850 homes and community facilities at Land West Of Bowers Gifford & North Benfleet Homestead Road Bowers Gifford

The site and its setting

The 51.1-hectare site comprised mainly farmland, former farm buildings and rough pasture in the Green Belt, with hedgerows and a public right of way.

“The application site extends to approximately 51.1 hectares and adjoins the eastern edge of the settlement of Bowers Gifford. It comprises mainly agricultural fields, former farm buildings and areas of rough pasture previously used for dairy farming. Mature hedgerows define the internal field pattern and contribute to the site’s rural character. The landform is predominantly flat, with a gentle rise towards the north-east.”

“The site is not within a Conservation Area and contains no statutory or locally listed buildings. Non-designated heritage assets include a pillbox located within the site and a second just beyond its eastern boundary. A number of remaining…”

Officer report

Earlier application

A previous proposal for 750 homes was refused and dismissed on appeal in 2014 because its benefits did not outweigh Green Belt and other harms.

“The Secretary of State dismissed the appeal for up to 750 homes at Little Chalvedon Hall, agreeing with the Inspector that the proposal constituted inappropriate development in the Green Belt, resulting in substantial harm. It was accepted that the scheme would lead to the loss of openness, permanent urbanisation of Green Belt land and encroachment into the countryside.”

“In conclusion, the Secretary of State determined that the harm to the Green Belt, both by definition and by physical impact, was significant, and the other harms, when combined, were not clearly outweighed by the benefits of the scheme. As the required very special circumstances were not present, the appeal was dismissed and planning permission refused.”

Officer report

Why officers recommended approval

Officers identified substantial Green Belt and landscape harm but concluded that housing, affordable homes, infrastructure and other benefits created Very Special Circumstances.

“Balanced against the identified harms are the very substantial public benefits of the proposal. Basildon currently has a 1.96-year housing land supply, well below the five-year requirement, and faces an acute shortage of affordable homes. The proposal would deliver up to 425 affordable units and complies with the NPPF “Golden Rules” for Green Belt development.”

“In weighing all considerations, Officers conclude that the combination of these benefits, particularly the scale of housing and affordable housing delivery in a borough with severe unmet need, clearly outweighs the harm to the Green Belt and other identified harms. Very Special Circumstances therefore exist to justify granting outline planning permission.”

Officer report

Objections and technical advice

The parish council and residents raised concerns about traffic, services, flooding, countryside, ecology and village character, while statutory consultees raised no objection subject to mitigation.

“Concerns over the re-routing of Pound Lane, which could divide the village and harm residents and businesses. • Proposed timber-clad designs viewed as out of character and potentially flammable. • Skepticism that car use will reduce; development expected to generate 800+ vehicles. • Minimal long-term employment benefits, with most jobs limited to construction. • Flood risk and drainage concerns; fear that measures could increase risk elsewhere in the Parish.”

“Highway matters are set out in section 5.10, and flood risk is considered in section 5.11. Anglian Water has raised no objection to the proposals. Ecology and Biodiversity Net Gain matters are addressed in section 5.6, heritage assets in section 5.15, and landscape character in section 5.3.”

Officer report

Who spoke

Three residents and a parish council representative spoke against the application, while the applicant spoke in support of it.

Members’ discussion

Members discussed infrastructure pressure, education, healthcare, roads, cumulative development and the effect on Green Belt land in the plotlands area.

“Members were reminded that, as an EIA development, the cumulative effect…”

Minutes

The committee’s decision

The committee granted outline permission subject to no call-in, completion of the Section 106 agreement and the listed conditions.

“That Planning Application No. 25/01432/OUT be granted outline planning permission, subject to no call-in powers being exercised by the Secretary of State, and the completion of a Section 106 agreement as set out in Section 5.17 of the report, and subject to the conditions listed at the end of the report, with any minor amendments prior to issuing the decision notice delegated to the Assistant Director of Planning.”

Minutes