Planning permission in Epping Forest

In the last 12 months, 74.5% of home project applications were approved in Epping Forest (471 decided): extensions, loft conversions and similar work. A typical home project decision takes about eight weeks (median 56 days).

Across all application types, 76.0% of 6,036 applications decided since May 2023 were approved. Based on Epping Forest's public planning register. Data last updated: 23 May 2026.

10,255Total applications

6,036Decided

76.0%Approval rate (of decided)

4,590 Approved+1,446 Refused+168 Withdrawn+245 Pending+3,806 Outcome not determined=10,255 Total

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Decision Level

5,764Delegated

By Development Category

All applications on record, not only the last 12 months.

Category	Decided	Approved	Refused	Approval rate
Home extensions and alterations (householder)	2,015	1,471	544	73.0%
Full planning applications	842	457	385	54.3%
Discharging planning conditions	728	642	86	88.2%
Certificate of lawfulness (confirming permitted development)	722	610	112	84.5%
Protected tree works (TPO)	404	374	30	92.6%
Larger extensions (householder prior approval)	297	258	39	86.9%
Changing a planning condition (S73)	223	175	48	78.5%
Tree works in a conservation area	174	172	2	98.9%
Listed Building Consent	159	103	56	64.8%
Minor amendment to an approved scheme (S96a)	148	102	46	68.9%
Certificate of lawfulness (existing use)	98	66	32	67.3%
Advertisement Consent	66	59	7	89.4%
Prior notification: Building (agricultural/forestry)	42	28	14	66.7%
Prior approval Part 3 Class Q: Agricultural buildings to dwellinghouses	26	15	11	57.7%
Other*	92	58	34	mixed types

* Other combines smaller categories: Prior approval Part 3 Class R: Agricultural buildings to a flexible commercial use (16), Phone masts and telecoms (15), Confirmation of discharge of planning obligations (12), Reserved matters (detail after outline approval) (9), Permission in Principle (9), Environmental impact screening and scoping (5), Prior notification: Demolition (5), Prior approval Part 3 Class M: Retail or betting office or pay day loan shop to dwellinghouses (3), Demolition in a conservation area (3), Application for deed of variation of planning obligations (3), Prior approval Part 14 Class J: Installation or alteration etc of solar equipment on non-domestic premises (3), County Consultation (2), Prior notification: Road (agricultural/forestry) (2), Change of Use (2), Prior approval Part 20 Class AB: New dwellinghouses on terrace building in commercial or mixed use (1), Prior approval Part 14 Renewable Energy (1), Listed building consent (demolish) (1).

Quarterly Trend

The most recent three years. Earlier decisions are included in the totals above but not in this chart.

Quarter	Decided	Approved	Approval rate
Q3 2023	180	135	75.0%
Q4 2023	533	397	74.5%
Q1 2024	553	409	74.0%
Q2 2024	598	452	75.6%
Q3 2024	641	510	79.6%
Q4 2024	476	358	75.2%
Q1 2025	501	368	73.5%
Q2 2025	476	350	73.5%
Q3 2025	486	360	74.1%
Q4 2025	491	360	73.3%
Q1 2026	444	350	78.8%
Q2 2026	234	175	74.8%

By Ward

The 12 wards with the most decided applications, across all years. 557 further decided applications fall in wards not shown.

Among wards with at least 20 decided applications, approval rates range from 68.0% in Rural East to 83.3% in Epping West and Rural, a gap of 15.3 percentage points.

Ward	Decided	Approved	Refused	Approval rate
Theydon Bois with Passingford	440	317	123	72.0%
Rural East	412	280	132	68.0%
Grange Hill	365	277	88	75.9%
Epping West and Rural	353	294	59	83.3%
Loughton Forest	343	258	85	75.2%
Buckhurst Hill West	322	265	57	82.3%
Roydon and Lower Nazeing	318	221	97	69.5%
Chigwell with Lambourne	308	216	92	70.1%
Waltham Abbey South and Rural	298	218	80	73.2%
Loughton St. John's	260	198	62	76.2%
Epping East	258	209	49	81.0%
Ongar	200	156	44	78.0%

Frequently asked questions

What is the planning approval rate in Epping Forest?

In the last 12 months, 74.5% of home project applications (extensions, loft conversions and similar work) were approved in Epping Forest, based on 471 decided applications. Across all application types, 76.0% of 6,036 applications decided since May 2023 were approved.

How long does a planning decision take in Epping Forest?

The median time from submission to decision for home project applications decided in Epping Forest in the last 12 months was 56 days (about eight weeks). Times vary case by case.

Do I need planning permission in Epping Forest?

It depends on the project and the property. Many home projects fall under permitted development rights, but constraints such as conservation areas, listed buildings and Article 4 directions change what needs permission at a specific address. See our guides to permitted development rights and Article 4 directions.

Do I need a planning consultant in Epping Forest?

Many home projects do not need one. A straightforward extension on an unconstrained property is often handled directly with the council, or with an architect or agent preparing the drawings. A consultant is more likely to earn their fee where the site is constrained, the council has refused similar schemes, or an appeal is in prospect. Understanding your property's constraints and the council's recent decisions first makes any conversation with a professional a better-informed one.

Planning guides

Not sure what you can build without planning permission? See our guides to permitted development rights, Article 4 directions and planning costs.

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