***PRESS RELEASE - EPPING SOCIETY RESPONSE TO 'NATIONAL PLANNING POLICY FRAMEWORK***

What is wrong with the new planning rules?

The Government is proposing to revise the National Framework (NPPF) (again) which is used by Local Authorities (mostly District Councils) to help plan and manage housing developments across England. They have published a new Draft NPPF which can be found at:

https://assets.publishing.service.gov.uk/media/697b71c52ff8d10a830d5d4a/Draft_NPPF_December_2025.pdf

The Epping Society has quite a few concerns about these new rules – we think they could be used as a developers’ charter to apply to build many more thousands of houses throughout our District. The main problem is  that these proposed Rules need to take more account of their impact on existing infrastructure & services, and the lack of capacity already across our area.

Here are our greatest worries:

Developments “near to stations”, including in the existing Green Belt, are to be waived through. Station capacity to be decided only on the frequency of trains, not on any assessment of present or future capacity – a problem we all know about!

Re-designation of our existing Green Belt countryside around Epping as ‘Grey belt’ thus losing all of its current protection from development. Once designated as such it will be lost for future generations.

The new rules use the word “sustainable “many times. We think this means “that any changes shall not worsen the lot of existing (& future) citizens, ideally should improve life for all”. Applicants to build should have to first prove that there is capacity in road, rail, education, water, sewage, medical, social, cultural systems etc. Where there is no capacity, then to explain and fund how improvements can be achieved. We all know that locally these systems are under pressure – or worse!

Decisions to be made by new, larger area-based “Strategic Authorities”, with much less local voice in the process. We fear that easy, quick choices will heap development into crowded & congested areas, because they are already “successful”; rather than spreading developments around - maybe to “even up” inequalities. We do have a Local Plan (some aspects of which the Epping Society successfully refuted), but it is now established as somewhat of a Social Contract; about to be over-ridden from afar.

A serious lack of clarity about how much and where “affordable” (=slightly cheaper) housing is to go. We would rather see builders pushed towards mixed developments, giving local residents greater opportunities.

We would like to see an end to the current Wild West planning situation – where “retrospectives”, “adjustments”, viability appeals” and other tricks are used to get around usually sensible planning processes.

More genuine public in-person community engagements about developments would be good; not just a box-tick exercise / “thank you for your views” process.

A firmer emphasis on matters to do with environmental factors, even climate change, would be welcome. Just one example, perhaps all new houses ought to have solar panels?

Special concern about the District’s existing Green Belt (GB). The proposal has some Golden Rules which effectively permit development to spread into the GB, unless certain conditions apply. We believe these Rules will lead to almost unrestricted sprawl across many areas of local countryside and farmland.

Lastly we are horrified to note these new rules have a section about “fast food outlets”, but a search for the word “doctor” gives zero results!

What can you do?

If you have time, read the document and reply on the special website; or you can post a written reply; by 9 March. 

Contact people who can pass your views on – MPs, Councillors (District & Town or Parish).  In view of forthcoming elections, politicians are likely to respond to a large, critical response?

Talk to your neighbours, use social media.

Key questions in the NPPF consultation.

The National Planning Policy Framework (NPPF) consultation has over 200 questions for those responding to the consultation to answer.

The Epping Society have identified a few of the key questions below (grouped by topic, as they are not in any logical sequence in the NPPF) and also an indication on how this may be relevant to Epping.

1. Building Near Stations - Capacity at Epping Station

Q40 – Development around stationsThis is the core proposal encouraging more housing near railway stations.

Epping focus:  Epping is the end of the Central Line and already experiences peak-time overcrowding, full station car parks and congestion on surrounding roads. Development should not be treated as “automatic” simply because a station exists.

Q124 – Definition of a “well-connected” stationCurrently based largely on train frequency and travel-to-work connectivity.

Epping focus: Frequency does not equal spare capacity. The Central Line is already heavily used at peak times. Any definition of “well-connected” should require evidence that trains, platforms, parking and access roads can cope with additional demand.

Q155 – Transport assessments and network impactConcerns when transport assessments are required.

Epping focus: Developments near Epping station must prove they will not worsen congestion on Station Road, the High Street and local junctions or add to existing overcrowding.

2. Infrastructure Must Come First

Q13 – Evidence to support plansRequires plans to be based on proportionate evidence.

Epping focus: Housing allocations around Epping should only proceed where there is clear, public evidence that schools, GP surgeries, roads, utilities and sewage systems have capacity - or fully funded plans to provide it.

Q16 – Certainty about developer contributionsRelates to how infrastructure is funded.

Epping focus: Infrastructure in Epping must be secured up front. Residents are concerned that housing is often built before GP capacity, school places or road improvements are delivered.

Q160 – Public service and community infrastructureCovers health, education and other facilities.

Epping focus: Local GP surgeries and schools are already under strain. Growth should not outpace public services.

3. Local Decision Making and Epping’s Local Plan

Q6 – Spatial Development StrategiesGives greater powers to larger strategic authorities.

Epping focus: There is concern that decisions affecting Epping could be made at a wider regional level with less understanding of local Green Belt constraints and infrastructure pressures.

Q9 – Role and purpose of Local PlansConcerns the status of local planning policies.

Epping focus: Epping Forest District Council’s Local Plan followed years of consultation and examination. It should not be easily overridden by new strategic arrangements.

4. The Green Belt Around Epping

Q133 – Development around suitable stations (including Green Belt)Allows development near stations, potentially including Green Belt land.

Epping focus: Epping is surrounded by Green Belt countryside and farmland. Proximity to a station should not automatically justify releasing protected land.

Q137 – Green Belt development linked to station density rulesLinks higher density rules to Green Belt release.

Epping focus: This could encourage incremental erosion of Green Belt land around Epping station. The service is already over stretched.

Q145 – Definition of “Grey Belt”Introduces land that may be considered more suitable for development.

Epping focus: This is a VERY broad definition which could weaken Green Belt protections around Epping and nearby villages.

5. Genuine Affordable Housing for Local People

Q65 – Minimum proportion of social rentSets expectations for truly affordable housing.

Epping focus: Housing in Epping should help local young people and key workers remain in the area. “Affordable” must mean genuinely affordable, not just discounted market housing.

6. Stronger Environmental Standards

Q42 – Planning for climate changeSets overall climate policy expectations.

Epping focus: New homes around Epping must meet high environmental standards, given climate pressures and the need to protect surrounding countryside.

Q97 – Renewable and low-carbon energyConcerns support for renewable energy.

Epping focus: Solar panels and strong energy efficiency measures should be expected as standard on new developments in Epping, not treated as optional extras.