75 homes at 238 London Road, Wickford

What was proposed

The application sought outline permission for up to 75 homes, with access details provided and other matters reserved for later approval.

“Outline planning permission is sought for the demolition of the existing buildings on site and the erection of up to 75 dwellings (residential development / Use Class C3), with associated access, servicing, landscape, drainage, open space and utility infrastructure. All matters are reserved except for access.”

Officer report

The site and surroundings

The 3.28-hectare site contains a garden centre, car sales and retail uses, mostly within Green Belt land, beside homes and the River Crouch.

“The application site extends to approximately 3.28 hectares, comprising a garden centre and car sales along with other retail uses, the majority of which is located within the Green Belt with the exception of part of the London Road frontage. The site is located on the northern side of London Road, Wickford.”

“The site benefits from a sloping downward gradient from London Road down to the banks of the River Crouch at the northern end of the site. The northern end of the site lies within Flood Zone 2 and Flood Zone 3 (medium and high risk of flooding) however, the majority of the site lies within Flood Zone 1 (low risk of flooding).”

Officer report

What officers recommended

Officers recommended approval because the site was considered Grey Belt, the development met relevant requirements, and its benefits outweighed the loss of employment.

“In the opinion of Officers, the proposed development constitutes development of Grey Belt land. The proposed development complies with the Golden Rules, carrying significant weight in favour of the grant of permission, in accordance with paragraph 158 of the NPPF. The development is therefore not inappropriate.”

“Whilst the proposal will result in the loss of some low levels of employment, contrary to Policy E7 of the Local Plan, this needs to be weighed against the above factors and the following benefits, including the provision of much needed new housing, 50% affordable housing, provision of new public open space, the re-use of a previously developed site, that the site is located within a sustainable location, will result in no harm to the landscape character, nor…”

Officer report

What consultees said

Highways, ecology, heritage, drainage and other consultees raised no objection subject to conditions or contributions, while Anglian Water raised foul-capacity concerns.

“A condition to secure a programme of trial trenching and excavation is recommended. No objection. ECC Place Services – Historic Environment (Built Heritage) No objection. No impact on the significance of any heritage assets.”

“No objection. Conditions recommended in respect of a detailed surface water drainage scheme for the site and maintenance arrangements and yearly logs of maintenance of the surface water drainage system.”

Officer report

What residents raised

Seven objections raised concerns about Green Belt land, traffic, infrastructure, drainage, construction disturbance, privacy, landscaping, trees and flooding.

“Topic Issues Raised Officer Comments Principle • Green Belt • Land Use: loss of small traders / businesses Covered in section 5.1 (principle of development). Highways • Intensifying existing traffic congestion…”

“Drainage - the site is on a flood zone. Covered in sections 5.17 and 5.18 (infrastructure and S106 obligations) and 5.8 (drainage). Amenity • Noise/Disturbance: During construction…”

Officer report

Who spoke

Councillor Alan Ball broadly supported the application, the applicant’s agent spoke in favour, and Councillor Eunice Brockman spoke against it.

Members’ discussion

Members welcomed the affordable housing, open space and contributions, regretted relocating businesses, and acknowledged traffic concerns and the absence of Essex Highways.

“Members discussed the many merits of the application, including development largely on previously developed land with the undeveloped part of the site retained as open space, making good use of the site overall. 50% affordable housing was to be welcomed, along with £0.5 million S106 contributions. In terms of disadvantages, Members regretted the need to relocate local businesses but this was not a basis to refuse planning permission.”

Minutes

The committee’s decision

The committee granted outline permission subject to the Secretary of State’s position, a legal agreement securing contributions and the stated conditions.

“That Planning Application No. 24/01277/OUT be granted outline planning permission subject to no call-in powers being exercised by the Secretary of State, the completion of a S106 agreement to secure 50% affordable housing on site, together with financial contributions towards education, healthcare improvements, employment and skills, sustainable transport, open space, culture, play and sports provision, maintenance and monitoring of the approved Biodiversity Gain Plan for a…”

Minutes