20, Piercing Hill, Theydon Bois, Epping, CM16 7JW

EPF/1327/26Full planning permissionRefused

Full

Refused on 22 September 2026

Council decision: Refuse

Approximate location: the centre of the postcode, not the exact property.

Proposal

Demolition of the existing dwelling and associated structures, and erection of a replacement self-build sustainable dwelling with an ancillary outbuilding.

Received: 6 July 2026
Council: Epping Forest District Council
Ward: Theydon Bois with Passingford

ReceivedReceived6 Jul
ValidatedValidated6 Jul
Consult.Consultation28 Jul
TargetTarget Date
DecidedDecided22 Sep

Decided in 78 days (council typically 56)

About this application

This is a full planning application for demolition at 20, Piercing Hill, Theydon Bois, Epping, CM16 7JW. Epping Forest has handled 2,560 applications of this type. This one was decided in 78 days, 3 weeks longer than Epping Forest's typical decision time. There are no previous applications recorded at this address. In the past year there have been 158 applications across Theydon Bois with Passingford. We hold 642 applications in total for the CM16 postcode area.

70% of full applications at Epping Forest District Council were approved. Across all application types, the council typically decides in about 8 weeks (median).

Based on decided applications received in the last 3 years.See what's approved near your address

Application details

Postcode: CM16 7JW
Application type: Full planning permission
Scale / size: Small
Parish: Theydon Bois

Planning application dates

Date validated: 6 July 2026
Consultation expiry: 28 July 2026
Consultation end: 28 July 2026

Planning decision

Case officer: Suleman Uddin

Additional information

Documents: 19

Site constraints

Checking the site

2/3

Council recordsAppealsFlood risk

Designations at the address point. Ones next to the site may also apply.

Green belt: Epping Forest
Flood zone 1: Low probability (rivers and sea)

Not published by this council, so not checked: Article 4 directions. Ask the council if these matter.

Possibly incomplete for this council: tree preservation orders.

Also checked, none recorded (21)

flood storage areas, conservation areas, listed buildings, scheduled monuments, World Heritage Sites, World Heritage Site buffer zones, registered parks and gardens, registered battlefields, Heritage at Risk entries, nutrient neutrality catchments, national parks, National Landscapes, SSSIs, Special Areas of Conservation, Special Protection Areas, Ramsar sites, ancient woodland, national nature reserves, local nature reserves, heritage coasts and brownfield registers.

A guide only, from official open data; it is not a planning search. Flood zones cover rivers and sea, not surface water.

Data © Crown copyright and others · sources and licences

Contains public sector information from planning.data.gov.uk (MHCLG and local planning authorities), licensed under the Open Government Licence v3.0. © Crown copyright and database right 2026.

© Historic England 2026. Contains Ordnance Survey data © Crown copyright and database right 2026. The Historic England GIS Data contained in this material was obtained on 2026-11-03. The most publicly available up to date Historic England GIS Data can be obtained from HistoricEngland.org.uk.

Source: Epping Forest

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