®Planning appeal decision
The Downs Church Lane, Bulphan, Upminster, RM14 3TS
Planning appeal 3372887 at The Downs Church Lane, Bulphan, Upminster, RM14 3TS (Thurrock Borough Council) was dismissed on 19 February 2026 by Inspector Lo S, by written representations. The main issue, as the Inspector framed it: whether or not the proposal would be inappropriate development in the Green Belt having regard to the National Planning Policy Framework and relevant development plan policies.
the erection of 1no. detached dwelling with associated private garden, parking areas and other works
- Authority
- Thurrock Borough Council
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Minor Dwellings
- Inspector
- Lo S
- Postcode
- RM14 3TS
Main issues, as the Inspector framed them
- whether or not the proposal would be inappropriate development in the Green Belt having regard to the National Planning Policy Framework and relevant development plan policies
- the effect of the proposal on the openness and purposes of the Green Belt
- the effect of the proposed development on the character and appearance of the area
- whether or not 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 fails to meet criterion (d) of paragraph 155 of the Framework (the 'Golden Rules') as it delivers no affordable housing, infrastructure improvements, or public green space contributions, and therefore cannot be justified as an exception to inappropriate development in the Green Belt.
The modest benefits of housing delivery and economic/social gains were outweighed by the substantial harm to the Green Belt (inappropriateness and loss of openness) and significant harm to character and appearance, such that the very special circumstances required to justify Green Belt development do not exist.
What the Inspector cited
- Development plan policies
- Policy PMD6Policy CSSP1Policy CSSP4Policy CSTP22Policy CSTP23Policy PMD2
- National Planning Policy Framework
- Paragraph 11Paragraph 110Paragraph 115Paragraph 143Paragraph 153Paragraph 154Paragraph 155Paragraph 156Paragraph 157
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
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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.