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CM16 · Epping · Epping Forest

Planning and building regulation drawings in Epping (CM16)

CM16 is the Epping district, and it spreads across North Weald Bassett, Theydon Bois and Thornwood Common as well as the town of Epping itself. Epping Forest District Council is the planning authority for all of them. The national planning data register shows three conservation areas overlapping the postcode: Epping, Copped Hall, and Bell Common, Epping. None bears the name of North Weald Bassett, Theydon Bois or Thornwood Common, which matters when a homeowner assumes the whole postcode is treated alike.

MCIAT chartered technologists
Epping Forest District Council granted 76% of 777 householder applications
Drawings in about 7 days

That mix is the real planning question for CM16. Two neighbours with the same postcode can be in different positions: one inside a conservation area where side extensions, roof enlargements and rear extensions of more than one storey need a householder application, the other outside any designation where permitted development might still cover a similar project. Neither position is better in itself. They call for different drawings. The first needs a case made for the design, and the second needs measured proof that the work stays within the limits.

For someone in Theydon Bois or North Weald Bassett planning a loft, a garage conversion or a single-storey addition, the sensible first step is to find out whether any designation touches the plot. If the work is permitted development, an optional lawful development certificate can confirm it; if not, a householder application is the route. Our chartered architectural technologists prepare the drawings, our fixed fees are on the pricing page, and we confirm the fee for a house in Epping when we quote, because the sets of plans and the level of checking are the same wherever the house is.

Planning in Epping: what to know before you apply

Epping Forest District Council takes householder applications with a form, location and block plans, existing and proposed drawings, an ownership certificate or notice and the fee. Where an address falls within any of the three conservation areas, the council has to consider the effect on the character of the area, so the drawings should be clear on materials, roof form and the treatment of boundaries. The application is publicised to neighbours, and a parish or town council that has asked to be told about applications is notified and can comment. Comments are weighed by the council only where they raise planning matters; the decision stays with the council. A householder proposal can be decided by an officer under delegated powers or referred to a committee.

Applications are decided by Epping Forest District Council — its planning pages.

Check your route

Does your Epping project need planning permission?

Route check · Epping (CM16)

ProjectProperty

Listed building?

Conservation area?

Likely permitted development — no planning applicationNeeds checking

A single-storey rear extension up to 4 m deep on a detached house, or 3 m on any other house, is Class A permitted development subject to the height and materials conditions.
This council does not publish its Article 4 directions to the national register, so the schedule is confirmed with the council first.
Where permitted development applies, a lawful development certificate proves it for lenders and buyers.

Sources: GPDO 2015, Schedule 2, Part 1 · Planning Portal — common projects · Building Regulations 2010 — when approval is needed

This is a first-pass indication from the national rules, not planning advice for your property. Your council's registers, any Article 4 schedule and the exact dimensions decide it — the free appraisal checks all three before we recommend a route.

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Epping (CM16) in numbers

What Epping Forest District Council has decided, and what CM16 is built of — the two facts that shape every job here.

Householder planning decisions — Epping Forest District Council

Epping (CM16) applications are decided by Epping Forest District Council; these are its published householder figures for the last four quarters.

Householder applications decided2025 Q2 to 2026 Q1	777
Granted	591
Refused	186
Grantedof 777 decisions · England 90%	76%
Decided within 8 weeksof 580, excluding prior approvals	95%

Source: Ministry of Housing, Communities and Local Government (PS2 district planning application statistics). Open Government Licence v3.0 Extracted 2026-09-22.

Permitted development prior approvals — Epping Forest District Council

How the larger-home-extension route has fared with Epping Forest District Council, which decides CM16 notifications.

Larger home extension prior approvals — not required2024 Q2 to 2026 Q1	121
Prior approval granted	67
Prior approval refused	9
Grantedof 76 determined	88%

Source: Ministry of Housing, Communities and Local Government (PS1 district planning application statistics). Open Government Licence v3.0 Extracted 2026-09-22.

Planning appeals — Epping Forest District Council

Refusals in CM16 can be appealed to the Planning Inspectorate; this is Epping Forest District Council's householder appeal record.

Householder appeals determined2021–2026	278
Allowed	116
Allowedof 278 · England 36%	42%

Source: Planning Inspectorate appeals casework. Open Government Licence v3.0 Extracted 2026-09-22.

Conservation areas and Article 4 directions — Epping Forest District Council

Register counts for Epping Forest District Council, and the designations whose polygons hold CM16's own postcodes. A count describes what the council has published, never a rank against another council.

Conservation areas in the register25 dated, 1969–1996	25
Conservation areas in the register, within CM16Bell Common, Epping, Copped Hall, Epping	3

Source: MHCLG Planning Data Platform. Open Government Licence v3.0 Extracted 2026-09-22. Source: MHCLG planning.data.gov.uk; Ordnance Survey Code-Point Open. Contains OS data © Crown copyright and database right 2026; Contains Royal Mail data © Royal Mail copyright and database right 2026; Contains National Statistics data © Crown copyright and database right 2026. Open Government Licence v3.0 Extracted 2026-09-22.

Day 0Measured survey of your Epping property — or your existing plans if you have them.
About 7 daysDrawings issued for your approval. Free redraws until you are happy.
SubmissionWe validate against Epping Forest District Council’s checklist and submit on your behalf.
Council: 8-week targetHouseholder applications carry an 8-week statutory target. Epping Forest District Council decided 95% of 580 recent householder applications inside it.

Source: Ministry of Housing, Communities and Local Government (PS2 district planning application statistics). Open Government Licence v3.0 Extracted 2026-09-22.

Nearby

Epping (CM16) — FAQs

I live in Thornwood Common. Is a garage conversion permitted development?+

Works that affect only the inside of a building are not development, but replacing a garage door with a wall or window changes the outside, so that part has to fit within permitted development or get planning permission. Whether a designation applies to your address can change the answer, so check the council's map. If a condition on the original planning permission removed permitted development rights, that overrides the general rule, and the conditions of that permission will show it.

Does the Epping conservation area affect my house in Theydon Bois?+

Not unless the house is inside its boundary. A conservation area covers only the land within its own boundary. The register shows three conservation areas in CM16, two carrying the Epping name and one named Copped Hall, and none of them carries the Theydon Bois name. Each address still needs to be checked individually against the council's map.

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