Planning application
EPF/2576/24
Happy Grow Garden Centre and Elmcroft, Thornwood, High Road , Thornwood, Essex , CM16 6LX
Proposal
Demolition of existing buildings followed by residential development of up to 65 new homes (inclusive of onsite affordable housing), alterations to the existing access, car parking, open space including significant new landscaping and attenuation ponds.
As published by the council, reference EPF/2576/24
Timeline
Dates from the published record
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23 Dec 2024
Received by Epping Forest
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10 Jan 2025
Validated
Checked as complete and ready for consideration.
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23 Jul 2026
Added to PlanIndex
What a grant of permission means
The process from here
Permission has been granted, usually subject to conditions listed on the decision notice, some of which must be discharged before work starts. The decision notice on the council portal sets out exactly what was approved.
Work must normally begin within three years of the decision or the permission lapses. Neighbours cannot appeal a grant; challenging one means judicial review of how the decision was made, within tight time limits.
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.
Nearby applications
Within 500 metres
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EPF/1147/26 Granted
Tudor House, High Road, Thornwood, Epping, CM16 6LT
Approval of Details Reserved by Condition 9 External Finishes of EPF/0007/24 (Residential development comprising residential dwellings (Use Class C3), together with car parking, garden spaces, a flexible café/commercial use (Use Class E) with vehicular access from High Road (B1393) external landscaping and associated development).
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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).
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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.
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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).
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EPF/0093/23 Granted
45, Upland Road, Epping Upland, Epping, CM16 6NJ
Retrospective single storey annexe in rear garden.
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EPF/0973/26 Granted
Upper Clapton Rugby Football Club, 61 Upland Road, Epping Upland, Epping, CM16 6NL
Approval of Details Reserved by Condition No.s 16: Community Use Agreement; 17: Assessment of Ground Conditions; 18: Certification of Artificial Grass Pitch; 19: Design and Layout of Artificial Grass Pitch; 20 (Part): Details of Phasing of Development and 24: External Lighting of EPF/1400/20 (Improvements to existing club infrastructure compromising a new all weather pitch and relocation of existing floodlights, improvements to the club's function hall, golf range and current car parking including the addition of further car parking spaces and associated development, and enabling development in the form of the construction of 9 no. new dwellings and associated development).
Other outline applications
In Epping Forest
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EPF/1169/26 Refused
Rear garden of Gate House Teazle Mead Thornwood CM16 6TZ
Permission in Principle for the demolition of a residential outbuilding and the erection of between 1 and 2 residential dwellings (Use Class C3).
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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
-
EPF/2379/25 Refused
Bellevue, Hoe Lane, Nazeing, Waltham Abbey, EN9 2RJ
Creation of 2no. Self-build dwellings.
-
EPF/0873/26 Refused
The Roses, Epping Road, Roydon, Harlow, CM19 5DD
Permission in Principle for erection of bungalow.
-
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).