PDF · 15 Jan 2026 View ↗ PDF Condition 3 and 9 Covering Letter Jan 26.pdf PDF · 15 Jan 2026 View ↗ PDF 049-BL-PL-XX-XX-PCD-Ext Mat 9 update.pdf PDF · 15 Jan 2026 View ↗ PDF J25353 Rep rev 0 complete_compressed.pdf PDF · 15 Jan 2026 View ↗

All documents on the council site ↗

Associated applications 3

Site constraints 3

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.
Also on the record
Inside the Thornwood Common built-up area; the 1970s provisional farmland map had this area as grade 2, 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 11 September 2026. 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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Other new applications on this street

8 Sept 2026Pending

Ongar Park Hall, High Road, North Weald Bassett, Epping, CM16 6GQ

Application for the approval of details reserved by condition 4 Surface Water Di...

EPF/1721/26
16 Jul 2026Pending

52, High Road, North Weald Bassett, Epping, CM16 6BY

Change of use from restaurant (Class E) to hot food takeaway (Sui Generis) with ...

EPF/1383/26
11 Jun 2026Approved

Rosario, High Road, Thornwood, Epping, CM16 6LU

Part Approval of Details Reserved by Condition 8 (B) part (ii) in relation to la...

EPF/1176/26
4 Jun 2026Approved

Site known as Thornwood Park, High Road, Thornwood, Epping, CM16 6LU

TPO/EPF/18/89 (Ref: T4, T5, T6) G8: Ash - Prune overhanging branches back to bo...

EPF/1113/26

Nearby new applications

24 Jul 2026Decided

Breckenridge, 4 Smiths Court, Thornwood, Epping, CM16 6BD

TPO/EPF/18/89 (Ref: T4) T1: Ash - Monolith to 2.5m, as specified. NB: The pe...

EPF/1436/26
24 Jul 2026Approved

3, Smiths Court, Thornwood, Epping, CM16 6BD

TPO/EPF/18/89 (Ref: T5, T6) T1 & T2: Ash - Monolith to 8m, as specified. NB:...

EPF/1437/26
13 Jul 2026Approved

35, Duck Lane, Thornwood, Epping, CM16 6NF

Grade II Listed Building consent for replacement staircase.

EPF/1366/26
11 Jun 2026Refused

Rear garden of Gate House Teazle Mead Thornwood CM16 6TZ

Permission in Principle for the demolition of a residential outbuilding and the ...

EPF/1169/26

Important details

Council
Epping Forest
Application type
Approval of details reserved by a condition
Postcode
CM16 6LT
Received
15 Jan 2026
Validated
15 Jan 2026
Ward
North Weald Bassett
Parish
North Weald Bassett
Case officer
Show
Target decision
12 Feb 2026
Decision
Approve
Decision date
9 Feb 2026
Decision level
Delegated Decision

Public comments

No public comments yet.

Last counted 22 Aug 2026

Read the comments on the council site ↗

Consultation & key dates

Comments by
9 Feb 2026

Historical activity at this location

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

This property

Previous applications at this address

2025 Approved
Non-Material Amendment to EPF/0007/24 (Residential development comprising residential dwe…
EPF/2312/25
2025 Approved
Approval of Details Reserved by Condition 9 of EPF/0007/24 (Residential development compr…
EPF/1864/25
2025 Decided
Application for approval of details reserved by Conditions 3 (verification report), 9 (ex…
EPF/1020/25
2025 Approved
Non-Material Amendment to EPF/0007/24 (Residential development comprising residential dwe…
EPF/1372/25
2025 Approved
Application for approval of details reserved by Conditions 28 & 29 and granted permission…
EPF/1296/25
2025 Approved
Application for approval of details reserved by condition 4 'Surface Water Disposal' cond…
EPF/0125/25
2025 Approved
Application for approval of details reserved by conditions 25 (Cycle Storage), 26 (Refuse…
EPF/0755/25
2025 Approved
Application for approval of details reserved by Condition 24 `Light for Biodiversity' and…
EPF/0866/25
2025 Approved
Application for approval of details reserved by conditions 7 (Bat Licence), Condition 9 (…
EPF/0426/25
2025 Approved
Application for approval of details reserved by condition 20 'Landscaping Details' on pla…
EPF/0487/25
2025 Decided
Application for approval of details reserved by condition 20 'Hard and Soft Landscaping'…
EPF/0158/25
2024 Approved
Residential development comprising residential dwellings (Use Class C3), together with ca…
EPF/0007/24
2024 Approved
Residential development comprising residential dwellings (Use Class C3), together with ca…
EPF/0007/24
Within ~100m

Nearby activity

2019 Approved
Savannah High Road Thornwood Epping CM16 6LT
Application for a Lawful Development Certificate for a proposed outbuilding.
EPF/2898/19
2019 Approved
Savannah High Road Thornwood Epping CM16 6LT
Application for a Lawful Development Certificate for a proposed outbuilding.
EPF/2898/19
2017 Approved
Savannah High Road Thornwood North Weald Essex CM16 6LT
Demolition of existing front porch and building of a single storey front infill extension…
EPF/0673/17
2017 Approved
Savannah High Road Thornwood North Weald Essex CM16 6LT
Demolition of existing front porch and building of a single storey front infill extension…
EPF/0673/17
2016 Approved
Savannah High Road Thornwood North Weald Bassett Essex CM16 6LT
Four Dormer windows to roof of existing garage.
EPF/3079/16
2016 Approved
Savannah High Road Thornwood North Weald Essex CM16 6LT
Provision of a balcony above the conservatory roof at rear.
EPF/2804/16
Epping Forest
Planning Authority Score
4.5/10
Below average
#172 of 296 councils
Relevant to this application:
Major dwellings

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