66-bed care home at Bull Farm, London Road, Pitsea

What was proposed

The application proposed demolishing the farmhouse and other structures and building a 66-bedroom care home with parking, drainage, landscaping and a new access.

“PLANNING APPLICATION NO. 25/01324/FULL PROPOSED DEMOLITION OF EXISTING BULL FARMHOUSE AND EXISTING OUTBUILDINGS/STRUCTURES, CONSTRUCTION OF RESIDENTIAL CARE HOME FACILITY (C2 USE) TO PROVIDE 66NO. SINGLE OCCUPANCY BEDROOMS (ALL WITH EN-SUITE WET ROOMS) WITH ASSOCIATED CAR PARKING, DRAINAGE AND LANDSCAPING PROVISION, AND NEW VEHICULAR ACCESS OFF LONDON ROAD AT BULL FARM, LONDON ROAD, PITSEA, BASILDON.”

“Planning permission is sought for the demolition of the existing farmhouse, outbuildings and structures on the site and their replacement with a residential care home (Class C2) providing 66 bedrooms, together with associated car parking and facilities on the site.”

Officer report

The site and its surroundings

The 1.18-hectare site contained a farmhouse, former farm buildings, a concrete products business, open storage, grassed areas and boundary hedges.

“The site is approximately 1.18 hectares (2.91 acres), with a frontage of 21 metres onto London Road. The site comprises a narrower strip of between 18 and 21 metres wide by 50 metres in depth, in its south-western corner, on which currently sits the existing Bull Farmhouse fronting London Road, behind which are a series of single storey former farm buildings. Beyond this area, the site widens and rises to the north and has a width of 82 metres and depth of 140 metres.”

“The surrounding area is generally residential in character with a recently completed two storey housing development in Bowers Close, backing onto the west of the site. Immediately to the south of the site is Bull Farm Cottage, a detached bungalow with accommodation in the roofspace, whilst to the east of the site is the unmade track of Eversley Road, which runs northward to a number of residential properties within a former plotland area.”

Officer report

Earlier applications

Earlier applications included permission for a cattery and a withdrawn proposal for 12 semi-detached and two detached houses.

“The following applications have been determined in respect of the application site:”

“BAS/479/77 Use of farmhouse, buildings and land for storage of landscaping equipment Refused 31 May 1977 DBAS/53/78 Outbuilding, fill pond and add new pond Permitted development 13 July 1978 BAS/772/97 Extension to existing menage Granted 5 September 1997 15/00115/FULL Existing brick buildings to be converted to a cattery Granted 9 April 2015 18/01362/FULL Residential development of 12 no. semi and 2 no. detached houses. Withdrawn 4 March 2020”

Officer report

Why officers recommended approval

Officers considered the site grey belt land, the care home need demonstrable, the location sustainable and the adverse impacts insufficient to outweigh the benefits.

“In the opinion of Officers, the proposed development constitutes development of grey belt land, with the applicants providing evidence that there is a clear demonstrable need for additional care home accommodation within the Borough, and that the site is located with a sustainable location, and therefore the proposed development would accord with paragraph 155 of the NPPF and would not be inappropriate development in the Green Belt.”

“Overall, having regard to the above, Officers’ recommendation is that national Green Belt policies do not provide a strong reason for refusal in this case. The adverse impacts of granting permission are not significantly and demonstrably outweighed by the benefits of the proposal 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 and…”

Officer report

What consultees and neighbours said

Statutory consultees raised no objections subject to conditions, while one neighbour’s concern about a boundary tree was resolved after the boundary was moved.

“Environmental Health Services No objections subject to conditions relating to noise protection measures, noise from plant limitations, construction environmental management plan, hours of construction, dust suppression measures, burning of materials on site, and contaminated land matters.”

“One individual letter was received raising concerns over the ownership of a Eucalyptus tree on the southern boundary of the site. Following discussions between the applicant’s agent and the neighbour, the proposed boundary fenceline has been re-located to the north of the tree, and the neighbour no longer has any concerns with regards to the proposed development.”

Officer report

Who spoke

The applicant spoke in favour, citing local need, the operator’s experience, accommodation quality, economic benefits and the absence of consultee objections.

What members considered

Members considered the Green Belt and grey belt issues, specialist housing need, neighbours, highways, environmental matters, ecology, agricultural land, crime prevention and contributions.

“The site was currently occupied by a mix of farm buildings, a commercial enterprise manufacturing concrete posts and panels. Members viewed proposed elevations, floor plans and street scene images. No objections had been raised by statutory consultees, subject to condition, and one neighbour objection in reference to the site boundary.”

“The key matters considered in the officer’s report were: the principle of developing this Green Belt site, including whether it met the criteria for “grey belt”; the need for specialist older persons’ housing; impact on neighbouring amenity; highways; environmental health, including noise, air quality and land contamination; flood risk and drainage; ecology; agricultural land classification; designing out crime; and infrastructure and S106 contributions.”

Minutes

The committee’s decision

The committee granted conditional planning permission subject to a Section 106 agreement covering transport, healthcare, employment, biodiversity monitoring and related fees.

“That Planning Application No. 25/01324/FULL be granted conditional planning permission subject to the completion of legal agreement under Section 106 of the Town and Country Planning Act 1990 to secure bus stop improvements and financial contributions towards healthcare improvements, employment and skills, maintenance and monitoring of Biodiversity Gain Plan for a period of 30 years, monitoring and payment of the Local Planning Authority’s professional and legal fees…”

Minutes