Epping Forest Special Area of Conservation

Special Areas of Conservation (SAC) are protected areas in the UK. A SAC is land identified under EU Directive 92/43/EEC on the Conservation of Natural Habitats and of Wild Fauna and Flora.

The aim of SACs is to:

• promote the conservation of habitats, wild animals and plants, both on land and sea
•  make a significant contribution to conserving habitats and species

Find out more on the Joint Nature Conservation Committee (JNCC) website.

SACs are given high levels of protection in the UK under the Conservation of Habitats and Species Regulations 2017 which were transposed into UK law prior to Brexit and were originally required under the EU Habitats Directive. 

Epping Forest is a large ancient wood-pasture with habitats of high nature conservation value including ancient semi-natural woodland, old grassland plains, wet and dry heathland and scattered wetland. The semi-natural woodland is particularly extensive, but the Forest plains are also a major feature and contain a variety of unimproved acid grasslands and includes a Site of Special Scientific Interest (SSSI) and Special Area of Conservation (SAC). The SAC covers approximately 1630.74ha of Epping Forest.

The semi-natural woodlands of Epping Forest include important beech forests on acid soils, which are important for a range of rare epiphytic species, including the moss Zygodon forsteri. The long history of pollarding, and resultant large number of veteran trees, ensures that the site is also rich in fungi and invertebrates associated with decaying timber. Records of stag beetle are widespread and frequent.

Epping Forest receives approximately 4.8 million visitors per year which make the forest vulnerable to:

1) recreational pressure from visitor who mainly originate from within 6.2km from the boundary of Epping Forest SAC (known as the Zone of Influence); and

2) air pollution from increased vehicles near Epping Forest SAC.

Examples of recreational pressure and air pollution activities and impacts include: walking leading to eutrophication from dog fouling; mountain biking resulting in soil damage; damage to vegetation and trees; disturbance to wildlife; spread of disease, vandalism and increased fire risk, and vehicles travelling on roads in close proximity to the Forest emitting pollutants (nitrogen dioxide and ammonia).

More information can be found in the Epping Forest SAC Strategic Access Management and Monitoring (SAMM) Strategy Partnership Agreement

A small portion of Epping Forest SAC lies in the northwestern corner of Redbridge and runs close along the western border of Redbridge and London Borough of Waltham Forest. The other areas of the SAC are in adjoining areas of Epping Forest District and the London Borough of Waltham Forest.  

Under the Conservation of Habitats and Species Regulations 2017, the London Borough of Redbridge is a Competent Authority and has legal duties to ensure that planning decisions do not harm the SAC. This is achieved through completing a Habitats Regulation Assessment and then appropriately applying mitigation measures of Strategic Access Management Measures (SAMMs) and Suitable Alternative Natural Greenspace (SANGs).

If a planning application is found to cause harm to the SAC, the Council will:

• refuse permission, or
• ensure appropriate mitigation measures are secured.

What this means for developers

Redbridge Council is one of six authorities who have signed an agreement called the “Epping Forest SAC SAMM Strategy Partnership Agreement” which sets out the strategy and payment terms for various SAMMs projects within Epping Forest designed to address harmful impacts to the forest.

We apply the “polluter pays” principle for mitigating harm to Epping Forest SAC which means the developer is responsible for paying for the harm caused by the impacts of new residential development. This is because new residential developments results in more residents which means more likely visitors to Epping Forest SAC and more harm to the forest.

Qualifying new residential dwellings within the 6.2km Zone of Influence of Epping Forest SAC must pay for both SAMMs and SANGs measures designed to mitigate against the harmful impacts of increased visitors to Epping Forest.

Redbridge’s current financial apportionment towards the mitigation projects in Epping Forest totals £3.104m (subject to change following review and indexation).

The SAMMs mitigation strategy and new payment tariff incorporates the proportion of recreational pressure from visitors (from a 2019 visitor survey and future visitors from new residential developments) and forecasted housing figures. It also accounts for 80 years in perpetuity costs for the SAMMs measures.

Following Cabinet approval on 8 March 2022, the Council is applying the Epping Forest SAC SAMMs tariff of £255.84* per new residential dwelling across the 0-6.2km Zone of Influence of Epping Forest in Redbridge, in addition to an administration fee (see below). The tariff is applicable to decisions for all new residential dwellings approved (on grant of planning permission) from 1 April 2022 onwards.

From 1 May 2024, the SAMMs tariff payment is payable on commencement of the development.

*The tariff is subject to annual inflation and change following annual review.

Further Information:

Cabinet report

Supplementary Information to Cabinet report

Sealed SAMMs Governance Agreement (PDF 2MB)

Suitable Alternative Natural Greenspace (SANGs) mitigation measures are used to actively divert and displace visitors from Epping Forest towards other green spaces/parks.

At Redbridge, we have developed a new Natural Greenspace Improvement Strategy which was approved by Cabinet in April 2024. The strategy serves as a strategic SANGs mitigation measure for the borough. It provides a pipeline of specific SANGs projects in parks (Roding Valley Park, Claybury Park, Hainault Forest Country Park and Fairlop Waters Country Park) which are designed to improve access to and through the four parks. Some of the measures include new signage and cycle/footpaths.

 The Natural Greenspace Improvement Strategy introduces a new SANGs payment tariff of £1892.20 per new net residential dwelling applicable to the list of residential developments listed below.

The SANGS payment tariff will apply to new qualifying applications received after 1 May 2024. The payments will be triggered on commencement of the development.

It applies to developments within the 6.2km zone of influence, which would lead to a net increase (1 or more) of dwellings, including: 

• any housing development
• student accommodation rooms, hostels, co-living, residential institutions
• conversion of buildings into dwellings
• houses of multiple occupancy (HMOs)
• care homes (excluding nursing homes)
• prior approval applications for the creation of dwellings
• Gypsy, Traveller and travelling showperson’s accommodation
• residential caravan site plots with permanent living

To be paid on commencement of development

*The fee will be £135 per application but for major developments where payments are secured via S106 agreements, it is 5% of the chargeable amount. This administration fee is added to the S106 Monitoring Fee to cover the cost of monitoring and reporting on delivery of that Section 106 obligation. The administration fee may be reviewed by the Council in the future.

Both tariffs are subject to annual indexation and increases following review. The webpage will be updated accordingly.

Contributions

• 100% per additional home or gypsy/traveller pitch or caravan site plot
• 55.6% per additional co-living room/care home room/ co-living/ residential institution/non-self contained room (nil payment for nursing homes)
• 40% per additional student accommodation room
• 100% for Change of use from existing non-residential to C4 small HMOs up to and including 6 people and new C4 small HMOs up to and including 6 people
• 100% for Change of use to Sui generis large HMOs over 6 people and new Sui generis large HMOs over 6 people
• 16.7% per additional person over 6 for large HMOs*

*If changing from non- residential, subject to single rate tariff plus 16.7% per additional person over 6 for large HMOs.

*If changing from residential then subject only to 16.7% per additional person over 6.

*Enlargement of an exisiting sui generis large HMO will also be subject to this charge.

If your development is one of the types listed above and located within the zone of influence, a Habitat Regulation Assessment (HRA) form will be completed by the Local Planning Authority after validation.

Retrospective Planning Applications

Retrospective applications do not need to provide a Habitats Regulations Assessment Unilateral Undertaking (UU) S106 Agreement at validation stage. However, Habitats Regulations Assessment (HRA) may be required during the planning assessment. HRA payments may be required before grant of planning permission or added as a non-dischargeable planning condition.

What do developers need to do?

All residential development:

1. Check if your development proposal meets the qualifying dwelling types above
2. Check if your development site is within the 6.2km Zone of Influence.Select “Planning and Land” then “Epping Forest SAC Zone of Influence” and search your postcode.

Minor developments only:

1. Complete parts for "All residential development"
2. Download the Template Unilateral Undertaking S106 agreement
3. Calculate the SAMMs, SANGs and monitoring fee payments you will need to pay and fill out all the relevant sections of the Template Unilateral Undertaking S106 agreement.
4. Optional: You may wish to instruct a solicitor to check the Unilateral Undertaking S106 agreement.
5. Submit your draft Unilateral Undertaking S106 agreement to the Council for review during the planning application process.
6. In exceptional circumstances, the developer and Council may negotiate and agree a final form of the Unilateral Undertaking (UU). You will be responsible for paying the Council’s legal costs in reviewing and negotiating the terms of the UU and will need to provide payment of their fees and adequate title information relating to the development site prior to completion of the UU.

Major developments only:

1. Complete parts 1 and 2 for "All residential development"
2. SANGs and SAMMs payments need to be included in your heads of terms of the Section 106 agreement. Hence, a separate Unilateral Undertaking is not required for major developments.

For applicants

Template Unilateral Undertaking S106 agreement for minor development

Unilateral Undertaking Guide and FAQs (PDF 340 KB)

If you require this document in another format, please email planning.obligations@redbridge.gov.uk

• See also our Validation Checklist

Governance agreement

Sealed SAMMs Governance Agreement (PDF 2MB)

Cabinet report

Supplementary Information to Cabinet report

Natural Greenspace improvement strategy

The Natural Greenspace Improvement Strategy has been updated in October 2024 with a number of minor corrections since its initial publication in April 2024. These corrections do not have any impact on the SANGs payment tariff.

• Natural Greenspace Improvement Strategy updated version October 2024 (NGIS) (PDF 21MB)

NGIS supporting documents

• Cabinet Report (226KB PDF)
• Equality Impact Screening (PDF 400KB)
• Natural England Supporting Letter (PDF 190KB)
• Natural England Updated Letter to Authorities Sep 2022 (PDF 87KB)
• Habitats Regulations Assessment (HRA) Screening Report (PDF 1MB)