56-home Green Belt scheme at Land To The South Of London Road, Crays Hill, Billericay

What was proposed

The application sought outline permission for up to 56 homes, including 50% affordable housing, drainage, open space and new access from London Road.

“OUTLINE PLANNING APPLICATION WITH ALL MATTERS RESERVED EXCEPT FOR ACCESS AND LAYOUT, FOR UP TO 56 RESIDENTIAL DWELLINGS (50% AFFORDABLE), SURFACE WATER DRAINAGE BASIN, NEW VEHICULAR AND PEDESTRIAN ACCESS FROM LONDON ROAD AND ALL ASSOCIATED INFRASTRUCTURE WORKS.”

Officer report

The site and its setting

The site was agricultural Green Belt land beside London Road, with a primary school to the west, homes to the south and countryside to the east and north.

“The application site comprises approximately 2.9 hectares of agricultural land located on the southern side of London Road (A129), Crays Hill, within the Green Belt. The site is currently undeveloped and was formerly used for agricultural purposes. It is bounded to the north by London Road, which provides a key transport corridor linking Crays Hill, Wickford, Billericay and Basildon.”

“The site occupies an edge-of-settlement location. To the west lies Crays Hill Primary School and its associated playing fields, whilst residential development associated with Crays Hill is situated to the south. To the east and north, the character of the area remains predominantly rural, comprising open agricultural land and countryside. Beyond London Road to the north are further agricultural fields together with some commercial uses, including a garden centre.”

Officer report

What officers recommended

Officers recommended approval, finding substantial Green Belt harm but concluding that housing, affordable homes and wider benefits amounted to very special circumstances.

“The proposal does not constitute Grey Belt development. The site forms part of Green Belt parcel OA12 which the Basildon Green Belt Study (2025) identifies as making a strong contribution to Green Belt purposes (a) and (b) of paragraph 143 of the NPPF. The development would therefore result in inappropriate development in the Green Belt and cause substantial harm to Green Belt openness. Significant weight is attached to this harm.”

“Having regard to the significant housing and affordable housing benefits, together with the wider economic, social and environmental benefits arising from the proposal, officers conclude that Very Special Circumstances exist and that these considerations clearly outweigh the identified Green Belt harm and other harms.”

Officer report

Local representations

Fifty-one neighbouring properties were consulted, but no representations were received from neighbouring residents.

“A total of 51 neighbouring properties were consulted in relation to this outline application. No representations have been received from neighbouring residents. The proposal seeks outline planning permission for up to 56 residential dwellings, with all matters reserved except access, on land to the south of London Road.”

Officer report

Who spoke

A councillor spoke against the application, citing the Green Belt, infrastructure, local character and the lack of an education contribution.

What members debated

Members discussed cumulative development along London Road, settlement coalescence, agricultural use, wastewater capacity, speed-limit uncertainty and the lack of a highways objection.

“Clarifications were provided in respect of wastewater processing and compliance with the Golden Rules.”

“Members discussed the cumulative impact of developments along London Road on the Green Belt, coalescence of settlements and wastewater capacity. It was noted that the land was currently in agricultural use. There was a lack of clarity on exactly where the speed limit would be reduced and some members expressed concern that Highways had made no objection.”

Minutes

The decision and reasons

The application was refused because it was inappropriate Green Belt development causing substantial harm, and the benefits did not clearly outweigh that harm and other harm.

“It was moved by the Chairman, seconded by Cllr Ball and…”

“That planning application no. 25/01190/OUT be refused outline planning permission on the grounds that the proposed development constituted inappropriate development within the Green Belt. The development would result in substantial harm to the openness of the Green Belt and conflict with the purposes of including land within the Green Belt.”

Minutes