122,237 sqm employment scheme at Land East Of Burnt Mills Burnt Mills Road, North Benfleet, Basildon

What was proposed

The hybrid application sought full permission for 50,237 square metres and outline permission for up to 72,000 square metres of employment floorspace, with roads and infrastructure.

“Hybrid planning permission is sought for Land East of Burnt Mills, Burnt Mills Road, North Benfleet for phased development of the site for 50,237 sqm (GIA) floorspace for industrial (Use Class B2), storage or distribution (Use Class B8), research and development (Use Class E(g)(ii)), and/or industrial processes (Use Class E(g)(iii)) with ancillary offices; new link road between Courtauld Road and Pound Lane and associated junctions; site-wide infrastructure including…”

Officer report

The site and its surroundings

The 45.85-hectare site was a dairy farm with farmland, grazing land, hedgerows, woodland and farm buildings, beside existing industry and residential areas.

“The site presently operates as a dairy farm and comprises principally small/medium scale arable farmland and grazing land (intensively managed modified grassland). The site is, however, crossed and enclosed by several intact species-poor hedgerows, with occasional hedgerow trees; and, in its southern part, includes a small parcel of woodland, and some farm buildings and hard- standing associated with its existing use.”

“The associated farm complex known as Bradfields Farm, including a Grade II listed Farmhouse, lies to the south of the site, with part of the farmyard complex falling within the application boundary. A small orchard associated with Bradfields Farm also adjoins the site to its south. There is also a small farm shop. The site is currently accessed through Bradfields Farm.”

Officer report

Related applications

Three Travelling Showpeople plots, repairs to the listed farmhouse and Bradfields Farmyard works were being considered through separate applications.

“Alongside the hybrid application for the employment proposals, the developer has submitted applications for the development of three Travelling Showpeople plots (TSP), repairs to Bradfield’s Farmhouse (Grade II listed) and enhancements to the existing farmyard, as described below. These proposals are each the subject of a separate report to committee.”

“Application No. Description of Development Decision 24/01243/FULL & 24/01244/LBBAS Applications for planning permission and listed building consent for demolition; repair works; construction of new buildings; changes of use from agricultural to Classes E.(a), E.(b), E.(g)(i)(ii)(iii), and F.2(b); and provision of related infrastructure including boundary treatments, landscaping, car and cycle parking, upgraded vehicular and pedestrian access, servicing, and other associated…”

Officer report

What officers recommended

Officers considered the proposal inappropriate Green Belt development but found that economic, infrastructure, ecological and other benefits clearly outweighed the identified harms.

“The recently introduced provisions in the NPPF about grey belt land are potentially relevant to this application since they apply to ‘commercial and other development in the Green Belt’ as well as to the development of homes. However, the land forming the application site for this development does not constitute grey belt land. The proposal therefore represents inappropriate development within the Green Belt.”

“It is considered that all of the harms identified, which include the heritage harms detailed above, the harm to the local landscape character and setting, and to the openness of the Green Belt and the loss of Grade 3a and 3b agricultural land are, in the opinion of Officers, clearly outweighed by the Very Special Circumstances that have been evidenced in this application.”

Officer report

Objections from residents

Forty-six objection letters raised concerns about Green Belt development, traffic, pollution, flooding, wildlife, heritage, farmland, lighting, noise and residential amenity.

“Industrialisation of a semi-rural area. • Units 6 and 7 are too close to existing residential dwellings – should be moved to the location of the defunct recycling facility. • Affects the setting of Grade II listed buildings in the area. • Better lit footpaths required for Pound Lane. • Eyesore for houses backing onto development. • Parking concerns for the potential 1,000+ workers for construction and operational phases.”

“Instead of seeing fields of cows and having unlimited natural light to aid in their recovery, they would have noise, dust, pollution, rubbish, litter and a 30 metre building taking all of this away. • Proposal would adversely affect mental and physical health and well-being. • Concerns re health issues exacerbated by increased pollution. • Proposal would significantly affect residential property value in the area.”

Officer report

Who spoke

Residents and parish council representatives spoke against the proposal, while the applicant spoke in support of its jobs, transport, design and environmental benefits.

Members’ debate

Members discussed economic benefits, the emerging plan, waste restrictions, commuting, congestion, safety, rural character, Green Belt, residents’ amenity, flooding and farmland.

“Members discussed the merits of the application, including its alignment with the emerging Local Plan, the quality of the proposed development, the condition prohibiting use of the site for waste management, the potential reduction in commuting times for Basildon residents and the significant economic benefits it would bring to the Borough.”

“There was disagreement between Members on the appropriateness of the location of the development, some feeling it simply extended the existing…”

Minutes

The committee’s decision

The committee granted permission subject to the Secretary of State not calling it in, completion of the legal agreement and the stated conditions.

“That Planning Application No. 24/00020/OUT be granted planning permission subject to no call-in powers being exercised by the Secretary of State, the completion of a S106 Agreement to secure the planning obligations and contributions set out in section 5.18 of this report and subject to the conditions set out at section 8.0 of the report with any amendments that might be necessary up to the issue of the decision notice.”

“The additional condition regarding no waste use was welcomed, but the additional condition regarding traffic monitoring was not found to be necessary.”

Minutes