®Planning appeal decision
The Red House, Brentwood Road, Orsett, RM16 3BP
Planning appeal 3273747 at The Red House, Brentwood Road, Orsett, RM16 3BP (Thurrock Borough Council) was dismissed on 15 November 2021 by Inspector Jackson P, by written representations. The main issue, as the Inspector framed it: Whether the proposed development would be inappropriate development in the Metropolitan Green Belt having regard to the revised NPPF of 2021 and any relevant development plan policies.
a retirement home (up to 52 bedrooms-Use Class C3) for the over 55’s including, dentist (Use Class D1) of up to 70 square metres (sqm) floorspace and underground car park
- Authority
- Thurrock Borough Council
- Appeal type
- major · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Major dwellings
- Inspector
- Jackson P
- Postcode
- RM16 3BP
Main issues, as the Inspector framed them
- Whether the proposed development would be inappropriate development in the Metropolitan Green Belt having regard to the revised NPPF of 2021 and any relevant development plan policies
- The effect on the openness of the Green Belt
- The effect on the highway network
- Whether the proposed contribution towards affordable housing is acceptable
- If inappropriate development in the Green Belt, whether the harm by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations so as to amount to the very special circumstances required to justify the proposal
What decided it
The substantial and demonstrable harm to the openness of the Green Belt caused by the significant increase in built form and bulk could not be clearly outweighed by the housing and affordable housing benefits, even in the context of a shortfall in five-year housing land supply.
The benefits of new housing and affordable housing provision, though much needed, fall far short of the substantial harm caused by inappropriate development in the Green Belt and the noticeable and dramatic impact on openness, with the disadvantages of the location adding further harm; the balance does not tip in favour of the proposal.
What the Inspector cited
- Development plan policies
- Policy CSTP2Policy PMD9
- National Planning Policy Framework
- Paragraph 11Paragraph 149Paragraph 57
How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.
See how each was appliedThe decision letter
Town Planner Pro holds this letter. The Appeals plan opens it and every other letter we hold, all of them searchable, with the main issues and what decided each case picked out. We do not show letters on the free site because they carry people’s names and addresses.
With an account
What an account adds to this decision
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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.