Land Adjacent to The Hawthorns, Toot Hill Road, Ongar, CM5 9QP Data via plota.co.uk
EPF/0752/26 - Full planning permission
Refused
Proposal
Demolition of existing stables and various ancillary buildings and replace with new detached dwelling and garage building. Data via plota.co.uk
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View original council record ↗Last checked
Application progress
✓
Received
16 Apr 2026
✗
Refused
11 Jun 2026
Appeal
Not lodged
Refused on 11 Jun 2026 · Delegated Decision · Last checked 22 Aug 2026
Documents 26
Decision & officer reports 2
Statements & assessments 9
PDF
EFDC Land Drainage Comments #1
PDF · 13 May 2026
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PDF
Ecology comments
PDF · 7 May 2026
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PDF
Ecological Survey and Assessment - December 2025_Redacted
PDF · 17 Apr 2026
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PDF
Contamination report
PDF · 17 Apr 2026
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PDF
Drg - Site survey April 2022.pdf
PDF · 16 Apr 2026
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PDF
2026.04.13-Folly Foot Stables-Discharge of Drainage Condition Letter Report.pdf
PDF · 16 Apr 2026
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PDF
BNG Baseline Map.pdf
PDF · 16 Apr 2026
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PDF
Planning statement - Replacement of existing stables and associated buildings with a single residential dwelling - April 2026.pdf
PDF · 16 Apr 2026
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PDF
BNG Exemption Statement .pdf
PDF · 16 Apr 2026
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Plans & drawings 5
PDF
22039_101_RevB_Proposed Ground_First Floor Plans_Folly Foot Toot Hill.pdf
PDF · 16 Apr 2026
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PDF
22039_103_RevB_Proposed Rear_Side Elevation_Folly Foot Toot Hill.pdf
PDF · 16 Apr 2026
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PDF
22039_102_RevB_Proposed Front_Side Elevation_Folly Foot Toot Hill.pdf
PDF · 16 Apr 2026
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PDF
Landscaping plan Drg PS-FFS-01.pdf
PDF · 16 Apr 2026
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PDF
22039_100_RevC_Proposed Block Plan_Folly Foot Toot Hill.pdf
PDF · 16 Apr 2026
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Consultation & comments 3
Other documents 7
PDF
EFDC - Contaminated Land
PDF · 8 May 2026
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PDF
EFDC - Planning Policy Team
PDF · 8 May 2026
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PDF
Site photographs (3)
PDF · 17 Apr 2026
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PDF
Refuse collection point in Toot Hill Road .pdf
PDF · 16 Apr 2026
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PDF
Soft landscaping and planting specification.pdf
PDF · 16 Apr 2026
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PDF
ApplicationFormRedacted.pdf
PDF · 16 Apr 2026
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PDF
EFSAC - Technical note.pdf
PDF · 16 Apr 2026
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Site constraints 2
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.
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), which most planning maps still show, had this area as grade 3. The predicted grade is Defra's current estimate; only a site survey settles it.
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.
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.
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Other new applications on this street
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29 May 2026Withdrawn
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Grade II Listed building consent for replacement of existing attached garage and...
16 Apr 2026Approved
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Approval of Details Reserved by Conditions 3 Tree Protection Measures and 4 Hard...
Important details
- Council
- Epping Forest
- Application type
- Full planning permission
- Postcode
- CM5 9QP
- Received
- 16 Apr 2026
- Validated
- 16 Apr 2026
- Ward
- Theydon Bois with Passingford
- Parish
- Stanford Rivers
- Case officer
- Show
- Target decision
- 11 Jun 2026
- Decision
- Refuse
- Decision date
- 11 Jun 2026
- Decision level
- Delegated Decision
- Applicant
- Show
- Agent
- Show
How this decision compares
Decided in 56 days from validation, about the council's usual 56 days. Refused, as 36% of demolitions here are.
This one56d
Council56d
UK56d
65%decided within 8 weeks
64%approved
142decided in the last year
Plota live figures for demolitions 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
Consultation & key dates
- Comments by
- 8 May 2026
Historical activity at this location
25 nearby applications on record - archival context, not part of the live application.
Within ~100m
Nearby activity
2024
Refused
Blackberry House, Toot Hill Road, Ongar, CM5 9QP
Removal of conditions 3 and 5 on planning permission EPF/1742/24 (A detached stable build…
2024
Refused
Blackberry House, Toot Hill Road, Ongar, CM5 9QP
Removal of conditions 3 and 5 on planning permission EPF/1742/24 (A detached stable build…
2024
Approved
Land Opposite Blackberry House, Toot Hill Road, Ongar, Essex CM5 9QP
A detached stable building and use of land for horse keeping for personal use (Revised sc…
2024
Approved
Land Opposite Blackberry House, Toot Hill Road, Ongar, Essex CM5 9QP
A detached stable building and use of land for horse keeping for personal use (Revised sc…
2024
Approved
Little Croft, Toot Hill Road, Ongar, CM5 9QP
Variation to condition 2 'Plan no's' on planning permission EPF/2538/22 (The development…
2024
Approved
Little Croft, Toot Hill Road, Ongar, CM5 9QP
Variation to condition 2 'Plan no's' on planning permission EPF/2538/22 (The development…
2023
Approved
Little Croft, Toot Hill Road, Ongar, CM5 9QP
Application for approval of details reserved by condition 3 (Contamination), condition 4…
2023
Approved
Little Croft, Toot Hill Road, Ongar, CM5 9QP
Non material amendment to EPF/2538/22 - correction to condition 2 (plan numbers)
2023
Approved
Little Croft, Toot Hill Road, Ongar, CM5 9QP
Application for approval of details reserved by condition 3 (Contamination), condition 4…
2023
Approved
Little Croft, Toot Hill Road, Ongar, CM5 9QP
Non material amendment to EPF/2538/22 - correction to condition 2 (plan numbers)
2023
Approved
The Hawthorns, Land Adjacent To Toot Hill Road, Ongar, CM5 9QP
Certificate of lawful development for existing use for Stables/Horse keeping/Equestrian l…
2023
Approved
The Hawthorns, Land Adjacent To Toot Hill Road, Ongar, CM5 9QP
Certificate of lawful development for existing use for Stables/Horse keeping/Equestrian l…
2023
Approved
Alista, Toot Hill Road, Ongar, CM5 9QP
TPO/EPF/01/19 T1: Oak - Crown thin by up to 60%, as specified.
2023
Approved
Alista, Toot Hill Road, Ongar, CM5 9QP
TPO/EPF/01/19 T1: Oak - Crown thin by up to 60%, as specified.
2022
Approved
Little Croft, Toot Hill Road, Ongar, CM5 9QP
The development proposes to demolish and remove the existing stables and barn and replace…
2022
Approved
Little Croft, Toot Hill Road, Ongar, CM5 9QP
The development proposes to demolish and remove the existing stables and barn and replace…
2021
Approved
Little Croft Toot Hill Road Ongar CM5 9QP
Proposed demolition & removal of existing stables & barn/ replacement new detached single…
2021
Refused
Land opposite Blackberry House Toot Hill Road Ongar Essex CM5 9QP
Net zero carbon four bed house with associated landscaping.
2017
Approved
Land opposite Blackberry House Toot Hill Road Ongar Essex CM5 9QP
Erection of new eco-stables
2017
Approved
Land opposite Blackberry House Toot Hill Road Ongar Essex CM5 9QP
Erection of new eco-stables
2017
Approved
Weald Farm Toot Hill Road Ongar Essex CM5 9LJ
Grade II listed building application for a single storey extension to kitchen and convers…
2017
Approved
Weald Farm Toot Hill Road Ongar Essex CM5 9LJ
Single storey extension to kitchen and conversion of stables to annex
2017
Approved
Weald Farm Toot Hill Road Ongar Essex CM5 9LJ
Grade II listed building application for a single storey extension to kitchen and convers…
2017
Approved
Weald Farm Toot Hill Road Ongar Essex CM5 9LJ
Single storey extension to kitchen and conversion of stables to annex
2016
Approved
Alista Toot Hill Road Ongar Essex CM5 9QP
Single storey rear extension with void roof area on first floor rear elevation following…
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
Track this application
Land Adjacent to The Hawthorns, Toot Hill Road, Ongar, CM5 9QP
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