Latest News
Olympic camping at Blunts Farm?
www.2012-olympic-camping.co.uk/
6th July 2011
We can confirm that Blunts Farm Estates Limited are contemplating locating caravans at Blunts Farm over the Olympic period next year. A recognised camping club was approached some 12 months ago about supporting the location but they felt the site was unsuitable. They confirmed to TBAG that they felt the site was of a ‘valley nature’ and thanks to the excess dumping, the land was saturated making camping unsuitable.
Any development of the site into a temporary site for camping or caravans over the Olympic period would have to obtain planning permission from the Local Planning Authority, Epping Forest District Council. Exemption from planning permission under the 1960 Caravan Act includes; incidental use within a house boundary, sites approved by organisations (such as the Caravan Club), building engineering sites and those occupied by a local authority usually for travelling show people. Temporary sites can be set up for a maximum of 28 days in a 12 month period, and while the Olympic and Paralympic games would run for a total of 49 days, some authorities do not consider there will be the demand for camping facilities over the period of the Paralympics and we do not anticipate that any sites will run for more than 28 days (plus a few setting up and dismantling days). At Least two local authorities have requested sites to be run by camping organisations - Havering: Westlands Playing Field, Romford and Gravesham: Culverstone Recreation Grounds and Gravesend Rugby Club.
We wrote to the new Leader of EFDC, Councillor Lesley Wagland on 29th June asking what negotiations have taken place regarding proposed sites in this district and we await her reply. However we understand that planning officers have been approached by Blunts Farm representatives about using the land behind Forest Drive as a camp for the duration of the Olympic Games.
Enforcement Notices at the Old Foresters site have not been complied with although the land owner has now pleaded guilty to the unlawful stationing of portable buildings and has instructed solicitors to take appropriate action to ensure the leaseholder either comply with the requirements of the Enforcement Notices or forfeits the lease on the land, the buildings remain. We have asked that EFDC consider direct action and remove the unlawful structures that have now been on the site for the last 3 years!
Meanwhile, at Old Foresters’ an appeal of the commuter car park application has been received by the Planning Inspectorate. TBAG are currently constructing a comprehensive response. We will keep you posted of developments.
We assume the local council are currently on allert as the eviction of unlawfull travellers from Dale Farm in Crays Hill becomes a reality.
Watch this space!
3rd May 2011
Report of the Economic Development and Environment Policy & Scrutiny Committee SCRUTINY REVIEW ON THE EXERCISE OF PLANNING CONTROL ON THE USE OF INERT WASTE FOR RECREATIONAL DEVELOPMENT dated 12 May 2011 as submitted to TBAG.
Click here to download this file
Click here to download this file
11th April 2011
At the District Development Control Committee (DDCC) meeting on 5th April, members did not accept the planning departments recommendations and voted unanimously NOT to lift the enforcement notices but to defer the decision until EFDC Officers are satisfied, as more work is still required. A full site visit would then be made by DDCC members, so that they could see for themselves if Blunts Farm had been restored to a satisfactory state.
TBAG first became aware that compliance of the notices was being contemplated in January and wrote a detailed report to planning officers in February. The report contained a number of photographs that included, dead trees that are the subject of Tree Preservation Orders, large mounds of earth, rubble that is clearly visible, blocked water courses and ditches. (see the full report further down this page) We also informed residents of the situation in the TBAG Village News article in March.
The Planning Department recommendations were only published a week before the meeting and on publication it became apparent that EFDC had seemingly ignored our concerns that had been clearly communicated to them in February. The recommendations were 'That members agree that requirement of the enforcement notices in respect of the land at Blunts Farm, is complied with and that unless a complaint is received no further work be carried out to investigate and secure compliance with ongoing requirements of the enforcement notices’.
TBAG then sent our report electronically and by hard copy to all members of the Committee, our Ward and County Councillors, the Parish Council and our MP Eleanor Laing who replied that “It would be totally unacceptable if compliance with enforcement notices is deemed to have been completed. There is clearly still a mess at Blunts Farm. Your photographs are evidence enough for me”. A message from her “urging members not to sign-off the notices until the land was restored” was read out at the DDCC meeting. Janet Whitehouse also followed up our letters with a message to members that “the site is far from satisfactory”. Compelling speeches were made on the night by the Rural Preservation Society and the Parish Council and it was agreed that not only should the land not be signed off, but that before the issue is further contemplated and after officers feel the land is fully restored as best that we can hope for, a site visit is undertaken.
We understand that to comply with these notices the voids should be filled using the existing surplus already on site and the remainder distributed in a way least harmful to visual amenity. The voids may have been filled but the remainder has clearly not been distributed in a way least harmful to visual amenity.
We will keep you posted but rest assured we will do our best to pressure EFDC to ensure this very contentious piece of land is restored as best as it can be under the circumstances, bearing in mind the havoc that has been wreaked by Blunts Farm Estates Limited on this green belt land.
2nd April
Can we be happy that Blunts Farm has been restored as well as it could be? Can we be happy with this?
31st March 2011
Please attend the DDCC meeting at the Civic Offices Epping from 7.30pm on 5th April. We need to demonstrate to councillors that before the enforcement notices for Blunts Farm are 'signed off' as complied with more work is done to the land. Trees with TPO's have died and not been replaced, hardcore is visable on the land, the footpath has not been restored, ditches and waterways are blocked and it seems that the mains drains have been breached. The land has not been restored in a way that restores visual amenity and EFDC need to understand this.
Please try and attend this meeting.
24th March 2011
At the District Development Control Committee meeting on 5th April members will consider the Planning Departments recomendation that all enforcement notices at Blunts Farm have been complied with.
rds.eppingforestdc.gov.uk/Published/C00000298/M00006251/$$ADocPackPublic.pdf
Read the TBAG report on the subject below;
Click here to download this file
10 January 2011
Villagers
Happy new year to you all. We have some mixed news to report.
Some positive news in that those of you that objected to Phase One of a 350 space Commuter Car Park on land behind Forest Drive and Slade End known as the Old Foresters, will have received confirmation that the application was recently turned down by the planning department at EFDC. We do however expect this application to be appealed to the Planning Inspectorate within the next six months. Those that objected will receive notice of the details of the appeal however all letters of objection will be passed to the PI. TBAG did expect that the application may go to appeal and will be preparing a far more detailed response to the PI if it proves necessary.
The negative news is that the case against the leaseholder of the Old Foresters site for the unlawful stationing of portable buildings, in June 2008, and a small built structure without planning permission collapsed on 6th December 2010. EFDC were preparing a County Court case but were informed by their barrister that a prosecution against the leaseholder was unlikely to be successful and they were advised to bring a case against the land owner, Parkeng. EFDC had previously negotiated a deal with the land owner Mr Philip Newman of Parkeng, whereby he would not be prosecuted. TBAG wrote to Cllr. Lesley Wagland the Portfolio Holder for Legal and Estates, Cllrs. Sue Jones and John Philip our District Ward Councillors and Eleanor Laing MP on 14th December. We are awaiting a reply from the councillors, however Mrs Laing did confirm receipt of our letter and representatives from TBAG will be meeting with her soon to discuss our concerns with regard to this issue.
It is also likely that the enforcement notices served against Blunts Farm Estates Limited in January and August 2006 will be signed off at the District Development Control Committee meeting on 1 February. The varied enforcement notices state that ‘Within 2 years of the notice taking effect: EITHER the completion of the golf course on the land in accordance with drawing number BLUN.209A approved pursuant to condition 12 of the planning permission dated 23 April 2002, Ref. EPF/765/99 OR the restoration of land levels at Blunts Farm to their original levels prior to the commencement of works on the land in 2002.’
It was then agreed by EFDC that ‘The Council had anticipated a formal proposal from the applicant. This was finally received in April 2006 in which the applicant had indicated that the little excess on the site would enable them to start filling one of the voids on the site but that they would still need to import, approximately, a further 176,000m2 to complete the course. Officers considered this proposal to be unacceptable leading to more lorry movements. Evidence from investigations indicated that there was more than sufficient material on site to undertake remediation. The Committee noted this view. As part of the preparation for the appeal, Officers had a case conference with Counsel who had recommended that the requirement of the notices to remove from the Land all the excess fill material should be varied to meet the concern about the excessive HGV movements that would arise as a consequence of complying with such a requirement. Also Counsel had advised that it would be prudent to issue new Enforcement Notices in the same form as the varied notices. Additionally, consultants producing evidence of the breach of planning control for the Council, had been instructed, in liaison with the Council’s Landscape Officer, to produce a plan to show the “best fit” in landscape terms of the existing material on site, with the voids filled using the existing surplus, and the remainder distributed in the way least harmful to visual amenity. This remedy for the breaches would involve no exporting of material from the site and so avoid further disruption for residents. Future importation of construction materials would remain restricted to the minimum necessary such as sand for greens and gravel for drainage. Topsoil requirements would be met from material on the site as originally proposed.’
Compliance with the enforcement notices are at least 2 ½ years late. It is worth noting that after confirming to the Planning Inspectorate in October 2007 that they no longer wished to complete the golf course at Blunts Farm because; “the project that was, until recently, commercially viable has in recent weeks ceased to be so” this development team have applied for permission to extend their course Blakes Golf in North Weald by 18 holes requiring in phase one the importation of 69,000 cubic metres of inert waste. After refusal by Essex County Council they are now appealing that decision. TBAG objected to the application and are currently preparing their response to the appeal. We will also be preparing a report to members of the DDCC with regard to the ‘signing off’ of the enforcement notices with regard to Blunts Farm.
We remain vigilant to large scale applications that materially affect the village and are awaiting an application for ‘training and leisure facility for foster children and their carers’ at the Old Foresters site.
TBAG
Protecting the Village of Theydon Bois
www.theydonbois-actiongroup.co.uk
15 December 2010
Court rejects Basildon Golf Course redevelopment - report below.
Click here to download this file
Have Aitch Group have acquired Blunts Farm ?
Click here to download this file
12th August 2010
Epping Forest District Council issue the following press release with relation to the 'land banking' schemes advertised by Castra Land at Blunts Farm, Theydon Bois. These parcels of land are currently for sale via Castra Land and have been popping up for sale on ebay and other internet sites.
www.eppingforestdc.gov.uk/news/2010/land_banking.asp
7th July 2010
www.guardian-series.co.uk/news/efnews/8258603.THEYDON_BOIS__Green_Belt_land_sales_condemned/
6th July 2010
LAND FOR SALE IN THEYDON BOIS BY CASTRA LAND LIMITED
Click here to download this file
EFDC response to such schemes -
Click here to download this file
Google Earth Image dated 26th September 2006, showing many of the vast water filled pits;
.jpg)
The four pits;
11 November 2009
TBAG have watched with interest as reports have appeared over the weekend on the Guardian website about the discovery of a 'drugs factory' in Theydon Bois.
On 7th November it was reported that 'One of the largest ever illegal drugs factories in Essex has been discovered in Theydon Bois. Plants and equipment were found following the execution of a search warrant by Essex Police and the Serious Organised Crime Agency.'
On 8th it was reported that 'Three more men have been arrested in connection with a huge drugs factory discovered in Theydon Bois, as a fourth man prepares to appear in court tomorrow (Monday). Hai Van Doan, 27, of no fixed address, will face Harlow magistrates after being charged with "being concerned in the production of cannabis" following the seizure of 5, 000 of the plants in a warehouse on Friday. Police say the drugs have a street value of more than £1million. The trio arrested by officers have not been named, but include a 54-year-old man from Wickford, a 35-year-old from Romford and a 44-year-old from Ingatestone. They are currently being quizzed by police. Officers said yesterday that the factory was one of the largest of its kind ever discovered in Essex.'
On 9th November it was reported that 'Two men will appear in court today accused of growing cannabis following the discovery of a huge drugs factory in Theydon Bois on Friday. Hai Van Doan, 27, of no fixed address and Michael Horsnell, 44, of Tor Bryan, Ingatestone, Essex, will appear before Harlow magistrates this morning. More than 5,000 plants with a street value of £1m were seized following a police raid on a warehouse on Friday. Two other men, a 54-year-old man from Wickford, and a 35-year-old man from Romford, have been arrested and bailed to return on February 15.'
On 10th November it was reported that 'Farm owner Phil Newman told the Guardian he had only just discovered about the police raid, as he has been away on holiday. He added that he did not know about the factory's existence and had been renting it to a group of men. He said: "I didn't know anything about it. It's incredible the number of the plants. I can't believe it. They must have spent a fortune on it, there's lamps and vents everywhere. You have to see it to believe it."
Mr Michael Horsnell recently applied for and was refused permission for 'Change of use of existing buildings to B1 (Light Industrial) and B8 (Storage) uses and alterations to provide flat roofs to open storage area.' Although the application was refused, the buildings have been completed / converted and extended prior to the application being received by EFDC and seemingly are now the subject of enforcement as well as a police investigation!
www.guardian-series.co.uk /archive/2009/11/07/Epping+Forest+News+%28 eppingforest_news%29/4726638.THEYDON_BOIS__Huge_drugs_factory_busted_by_police/
www.guardian-series.co.uk/ar chive/2009/11/08/Epping+Forest+News+%28 eppingforest_news%29/4727078.THEYDON_BOIS__More_arrested_over_drugs_factory/
www.guardian-series.co.uk/archive/2009/11/09/Epping+Forest+News+%28eppin g forest_news%29/4727 489.EPPING_FOREST__Two_to_appear_in_court_in_connection__with_cannabis_factory/
www.guardian-series.co.uk/news/efnews/ 4730549.THEYDON_BOIS_ _Drugs_factory_locat ion_revealed/
The owners of Blunts Farm and Blakes Golf are consistent in that they seem to have little respect for local residents and their environment.
In January 2008 the Guardian reported 'Don't party here, urge victims of illegal rave' and 'Rave fear despite golf club's denial.' The 'illegal rave' held at Blakes Golf on new years eve, with loud music and a laser show that disrupted residents from far and wide until 4 am new years day, confirms Theydon Bois Action Group's worst fears.
TBAG warned residents when planning application EPF/2195/06 for 'Completion of 18 hole golf course, practice ground and academy with varied landscaping/contouring from permission granted on 23.04.02 (EPF/765/99) including water features and creation of planted buffer zone to eastern boundaries and access to Abridge Road. Erection of a golf club house, groundsmen's equipment store and fertilizer/chemical store with associated car parking' was received that although a golf course at the Blunts Farm site may seem like an appropriate use of the notorious Green Belt site, this development team only have their eye on the profits to be made from large scale landfill and large scale leisure complexes, however we were accused of 'spreading misinformation.'
An 'alternative view' expressed by a resident of Forest Drive and published in the March 2008 edition of the Theydon Bois Village News said that Blakes Golf Course was 'not a pleasure dome with wild raves carried out all night long and hundreds of cars in and out till all hours!'
This latest twist to the Blunts story is truly shocking and one that we could not have predicted, but we are not in the least surprised.
Residents on our emailing list will be aware that plots of land on the site are currently for sale at £11,500. Plans published on various websites indicate the development of a 9 hole golf course and an Essex Polo Club and facilities.
What should we expect next? What more do we have to endure?
TBAG
7 October 2009
Whilst preparing the response to the Consultation on Options Development Plan Provision for Gypsies and Travellers in Epping Forest for Theydon Bois and working with the residents groups that form EFDRC, keeping an eye on developments at Blunts Farm and the Old Foresters, and monitoring the 'land-bank scam' we have recently, possibly, not spent as much time as we could on our original campaign - the methodology of landfill for golf course construction. However there has been some very encouraging news recently.
Essex County Council have just refused application EPF/0707/09 for the importation of 297,219 cubic metres of inert waste to facilitate the construction of an 18 hole public, pay and play golf course with associated hard and soft landscaping to include practice facilities, clubhouse, maintenance building and associated car parking [ECC decision ESS/20/09/EPF - refused 07/07/09], at Netherhouse Farm Sewardstone Road Waltham Abbey, E4 7RJ. The application was referred by EFDC to Essex County Council as the Waste Planning Authority. There were 13 refusal reasons the full document is on the website;
www.theydonbois-actiongroup.co.uk/page36.htm
The decision to refer the application to Essex CC was as a direct result from a letter it received from the Government Department, Communities and Local Government. The letter addressed to all District and County Councils begins;
'Ministers in Communities and Local Government have recently been made aware of cases where planning approval has been given to large-scale landscaping developments using waste, which may be wrongly classed as waste recovery operations. This practice is primarily associated with golf course development but other examples are now being noted. The cases involve planning permission being granted for such development without properly considering whether the landscaping proposals are needed for the development, and whether the associated importation of construction and demolition wastes is for the purpose of waste recovery (associated with a genuine use in construction) or is for the disposal of waste on land i.e. landfill. There are a number of concerns surrounding this issue, including which planning authority should consider such proposals in two-tier areas, in particular the need for closer liaison between District councils and the waste planning authority, and the need for closer liaison with the Environment Agency. Planning Policy Statement 10: Planning for Sustainable Waste Management states that all planning applications relating to the use of land (and buildings) or the erection of buildings, plant or machinery for the purposes of waste management are county matters and are to be determined by the County Council. PPS10 also states that difficulties may arise in respect of applications that are properly to be decided by a district planning authority but which involve the use of large amounts of engineering fill for such purposes as levelling or landscaping of sites or the construction of bunds or embankments. In such cases, it may be appropriate to question developers about the purpose of certain types of proposed development. The Government's policy is to encourage the recovery of waste (which includes the re-use and recycling of waste, e.g. for construction), with an overriding objective to ensure that waste recovery and disposal are carried out so as to prevent harm to human health or pollution of the environment in accordance with Article 4 of the Waste Framework Directive. Both CLG and Defra consider that landscaping developments of the scale of the current examples involving importing over 100,000 tonnes of waste would not have been undertaken if the material used to construct the landscaping were not waste. (TBAG estimate that, assuming 1.5 tonnes equal 1 cubic metre, up to 3 million tonnes of demolition waste have been dumped at Blunts Farm.) Therefore, given the quantity of waste being used such developments are unlikely to constitute recovery operations, but are more likely to be waste disposal operations. If such developments are considered to be waste disposal operations, then in two-tier authority areas there is a clear case for the decision for applications to be considered by the waste planning authority, i.e. the County Council.'
Read the full letter on our website.
This letter stems directly from the meeting TBAG attended between Eleanor Laing MP, Andrew Rosindell MP, and Joan Ruddock Parliamentary Under Secretary - Climate Change, Biodiversity and Waste.
Ms Ruddock wrote to Ian Wright Parliamentary Under Secretary of State for Communities and Local Government and said 'I have also dealt with correspondence and met with campaigners and members in respect of two other sites, at Theydon Bois in Essex and Risebridge Park, Romford. In respect of Theydon Bois I was show pictures of the site where deep excavation pits had been created. As a result of these discussions I am persuaded that the size and scale of the proposed developments are out of proportion to what might reasonably be anticipated in the local areas in which this is happening. I believe there may be some substance in the claims made by local residents that developers are actively seeking to use landscaping as cover for significant waste disposal operations and that local authority planners are being misled over the real purpose of the proposals.'
Essex County Council is our Waste Planning Authority and as such should deal will all applications that directly require any importation of inert waste. This has been in the past a grayish area, however the letter from CLG and the following paper Development Involving County Matters published by Essex CC in March 2009, now clarify the situation. The guidance notes states that;
'Consideration of whether a development represents waste development ultimately is a matter for the courts, however PPS 10 provides some guidance, the list includes landfill and land raising sites and storage of waste . Materials should be used in the quantities necessary for that use, and no more. The use of an excessive amount of material will indicate that it is being disposed of and is waste. (CL:AIRE))2008).
4.8 It is worth noting that topsoils are generally not considered to be waste, however developers will often claim that the intention is to import topsoils, subsoils, soils or spoil when the actual intention is to import inert waste material where the original holder of that material has discarded in accordance with the above definition.
Landraising Projects - Golf Courses, Earth Bunds, Noise Attenuation Mounds etc.
5.3 Since the introduction of the Landfill Tax, companies have had to pay tax on the waste that they dispose of at landfill sites that are controlled by a waste management licence or permit (regulated by the Environment Agency). Some developments, however, have been exempt from waste management licensing � e.g. certain recreational projects � and were accordingly exempt from the landfill tax. If inert waste was being used to facilitate a land reclamation or improvement project, such as a golf course development, it would have normally been exempt from licensing and therefore would have avoided landfill tax. Naturally, the absence of tax liability lead to a marked increase of such developments taking place. In April 2008, however new regulations came into force, (which now stipulate the restrictive parameters covering waste permitting exemptions. For exempt activities, whilst planning permission would still be required, there would be generally less control on the material being imported to the site, as no environmental permit would be in place, although exemptions can be revoked if harm to humanhealth or the environment takes place.
5.4 Nationally local planning authorities are granting planning permission for golf courses (and potentially other large-scale redevelopment) without properly considering whether the landscaping proposals are needed for the development or whether the associated importation of construction and demolition wastes is for the purpose of recovery (associated with a genuine use in construction) or is for the disposal of waste on land i.e. landfill. (the document contains a photograph of one the pits at Blunts Farm!)
5.5 The relevant planning authority to determine these types of application could be either the District/Borough or County Council depending upon the detail of the development. The test of whether a development involving the importation of materials is a district or county matter depends fundamentally on whether the proposal constitutes a waste disposal activity (change of use) or is an engineering operation (operational development). The County Council would be required to deal with the former as Waste Planning Authority and the relevant District/Borough Council with the latter as Local Planning Authority.
5.6 PPS 10 states that difficulties may arise in respect of applications that are properly to be decided by a district planning authority but which involve the use of large amounts of engineering fill for such purposes as levelling or landscaping of sites or the construction of bunds or embankments. In such cases, it would be appropriate to question developers about the purpose of certain types of proposed development.
5.8 Normally for golf course proposals where material is to be imported, most developers approach district/borough councils in the first instance. The District/Borough Council may have less experience in the consideration of the wider issues of waste planning. The quantity/volume amount of materials proposed to be imported and deposited (often identified from the proposed contour/level drawings) for a development would provide an indication on the scale of that development, and in turn determine which is the most appropriate planning authority for its determination and the level of consultation required. This is a grey area in planning terms as a judgement will have to be made on whether the predominant purpose of the development (or substantial element) involves either waste disposal (for its own sake) or engineering. Matters of fact and degree including scale, form, volume etc are all relevant considerations. It is also important that multi-phased developments are also considered. A development may be submitted as a proposal in singular phases - i.e. phase 1 of a 6 phase proposal may involve the importation and deposit of, say, 50,000m3 of inert waste, with future phases reserved for future applications. Merely because the development (a single phase) is relatively small scale, does not necessarily indicate that any application lodged should be properly considered to be a District/Borough matter. Such an application would still involve the importation and deposition of waste.
5.13 There have been cases where district councils have determined applications for golf courses, landscape bunds, noise attenuation mounds etc which in fact were large scale waste disposal projects that should have been handled by the County Council because of the volume of waste materials involved (being clearly above what was necessary to bring about an improvement); and cases where districts have failed to carry out proper consultation with the County Council. As stated, the re contouring of a golf course could be an engineering operation for a district/borough to consider as an improvement project. Alternatively, the scale of the project may have much broader ramifications, and the County Council would need to form a judgement on whether or not the importation of materials required for the total contouring proposed is waste disposal (rather than engineering) and in turn if the development should be treated as a waste planning application.
5.15 Defra has recently completed a Consultation on revised exemptions to environmental permitting(TBAG responded to this consultation) that proposes to significantly restrict the scope of the current exemption from the need for an environmental permit. It is proposed that revised exemptions will be introduced in October 2009. This will result in large-scale landscaping developments requiring an environmental permit and operators will be subject to much greater regulatory control by the Environment Agency. It is likely that these changes will make such projects less attractive.
Read the full guidance notes on our website.
TBAG objected to application EPF/ 0958/08 'Third and final phase of Golf Course remodelling to include importation of 45,000 cubic metres of sub-soil over a three month period at North Weald Golf Club, Rayley Lane North Weald' but the application was approved by Members of the Area Plans East Planning Sub-Committee even though the developer, Mr Andrew Lloyd-Skinner, did assure Members that the second phase would be his last. The importation on phase one, EPF/1996/04, was for 15,500 HGV loads and phase 2, EPF/0308/07 was for 100,000 cubic metres. The total for the three phases of the project was approximately 300,000 cubic metres of waste, 450,000 tonnes.
Essex County Council's Economic Development and Environment Policy and Scrutiny Committee plan to conduct a review of the effectiveness of planning control upon the use of inert waste for recreational development such as golf courses. This review is scheduled to begin in the Autumn, TBAG will contribute, where they can to this consultation.
Let us hope that from now on these inappropriate developments that scar our landscape STOP and the very lucrative methodology of landfill for golf course development is no more!
TBAG
www.bernardgordon.co.uk/Props/Theydon_Bois/D1_Property_Theydon_Bois.pdf
****
www.emergingpropertypartners.com/EPP_Theydon%20Bois%20Prospectus.pdf
Click here to download this file
also Castra Land
www.castraland.com/Castra%20Land_Theydon%20Bois%20Prospectus.pdf
www.themovechannel.com/property/details/1390597/
Comment from EFDC
www.eppingforestdc.gov.uk/news/2009/land_banking_scheme.asp
jonwhitehouse.mycouncillor.org.uk/
landforsale.thatsexactlywhatwewant.co.uk/buy-land.php/land/1493514200
www.property-invester.com/fichiers/blog12.php?code=calb37&langue=an&pseudo=rub8&type=rub8
28th August 2009
Are there plans to build 3,500 new dwellings in Theydon Bois?
Is it planned to increase the size of our village by almost 200%?
Emerging Property Partnership Limited (EPP) are advertising plots of land for sale in Theydon Bois. The parcels of land which are on Blunts Farm, vary in size from 176 to 199 square metres, with prices starting from £11,500. They are advertised on a couple of websites.
www.emergingpropertypartners.com/
www.themovechannel.com/property/details/1390597/
The EPP prospectus states that EPP believe that this high profile site will therefore in the near future be granted planning permission for a variety of leisure facilities as well as major housing projects and believe it offers interested parties the chance to own part of this future development.' It also states that 'part of the site is being landscaped with lawn, tree and shrubbery as the development of a golf course and its facilities continues.' It states that phase one is sold out and phase two has only 50% left. It also describes the Key Investment Points as; 'An area on the greater sites has already been earmarked for development on the Local Development Framework. Proposed new Essex Polo club and facilities adjacent to phase one layout. Application currently underway for London Underground Car park. The government pinpointing Theydon Bois as an area that requires 3500 additional homes to be built. The South East of England Plan highlighting that Theydon Bois as an area that will contribute to the UK's housing target. Large building developer currently seeking approval for luxury housing development.'
www.emergingpropertypartners.com/EPP_Theydon%20Bois%20Prospectus.pdf
Trading Standards have been advised.
On 2nd April 2006 it was reported in the Guardian 'Residents battle to save village'. 'Residents fearing the destruction of Theydon Bois as a village if up to 4,500 homes are built could still have a major battle on their hands to thwart the plans, even though the land is in the green belt . Conservative Councillor John Knapman who was leader of Epping Forest District Council at the time said proposals by the developer behind the under-construction Blunts Farm golf course, off Coopersale Lane, to build between 500 and 4,500 homes in the village could be seen as a "scare tactic". He continued "Theydon Bois residents need to realise that when the green belt boundaries are re-examined towards the end of this year and throughout 2007, sites close to existing transport infrastructure will have to be considered. That is not to say it is a good idea to build at Theydon Bois but residents should realise their case is perhaps weaker than those seeking to save the green belt south of Harlow where there is no transport infrastructure at all. Sometimes saying no to everything can backfire and residents end up with a far worse situation than was ever envisaged. The residents of Theydon Bois deserve solutions to green belt and housing issues which achieve the right balance between protecting and enhancing their environment while helping to meet needs within Epping Forest."
www.guardian-series.co.uk/search/718821.Residents_battle_to_save_village/
Does Councillor Knapman know something that we do not?
Parkeng, the same development team behind Blunts Farm Estates Limited, Parsonage Golf and Blakes Golf, have withdrawn the appeal against refusal of planning permission for a commuter car park on the Old Foresters land behind Forest Drive. The Guardian reported on 14th August that 'Businessman George Dilloway has been trying to create a car park in Theydon Bois to ease the problem of commuters dumping their cars. The council rejected his application but he has now decided to re-submit it in a few weeks. He said: "We are trying to resolve the issues that were bought up. It's a crazy situation. There are so many problems with commuter parking yet they refused our application and make us jump through so many hurdles to get anything done. It could relieve so much unnecessary stress for everyone."But Mr Stringer (a Theydon bois Resident) said a commuter car park was not the answer. He added: "It's a small village and if you put a car park in with 300 spaces it will attract more commuters here and you will get far more than 300 turning up. Then where will they go? They will probably come and park down our road."
www.guardian-series.co.uk:80/news/efnews/4547196.THEYDON_BOIS__Residential_street_blocked_by_commuter_parking/
Epping Forest District Council is undertaking preliminary work to identify potential sites that may be available for development as part of the new Local Development Framework for the area.Villagers should be aware that 104 hectares of land adjacent to Theydon Bois bound by M25, M11, Coopersale Lane, Abridge Road and Central Line, have been put forward for potential housing development to EFDC in their 'Call for Sites' exercise. Of this 38 hectares have been marked as a 'submitted site' but the majority of Blunts Farm has been marked as 'open land use'. The 38 hectares include the Old Foresters site, an adjacent field and the Blunts Farm land to the west of the entrance to the site on the Abridge Road. A recent inclusion to the list now includes two areas of land owned by Transport for London, Theydon Bois Station car park and the 'commercial yard' on the westbound side of the station.
For further information including the maps of the area see the following link - down load the South East plan of the district.
www.eppingforestdc.gov.uk/Council_Services/planning/forward_planning/Call_for_Sites.asp
Some residents may think that if TBAG had not lobbied both EFDC and the Environment Agency to halt the excessive dumping of demolition waste spoil at Blunts Farm we may now have a beautiful golf course and not be focusing on a major housing development.
We reiterate we have never been against the development of a golf course, but we are against the cynical exploitation of landfill tax. Without this revenue many of these developments would not be financially viable. Only recently another golf course developer, known locally, had pre-planning meetings with Theydon Bois Parish Council with a view to develop a nine hole course on the eastern section of Blunts Farm, that involved the importation of 'tyre bales'. The Environment Agency confirmed that the burying of 'tyre bales' would not be approved, although the developer said he would not receive payment from the dumping, after he learned that any importation was unacceptable he did not take his application any further.
The Environment Agency deactivated Blunts Farm Estates exempt activity because they 'felt that the work was not being carried out in accordance with any requirements under the Town and Country Planning Act 1990.' EFDC issued two enforcement notices because they were not complying with the conditions of their planning permission.
When Blunts Farm Estates Limited withdrew their appeal against the enforcement notices the Planning Inspectorate confirmed that 'From the evidence provided it appears to the Secretary of State that the sole reason for withdrawing the appeals was due to the applicants' re evaluation of the commercial viability of the proposed golf course and facilities.'
Although Blunts Farm Estates Limited have commenced with the filling of the vast voids, EFDC have said that it seems unlikely that they will comply with the enforcement notices before 16th October 2009.
TBAG
Protecting Theydon Bois
www.theydonbois-actiongroup.co.uk
22nd August 2009
Are there plans to locate 3500 new homes in the village on Blunts Farm?
www.emergingpropertypartners.com/EPP_Theydon%20Bois%20Prospectus.pdf
8th July 2009
Villagers
It has been a battle that has taken TBAG four years but the bulldozers are finally filling the vast voids at Blunts Farm.
TBAG was formed during the summer of 2005 at the suggestion of Theydon Bois Parish Council. We were formed primarily to campaign against the methodology of landfill for the construction of Parsonage Golf, Blunts Farm. We have never been against the development of a golf course, but were concerned by the 300 plus HGV's that thundered along the Abridge Road en route to dump hundreds of thousands of cubic metres of waste demolition spoil on Metropolitan Green Belt that was once farmland.
We were instrumental in getting the support of Eleanor Laing who has facilitated meetings with Sir John Harman, Chairman of the Environment Agency and Joan Ruddock Minister for Waste. Sir John is quoted as saying that 'It's an example of an unscrupulous operator looking to run a landfill site while avoiding the appropriate planning and environmental controls by claiming the so-called golf-course exemption. By flouting the conditions of the exemption for landscaping this unscrupulous operator has been able to bring tens of thousands of tonnes of waste onto the site and may have made up to £20million by doing so. I wouldn't want to see the operator get away with this abuse without suffering substantial financial loss.' Joan Ruddock confirmed after our meeting that 'As a result of these discussions I am persuaded that the size and scale of the proposed developments are out of proportion to what might be reasonably be anticipated in the local areas in which this is happening. I believe there may be some substance in the claims made by local residents that developers are actively seeking to use landscaping as a cover for significant waste disposal operations and that local authority planners are being misled over the real purpose of the proposals. I believe that there are serious doubts whether developments of this size and scale are in fact genuine waste recovery and would go ahead if non waste materials were used instead.'
We researched and produced a significant response to the Planning Inspectorate and were subsequently granted third party status in the appeal by Blunts Farm Estates Limited against the Enforcement Notices issued by EFDC, that are now finally being complied with.
We were consultees on the DEFRA consultation on Revised Waste Exemptions from Environmental Permitting and have just submitted a proposal to Essex County Council under the Sustainable Communities Act. Joan Ruddock believes that the results of DEFRA consultation ' will improve the Environment Agency's ability to access such developments before hand and police them after. It will also increase the developer's costs and may make such developments less attractive.' Lets hope so!
We also highlighted the dangerous condition of the land and the fact that children were swimming in the pits to the relevant authorities that instigated a response by the Health and Safety Executive, although the actions that the developers took to make the site safe were futile.
Blunts Farm were given two years, almost 19 months ago, to agree a methodology and to comply with the enforcement notices. Because of our constant pressure on EFDC, we last wrote to the new Portfolio Holder for Legal and Estates with responsibility for enforcement on 18th June, it looks like the site may be at least safe by the compliance date of 17th October 2009.
EFDC have confirmed that they will be monitoring the situation closely. There will be some noise, dust and possibly some unpleasant smell, but hopefully that will be a small price to pay.
This means that we can hopefully now turn our undivided attention to the potential inappropriate development on Green Belt of Gypsy and Traveller sites 20b and 20c.
We are continuing to work with Epping Forest District Residents Collective (EFDRC).
We hope to have reduced the total number of pitches for the district from 34 to nearer 20 and the proposed annual increase in pitch provision from 3% to 1%, with our detailed response to the Secretary of State’s Proposed Changes to the Draft Policy on Gypsy and Traveller Accommodation. We also hope to influence the spread of sites more equitably throughout the district by considering areas and sites that were omitted in the original site selection process and call into question the validity of the selection process and therefore the consultation document.
To do this effectively we need to continue to employ the services of professional planning consultants and barristers and to do that we need cash. To enable Theydon Bois to be best represented, TBAG wrote the joint response from the village that was endorsed by 700 local residents, Theydon Bois Parish Council and Theydon Bois Rural Preservation Society, and to give us the best chance of having our two sites thrown out at an Examination in Public we need to raise funds.
Without your cash we cannot continue employing professional expertise. Theydon Bois will not be represented by professionals at the Examination in Public should our sites have good sustainability appraisals and go forward for selection.
If anyone has any fundraising ideas please email
mail@theydonbois-actiongroup.co.uk
Please send cheques directly to TBAG c/o 68 Forest Drive, Theydon Bois CM16 7EZ.
18th June 2009
With less than 4 months to go before Blunts Farm Estates Limited have to comply with the enforcement notices issued against them TBAG have written the letter on the file below to Councillor Mitch Cohen.
Click here to download this file
11th May 2009
MOTOCROSS
It seems that the Motocross at Blunts Farm is getting worse, over the weekend it was particularly loud in Forest Drive and Dukes Avenue. The situation was reported to the police as the noise, particularly on Sunday afternoon 10th May was deafening. Not only were the riders zooming around Blunts Farm, but they were also on the Old Foresters site making a hell of a racket! Unfortunately, due to other incidents, the police were not able to get there in time. The police reported that evening, that if anyone hears anything over at Blunts Farm concerning motocross to please call 07779317211, using incident number 922. They have had many calls so far but need as many as possible so they can take this up with Epping Forest District Council and Environmental Services. So please don’t suffer in silence. Get onto the police and your call will be logged and actioned. Andy Cooke, our local Theydon Bois Police Officer has also been emailed so he is aware of the situation.
7th January 2009
After receiving complaints from residents about motocross activities at Blunts Farm, we contacted the Enforcement Department at EFDC who have given us the following information:
"Thank you for your e-mail of the 6th instant concerning a revival of
motocross at Blunts Farm which I believed to have ceased since our last communication.
I have spoken with the owners of the land and they are adamant that no
permission has been given for motocross to take place on the area in
question, in fact the whole site is being considered for sale. If
persons in the area are distressed or annoyed they should call the
police as this is an offence under Section 34 of the Road Traffic Act
1988, viz: driving a vehicle off road without authority.
I think this is the major offence over "Noise Nuisance from vehicles
used off Road" under the Environmental Protection Act 1990, Section 80
when the person aggrieved can phone Epping Forest District Council,
Environmental Services on a 24hr basis using the no: 01992 564000.
I am also informed by the owners that various sections of the course
have been removed and the remainder will be dealt with in conjunction
with the enforcement notice appertaining to the whole "golf course"
which is to be returned to original state by October 2009. I am waiting
for confirmation in writing from the company.
I have also spoken with the Secretary of the East Kent Schoolboys
Scrambling Club who were unaware the reference to Blunts Farm was still
on their website and it is going to be removed immediately. They have
also instructed their members that if anyone is caught riding illegally
on the site they will be dismissed from the club and all its
competitions.
17 December 2008
During the summer Epping Forest District Council had a 'Call for Sites' exercise. The deadline for suggestions was 18 July, but apparently new sites are still coming forward.
This list was published on the EFDC website on 16 December 2008.
www.eppingforestdc.gov.uk/Library/files/planning/Call%20for%20sites%20provisional%20list.pdf
Around 200 suggestions from local residents, landowners and developers have been received by Epping Forest District Council since it asked people to nominate potential sites for all types of future development including housing.
The list will eventually help the Council formulate plans for accommodating around 3,500 new homes allocated by the Government to the district under the East of England Plan.
There were three sites in Theydon Bois listed, one site at the end of Forest Drive has now been withdrawn. However 104 Hectares encompassing Blunts Farm, the Old Foresters site and more farm land to the North have been suggested for housing.
Click here to download this file