The Planning Committee A of Epping Forest District Council met on Wednesday 17 September 2025 to consider several planning applications, including a change of use for Blunts Farm and residential developments at the Happy Grow Garden Centre and Sewardstone Hall Farm. Also on the agenda was a proposal for a balcony at 23 Church Lane, Loughton.

Happy Grow Garden Centre, High Road, Thornwood

The committee was scheduled to review an outline planning application, EPF/2576/24, concerning the Happy Grow Garden Centre in Thornwood. The proposal included the demolition of existing buildings to make way for a residential development of up to 65 new homes, with 40% designated as affordable housing. Plans also incorporated alterations to the existing access, car parking, open space, landscaping, and attenuation ponds.

The report pack noted that several representations had been received, including an objection from the Epping Forest Heritage Trust, who raised concerns about the impacts on Epping Forest Special Area of Conservation (SAC) and Lower Forest Site of Special Scientific Interest (SSSI). The Trust stated that the impacts from increased recreational use, visitor footfall, and traffic had not been properly assessed, contrary to the Habitats Regulations 2017 and Local Plan Policy DM2¹. The Trust also raised concerns about the lack of on-site Biodiversity Net Gain (BNG), despite the Green Belt setting, and suggested off-site BNG should be considered adjacent to Epping Forest or its Buffer Lands in consultation with the City of London Corporation.

Subject to conditions and a Section 106 agreement, the planning officer's report recommended that the application be approved.

Sewardstone Hall Farm, Sewardstone Road, Waltham Abbey

The committee was scheduled to consider planning application EPF/0537/25 for Sewardstone Hall Farm in Waltham Abbey. The proposal included the demolition of 11 buildings, along with associated works, additional landscaping, BNG enhancement, and infrastructure works. It also included extensions to Unit 2 for use as a tool and plant hire business, and the retention of Unit 5 as ancillary office space.

The report pack noted that the Waltham Abbey Residents Association had objected, raising concerns that in the 1970s, two HGVs had been involved in accidents near the site due to hazardous bends in Sewardstone Road. They stated that the council purchased land to straighten the road but abandoned the plan after the North/South route (now Meridian Way) was built, which diverted traffic. The bends remain, and traffic has since doubled, exacerbating the hazard.

The planning officer's report recommended that the committee approve the application, subject to conditions and a Section 106 agreement.

Blunts Farm, Coopersale Lane, Theydon Bois

The committee was scheduled to discuss planning application EPF/1406/22 for Blunts Farm in Theydon Bois. The application sought a change of use from agricultural to B8² storage and associated development. An addendum to the report pack included correspondence from the neighbouring property, Blunts Chase, requesting additional conditions, including the removal of permitted development rights for extensions and alterations to the units, and the imposition of a noise planning condition.

The applicant had also corresponded, disagreeing with several imposed conditions, including those related to a dusk risk assessment, dust monitoring, surface water and foul drainage, flood risk assessment, contamination, and opening hours.

Theydon Bois Parish Council also made further representation concerning highway safety.

The planning officer's report recommended that the committee approve the application, subject to updated conditions.

Higher Still, 23 Church Lane, Loughton

The committee was scheduled to consider planning application EPF/1151/25 for 23 Church Lane in Loughton. The application sought permission for a balcony to the rear elevation.

The planning officer's report recommended that the committee approve the application, subject to conditions. The report noted that one neighbour had objected, raising concerns about overlooking and loss of privacy. The report stated that the applicant was Councillor Barbara Cohen.

Other Matters

The agenda for the meeting of Planning Committee A also included:

• A webcasting introduction from Councillor Steven Heather, Chair of the Planning Committee.
• An opportunity for councillors to declare any interests in the items on the agenda.
• Confirmation of the minutes of the Planning Committee A meeting held on 6 August 2025.
• Any other business.