Epping Forest special area of conservation

Epping Forest is a large ancient wood-pasture. It has various habitats with significant conservation value, including:

ancient semi-natural woodland
old grassland plains
wet and dry heathland
scattered wetland

The semi-natural woodland is particularly extensive, but the Forest plains are also a major feature. The plains contain a variety of unimproved acid grasslands and include a:

Site of Special Scientific Interest (SSSI)
Special Area of Conservation (SAC) covering 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 results in a large number of veteran trees. This makes the site rich in fungi and invertebrates associated with decaying timber. There are frequent, widespread records of stag beetles.

Special Areas 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.

SACs aim 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. These were transposed into UK law before Brexit and were originally required under the EU Habitats Directive.

Visitors and their impacts

Epping Forest receives approximately 4.8 million visitors per year. This makes the forest vulnerable to:

recreational pressure from visitors, who mainly come from within 6.2km of the boundary of Epping Forest SAC (known as the Zone of Influence)
air pollution from increased vehicles near Epping Forest SAC.

Recreational pressure and air pollution activities and impacts can come from:

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
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

Legal requirements

A small part of Epping Forest SAC is in the northwestern corner of Redbridge. It runs 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 with legal duties to make sure planning decisions do not harm the SAC. To do this we complete a Habitats Regulation Assessment and then use Strategic Access Management Measures (SAMMs) and Suitable Alternative Natural Greenspace (SANGs) to reduce impact.

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

refuse permission, or
ensure there are appropriate mitigation measures

What this means for developers

Redbridge Council is 1 of 6 authorities who have signed an agreement called the “Epping Forest SAC SAMM Strategy Partnership Agreement”. This sets out the strategy and payment terms for SAMMs projects in Epping Forest. It is designed to address harmful impacts to the forest.

We apply the “polluter pays” principle. This means the developer is responsible for paying for harm caused by the impacts of new residential development. New residential developments result in more people living in the area, which can mean more visitors - and harm - to Epping Forest SAC.

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

Tariff increases

Strategic Access Management and Mitigation Strategy (SAMMs) and Suitable Alternative Natural Greenspace (SANGs) tariffs can change each year. This will apply to all relevant planning applications received after this date. Please see the Summary of charges drop-down below.

Strategic Access Management and Mitigation Strategy (SAMMs)

Redbridge currently allocates £3.104 million towards the mitigation projects in Epping Forest (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* (subject to annual BCIS indexation) 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 change following annual review, as well as indexation.

Further information:

Suitable Alternative Natural Greenspace (SANGs)

Suitable Alternative Natural Greenspace (SANGs) mitigation measures are used to divert and displace visitors from Epping Forest towards other green spaces and 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 which are designed to improve access to and through 4 parks:

Roding Valley Park
Claybury Park
Hainault Forest Country Park
Fairlop Waters Country Park

Some of the measures include new signage and cycle/footpaths.

The Natural Greenspace Improvement Strategy introduces a new SANGs payment tariff of £1892.20 (subject to annual BCIS indexation) 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

Summary of charges

Contribution	Amount before 1st May 2025	Amount from 1st May 2025 with BCIS indexation
SAMMS contribution	£255.84	£281.07	Per Dwelling
SANGS contribution	£1892.20	£1935.64	Per Dwelling
Subtotal [SAMMs and SANGs]	£2148.04	£2216.71	Per Dwelling
Administration Monitoring Fee	£135.00	£135.00	(Minor developments only) per application
Administration Monitoring Fee	5% of the combined SAMMs and SANGs contribution	5% of the combined SAMMs and SANGs contribution	(Major developments only) per application

To be paid on commencement of development

*The administration monitoring 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 existing 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.

Permitted Development Applications

Permitted development/ prior approval applications for change of use/conversions to residential use, are subject to Habitats Regulation Assessment (HRA) mitigation if they fall within the 6.2km Zone of Influence of Epping Forest.

There is separate legislation governing these permitted development applications and a distinct process for securing HRA mitigation.

Permitted development applications (such as change of use conversions to residential use), are only permitted in principle once the developer receives approval of the Local Planning Authority under Regulation 77 of the Conservation of Habitats and Species Regulations 2017.

This means that for all permitted development/prior approval applications, the applicant must submit an application (pursuant to Regulation 75. To be acceptable and for the application to be approved, the prior approval application must include a completed Unilateral Undertaking agreement. Approval of the will application be granted under Regulation 77. See link to Unilateral Undertaking in the download list below.

There is a £30 fee for processing the application Notice by the Planning Service.

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.

Developer requirements

All residential developments

Check if your development proposal meets the qualifying dwelling types above
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

Complete parts for "All residential development"
Download the Template Unilateral Undertaking S106 agreement
Calculate the SAMMs, SANGs and monitoring fee payments you'll need to pay and fill out all the relevant sections of the Template Unilateral Undertaking S106 agreement.
Optional: You may wish to instruct a solicitor to check the Unilateral Undertaking S106 agreement.
Submit your draft Unilateral Undertaking S106 agreement to the Council for review during the planning application process.
In exceptional circumstances, the developer and Council may negotiate and agree a final form of the Unilateral Undertaking (UU). You'll 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

Complete parts 1 and 2 for "All residential development"
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.

Download list for applicants

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

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)

Notifying the Council of commencement

The developer/or liable party must inform the Council prior to commencement of works (in accordance with the terms of the agreed and completed Unilateral Undertaking) by emailing planning.obligations@redbridge.gov.uk. They must include the planning application details and fees agreed for payment. The Council will send a demand notice with all the details for the amount to be paid.

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