Masterplan and Design Code

To ensure the delivery of well-designed quality places that meet local needs, Epping Forest District Council is committed to a rigorously tested Strategic Masterplanning Process for strategic sites.

The Strategic Masterplan, amongst other things, seeks to achieve the following outcomes:

  • The broad distribution of development across the site
  • Setting out the spatial vision early on including links and relationships with existing homes and infrastructure
  • Consultation and involvement with the community
  • Design principles for new buildings and spaces

As a result, the Council and South Epping Consortium have set out the framework of the Masterplan Area early on and this includes the links and relationships with existing homes and infrastructure immediately surrounding the site.

The site

Site masterplan

Illustrative masterplan
  • Site Boundary
  • Residential
  • Indicative Location of School Building
  • School Site
  • Site Access
  • Existing PROW
  • Key Pedestrian Route
  • Zone for New Shared Pedestrian/ Cycle Bridge over Rail Line
  • Entrance Road
  • Access Street
  • Pedestrian or Cycle Access
  • Shared Pedestrian / Cycleway
  • Shared foot/cycle routes
  • Suitable Alternative Natural Greenspace (SANG) Car Park
  • Open Space
  • Equipped Children’s Play
  • Suitable Alternative Natural Greenspace (SANG) Provision
  • Indicative Zone for Acoustic Bund to Incorporate Landscape Planting
  • Community Space
  • Indicative Zone for Surface Water Attenuation Basins
Illustrative masterplan

Key features

Benefitting the new and existing community

The masterplan framework offers a sensitive development with a new primary school and affordable homes for local residents.

  • A minimum of 450 new energy efficient homes, including 40% affordable
  • Early years provision
  • Shared community facilities as part of the school
  • Enhancement of walking and cycling facilities
  • A new two form of entry primary school
  • 10ha of public open spaces for recreation and increase in biodiversity

The proposals in full:

  • A minimum of 450 new energy efficient homes, including social rented and shared ownership homes
  • A new 2 Form of Entry primary school with early years provision
  • Shared community facilities within the school building
  • Children’s play spaces
  • Careful retention and enhancement of established green landscape and watercourses
  • A new pedestrian and cycle bridge crossing the central line to improve active travel opportunities
  • Servicing and provision for a retail ‘coffee kiosk’ adjacent the SANG
  • A new buffer to mitigate against noise and adverse impacts from the M25
  • Public open spaces for recreation and biodiversity including a new Suitable Alternative Natural Greenspace (SANG) over 10 ha in size spanning both sites, a new school square and a village green
  • Discussions are ongoing with Herts and Essex Integrated Care Board as to whether existing medical provision will be supported within Epping or new facilities are provided within the development


The consultation

The South Epping Consortium is helping to facilitate a six-week long consultation undertaken by Epping Forest District Council, publicising the masterplan and accompanying design code for public comment.

View the Strategic Masterplan Framework

Concurrent to the masterplan consultation, Barwood Land will be consulting on their proposed planning application.


The Design Code

A design code is a set of illustrated design requirements that provide specific, detailed parameters for the physical development of a site or area. The Code goes beyond the detail of the Strategic Masterplan Framework and has been structured to align with the themes set out in the government’s National Model Design Code. The code themes are: Nature, Movement, Public Spaces & Legibility and Character & Identity.

Planning applications that come forward for the South Epping Masterplan Area will need to accord with the masterplan and design code.

Throughout the six week consultation period, between 13 June and 25 July, we invite your comments on the design code alongside the Strategic Masterplan Framework. You can leave your comments in feedback forms at the exhibition or by completing our online survey.

View the Design Code


What are the timescales?

28 May 2024

Cabinet endorses masterplan consultation

13 June – 25 July 2024

6-week public consultation

18 June 2024

Public exhibition at Ivy Chimneys Primary School

24 June 2024

Market stall at Epping Town Market

August 2024

Review of public comments and updated masterplan, design code, and emerging plans

September 2024

Anticipated EFDC Cabinet masterplan and design code endorsement

Autumn 2024

Submission of planning applications targeted

Summer 2025

Anticipated commencement of development