117-home residential development at Land At Bell Farm, London Road, Wickford

The site and its setting

The approximately six-hectare Green Belt site was arable farmland and grassland on Wickford’s western edge, beside homes, woodland and a listed farmhouse.

“The application relates to an approximately 6-hectare site located on the western edge of the town of Wickford, approximately 1 kilometre from Wickford town centre. The site lies within the urban–rural fringe and is designated as Green Belt land.”

“The site currently comprises arable farmland, areas of modified grassland, and intermittent trees and hedgerows. While generally flat, the land slopes upward from London Road along the northern boundary, with the site varying between 23m and 35m Above Ordnance Datum (AOD). There are no protected trees within the site; however, several mature trees and hedgerows are present within the site and along its boundaries.”

Officer report

Earlier planning history

An earlier screening request for about 110 homes and associated works concluded that an environmental impact assessment was not required.

“RELEVANT PLANNING HISTORY Application Number: 23/01075/SCREEN Proposal: EIA Screening Opinion Request for the Proposed residential development comprising of approximately 110 new dwellings, creation of new vehicular access, earth works to site level, creation of new cycle and pedestrian links, creation of new public parkland with hard and soft…”

Officer report

What officers recommended

Officers recommended approval, finding that housing, affordable homes, public open space, infrastructure and transport improvements outweighed Green Belt, landscape, agricultural and heritage harm.

“The site is located within the Green Belt and harm to the Green Belt, including harm to openness, must be afforded substantial weight in accordance with paragraph 153 of the NPPF. The site has been robustly assessed and is appropriately characterised as Grey Belt land within the meaning of national policy. The development would not strongly conflict with the Green Belt…”

“Set against these harms are a wide range of public benefits. These include the delivery of 117 dwellings, 50% affordable housing, significant publicly accessible parkland and children’s play space, biodiversity net gain more than the statutory requirement, sustainable drainage infrastructure, and a comprehensive package of infrastructure contributions.”

Officer report

Consultation responses

Highways and most technical consultees raised no objection subject to conditions or contributions, while Anglian Water identified foul drainage capacity constraints.

“Essex County Council Highways No objection subject to a series of conditions and financial contributions towards bus service enhancements and an annual travel plan monitoring fee.”

“Anglian Water Objection due to catchment area of Wickford Water Recycling Centre (WWRC) and capacity constraints. However, confirmed no objection to submitted documents and runoff.”

Officer report

Who spoke

Two councillors, two residents and the applicant spoke; the councillors and residents opposed the scheme, while the applicant supported it.

Members’ discussion

Members discussed objections, foul water safeguards, archaeology, agricultural land, garage use, parking concerns and separation distances from existing homes.

“Members discussed the application, noting that 43% of residents consulted had objected to the development and the erosion of the Green Belt. There were also concerns about the impact on wildlife.”

“In respect of distances from existing windows, it was noted that 16m-17m separation was considered acceptable, that the Council’s policies did not require a 21m separation and that windows in the new properties would not face existing neighbours’ windows.”

Minutes

The committee’s decision

The committee granted planning permission subject to the conditions set out in the report.

“That Planning Application No. 24/00033/FULL be granted planning permission subject to the conditions set out at the end of the report.”

Minutes