40-home outline scheme at Land East Of Bells Hill Road, Basildon

What was proposed

The outline scheme sought up to 40 homes, including affordable housing, public open space, biodiversity improvements and access from Bells Hill Road.

“Outline planning permission is sought for a residential development consisting of up to 40 dwellings (Use Class C3), with access from Bells Hill Road. All matters are reserved except for access.”

Officer report

The site and surroundings

The 2.03-hectare site was a horse-grazing paddock with a stable block, trees and hedges, entirely within the Green Belt.

“The application site is approximately 2.03 hectares used for the grazing of horses, with a stable block located on the western part of the site, served by an access onto Bells Hill Road in the north-west corner of the site. The eastern and western boundaries of the site are lined by a number of trees and hedging. The site gently rises from south-east to north-west. The entire site is located within the Green Belt.”

“The surrounding area has a typical plotland character. To the north of the site in Leonard Road - a tarmac unadopted road - are a number of detached bungalows, some with accommodation in roofspace, set at a slightly higher level than the application site. To the west, lining the west side of Bells Hill Road, is a mix of dwelling types, including a former mission hall.”

Officer report

Earlier planning history

The Council had previously granted permission for stables with a hay barn, tack room and storage building in 2007.

“The following application has been determined by the Council in respect of the application site:”

“07/00253/FULL – Erection of stables with associated hay barn, tack room and storage building – Granted 24 April 2007”

Officer report

What officers recommended

Officers recommended approval subject to a legal agreement and conditions, considering the site grey belt land and the benefits greater than the adverse impacts.

“Overall, having regard to the above, Officers’ recommendation is that national Green Belt policies do not provide a reason for refusal in this case. The adverse impacts of granting permission are not significantly and demonstrably outweighed by the suite of benefits having assessed the scheme against the policies in the framework as a whole and in particular those policies that direct development to sustainable locations, making effective use of land, securing…”

“Therefore, Officers are recommending approval of the application, subject to the completion of a S106 Agreement and conditions as outlined in this report.”

Officer report

Main planning issues

The main issues included Green Belt development, landscape and design, neighbours, highways, heritage, flooding, ecology, sustainability and infrastructure.

“In this instance, the key considerations are identified as the principle of developing this Green Belt site, whether the development would utilise any grey belt land and whether any Very Special Circumstances apply, the layout, visual impacts of the development on the wider landscape, trees and landscaping, the five-year housing land supply situation, building density, the impact on neighbouring residential occupiers, highways and transport matters, heritage aspects,…”

Officer report

Objections from neighbours

Thirty-five representations objected, citing Green Belt loss, traffic, unsafe walking routes, construction disturbance, flooding, pressure on services and wildlife impacts.

“The site is in semi-rural location and designated as Green Belt which serves to preserve the openness and character of the countryside, which need to be protected and preserved. Approving the proposal will contribute to urban sprawl compromising the character of their hamlet. [Officer comment - discussed in section 5.1 of this report.] • The site is Green Belt and cannot be considered as grey belt land for development and used for grazing horses.”

“[Officer comment - discussed in section 5.5 of this report] • Concerns about construction traffic using Bells Hill Road given its narrow width, and that such vehicles will use full length of road, rather than enter from southern direction, causing road blockages and impacting on existing residents. [Officer comment -discussed in section 5.4 of this report.] • Concerns about noise and disturbance during construction phase.”

Officer report

Who spoke at the meeting

A resident and Councillor Smith spoke against the application, the applicant’s representative spoke in support, and two further residents spoke against it.

Members’ concerns

Members expressed concern about the applicant’s legal opinion, road safety and access to schools.

“Members discussed the application, expressing disquiet over the applicant’s letter with a legal opinion and concern over road safety and school access.”

Minutes

The committee vote

Members voted against the officer recommendation to approve the application.

“Following the discussion, Members voted against the officer’s recommendation to approve the application.”

Minutes

The decision

The committee refused permission because up to 40 homes would be out of keeping with the area’s low-density former plotland character and would harm its established character.

“That Planning Application No. 25/00755/OUT be refused planning permission for the following reason:”

“The proposed development of up to 40 dwellings on this site would appear out of keeping with the general low density detached properties that make up the predominant former plotland character in this locality.”

Minutes