®Planning appeal decision
The Red House, Brentwood Road, Orsett, RM16 3BP
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
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.
Framework references: 11, 149, 57
Plan policies cited: Policy CSTP2, Policy PMD9
The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.