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Planning application

EPF/1169/26

Rear garden of Gate House Teazle Mead Thornwood CM16 6TZ

Refused Epping Forest Permission in Principle

Proposal

Permission in Principle for the demolition of a residential outbuilding and the erection of between 1 and 2 residential dwellings (Use Class C3).

As published by the council, reference EPF/1169/26

Timeline

Dates from the published record

  1. 11 Jun 2026

    Received by Epping Forest

  2. 16 Jun 2026

    Validated

    Checked as complete and ready for consideration.

  3. 21 Jul 2026

    Decision issued: Refuse

  4. 23 Jul 2026

    Added to PlanIndex

What refusal means

The process from here

The council refused this application for the reasons set out on the decision notice, which the council portal holds in full. Only the applicant can appeal a refusal; the time limit runs from the decision date and is shorter for householder schemes.

Refusal does not prevent a fresh attempt. Applicants often address the reasons for refusal and resubmit, so a refused scheme is not necessarily the end of proposals for the site.

About outline applications

How this application type works

An outline application tests the principle of developing a site before the detail is worked up. Some or all of the particulars, such as appearance, layout, scale, access and landscaping, are held back as reserved matters for later approval. Permission at outline stage does not by itself allow building to start; the reserved matters must be approved first.

More on outline applications in our guide

Nearby applications

Within 500 metres

  • EPF/1436/26 Awaiting decision

    Breckenridge, 4 Smiths Court, Thornwood, Epping, CM16 6BD

    TPO/EPF/18/89 (Ref: T4) T1: Ash - Monolith to 2.5m, as specified. NB: The permitted specification of works is detailed in the conditions below.

    24 Jul 2026 153m away Trees
  • EPF/1437/26 Awaiting decision

    3, Smiths Court, Thornwood, Epping, CM16 6BD

    TPO/EPF/18/89 (Ref: T5, T6) T1 & T2: Ash - Monolith to 8m, as specified. NB: The permitted specification of works is detailed in the conditions below.

    24 Jul 2026 153m away Trees
  • EPF/1664/25 Awaiting decision

    11b Woodfield Terrace, High Road, Thornwood, Epping, CM16 6LL

    Retrospective application for the continued use of existing rear outbuilding.

    14 Aug 2025 178m away Householder
  • EPF/0332/22 Granted

    Rosario High Road Thornwood Epping Essex CM16 6LU

    Outline Application for proposed demolition of existing buildings followed by comprehensive development of up to 62 new homes (inclusive of 40% onsite affordable housing), landscaping, community orchard, new access, parking and circa 1.9 ha of public open space (All matters reserved except Access) (THOR.R2 - Allocated Site in Thornwood).

    8 Feb 2022 248m away Outline
  • EPF/1176/26 Awaiting decision

    Rosario, High Road, Thornwood, Epping, CM16 6LU

    Part Approval of Details Reserved by Condition 8 in relation to Plots 24 and 25 only of EPF/0332/22 (Outline Application for proposed demolition of existing buildings followed by comprehensive development of up to 62 new homes (inclusive of 40% onsite affordable housing), landscaping, community orchard, new access, parking and circa 1.9 ha of public open space).

    11 Jun 2026 303m away Conditions
  • EPF/1113/26 Granted

    Site known as Thornwood Park, High Road, Thornwood, Epping, CM16 6LU

    TPO/EPF/18/89 (Ref: T4, T5, T6) G8: Ash - Prune overhanging branches back to boundary, as specified. NB: The permitted specification of works is detailed in the conditions below.

    4 Jun 2026 303m away Trees

In Epping Forest

  • EPF/1251/26 Decided

    Land at Temple Farm, High Street, Roydon, Harlow, CM19 5LW

    Request for Environmental Impact Assessment (EIA) Screening Opinion - Proposed Residential Development of up to 250 Dwellings with Associated Infrastructure and Landscaping

    23 Jun 2026 Outline
  • EPF/2379/25 Refused

    Bellevue, Hoe Lane, Nazeing, Waltham Abbey, EN9 2RJ

    Creation of 2no. Self-build dwellings.

    25 Nov 2025 Outline
  • EPF/0873/26 Refused

    The Roses, Epping Road, Roydon, Harlow, CM19 5DD

    Permission in Principle for erection of bungalow.

    5 May 2026 Outline
  • EPF/1156/26 Decided

    Land East of Tawney Common, Theydon Mount, Epping, Essex, CM16 7PU

    Request for Environmental Impact Assessment (EIA) Screening Opinion - Proposed development for a Solar Farm and Battery Energy Storage System (BESS) (Revised EIA Screening Opinion to EPF/0674/25).

    10 Jun 2026 Outline
  • EPF/0847/26 Refused

    Herb Farm, London Road, Hastingwood, Harlow, CM17 9LH

    Permission in Principle for erection of up to 9 dwellings.

    29 Apr 2026 Outline