Epping Forest District

Local plan

The Epping Forest District Local Plan 2011–2033 was adopted on 6 March 2023; the previous 1998 Local Plan and 2006 Alterations were revoked rather than retained as a parallel set of saved policies.[1][2][3]

Relevant checks for home projects include Local Plan DM4 on Green Belt, DM9 on design, DM10 on housing design and DM12 on basements.[7][8]

Made neighbourhood plans also apply in their own areas: Epping Town, adopted 23 July 2026; Ongar, 11 October 2022; and Moreton, Bobbingworth and the Lavers, 5 November 2019.[9][10][11]

Since 15 June 2026, eligible major applications have an optional direct Planning Inspectorate route under section 62A; this is not a transfer of ordinary householder applications.[48][49]

Householder design guide

Use Local Plan DM9 alongside the property’s local character and any conservation-area guidance: extensions should respect the original building’s form, setting and detailing, with appropriate materials.[7][27]

The council’s Sustainability Guidance & Checklist Volume 3: Refurbishment & Extensions (householders), adopted in March 2022, addresses the design and environmental performance of existing homes.[13][14]

Its checklist is on pages 30–31 and its statement guidance on page 32; the 2026 validation list requires both a Sustainability Checklist and a Sustainability Statement for householder planning applications.[14][16]

Validation list

Use the council’s 2026 local validation list and submit the associated validation checklist with the application.[15]

Householder submissions require the sustainability documents, with roof plans, tree information, heritage evidence and flood-risk material where the relevant triggers apply.[16]

Epping Forest SAC assessments are a separate consideration: the specific guidance uses a 6.2 km recreational zone, while traffic-related air-pollution effects can require assessment elsewhere in the district too.[34][35]

The validation list instead prints 0–6 km for recreation, so obtain a site-specific answer rather than assuming that a property between 6 and 6.2 km is outside the requirement.[16][35]

Article 4 directions

The council publishes site- and works-specific Article 4 directions; check the notice, address schedule and map rather than treating a named road or conservation area as wholly covered. [17]

For example, the Parklands direction concerns specified carport alterations or enclosure, while the Lee Valley Nursery direction concerns market use and associated moveable structures. [20][21]

The published St John's, Buckhurst Hill notice identifies selected properties and states 25 June 2026 as its commencement date. Obtain the formal confirmation record and boundary before relying on that direction's continuing status. [25]

Conservation areas

Use the council’s individual conservation-area boundary maps and appraisals, not the settlement name alone, to identify the relevant local guidance.[26]

For example, page 78 of the published May 2025 St John’s, Buckhurst Hill appraisal seeks sympathetic extension design and resists box dormers unless it can be demonstrated that they would not affect the conservation area’s appearance.[27]

That is area-specific guidance, not a district-wide dormer ban, and its appraisal, legal boundary and any Article 4 coverage need to be checked separately.[25][27][28]

Basement policy

Local Plan DM12 specifically addresses basement development.[7][8] The incorporated supporting-text amendments describe a one-storey approach and a 50% limit for each garden; these are only part of the assessment, not an automatic entitlement to excavate that amount.[7][8]

The 2026 validation list requires a suitably qualified Basement Impact Assessment for basement and underground development, with a Basement Construction Method Statement where appropriate.[16]

Flood risk and safe escape, structural and groundwater effects, neighbouring amenity, heritage and Green Belt considerations must also be addressed under the policy’s applicable criteria.[7][8]

CIL rates

As at 3 October 2026, the council is consulting on introducing CIL; its current material does not identify an operative adopted Epping Forest charging tariff.[30][31]

The updated July 2026 draft schedule is under consultation from 1 to 30 October 2026, and its proposed rates must not be used as current charges.[30][32]

Section 106 obligations and Epping Forest SAC mitigation requirements are separate and can still matter for a project.[31][34][35] Mayoral CIL does not apply in Epping Forest District; the Mayor’s charging arrangements cover the specified London authorities.[33]

Pre-application advice

The council’s April 2026 tariff lists £300 including VAT for written householder advice in its “all other cases” category; this is advice rather than planning permission.[40]

Give the council a clear proposal, location plan and supporting drawings or photographs so it can confirm the appropriate service and price.[40]

Confirm additional charges in writing: the webpage states £250 including VAT per hour, while the PDF lists £260 including VAT for additional time without specifying the charging unit on that row.[39][40]

Building control

Contact the council’s building control team on 01992 564141 or contactbc@eppingforestdc.gov.uk.[41][43]

Its current standard-charge schedule took effect on 1 October 2026; obtain the appropriate quote for the complete scope rather than treating one listed item as an all-in project price.[42][43]

Building regulations approval is separate from planning, with a council or registered building control approver route for eligible work and the Building Safety Regulator route for higher-risk buildings.[44]

The separate Building Safety Levy also started on 1 October 2026 for qualifying residential development, with information and exemption requirements; it must not be confused with the council’s building control fee or the still-draft CIL proposals.[45][46]