Epping Society Objects to Stewards Green Fields Masterplan: Major Concerns Over Green Belt Loss, Infrastructure Capacity and Cumulative Impact
The Epping Society has submitted a detailed formal objection to planning application EPF/1737/26 for the proposed Stewards Green Fields development. The outline masterplan, covering 25.43 hectares of Metropolitan Green Belt seeks permission for up to 400 homes, care accommodation, a local centre and a new Country Park/SANG. After extensive review, we believe the application is fundamentally flawed, based on inconsistent evidence, and incapable of being delivered without severe and unacceptable impacts on Epping’s infrastructure, transport network, air quality and remaining Green Belt. Our full objection letter can be downloaded below as can the developer’s Strategic Masterplan Framework.
Here is a bullet point summary of our objections.
The application proposes up to 400 homes, an 80‑bed care home, 80 extra‑care units, a local centre, and a Country Park/SANG on 25.43 hectares of Metropolitan Green Belt east of Epping. “This outline application is for a very substantial development on 25.43 hectares (62.8 acres) of Green Belt land east of Epping…”
The site is not allocated for development in the adopted Local Plan. Its Green Belt status was reaffirmed through detailed professional evidence, including work by Arup.
The developer’s attempt to reclassify the land as “Grey Belt” is premature, unproven and dependent on selective interpretation of the new NPPF. The Council’s own updated Arup Grey Belt evidence is still pending.
The application contains numerous errors and inconsistencies, including incorrect road names, outdated references, wrong speed limits, inconsistent housing numbers, and inaccurate site acreage. These raise concerns about the reliability of the supporting assessments.
The proposal relies heavily on proximity to Epping Station, yet:
The walking route involves gradients and narrow sections.
It is unclear whether Epping Station meets the NPPF definition of a “well‑connected station.”
No convincing evidence is provided on train capacity, peak‑time demand, service frequency or reliability.
Traffic and access concerns are significant:
Only one vehicular access is proposed onto Stewards Green Road (narrow, fast, partly without pavement).
Additional traffic would feed into Ivy Chimneys Road, Fiddlers Hamlet and Bell Common, an existing Air Quality Management Area.
Assumptions about modest traffic increases are unrealistic given the scale of development.
Cumulative impact is critical. This application cannot be assessed in isolation from:
South Epping (minimum 450 homes)
Qualis developments
Other emerging schemes
Combined pressure on roads, schools, healthcare, water supply, air quality, parking and public transport.
Infrastructure capacity is not demonstrated:
Schools: St John’s is full; Davenant oversubscribed; Ongar Academy facing future pressure.
Healthcare: NHS Estates (May 2026) confirms local surgeries already face significant capacity deficits.
Water supply: No clear evidence of adequate capacity in a water‑stressed region.
S106 funding: References to “many millions” are vague and unitemised.
Public consultation data is unclear, lacking basic numerical breakdowns of responses, coverage, support levels and objections.
Overall Conclusion
The applicant has not demonstrated that this site can accommodate development of this scale without unacceptable cumulative impacts on Epping’s infrastructure, transport network, air quality, landscape or Green Belt. The Epping Society therefore objects strongly to EPF/1737/26.
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