Have your say

Land to the East of Epping

Welcome to our consultation website. Pigeon, together with the Landowner, is bringing forward plans for locally-led development proposals to the East of Epping.
The site

The purpose of this website is to provide information about the site, proposals and to provide an opportunity for feedback. We are inviting local residents and stakeholders to comment on how the scheme should be shaped, including through a community workshop held on 24 September 2025 and a further public event due to take place on 8 December 2025 outside Costa Coffee on Epping High Road.

Your comments are welcome and all feedback will be considered as the scheme progresses. Thank you.

Community Workshop For Land To The East Of Epping

Following the community workshop, we are holding a market stall event to present the emerging plans
Our team of masterplanners, architects, town planners, highways engineers and engagement specialists will be on hand at the market stall to answer any questions you may have.

Date: Monday 8 December 2025


Hour: 9.30am – 1.00pm


Location: Outside Costa, Epping High Road

View location

Location

The site is located to the east of Epping, on land north of Stewards Green Road and east of The Orchards. It is within walking distance of the Epping Underground Station, Stonards Hill Recreation Ground, Epping High Road and other key local services.

A Public Right of Way (PRoW) runs through the site from Bower Court to Stewards Green Road.

Potential Community Benefits

We won’t be able to include everything that local residents want, and the plans will need to consider local ambition in the balance with site constraints and the views of statutory consultees such as Essex Highways, Essex County Council as the education authority.
We won’t be able to include everything that local residents want, and the plans will need to consider local ambition in the balance with site constraints and the views of statutory consultees such as Essex Highways, Essex County Council as the education authority.
Having taken into consideration local feedback and detailed technical input, we have prepared an illustrative masterplan for the site which identifies the proposed community benefits.

Masterplan

Space for the masterplay and the key

Our proposals include:

Approximatley 400 high quality new homes

Elderly care by providing land for an 80 bed care home and 80 assisted living homes

Scooter motor

A new mobility and community hub including active travel provisions and retail provision

50% Affordable homes

Site for an Early Years Centre

5% custom/self build homes

New routes for walking and cycling

A minimum 10% net gain in on site biodiversity

Over 8 hectares of new country park

Local convenience store

A community hall

sports
provision

However, the site could provide:

Nursery/early years provision

A community hall

Local convenience store

A new country park

sports
provision

Elderly
Care

Scooter motor

Mobility Hub with Bike and Scooter Hire

Homes of a mix of sizes and tenures

New routes for walking and cycling

Habitat corridors and nature areas

Community Workshop For Land To The East Of Epping

Pigeon is holding a community workshop to develop a locally-led masterplan for the land to the East of Epping.

We want to know what Epping residents want from new growth in the town which could include:

  • Nursery/early years provision
  • A community hall
  • Local convenience store
  • Mobility hub with bike and scooter hire
  • A new country park
  • Sports provision such as tennis/padel, cricket etc
  • Elderly care
  • Homes of a mix of sizes and tenures
  • New routes for walking and cycling
  • Habitat corridors and nature areas

Our team of masterplanners, architects, town planners, highways engineers and engagement specialists will be on hand to facilitate the workshop, as well as answer any questions you may have.

Date: Wednesday 24th September

Hour: 4.30pm – 8.30pm

Location: Jack Silley Pavillion, Stonards Hill Recreation Ground, Epping, CM16 6SS

Online Survey
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