58-home Green Belt scheme at Land South Of Daws Heath Road, Thundersley

“This application relates to a parcel of land, measuring 4.77ha (11.79acres), located to the south side of Daws Heath Road. Immediately to the west of the site is the start of suburban housing set within large built-up area of Thundersley. Situated to the east are the ‘Ragwood Riding Centre’ (set back from Daws Heath Road) and a pair of semi-detached bungalows (fronting Daws Heath Road), and then east of that, three further detached bungalows.”

“The proposal site comprises a number of fields, delineated by fences or hedgerows, and used as paddocks for grazing horses. It forms part of a 440- 500m, north-south gap between Thundersley and Daws Heath, which with the exception of minor sporadic development, is predominantly grassland/woodland, and free from widespread suburban style development as characterised in Thundersley and Daws Heath.”

“The development would be inappropriate development in the Green Belt, which is harmful by definition. This harm is required to carry substantial weight as per NPPF paragraph 153. Further harm to the Green Belt has been identified in addition to this definitional harm in the form of harm to Green Belt openness (visual and spatial) and conflict with the Green Belt purposes.”

“Castle Point Environmental Health 9.3 The comments note the submission of the Phase 1 contaminated land survey (desk study), and the Unexploded Ordnance desk study. No objections have been raised subject to the imposition of the following conditions on any approval:”

“Essex County Council – Place Services, Ecology. In summary, the consultee requested further information to be provided regarding survey information for roosting bats and Hazel Dormice. In addition, revision of the BNG metric was requested, to respond to the publication of the Greater Essex Local Nature Recovery Strategy.”

“The appeal site is currently used by Ragwood Riding Centre. The main yard and stables of the Riding Centre are not part of the site, but it was put to me that the inability to use the fields on the site would mean there would not be enough land for horses and the Centre would have to close resulting…”

“The loss of the grazing land would result in the loss of the riding school, which can be described as ‘recreational buildings and land’. The grazing land is essential to the operation of the riding school. No equivalent or better provision has been suggested. The area of open space which would be provided by the development to the south of the site would not…”

“Development Management Committee – 13 January 2026 2 The Council considered a planning application for up to 58 dwellings (50% affordable) with new vehicular access, parking, public open space, play space, attenuation basins, and enhanced landscaping. All matters reserved except access. A Member noted that 110 objections had been received and that many local residents had actively opposed the proposal.”

“Members also raised questions regarding the existing stables, including whether their presence had any relevance to the planning assessment and the legal status of the occupiers. Officers advised that they were confident a refusal could be robustly defended at appeal, supported by the direction of travel set through the emerging Castle Point Plan. Officers highlighted that 6,196 dwellings had already been identified on non-Green Belt sites.”

“Members noted that approximately 100 riders use the stables each week and that their activities would likely cease if the development were approved, acknowledging the resulting impact on the riding school community. Members referred to the matter having previously been considered by the Committee on 16 July 2024 and confirmed their support for refusal of the application.”

“(1) The proposal is not considered to comply with any exception within Paragraph 154 or 155 of the National Planning Policy Framework (NPPF) 2024 and therefore is considered inappropriate development in the Green Belt. The benefits identified in the form of helping to support housing needs and affordable housing provision, are not considered to outweigh the significant harm to the Green Belt by way of definitional, visual and spatial harm.”

“(2) The proposal, due to the loss of the grazing land for horses, would cause the closure of the adjacent riding centre and stables, as the grazing land is essential for the wellbeing of the horses. This closure would lead to the loss of local jobs, and loss of a valued outdoor leisure facility, contrary to policies within the NPPF 2024 regarding supporting the rural economy and promoting safe and healthy communities.”