Reduit, The Green, Theydon Bois, Epping, CM16 7JA Data via plota.co.uk

EPF/1389/26 - Lawful development Approved
Extensions & alterations

Proposal

Certificate of Lawful Development for proposed conversion of garage into habitable space. Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
16 Jul 2026
✓
Approved
9 Sept 2026

Approved on 9 Sept 2026 · Delegated Decision · Last checked 9 Sept 2026

Documents 6

Decision & officer reports 2

PDF DM Decision Notice.pdf PDF · 9 Sept 2026 View ↗ PDF Officer Report Officer Report · 9 Sept 2026 View ↗

Plans & drawings 1

PDF Drg RG 01 - Existing and proposed plans and elevations.pdf PDF · 16 Jul 2026 View ↗

Consultation & comments 1

PDF Theydon Bois Parish Council Comments #1 Representations (Neighbour/Parish Comments/Objections) · 3 Aug 2026 View ↗

Other documents 2

PDF ApplicationFormRedacted.pdf PDF · 16 Jul 2026 View ↗ PDF Street image - Garage conversion into a habitable room.pdf PDF · 16 Jul 2026 View ↗

All documents on the council site ↗

Site constraints 2

Also on the record
Inside the Theydon Bois built-up area; the 1970s provisional farmland map 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 · Not green belt · No scheduled monument at the site

Checked on 11 September 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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Important details

Council
Epping Forest
Application type
Lawful development
Postcode
CM16 7JA
Received
16 Jul 2026
Validated
16 Jul 2026
Ward
Theydon Bois with Passingford
Parish
Theydon Bois
Case officer
Show
Target decision
10 Sept 2026
Decision
Lawful
Decision date
9 Sept 2026
Decision level
Delegated Decision
Applicant
Show
Agent
Show

How this decision compares

Decided in 55 days from validation, about the council's usual 55 days. Approved, as 77% of extensions here are.

74%decided within 8 weeks
77%approved
682decided in the last year

Plota live figures for extensions decided by Epping Forest in the last twelve months, from validation. Epping Forest decision record →

Public comments

No public comments yet.

Last counted 9 Sept 2026

Read the comments on the council site ↗

Consultation & key dates

Comments by
7 Aug 2026

Historical activity at this location

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

Within ~100m

Nearby activity

2023 Approved
2 Dossetts Retreat, The Green, Theydon Bois, Epping, CM16 7JA
Removal of existing glazed conservatory, and the erection of a single-storey rear extensi…
EPF/2593/23
2023 Approved
2 Dossetts Retreat, The Green, Theydon Bois, Epping, CM16 7JA
Removal of existing glazed conservatory, and the erection of a single-storey rear extensi…
EPF/2593/23
2022 Approved
21 Woburn Avenue Theydon Bois Epping Essex CM16 7JR
Extend an existing garden building.
EPF/0653/22
2022 Approved
21 Woburn Avenue Theydon Bois Epping Essex CM16 7JR
Extend an existing garden building.
EPF/0653/22
2022 Approved
The Pond House Poplar Row Theydon Bois Epping Essex CM16 7NB
Single storey rear extension.
EPF/0523/22
2022 Approved
The Pond House Poplar Row Theydon Bois Epping Essex CM16 7NB
Single storey rear extension.
EPF/0523/22
2021 Approved
The Pond House Poplar Row Theydon Bois Epping CM16 7NB
Single storey rear extension and first floor rear extension.(Revised application to EPF/0…
EPF/0703/21
2021 Refused
The Pond House Poplar Row Theydon Bois Epping CM16 7NB
Single storey rear extension, first floor rear extension and first floor side extension.
EPF/0111/21
2019 Approved
4 Chestnut Cottages The Green Theydon Bois Epping CM16 7JB
Single storey rear extension
EPF/2468/19
2019 Approved
4 Chestnut Cottages The Green Theydon Bois Epping CM16 7JB
Single storey rear extension
EPF/2468/19
2019 Approved
8 Woburn Avenue Theydon Bois Epping Essex CM16 7JS
TPO/EPF/08/84 (Ref: T3) T1: Ash - Crown reduce height & spread by up to 5m, as specified.
EPF/2070/19
2019 Approved
8 Woburn Avenue Theydon Bois Epping Essex CM16 7JS
TPO/EPF/08/84 (Ref: T3) T1: Ash - Crown reduce height & spread by up to 5m, as specified.
EPF/2070/19
2019 Approved
Elmbec The Green Theydon Bois Epping Essex CM16 7JA
Proposed full internal refurbishment, facade changes with larch appearance cladding, insu…
EPF/1382/19
2019 Approved
Elmbec The Green Theydon Bois Epping Essex CM16 7JA
Proposed full internal refurbishment, facade changes with larch appearance cladding, insu…
EPF/1382/19
2018 Approved
13 Woburn Avenue Theydon Bois Epping Essex CM16 7JR
Construction of two storey rear and side extension with Juliet balcony to rear.
EPF/2178/18
2017 Approved
6 Blackacre Road Theydon Bois Essex CM16 7LU
Erection of ground floor single storey extension and roof dormer to rear.
EPF/1273/17
2017 Approved
6 Blackacre Road Theydon Bois Essex CM16 7LU
Erection of ground floor single storey extension and roof dormer to rear.
EPF/1273/17
2016 Approved
1 Chestnut Cottages The Green Theydon Bois Epping Essex CM16 7JB
Erection of rear extension at first floor to provide a new bedroom (with revised external…
EPF/1683/16
2016 Approved
8 Woburn Avenue Theydon Bois Epping Essex CM16 7JS
TPO/EPF/08/84 T3 Ash: Remove smaller branches from main limbs overhanging neighbouring pr…
EPF/1019/16
2023 Refused
2 Dossetts Retreat, The Green, Theydon Bois, Epping, CM16 7JA
Certificate of lawful development for a proposed single storey rear extension (existing c…
EPF/2173/23
2023 Refused
2 Dossetts Retreat, The Green, Theydon Bois, Epping, CM16 7JA
Certificate of lawful development for a proposed single storey rear extension (existing c…
EPF/2173/23
2022 Refused
The Pond House Poplar Row Theydon Bois Epping CM16 7NB
Application to determine if prior approval is required for a proposed Larger Home Extensi…
EPF/0224/22
2022 Refused
The Pond House Poplar Row Theydon Bois Epping CM16 7NB
Application to determine if prior approval is required for a proposed Larger Home Extensi…
EPF/0224/22
2020 Approved
21 Woburn Avenue Theydon Bois Epping CM16 7JR
Application for a Certificate of Lawful Development for a Proposed single storey extensio…
EPF/1734/20
2020 Approved
21 Woburn Avenue Theydon Bois Epping CM16 7JR
Application for a Certificate of Lawful Development for a Proposed single storey extensio…
EPF/1734/20
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