Planning changes raise concerns over future of green belt

A series of significant shifts in planning policy at both national and local level has prompted the Epping Society to step up its advocacy.

Between December 2025 and March 2026, the Society’s committee worked intensively to respond to the Government’s consultation on the revised National Planning Policy Framework (NPPF), a document that will shape the character of Epping for generations to come.

A central element of the Government’s proposals is a “stronger emphasis” on locating new developments close to public transport hubs.

While this may appear sound environmental policy on paper, the Epping Society has warned that national policy must reflect local reality.

For residents who rely on the Central Line, that reality is one of chronic overcrowding and an already overstretched service.

Building additional housing near the station without first addressing serious infrastructure shortcomings will not result in genuinely sustainable development. Instead, it risks placing even greater pressure on a transport system that is already struggling to cope.

Proximity to a tube station, the Society argues, is not a solution in itself if capacity issues remain unresolved.

Perhaps the most concerning development is the growing use of the term “grey belt”.

While the current NPPF continues to recognise the importance of the green belt in preventing urban sprawl, the concept of 'grey belt' land - previously developed or so‑called lower‑quality land within the green belt — is gaining increasing traction.

Although some view this land as suitable for development, the Epping Society remains deeply sceptical.

There are fears that reliance on a 'grey' classification could act as a Trojan horse, leading to the gradual weakening of green belt protections.

Once the boundary between protected and developable land is blurred, it is rarely restored.

The updated NPPF is expected to be published in mid‑2026, likely in July. However, the challenge does not end there.

Epping Forest District Council is also due to publish its own review of potential grey belt land later this year.

The Epping Society will be monitoring both processes closely.

The Society remains committed to ensuring that development in Epping enhances, rather than erodes, the town’s unique character.

Members are encouraged to stay informed and engaged as the community navigates what promises to be a pivotal summer.

The Epping Society: preserving the past, protecting the future. Find out more at : epping­society.org

• Richard Mathams is a member of The Epping Society.