3, Woodberry Down, Epping, CM16 6RJ Data via plota.co.uk

EPF/2441/25 - Non-Material Amendment Refused
Admin / procedural

Proposal

Non-Material Amendment to (Demolition of existing dwelling and detached garage. Erection of 4no. four-bedroom dwellings with associated landscaping, private amenity areas, car parking and 3no. new vehicular accesses across the existing footway). Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Validated
3 Dec 2025
✓
Received
4 Dec 2025
✗
Refused
9 Jan 2026
Appeal
Not lodged

Refused on 9 Jan 2026 · Delegated Decision · Last checked 22 Aug 2026

Documents 4

Decision & officer reports 2

PDF DM Decision Notice.pdf PDF · 9 Jan 2026 View ↗ PDF Officer Report Officer Report · 9 Jan 2026 View ↗

Other documents 2

PDF 005-B EXISTING AND PROPOSED STREET SCENE.pdf PDF · 4 Dec 2025 View ↗ PDF ApplicationFormRedacted.pdf PDF · 4 Dec 2025 View ↗

All documents on the council site ↗

Associated applications 4

Site constraints 5

Habitat network: Network Enhancement Zone 2
Where habitat is joined up enough to work as a network. Context, not a constraint on its own.
Also on the record
2 listed buildings within 150 m of the postcode pin; SSSI about 345 m away: Epping Forest SSSI; Inside the Epping built-up area; Green belt about 72 m away: London.
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.

Sales history 1

Last sold for £1,150,000 in April 2024. Other property, freehold.

24 April 2024£1,150,000Recorded as a transfer outside a standard sale

Sale prices from HM Land Registry's price paid record, matched to this application by its address.

Building

Floor area166 m² (1,787 sq ft)
Energy ratingE (40 out of 100), could reach C
PropertyDetached house, 7 habitable rooms
Built1900 to 1929
HeatingBoiler and radiators, mains gas
WallsSolid brick, as built, no insulation (assumed)

From the energy performance certificate lodged in January 2024, the latest held for this property, matched to this application by its address. The building may have changed since. View the certificate

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Nearby new applications

7 Oct 2026Pending

18, Beulah Road, Epping, CM16 6RH

TPO/EPF/31/90 T1: Lime - Crown reduce to previous points, as specified. T2–T5:...

EPF/1894/26
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69 Coronation Hill, Epping, CM16 5DT

Wrap around front porch and double storey side extension.

EPF/1726/26
17 Sept 2026Pending

28 Lindsey Street, Epping, CM16 6RD

Certificate of Lawful Development for proposed change of use of the upper floors...

EPF/1776/26
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15, Thornwood Road, Epping, CM16 6SY

Certificate of Lawful Development for supported accommodation for up to five you...

EPF/1802/26
7 Sept 2026Pending

7, Maltings Lane, Epping, CM16 6SB

TPO/EPF/07/98 G3: Lime - Crown reduce to previous points, as specified. NB: ...

EPF/1708/26
3 Sept 2026Approved

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Certificate of Lawful Development for proposed loft conversion with side dormers...

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Important details

Council
Epping Forest
Application type
Non-Material Amendment
Postcode
CM16 6RJ
Received
4 Dec 2025
Validated
3 Dec 2025
Ward
Epping West and Rural
Parish
Epping
Case officer
Show
Target decision
31 Dec 2025
Decision
Refuse
Decision date
9 Jan 2026
Decision level
Delegated Decision
Applicant
Show
Agent
Show
Freehold owner
Show

Public comments

No public comments yet.

Last counted 22 Aug 2026

Read the comments on the council site ↗

Consultation & key dates

Comments by
30 Dec 2025

Historical activity at this location

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

This property

Previous applications at this address

2025 Decided
Application for approval of details reserved by Conditions 3, 4 & 6 on granted permission…
EPF/1088/25
2025 Decided
Application for approval of details reserved by conditions 3, 5, 9, 12 & 13 on planning p…
EPF/0973/25
2024 Approved
Demolition of existing dwelling and detached garage. Erection of 4no. four-bedroom dwelli…
EPF/2389/24
2024 Approved
Demolition of existing dwelling and detached garage. Erection of 4no. four-bedroom dwelli…
EPF/2389/24
2024 Refused
Erection of two-storey and single storey extensions to existing dwelling, and erection of…
EPF/1568/24
2024 Refused
Erection of two-storey and single storey extensions to existing dwelling, and erection of…
EPF/1568/24
2024 Refused
Demolition of existing dwelling and detached garage. Erection of 4no. four-bedroom dwelli…
EPF/1083/24
2024 Refused
Demolition of existing dwelling and detached garage. Erection of 4no. four-bedroom dwelli…
EPF/1083/24
Within ~100m

Nearby activity

2025 Approved
17, Beulah Road, Epping, CM16 6RH
TPO/EPF/19/99 T1: Oak - Crown reduce by up to 3m, as specified. Crown lift by up to 4m fr…
EPF/1205/25
2024 Approved
17, Beulah Road, Epping, CM16 6RH
TPO/EPF/23/03 (Ref: T1 & T2) T1 & T2: 2 x Oak - Selective crown reduction of south east s…
EPF/2192/24
2024 Approved
17, Beulah Road, Epping, CM16 6RH
TPO/EPF/23/03 (Ref: T1 & T2) T1 & T2: 2 x Oak - Selective crown reduction of south east s…
EPF/2192/24
2022 Approved
4 Woodberry Down Epping CM16 6RJ
Two storey part single storey extension to the front, side & rear of the property. Materi…
EPF/0922/22
2022 Approved
4 Woodberry Down Epping CM16 6RJ
Two storey part single storey extension to the front, side & rear of the property. Materi…
EPF/0922/22
2022
4 Woodberry Down Epping Essex CM16 6RJ
Application for Variation of condition 25 (change of render finish) to EPF/1240/21. (Two…
EPF/0692/22
2022
4 Woodberry Down Epping Essex CM16 6RJ
Application for Variation of condition 25 (change of render finish) to EPF/1240/21. (Two…
EPF/0692/22
2021 Approved
7 Beulah Road Epping CM16 6RH
Demolition and rebuild of existing dwelling following commencement of previously approved…
EPF/1397/21
2021 Approved
4 Woodberry Down Epping CM16 6RJ
Two storey and part single storey extensions to the front, side and rear.
EPF/1240/21
2021 Approved
7 Woodberry Down Epping CM16 6RJ
Erection of single storey rear extension.
EPF/0089/21
2020 Approved
Cedars 18A Beulah Road Epping CM16 6RH
TPO/EPF/31/90 (Ref: A1) T1: Ash - Crown reduce to previous points, as specified.
EPF/2807/20
2020 Approved
Cedars 18A Beulah Road Epping CM16 6RH
TPO/EPF/31/90 (Ref: A1) T1: Ash - Crown reduce to previous points, as specified.
EPF/2807/20
2019 Approved
7 Beulah Road Epping Essex CM16 6RH
Two storey and single storey side and rear extensions involving an increase in the height…
EPF/1235/19
2019 Approved
7 Beulah Road Epping Essex CM16 6RH
Two storey and single storey side and rear extensions involving an increase in the height…
EPF/1235/19
2018 Withdrawn
7 Beulah Road Epping CM16 6RH
Demolition of existing house and construction of a new part double part single storey dwe…
EPF/3388/18
2018 Approved
3 Barnfield Epping Essex CM16 6RL
Single storey rear extension, two storey side extension and loft conversion with rear dor…
EPF/2113/18
2018 Approved
22 Lindsey Street Epping Essex CM16 6RB
Single storey rear extension.
EPF/1259/18
2018 Approved
22 Lindsey Street Epping Essex CM16 6RB
Grade II Listed Building application for single storey rear extension.
EPF/1269/18
2018 Approved
5 Woodberry Down Epping Essex CM16 6RJ
Single storey and two storey side and rear extensions
EPF/0811/18
2018 Approved
20 Lindsey Street Epping Essex CM16 6RB
Single storey rear extension. Conversion of garage to utility/wc/store including insertio…
EPF/0582/18
2016 Approved
15 Beulah Road Epping Essex CM16 6RH
Proposed two storey rear extension and internal alterations
EPF/1546/16
2016 Approved
22 Lindsey Street Epping Essex CM16 6RB
Replacement timber fence
EPF/2652/16
2016 Approved
20 Lindsey Street Epping Essex CM16 6RB
Proposed new garden room
EPF/2272/16
2016 Withdrawn
22 Lindsey Street Epping Essex CM16 6RB
Grade II listed building consent for proposed replacement timber fence
EPF/2653/16
2016 Approved
10 Woodberry Down Epping Essex CM16 6RJ
Single storey rear extension
EPF/0882/16
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

Sale prices: Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0.

Energy performance: Energy performance certificates from the Energy Performance of Buildings Register, Ministry of Housing, Communities and Local Government. Contains public sector information licensed under the Open Government Licence v3.0. © Crown copyright 2026.

Freehold owner: Information produced by HM Land Registry. © Crown copyright 2026. Source: HM Land Registry, UK and overseas companies that own property in England and Wales, September 2026 release.