Pickwick Gardiners Lane North, Crays Hill, BILLERICAY, Essex, CM11 2XA

Revised Application for Erection of Dwelling in Lieu of Existing Garage, Shed and Stable

Authority: Basildon District Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Other minor developments
Inspector: McKay L

Main issues, as the Inspector framed them

whether the proposal would be inappropriate development in the Green Belt having regard to national and local policies, including the effect of the proposal on the openness of the Green Belt
the effect of the proposal on the character and appearance of the area
the effect of the proposal on the integrity of the Blackwater Estuary SPA
if the proposal is inappropriate development, whether any harm by reason of inappropriateness, and any other harm, would be clearly outweighed by other considerations so as to amount to the very special circumstances required to justify the proposal

What decided it

The proposal would not have a greater impact on the openness of the Green Belt than the existing development and therefore fell within the permitted redevelopment exception in NPPF paragraph 149g), meaning it was not inappropriate development and no very special circumstances were required.

Framework references: 149

Plan policies cited: Policy BAS GB1, Policy BAS BE12

Read the decision letter on the Inspectorate’s site

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.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

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