Planning Inspector Finds “Special Circumstances” Justify Green Belt Development
Plans to construct up to 1,000 new homes within Essex’s green belt have received approval via a planning appeal, backed by the promise of a much-needed bridge and addressing a critical shortfall in housing. The proposal by Mulberry Strategic Land Limited outlined two potential development scales for the site located on Muckingford Road in Linford. Should the Lower Thames Crossing project proceed, the development will consist of 830 homes; if not, the plan allows for up to 1,000 homes. In addition to housing, the proposal includes plans for a new railway bridge, a primary school, and a community center.
Though Thurrock Borough Council had not formally decided on the application, it initially voiced potential objections, particularly around impacts on the green belt and residential conditions at the site. However, Planning Inspector Richard Schofield assessed the proposal and acknowledged the “significant harm” it would bring to the openness of the green belt, both visually and spatially. Still, he also recognised the challenges of meeting housing needs in a borough where green belt lands make up 70 percent of the area.
Schofield highlighted the importance of the project for delivering much-needed market-rate and affordable housing, pointing out Thurrock’s ongoing difficulties in meeting housing targets, with current land supply figures covering only 0.72 to 0.91 years.
Additionally, Schofield noted strong local support for a new pedestrian and vehicle bridge to span the railway line in East Tilbury, which would link two key areas of development. Measures for soundproofing and careful building orientation are planned to reduce noise impact from a nearby metal recycling facility, which the inspector found acceptable.
Finding “very special circumstances” in the housing shortfall and infrastructure improvements, Schofield approved the development, concluding that these factors justified construction within the green belt.
INSPECTOR Richard Schofield
PROCEDURE Inquiry
DECISION Allowed
REFERENCE APP/M1595/W/24/3342882
The inspector’s decision – case reference 3342882 – can be read here
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