Donkey hoppitt, Toot hill road, Claterford end, Essex, CM5 9QN Data via plota.co.uk

EPF/0747/26 - Approval of details reserved by a condition Approved
Admin / procedural

Proposal

Approval of Details Reserved by Conditions 3 Tree Protection Measures and 4 Hard Surfacing of Allowed on Appeal (Conversion of an existing stable into a one bedroomed dwelling). Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
16 Apr 2026
✓
Validated
22 Apr 2026
✓
Approved
3 Jul 2026

Approved on 3 Jul 2026 · Delegated Decision · Last checked 22 Aug 2026

Documents 6

Decision & officer reports 2

PDF Officer Report Officer Report · 3 Jul 2026 View ↗ PDF DM Decision Notice.pdf PDF · 3 Jul 2026 View ↗

Consultation & comments 1

PDF EFDC Trees & Landscaping Comments #1 Memo (Consultee Comments) · 3 Jul 2026 View ↗

Other documents 3

PDF FG-866-01 Proposed Garden Landscape.pdf PDF · 16 Apr 2026 View ↗ PDF Poppin House .pdf PDF · 16 Apr 2026 View ↗ PDF ApplicationFormRedacted.pdf PDF · 16 Apr 2026 View ↗

All documents on the council site ↗

Associated applications 2

  • Part of

    FullRefusedcouncil archive

    Conditions 3 discharged

    • ConditionsApproval of Details Reserved by Conditions 3 Tree Protection Measures and 4 Hard Surfacing…This applicationEPF/0747/26

Site constraints 4

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 ↗
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.
Public footpath about 25 m away
Matters where it crosses or adjoins the site: obstructing a path without a diversion order is an offence, and work cannot start until the order is confirmed.
Compiled from highway authority data, not the legal definitive map. A few authorities have not published, so no path shown is not proof there is none.
1 listed building within 150 m of the postcode pin
Nearest: Colemans Farmhouse, Grade II, about 35 m from the postcode pin
The site itself is not listed. Listed building consent is needed for work that affects the special interest of a listed building, inside or out, on top of planning permission. Setting can be a consideration for buildings nearby; there is no fixed radius.
Historic England ↗
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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Other new applications on this street

29 May 2026Withdrawn

Colemans Farm, Toot Hill Road, Stanford Rivers, Ongar, CM5 9QN

Grade II Listed building consent for replacement of existing attached garage and...

EPF/1054/26
15 Sept 2026Decided

5, Toot Hill Road, Ongar, CM5 9QW

Non-Material Amendment to EPF/1106/25 (Two storey side and part rear extension, ...

EPF/1766/26
29 May 2026Approved

Millside, Toot Hill Road, Ongar, CM5 9LJ

Approval of Details Reserved by Conditions 3 Levels, 4 Types and Colours of exte...

EPF/1046/26
16 Apr 2026Refused

Land Adjacent to The Hawthorns, Toot Hill Road, Ongar, CM5 9QP

Demolition of existing stables and various ancillary buildings and replace with ...

EPF/0752/26

Nearby new applications

15 Sept 2026Decided

5, Toot Hill Road, Ongar, CM5 9QW

Non-Material Amendment to EPF/1106/25 (Two storey side and part rear extension, ...

EPF/1766/26

Important details

Council
Epping Forest
Application type
Approval of details reserved by a condition
Postcode
CM5 9QN
Received
16 Apr 2026
Validated
22 Apr 2026
Ward
Theydon Bois with Passingford
Parish
Stanford Rivers
Case officer
Show
Target decision
17 Jun 2026
Decision
Approve
Decision date
3 Jul 2026
Decision level
Delegated Decision
Applicant
Show

Public comments

No public comments yet.

Last counted 22 Aug 2026

Read the comments on the council site ↗

Consultation & key dates

Comments by
13 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 Approved
The Calf Shed , Colemans Farm, Colemans Lane, Ongar, CM5 9QN
Conversion of former agricultural building into a holiday let by upgrading thermal perfor…
EPF/0513/24
2024 Approved
The Calf Shed , Colemans Farm, Colemans Lane, Ongar, CM5 9QN
Listed building consent for conversion of former agricultural building into a holiday let…
EPF/0542/24
2024 Approved
The Calf Shed , Colemans Farm, Colemans Lane, Ongar, CM5 9QN
Conversion of former agricultural building into a holiday let by upgrading thermal perfor…
EPF/0513/24
2024 Approved
The Calf Shed , Colemans Farm, Colemans Lane, Ongar, CM5 9QN
Listed building consent for conversion of former agricultural building into a holiday let…
EPF/0542/24
2023 Refused
Little Orchard, Colemans Farm, Toot Hill Road, Stanford Rivers, Ongar, CM5 9QN
Outbuilding. Constructed with same materials as existing House. Barn doors for access and…
EPF/0812/23
2023 Refused
Little Orchard, Colemans Farm, Toot Hill Road, Stanford Rivers, Ongar, CM5 9QN
Outbuilding. Constructed with same materials as existing House. Barn doors for access and…
EPF/0812/23
2018 Refused
Colemans Farm Toot Hill Road Ongar Essex CM5 9QN
Use of land for tourist accommodation including the erection of 2 treetop lodges and a 't…
EPF/1397/18
2021 Refused
Colemans Farm Toot Hill Road Stanford Rivers Ongar CM5 9QN
Retrospective permission for the change of use of the land for tourist accommodation and…
EPF/2472/21
2022 Refused
Colemans Farm Toot Hill Road Stanford Rivers Ongar CM5 9QN
The change of use of the land for tourist accommodation and the retention of 1 Tree house.
EPF/1211/22
2022 Refused
Colemans Farm Toot Hill Road Stanford Rivers Ongar CM5 9QN
The change of use of the land for tourist accommodation and the retention of 1 Tree house.
EPF/1211/22
2022 Refused
Donkey Hoppit Toot Hill Road Ongar CM5 9QN
Conversion of an existing stable into a one bedroomed dwelling
EPF/1036/22
2022 Refused
Donkey Hoppit Toot Hill Road Ongar CM5 9QN
Conversion of an existing stable into a one bedroomed dwelling
EPF/1036/22
2021 Refused
Colemans Farm Toot Hill Road Stanford Rivers Ongar CM5 9QN
Application for Variation of Condition 2 of EPF/3460/17 - `Plan numbers'. (Demolition of…
EPF/2815/21
2021 Refused
Colemans Farm Toot Hill Road Stanford Rivers Ongar CM5 9QN
Retrospective permission for erection of 3 holidays huts.
EPF/0408/21
2021 Refused
Colemans Farm Toot Hill Road Stanford Rivers Ongar CM5 9QN
Retention of a tree house.
EPF/0491/21
2020 Approved
Colemans Farm Toot Hill Road Stanford Rivers Ongar CM5 9QN
Application for Variation of Condition 3 (driveway material) for EPF/3460/17. (Demolition…
EPF/2163/20
2020 Approved
Colemans Farm Toot Hill Road Stanford Rivers Ongar CM5 9QN
Application for Variation of Condition 3 (driveway material) for EPF/3460/17. (Demolition…
EPF/2163/20
2019 Approved
Dairy Cottage Colemans Farm Toot Hill Road Ongar Essex CM5 9QN
Proposed single storey rear extension and alterations to the existing single storey barn…
EPF/0703/19
2019 Approved
Dairy Cottage Colemans Farm Toot Hill Road Ongar Essex CM5 9QN
Grade II Listed Building Consent Application for a proposed single storey rear extension…
EPF/0707/19
2019 Approved
Dairy Cottage Colemans Farm Toot Hill Road Ongar Essex CM5 9QN
Proposed single storey rear extension and alterations to the existing single storey barn…
EPF/0703/19
2019 Approved
Dairy Cottage Colemans Farm Toot Hill Road Ongar Essex CM5 9QN
Grade II Listed Building Consent Application for a proposed single storey rear extension…
EPF/0707/19
2018 Approved
Colemans Farm Toot Hill Road Ongar Essex CM5 9QN
Application for variation of condition 2 of EPF/3460/17 - `Plan numbers'. (Demolition of…
EPF/3065/18
2017 Approved
Colemans Farm Toot Hill Road Ongar Essex CM5 9QN
Demolition of agricultural buildings, construction of two detached houses, extension to D…
EPF/3460/17
2017 Approved
Colemans Farm Toot Hill Road Ongar Essex CM5 9QN
Demolition of agricultural buildings, construction of two detached houses, extension to D…
EPF/3460/17
2016 Withdrawn
Colemans Farm Toot Hill Road Ongar Essex CM5 9QN
Demolition of part of former grain store and change of use and conversion to form two det…
EPF/1325/16
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