Farmyard café and commercial buildings at Bradfields Farm, North Benfleet, Basildon

What was proposed

The applications proposed demolition, repairs, new buildings, changes from agricultural use, landscaping, parking, and upgraded access and servicing.

“The subject applications seek Planning Permission and Listed Building Consent for demolition, repair works, construction of new buildings, and change of use from agricultural to Classes E.(a), E.(b), E.(g)(i)(ii)(iii), and F.2(b), the provision of related infrastructure including boundary treatments, landscaping, car and cycle parking, upgraded access and servicing.”

Officer report

The site and surroundings

The approximately 0.9-hectare site lies within the Green Belt beside Burnt Mills Road and includes the Grade II listed Bradfields Farmhouse.

“The application site comprises an area of land of approximately 0.9 hectares. The site is located on the northern side of Burnt Mills Road and to the south- east of other buildings associated with Bradfields Farm, in North Benfleet, Basildon.”

Officer report

Related applications

The applications were linked to proposals for commercial floorspace, Travelling Showpeople plots and repairs to Bradfields Farmhouse, all pending consideration.

“The two applications for Planning Permission and Listed Building Consent are linked with three other applications at the wider Burnt Mills development site which are detailed below. All of the applications are due to be heard at the same Planning Committee meeting.”

“24/00507/FULL Use of site for three Travelling Showpeople plots, with associated access, supporting infrastructure and other associated works. Pending consideration…”

Officer report

What officers recommended

Officers recommended approval because identified Green Belt and heritage harms were outweighed by the scheme’s public benefits and Very Special Circumstances.

“Part of the proposed development would comply with the Green Belt exceptions in paragraph 154 of the NPPF, being (a) buildings for agriculture and forestry, (c) the extension or alteration of a building provided that it does not result in disproportionate additions over and above the size of the original building, and (h)(iv) the re-use of buildings provided that the buildings are of permanent and substantial construction.”

“Overall, it is considered that all of the harms identified, which include the heritage harms, and the harm to the openness of the Green Belt are, in the opinion of Officers, clearly outweighed in this case by other considerations so that Very Special Circumstances do exist.”

Officer report

Main planning issues

Part of the proposal complied with Green Belt exceptions, while other buildings were inappropriate development requiring Very Special Circumstances.

“In terms of the construction of new buildings, three buildings (two commercial buildings (Buildings 16 and 17) and a café (Building 18)) are proposed on the site which would replace three existing agricultural buildings (Buildings 2, 4, and 5) and an existing silo and shed.”

“In the opinion of Officers, the application site would constitute grey belt land. However, there is not a clearly demonstrable need for the proposed development. In addition, the site is not considered to be located within a sustainable location. Therefore, the proposed development would not comply with paragraph 155 of the NPPF 2024. Accordingly, paragraph 153 of the NPPF is relevant and permission should not be approved except in Very Special Circumstances.”

Officer report

Neighbour comments

Three responses objected on grounds including Green Belt, listed buildings, appearance, noise, pollution, wildlife, infrastructure and access.

“Neighbours/Third Party Representations - 35 neighbour consultations were sent to surrounding occupiers, a site notice displayed, and the application advertised in the local paper. 3 responses were received raising objections on the grounds of Green Belt, impact on listed buildings, character and appearance, noise during construction phase and following completion, pollution, light pollution, impact on wildlife and biodiversity, insufficient infrastructure, insufficient…”

“Officer Note: The above matters are addressed in the main body of this report.”

Officer report

Who spoke

The applicant spoke in support, highlighting the farmyard’s future, historic building repairs, orchard restoration, ecological improvements and biodiversity net gain.

The committee decision

The Committee granted planning permission and listed building consent, subject to completion of a Section 106 agreement and the stated conditions.

“That Planning Application No. 24/01243/FULL be granted Planning Permission subject to the completion of a S106 Agreement to secure the obligations set out at section 6.15 of this report and subject to the conditions set out at section 8.0 of this report (with any amendments that might be necessary up to the issue of the decision notice); AND That Listed Building Consent Application No.”

Minutes