Longyard Cottage, Betts Lane, Nazeing, Waltham Abbey, EN9 2DA Data via plota.co.uk

EPF/1126/26 - Consent under Tree Preservation Orders Approved
Trees & landscaping

Proposal

T1, T2, T3: Willow - Crown reduce by up to 4m, as specified. NB: The permitted specification of works is detailed in the conditions below. Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
8 Jun 2026
✓
Approved
6 Aug 2026

Approved on 6 Aug 2026 · Delegated Decision · Last checked 22 Aug 2026

Documents 5

Decision & officer reports 2

PDF DM Decision Notice.pdf PDF · 6 Aug 2026 View ↗ PDF Longyard Cottage Officer Report · 4 Aug 2026 View ↗

Consultation & comments 1

PDF Nazeing Parish Council #1 Representations (Neighbour/Parish Comments/Objections) · 26 Jun 2026 View ↗

Other documents 2

PDF ApplicationFormRedacted.pdf PDF · 8 Jun 2026 View ↗ PDF Scan.jpeg JPEG · 8 Jun 2026 View ↗

All documents on the council site ↗

Site constraints 9

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 ↗
Local nature reserve about 206 m away: Nazeing Triangle
Work nearby can need a habitats assessment.
Harm to a protected site is only accepted where there is no alternative and an overriding public interest.
Habitat network: Other Priority Habitats - NEZ
Where habitat is joined up enough to work as a network. Context, not a constraint on its own.
3 listed buildings within 150 m of the postcode pin
Nearest: Nazeing Upper Town Cottage, Grade II, about 40 m from the postcode pin · 3 Grade II
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.
Show all 3 with distances
Historic England ↗
Also on the record
Inside the Nazeing built-up area; Priority habitat about 43 m away: Deciduous woodland; Natural England's Provisional ALC map (1:250,000, 1970s) had this area as grade 3, 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 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

20 Oct 2026Pending

Back Lane/Betts Lane, Nazeing, Waltham Abbey, EN9 2DD

Nazeing & South Roydon Conservation Area G113: Mixed species - Crown lift by up...

EPF/1997/26
18 Sept 2026Pending

Church Cottage, Betts Lane, Nazeing, Waltham Abbey, EN9 2DB

Approval of Details Reserved by Condition 5 Method Statement of EPF/1160/26 (Gra...

EPF/1780/26
13 May 2026Approved

West Cottage, Nazeing Park, Betts Lane, Waltham Abbey, EN9 2DN

Erection of garage.

EPF/0947/26

Nearby new applications

20 Oct 2026Pending

Back Lane/Betts Lane, Nazeing, Waltham Abbey, EN9 2DD

Nazeing & South Roydon Conservation Area G113: Mixed species - Crown lift by up...

EPF/1997/26
12 Oct 2026Approved

Pond House, Back Lane, Nazeing, Waltham Abbey, EN9 2DD

Nazeing & South Roydon Conservation Area T1: Oak - Crown lift over road by up t...

EPF/1932/26
18 Sept 2026Approved

2 Queens Cottages, Back Lane, Nazeing, Waltham Abbey, EN9 2RR

Nazeing & South Roydon Conservation Area T1: Ash - Fell.

EPF/1789/26

Important details

Council
Epping Forest
Application type
Consent under Tree Preservation Orders
Postcode
EN9 2DA
Received
8 Jun 2026
Validated
8 Jun 2026
Ward
Epping West and Rural
Case officer
Show
Target decision
3 Aug 2026
Decision
Approve with Conditions
Decision date
6 Aug 2026
Decision level
Delegated Decision
Applicant
Show
Agent
Show

How this decision compares

Decided in 59 days from validation, 4 days slower than Epping Forest's median of 55 for tree and landscaping works. Approved, as 92% of tree and landscaping works here are.

54%decided within 8 weeks
92%approved
245decided in the last year

Plota live figures for tree and landscaping works 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

Read the comments on the council site ↗

Consultation & key dates

Comments by
2 Jul 2026

Historical activity at this location

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

This property

Previous applications at this address

2022 Approved
TPO/EPF/12/99 T1-T3: 3 x Willow - Crown reduce by up to 2.5m, as specified.
EPF/0324/22
2022 Approved
TPO/EPF/12/99 T1-T3: 3 x Willow - Crown reduce by up to 2.5m, as specified.
EPF/0324/22
Within ~100m

Nearby activity

2025 Approved
The Chequers, 2 Betts Lane, Nazeing, Waltham Abbey, EN9 2DA
Nazeing & South Roydon Conservation Area T1-T4: Ash - Crown reduce by up to 2m.
EPF/0052/25
2024 Approved
Mill Bungalow, Betts Lane, Nazeing, Waltham Abbey, EN9 2DA
Nazeing & South Roydon Conservation Area T1 & T2: Ash - Reduce to previous pruning points.
EPF/0249/24
2024 Approved
Mill Bungalow, Betts Lane, Nazeing, Waltham Abbey, EN9 2DA
Nazeing & South Roydon Conservation Area T1 & T2: Ash - Reduce to previous pruning points.
EPF/0249/24
2022 Approved
3, Betts Lane, Nazeing, Waltham Abbey, EN9 2DA
Nazeing & South Roydon Conservation Area T1 & T3: Willow - Crown reduce to previous point…
EPF/2172/22
2022 Approved
3, Betts Lane, Nazeing, Waltham Abbey, EN9 2DA
Nazeing & South Roydon Conservation Area T1 & T3: Willow - Crown reduce to previous point…
EPF/2172/22
2022 Approved
Hubbards Betts Lane Nazeing Waltham Abbey EN9 2DA
Certificate of lawful development for a proposed single storey timber frame leisure build…
EPF/0926/22
2022 Approved
Hubbards Betts Lane Nazeing Waltham Abbey EN9 2DA
Certificate of lawful development for a proposed single storey timber frame leisure build…
EPF/0926/22
2021 Approved
Hubbards Betts Lane Nazeing Waltham Abbey EN9 2DA
Proposed single storey, rear kitchen and pantry extension and replacement open sided rear…
EPF/3037/21
2021 Approved
Paddock to west of Hubbards Betts Lane Nazeing Waltham Abbey EN9 2DA
Demolition of existing horse field shelter outbuilding and erection of new stable block.
EPF/1915/21
2021 Withdrawn
Hubbards Betts Lane Nazeing Waltham Abbey EN9 2DA
Demolish existing garage and rebuild to include attic studio and linked outbuilding. Addi…
EPF/1803/21
2021 Withdrawn
Hubbards Betts Lane Nazeing Waltham Abbey EN9 2DA
Proposed single storey, rear extension and replacement open sided rear porch.
EPF/1595/21
2018 Approved
Clematis Cottage Betts Lane Nazeing Essex EN9 2DA
Log and garden store rear open canopy - Retrospective
EPF/1513/18
2018 Approved
Clematis Cottage Betts Lane Nazeing Essex EN9 2DA
Amendment to approved single storey rear extension involving the replacement of the doubl…
EPF/1514/18
2017 Approved
Clematis Cottage Betts Lane Nazeing Essex EN9 2DA
Detached car port.
EPF/2928/17
2017 Approved
Clematis Cottage Betts Lane Nazeing Essex EN9 2DA
Detached car port.
EPF/2928/17
2018 Withdrawn
Clematis Cottage Betts Lane Nazeing Waltham Abbey EN9 2DA
Detached car port
EPF/0552/18
2018 Approved
Upper Town Barn Betts Lane Nazeing Essex EN9 2DA
Application for approval of details reserved by condition 2 'contaminated land - phase 1'…
EPF/0096/18
2017 Refused
Piggery Building Hubbards Back Lane Nazeing Essex EN9 2DA
Conversion of piggery into a single dwelling house.
EPF/0919/17
2017 Refused
Piggery Building Hubbards Back Lane Nazeing Essex EN9 2DA
Conversion of piggery into a single dwelling house.
EPF/0919/17
2016 Approved
Upper Town Barn Betts Lane Nazeing Essex EN9 2DA
Grade II listed building consent for the use of the barn approved under consent refs: EPF…
EPF/3057/16
2016 Approved
Upper Town Barn Betts Lane Nazeing Essex EN9 2DA
Change of use of barn to single residential dwelling - Reduction of the residential curti…
EPF/3051/16
2016 Approved
Clematis Cottage Betts Lane Nazeing Essex EN9 2DA
Proposed single storey rear extension with pitched roof with flat roof link to main dwell…
EPF/3284/16
2016 Approved
Upper Town Cottage Betts Lane Nazeing Essex EN9 2DA
Application for approval of condition 2 'Details of Foul and Surface Water' of planning p…
EPF/2902/16
2016 Approved
Hubbards Betts Lane Nazeing Essex EN9 2DA
Proposed rear extension
EPF/0322/16
2016 Approved
Upper Town Cottage Betts Lane Nazeing Essex EN9 2DA
Application for Approval of Details Reserved by Conditions 2 'additional drawings', 3 'ti…
EPF/1106/16
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