Epping Forest Special Area of Conservation – what applicants need to know
If you live in the Epping Forest district, your home may lie within a special area of conservation (SAC). Planning restrictions apply in these areas, meaning a small extension that might be permitted elsewhere will require a planning application in an SAC. In this blog, we explain what you need to know.
What is an SAC?
SACs are internationally important sites that are given special protection to help conserve natural habitats and wildlife species. Local planning authorities (LPAs) have a legal responsibility to ensure that any planning decisions do not adversely impact the integrity of these sites.
Epping Forest is an SAC primarily due to its beech trees, wet and dry heaths, and stag beetles. The council has identified atmospheric pollution as a key issue affecting the forest’s health, with some plant species already declining. Another key issue is recreational pressures, such as disturbance of wildlife, trampling/wear, and spread of disease. Most visitors live within a 6.2km radius of the forest (known as the zone of influence), so more people living within this zone will likely increase recreational pressures.
Planning implications for individuals
If you live in an SAC, you will need to make a planning application for the following works:
- Demolition of a building
- Two-storey rear extension
- Side extension
- Cladding the exterior of a house with stone, artificial stone, pebble dash, render, timber, plastic or tiles
- Installation of dormer windows
Also, if you plan to carry out any work on a tree, you must give at least six weeks’ notice.
The LPA will carry out a Habitats Regulation Assessment to test if the plan could significantly harm the features of the protected site. If planning permission is then granted, it may come with certain conditions to mitigate the impact on the integrity of the local area.
Making an application
When making a planning application, you must supply a range of supporting plans and documents. This includes a sustainability checklist, a tree survey and a heritage statement for applications that affect SACs. A legal specialist can support you with this process and will advise if you should consult environmental specialists.
Planning applications related to SACs can take longer to process due to the additional assessment and checks required, so it’s important to factor this into your timeline. Before submitting your application, you can seek advice from the council to discuss your proposal and identify any issues early on.
A fictional case study
An individual in Epping Forest submits a planning application for a side extension to their home. While the works are modest, the property is near an SAC. The local authority screens the application and identifies that the works could cause increased recreational pressure. Planning permission is granted, subject to a financial contribution to compensate for the potential impact on the local habitat.
How Attwaters can help
Planning applications in Epping Forest can be complex, even for straightforward home improvements. Our Town & Country Planning team can provide advice and support you with planning applications. To find out how we can help, contact us on planning@attwaters.co.uk or 0203 871 0039.
