White House, Epping Road, Roydon, Harlow, CM19 5DD Data via plota.co.uk

EPF/2381/25 - Lawful development Refused
Admin / procedural

Proposal

Certificate of proposed development to confirm that remaining works pursuant to Local Authority reference can be lawfully carried out by virtue that all of the pre commencement conditions have been discharged and that development began prior to the expiration of the consent. Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
25 Nov 2025
✗
Refused
13 Jan 2026
Appeal
Not lodged

Refused on 13 Jan 2026 · Delegated Decision · Last checked 22 Aug 2026

Documents 14

Decision & officer reports 3

PDF Officer Report (draft) Officer Report · 13 Jan 2026 View ↗ PDF DM Decision Notice.pdf PDF · 13 Jan 2026 View ↗ PDF Appendix 5 EPF080623 Decision Notice.pdf PDF · 25 Nov 2025 View ↗

Statements & assessments 1

PDF MAT3218 225068 Planning Statement.pdf PDF · 25 Nov 2025 View ↗

Plans & drawings 7

PDF EPF289221 East Elevation.pdf PDF · 25 Nov 2025 View ↗ PDF EPF289221 Site Plan Roof Level.pdf PDF · 25 Nov 2025 View ↗ PDF EPF289221 Site Plan Floor Level.pdf PDF · 25 Nov 2025 View ↗ PDF EPF289221 Location Plan.pdf PDF · 25 Nov 2025 View ↗ PDF EPF289221 West Elevation.pdf PDF · 25 Nov 2025 View ↗ PDF EPF289221 North Elevation.pdf PDF · 25 Nov 2025 View ↗ PDF EPF289221 South Elevation.pdf PDF · 25 Nov 2025 View ↗

Other documents 3

PDF Appendix 6 Scheme for Detailed Site Investigation.pdf PDF · 25 Nov 2025 View ↗ PDF ApplicationFormRedacted.pdf PDF · 25 Nov 2025 View ↗ PDF Appendix 2 MAT3218 225068 28 02 25 001.pdf PDF · 25 Nov 2025 View ↗

All documents on the council site ↗

Associated applications 2

  • Part of

    FullApprovedcouncil archive
    • LawfulnessCertificate of proposed development to confirm that remaining works pursuant to Local…RefusedThis applicationEPF/2381/25

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 ↗
Nazeing and South Roydon conservation area
Demolition needs planning permission and permitted development is restricted.
The council must give weight to preserving or enhancing the area's character and appearance. Not every council has published its boundaries as open data.
Council document ↗
Heritage at risk: Nazeing and South Roydon
On the register of historic places assessed as at risk.
A designated building, monument, park or conservation area assessed as at risk from neglect, decay or development. Proposals that secure its future are looked on favourably.
Historic England ↗
Agricultural land, grade 2
Best and most versatile land (grades 1, 2 and 3a). Source: the Predictive Agricultural Land Classification Map (Defra and Natural England, 2025; the Welsh Government's Predictive ALC Map 2 in Wales), a model rather than a site survey. Natural England's Provisional ALC map (1:250,000, 1970s) agrees.
Where development of farmland is needed, policy prefers poorer land over the best and most versatile (grades 1, 2 and 3a). Three sources: Natural England's post-1988 field surveys, which are definitive where they exist; the Defra predictive map for England (2025) and the Welsh Government predictive map, modelled from the soil map with 3a and 3b split; and the 1970s provisional map, which planners and other services still show, coarser and with grade 3 undivided. Where the provisional and predicted grades disagree, treat the predicted grade as the current estimate and expect an application to carry its own survey.
Habitat network: Network Enhancement Zone 1
Where habitat is joined up enough to work as a network. Context, not a constraint on its own.
Not affected
Outside flood zones 2 and 3 · No scheduled monument at the site

Checked on 6 October 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.

Sales history 1

Last sold for £675,000 in July 2019. Other property, freehold.

12 July 2019£675,000Recorded 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 area134 m² (1,442 sq ft)
Energy ratingE (39 out of 100), could reach C
PropertyDetached house, 7 habitable rooms
Built1900 to 1929
HeatingBoiler and radiators, oil
WallsSolid brick, as built, no insulation (assumed)

From the energy performance certificate lodged in July 2022, 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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Other new applications on this street

10 Jun 2026Pending

Early Acres Nursery, Epping Road, Roydon, Harlow, CM19 5DD

Demolition of all existing buildings and closure of existing access. Erection of...

EPF/1154/26
12 May 2026Refused

Early Acres House, Epping Road, Roydon, Harlow, CM19 5DD

Demolition of Existing Chalet Bungalow, Detached Single Storey Garage/Outbuildin...

EPF/0932/26
5 May 2026Refused

The Roses, Epping Road, Roydon, Harlow, CM19 5DD

Permission in Principle for erection of bungalow.

EPF/0873/26
24 Jul 2026Pending

Halls Green Farm, Epping Road, Roydon, Harlow, CM19 5DG

Demolition of existing tracks and structures including existing dwelling, remova...

EPF/1439/26

Nearby new applications

24 Jul 2026Pending

Halls Green Farm, Epping Road, Roydon, Harlow, CM19 5DG

Demolition of existing tracks and structures including existing dwelling, remova...

EPF/1439/26

Important details

Council
Epping Forest
Application type
Lawful development
Postcode
CM19 5DD
Received
25 Nov 2025
Validated
25 Nov 2025
Ward
Roydon and Lower Nazeing
Parish
Roydon
Target decision
20 Jan 2026
Decision
Not Lawful
Decision date
13 Jan 2026
Decision level
Delegated Decision
Applicant
Show
Agent
Show

Public comments

No public comments yet.

Last counted 22 Aug 2026

Read the comments on the council site ↗

Consultation & key dates

Comments by
19 Dec 2025

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

2024 Refused
Variation to condition 2 'Plan no's' and condition 3 'Materials' on planning permission E…
EPF/1635/24
2024 Refused
Variation to condition 2 'Plan no's' and condition 3 'Materials' on planning permission E…
EPF/1635/24
2023 Approved
Erection of a stable building and the change of use of the land for the keeping of horses.
EPF/1330/23
2023 Approved
Erection of a stable building and the change of use of the land for the keeping of horses.
EPF/1330/23
2023 Decided
Discharge of conditions 3. External finishes & 4. Detail drawings for EPF/2892/21 (Demoli…
EPF/0806/23
2023 Decided
Discharge of conditions 3. External finishes & 4. Detail drawings for EPF/2892/21 (Demoli…
EPF/0806/23
2023 Approved
Application for Approval of Details reserved by condition 6"details of soft & hard landsc…
EPF/0113/23
2023 Approved
Application for Approval of Details reserved by condition 6"details of soft & hard landsc…
EPF/0113/23
2021 Approved
Demolition of existing two storey dwelling and single storey outbuildings and constructio…
EPF/2892/21
2020 Withdrawn
Demolition of an existing dwelling & erection of a new detached dwelling with associated…
EPF/0943/20
2020 Withdrawn
Demolition of an existing dwelling & erection of a new detached dwelling with associated…
EPF/0943/20
Within ~100m

Nearby activity

2024 Refused
The Roses, Epping Road, Roydon, Harlow, CM19 5DD
Full Planning Application for the demolition of all buildings, replacement of car body re…
EPF/2350/24
2024 Refused
The Roses, Epping Road, Roydon, Harlow, CM19 5DD
Full Planning Application for the demolition of all buildings, replacement of car body re…
EPF/2350/24
2025 Refused
Early Acres House, Epping Road, Roydon, Harlow, CM19 5DD
Demolition of Existing Chalet Bungalow & Erection of Replacement Chalet Bungalow.
EPF/0279/25
2023 Approved
High View, Epping Road, Roydon, Harlow, CM19 5DD
Variation of condition 2 ' plan no's for revised materials' and removal of condition 4 'S…
EPF/1921/23
2023 Approved
High View, Epping Road, Roydon, Harlow, CM19 5DD
Variation of condition 2 ' plan no's for revised materials' and removal of condition 4 'S…
EPF/1921/23
2022 Approved
High View, Epping Road, Roydon, Harlow, CM19 5DD
Two storey rear extension
EPF/2201/22
2022 Approved
High View, Epping Road, Roydon, Harlow, CM19 5DD
Two storey rear extension
EPF/2201/22
2022 Refused
Cottesmore Epping Road Roydon Harlow Essex CM19 5DD
First floor side extension Pitched roof to replace the flat roof above the first floor re…
EPF/0515/22
2022 Refused
Cottesmore Epping Road Roydon Harlow Essex CM19 5DD
First floor side extension Pitched roof to replace the flat roof above the first floor re…
EPF/0515/22
2022 Approved
High View Epping Road Roydon Harlow Essex CM19 5DD
Proposed new entrance gates & a boundary fence.
EPF/1199/22
2022 Approved
High View Epping Road Roydon Harlow Essex CM19 5DD
Proposed new entrance gates & a boundary fence.
EPF/1199/22
2021 Approved
Millers Farm Epping Road Roydon HARLOW CM19 5DD
Proposed two storey rear extension and single storey side/rear extension and demolition o…
EPF/3214/21
2018 Approved
Cottesmore Epping Road Roydon Essex CM19 5DD
Proposed single storey rear, gable roof over existing flat roof two storey rear extension…
EPF/3309/18
2017 Approved
Charfield Epping Road Roydon Essex CM19 5DD
Application for approval of details of condition 8 'wheel washing' of planning permission…
EPF/0308/17
2017 Approved
Charfield Epping Road Roydon Essex CM19 5DD
Application for approval of details of condition 8 'wheel washing' of planning permission…
EPF/0308/17
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.