146 homes at Land To The East Of Lower Dunton Road Dunton, Basildon

The site and surroundings

The 8.46-hectare site was agricultural Green Belt land beside Lower Dunton Road and West Mayne, with access proposed from West Mayne.

“The application site comprises a parcel of land on the western edge of Basildon, Essex which is bounded by Lower Dunton Road to the west and the B148 / West Mayne to the east. The Site is accessible via the A127 to the north which connects to junction 29 of the M25 in the north-west. The Site has an area of approximately 8.46 hectares and is relatively flat in nature (slight fall of the site from south to north).”

“Beyond the immediate surroundings, to the north, south and west is predominantly agricultural land with individual residential properties on Lower Dunton Road located approximately 45m up to 300m to the west, north and south, the Friern Manor Country Hotel on Lower Dunton Road approximately 25m to the west, the Eden Gardens Hotel approximately 475m to the south-west, residential properties on Church Lane approximately 425m to the south-west and residential properties…”

Officer report

What officers recommended

Officers recommended approval because Very Special Circumstances and public benefits clearly outweighed substantial Green Belt harm and other harm.

“Furthermore, the applicant has identified a number of Very Special Circumstances (VSCs), including the provision of both market and affordable housing within the Borough, the deliverability of the scheme, and the associated economic, environmental, and social benefits.”

“Taking all matters into account, whilst the harm to the Green Belt is given substantial weight, it is considered that the identified Very Special Circumstances, including compliance with the Golden Rules and the significant public benefits of the scheme, clearly outweigh the harm to the Green Belt and any other harm. As such, the proposal is considered to meet the requirements of paragraph 153 of the NPPF 2024.”

Officer report

Residents’ concerns

Members heard concerns about unsafe and lengthy routes to schools, inadequate recreation for older children, traffic and loss of Green Belt openness.

“A resident spoke in opposition to the application, raising the following points:”

“This development, in the Green Belt, would result in loss of openness. • While the development included play areas there was no recreational provision for older children and teens. • The nearest primary schools were some considerable distance away – not walkable for younger children and routes had no separation from live traffic. Inevitably parents would end up driving, increasing traffic already gridlocked around schools at pick-up and drop-off times.”

Minutes

Who spoke

The applicant spoke in support, while a resident and Essex County Councillor Jeff Henry spoke against the application.

Members’ debate

Members weighed housing and other benefits against concerns about walking, buses, traffic, school capacity, Green Belt harm and the site’s sustainability.

“Members discussed the merits of the application, including the contribution towards the five-year land supply, provision of affordable housing, economic and social benefits and net biodiversity. In addition, the location near some of the borough’s key employment assets offered an opportunity for employees to live in the borough.”

“Concern was raised regarding bus and walking routes to schools and amenities, meaning that the location could not be reasonably regarded as sustainable, development in the Green Belt which (combined with 3,600 homes to be built as part of the Dunton Garden Village) would result in the Green Belt being “staggered” around Dunton roundabout.”

Minutes