Travellers Friend, Epping Road, Epping Upland, Epping, CM16 6PU Data via plota.co.uk

EPF/1200/26 - Approval of details reserved by a condition Decided
Admin / proceduralCommercial premises

Proposal

Approval of Details Reserved by Condition 15 Contaminated Land of (Retention and refurbishment of existing pub, together with supporting redevelopment of the surplus car park to provide three houses and ancillary development). Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
17 Jun 2026
✓
Split (Details Partially Approved)
27 Jul 2026

Split (Details Partially Approved) on 27 Jul 2026 · Delegated Decision · Last checked 22 Aug 2026

Documents 12

Decision & officer reports 4

PDF DM Decision Notice.pdf PDF · 27 Jul 2026 View ↗ PDF Officer Report Officer Report · 24 Jul 2026 View ↗ PDF DM Decision Notice 47.pdf PDF · 17 Jun 2026 View ↗ PDF DM Decision Notice Cond 15.pdf PDF · 17 Jun 2026 View ↗

Consultation & comments 1

PDF EFDC - Contaminated Land #1 Memo (Consultee Comments) · 23 Jul 2026 View ↗

Other documents 7

PDF 1131_TTF_AL-0-001_Existing Site OS_A3.pdf PDF · 17 Jun 2026 View ↗ PDF BLOX_1131_Travellers_Letter_Condition 15 15062026.pdf PDF · 17 Jun 2026 View ↗ PDF Travellers Friend-SM-TFG-423 (2).pdf PDF · 17 Jun 2026 View ↗ PDF 26-1258 Travellers Geoenvironmental Report.pdf PDF · 17 Jun 2026 View ↗ PDF 1131_TTF_AL-0-015_Proposed PH and Housing Site_A3.pdf PDF · 17 Jun 2026 View ↗ PDF AEL-4491-PP1-1028597_final.pdf PDF · 17 Jun 2026 View ↗ PDF ApplicationFormRedacted.pdf PDF · 17 Jun 2026 View ↗

All documents on the council site ↗

Associated applications 7

Site constraints 3

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) 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.
Also on the record
Open access land about 16 m away: Access Land - Combined Open Country, Registered Common Land and Section 16 Dedicated Land. MoD Byelaw, Section 28 Exclusions, Racecourses and Aerodromes and ECP Margin have been removed..
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 £445,000 in May 2023. Other property, freehold.

3 May 2023£445,000Recorded 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 area353 m² (3,800 sq ft)
Energy ratingC (asset rating 56)
UseA3/A4/A5 Restaurant and Cafes/Drinking Establishments and Hot Food takeaways
HeatingHeating and Natural Ventilation

From the energy performance certificate lodged in October 2020, 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

2 Oct 2026Pending

Land & Garage, Adjacent To Travellers Friend Car Park, Epping Green, Epping, CM16 6PU

Approval of Details Reserved by Condition 6 Foul and Surface Water of EPF/0982/2...

EPF/1878/26
7 Aug 2026Pending

Cock And Magpie Public House, Epping Road, Epping Upland, Epping, CM16 6PU

Planning application to extend the period to allow the use of the site as a car ...

EPF/1517/26
8 Sept 2026Pending

Mellis, Epping Road, Epping Upland, Epping, CM16 6PR

Erection of a replacement dwelling.

EPF/1714/26
21 Jan 2026Pending

Fairlands, Epping Road, Epping Upland, Epping, CM16 6QA

Personal permission for the stationing of stables for 17 horses and associated t...

EPF/0141/26

Nearby new applications

2 Oct 2026Pending

Land & Garage, Adjacent To Travellers Friend Car Park, Epping Green, Epping, CM16 6PU

Approval of Details Reserved by Condition 6 Foul and Surface Water of EPF/0982/2...

EPF/1878/26
8 Sept 2026Pending

Mellis, Epping Road, Epping Upland, Epping, CM16 6PR

Erection of a replacement dwelling.

EPF/1714/26
24 Aug 2026Pending

Land adjacent to 1 Kings Cottages, Epping Green, Epping, CM16 6PR

Construction of a detached infill dwelling.

EPF/1629/26
7 Aug 2026Pending

Cock And Magpie Public House, Epping Road, Epping Upland, Epping, CM16 6PU

Planning application to extend the period to allow the use of the site as a car ...

EPF/1517/26

Important details

Council
Epping Forest
Application type
Approval of details reserved by a condition
Postcode
CM16 6PU
Received
17 Jun 2026
Validated
17 Jun 2026
Ward
Epping West and Rural
Parish
Epping Upland
Case officer
Show
Target decision
12 Aug 2026
Decision
Split (Details Partially Approved)
Decision date
27 Jul 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
8 Jul 2026

Historical activity at this location

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

This property

Previous applications at this address

2025 Approved
Discharge of conditions 1-7, 9, 10, 11, 17, 20 and 21 of EPF/1246/24 (Retention and refur…
EPF/2320/25
2025 Approved
Approval of Details Reserved by Condition 19 Biodiversity Net Gain of EPF/1246/24 (Retent…
EPF/2322/25
2025 Approved
Approval of Details Reserved by Condition 16 Details of opening hours of EPF/1246/24 (Ret…
EPF/2319/25
2024 Approved
Retention and refurbishment of existing pub, together with supporting redevelopment of th…
EPF/1246/24
2024 Approved
Retention and refurbishment of existing pub, together with supporting redevelopment of th…
EPF/1246/24
Within ~100m

Nearby activity

2025 Approved
Cock And Magpie Public House, Epping Road, Epping Upland, Epping, CM16 6PU
Temporary change of use to a car wash and car sales (11 months).
EPF/0463/25
2024 Refused
Cock And Magpie Public House, Epping Road, Epping Upland, Epping, CM16 6PU
Location of 2 temporary storage units and a temporary office unit and fencing together wi…
EPF/2304/24
2024 Refused
Cock And Magpie Public House, Epping Road, Epping Upland, Epping, CM16 6PU
Location of 2 temporary storage units and a temporary office unit and fencing together wi…
EPF/2304/24
2024 Refused
Land & Garage, Adjacent To Travellers Friend Car Park, Epping Green, Epping, CM16 6PU
Construction of 1no. Dwelling and associated works
EPF/0982/24
2024 Refused
Land & Garage, Adjacent To Travellers Friend Car Park, Epping Green, Epping, CM16 6PU
Construction of 1no. Dwelling and associated works
EPF/0982/24
2023 Approved
Cock And Magpie Public House, Epping Road, Epping Upland, Epping, CM16 6PU
Demolish of the cock and magpie public house
EPF/2501/23
2023 Approved
Cock And Magpie Public House, Epping Road, Epping Upland, Epping, CM16 6PU
Demolish of the cock and magpie public house
EPF/2501/23
2023 Approved
Land Adjacent to Epping Long Green , Epping Long Green, Epping , CM16 6PU
The provision of x4 no. dwellings, including ancillary works on previously developed land
EPF/0160/23
2023 Approved
Land Adjacent to Epping Long Green , Epping Long Green, Epping , CM16 6PU
The provision of x4 no. dwellings, including ancillary works on previously developed land
EPF/0160/23
2022 Withdrawn
1, 2, 3 and 4 Valley View, Epping Long Green, Epping, CM16 6PU
Change of use of land from Agriculture land use to residential garden use, conversion of…
EPF/1875/22
2022 Withdrawn
1, 2, 3 and 4 Valley View, Epping Long Green, Epping, CM16 6PU
Change of use of land from Agriculture land use to residential garden use, conversion of…
EPF/1875/22
2021 Refused
Cock And Magpie Public House Epping Road Epping Upland Epping CM16 6PU
Application for Outline Planning Permission for the demolition of an obsolete former Publ…
EPF/3081/21
2022 Refused
Land Adjacent to Epping Long Green , Land Adjacent to Epping Long Green , Epping Long Green, Epping , CM16 6PU
Revision to EPF/2940/15 change car port to plot 4 to a study and utility room at ground f…
EPF/1632/22
2022 Refused
Land Adjacent to Epping Long Green , Land Adjacent to Epping Long Green , Epping Long Green, Epping , CM16 6PU
Revision to EPF/2940/15 change car port to plot 4 to a study and utility room at ground f…
EPF/1632/22
2022 Approved
28 The Magpies Epping Upland Epping Essex CM16 6QG
Proposed single storey rear extension
EPF/0599/22
2022 Approved
28 The Magpies Epping Upland Epping Essex CM16 6QG
Proposed single storey rear extension
EPF/0599/22
2022 Refused
Land Adjacent to Epping Long Green Epping Upland Epping CM16 6PU
New detached dwelling with garage, parking and amenity space.
EPF/0501/22
2022 Refused
Land Adjacent to Epping Long Green Epping Upland Epping CM16 6PU
New detached dwelling with garage, parking and amenity space.
EPF/0501/22
2021 Approved
Redwood Epping Road Epping Upland Epping CM16 6PU
Proposed outbuilding to rear garden.
EPF/1887/21
2019 Approved
Land at Epping Long Green Epping Upland Epping Essex CM16 6PU
Residential development of x 4 no. units with associated car parking and landscaping.
EPF/0622/19
2016 Approved
35 The Magpies Epping Upland Epping Essex CM16 6QG
Erection of orangery.
EPF/2569/16
2016 Approved
34 The Magpies Epping Essex CM16 6QG
Remove existing conservatory, construct new single storey rear extension.
EPF/3354/16
2016 Approved
The White House Epping Road Epping Upland Epping Essex CM16 6PU
Removal of outbuilding and erection of single storey annex for occupation by dependant re…
EPF/2545/16
2016 Approved
The White House (land adj) Now Maple & Redwood Epping Green Essex CM16 6PU
Minor material amendment to rear roof dormers details of planning permission EPF/1640/15…
EPF/2619/16
2016 Approved
38 The Magpies Epping Upland Epping Essex CM16 6QG
Loft conversion with rear dormer extension.
EPF/0581/16
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

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.