68, Back Lane, Sheering, Harlow, CM22 7NG Data via plota.co.uk

EPF/1426/26 - Approval of details reserved by a condition Approved
Admin / procedural

Proposal

Approval of Details Reserved by Conditions 6 Type and Colours of External Finishes and 10 Surface Water Drainage of (Demolition of two pairs of semi-detached properties and the replacement with two pairs of semi-detached properties, along with associated parking and landscaping). Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
23 Jul 2026
✓
Approved
10 Aug 2026

Approved on 10 Aug 2026 · Delegated Decision · Last checked 22 Aug 2026

Documents 7

Decision & officer reports 2

PDF Officer Report Officer Report · 10 Aug 2026 View ↗ PDF DM Decision Notice.pdf PDF · 10 Aug 2026 View ↗

Statements & assessments 2

PDF Post and Rail Details Supporting Statement/Documents · 10 Aug 2026 View ↗ PDF EFDC Land Drainage Comments #1 Memo (Consultee Comments) · 27 Jul 2026 View ↗

Other documents 3

PDF 321-2023-01-P4-Combined with Appendices.pdf PDF · 23 Jul 2026 View ↗ PDF 3860 materials schedule.pdf PDF · 23 Jul 2026 View ↗ PDF ApplicationFormRedacted.pdf PDF · 23 Jul 2026 View ↗

All documents on the council site ↗

Associated applications 5

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 ↗
Also on the record
1 listed building within 150 m of the postcode pin; Inside the Sawbridgeworth built-up area; 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.

Building

Floor area62 m² (667 sq ft)
Energy ratingE (47 out of 100), could reach C
PropertySemi-detached house, 4 habitable rooms
Built1900 to 1929
HeatingBoiler and radiators, mains gas
WallsSolid brick, as built, no insulation (assumed)

From the energy performance certificate lodged in July 2018, 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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Important details

Council
Epping Forest
Application type
Approval of details reserved by a condition
Postcode
CM22 7NG
Received
23 Jul 2026
Validated
23 Jul 2026
Ward
Rural East
Parish
Sheering
Case officer
Show
Target decision
17 Sept 2026
Decision
Approve
Decision date
10 Aug 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
13 Aug 2026

Historical activity at this location

12 nearby applications on record - archival context, not part of the live application.

Within ~100m

Nearby activity

2023 Approved
68/70 & 72/74 Back Lane, Lower Sheering, Sawbridgeworth, Essex, CM22 7NG
Demolition of two pairs of semi detached properties and the replacement with two pairs of…
EPF/2183/23
2023 Approved
68/70 & 72/74 Back Lane, Lower Sheering, Sawbridgeworth, Essex, CM22 7NG
Demolition of two pairs of semi detached properties and the replacement with two pairs of…
EPF/2183/23
2022 Approved
76 & 78 Back Lane, Lower Sheering, Sawbridgeworth, Essex, CM22 7NG
Proposed part single storey, part two storey side and rear extension (following partial d…
EPF/1545/22
2022 Approved
76 & 78 Back Lane, Lower Sheering, Sawbridgeworth, Essex, CM22 7NG
Proposed part single storey, part two storey side and rear extension (following partial d…
EPF/1545/22
2022 Withdrawn
76 and 78 Back Lane Sheering Harlow Essex CM22 7NG
Application for Variation of condition 2 for EPF/2106/20. (Proposed part single storey, p…
EPF/0445/22
2022 Withdrawn
76 and 78 Back Lane Sheering Harlow Essex CM22 7NG
Application for Variation of condition 2 for EPF/2106/20. (Proposed part single storey, p…
EPF/0445/22
2020 Approved
76 & 78 Back Lane Lower Sheering Bishop's Stortford Sawbridgeworth CM22 7NG
'Proposed part single storey, part two storey side and rear extension (following partial…
EPF/2106/20
2020 Approved
76 & 78 Back Lane Lower Sheering Bishop's Stortford Sawbridgeworth CM22 7NG
'Proposed part single storey, part two storey side and rear extension (following partial…
EPF/2106/20
2020 Refused
76 and 78 Back Lane Sheering Harlow CM22 7NG
Proposed part single storey, part two storey side and rear extension (following partial d…
EPF/1258/20
2020 Refused
76 and 78 Back Lane Sheering Harlow CM22 7NG
Proposed part single storey, part two storey side and rear extension (following partial d…
EPF/1258/20
2020 Refused
76 and 78 Back Lane Sheering Harlow CM22 7NG
Proposed part single storey, part two storey side & rear extension (following partial dem…
EPF/0598/20
2020 Refused
76 and 78 Back Lane Sheering Harlow CM22 7NG
Proposed part single storey, part two storey side & rear extension (following partial dem…
EPF/0598/20
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

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.