DEVASSIST: Committee backs 2,100-home scheme on green belt after concluding site qualifies as ‘grey belt’

Thurrock Council has narrowly approved outline plans for up to 2,100 homes on green belt land in West Horndon, Essex, after officers determined the site could fall within the National Planning Policy Framework’s definition of “grey belt”.

The proposal, submitted by Partnership Horndon St Marys in October 2024, relates to approximately 104 hectares of agricultural land. Alongside the residential element, which includes a 50% affordable housing offer, the scheme also incorporates a multi-modal transport hub linked to West Horndon railway station, a primary school, community facilities, commercial and industrial space, a hotel, and specialist housing including a care home and retirement accommodation.

The council’s planning committee voted to approve the outline application on 10 February, with four members in favour, three against and two abstentions.

Grey belt assessment is central to the decision

A key issue was whether the land could properly be regarded as “grey belt” under national planning policy. The NPPF allows certain green belt sites to be treated as not inappropriate for development where they do not strongly contribute to core green belt purposes, including checking urban sprawl, preventing settlement coalescence and preserving the character of historic towns.

Officers advised that West Horndon’s scale and existing containment by surrounding development meant the proposal would not result in uncontrolled sprawl or an incongruous pattern of growth. They also concluded that the site did not play a significant role in preventing neighbouring towns from merging or in safeguarding the setting of historic settlements.

Having reached this view, officers assessed whether the development would undermine the wider function of the borough’s green belt. As the site represents less than one per cent of Thurrock’s overall green belt, they concluded that the broader strategic purpose would remain intact.

Limited harm to nearby listed buildings was acknowledged, but this was described as low to very low and insufficient to justify refusal.

Housing shortfall weighed heavily

The council’s housing land supply position was a significant factor in the planning balance. As of April 2024, Thurrock could demonstrate just over one year of deliverable housing supply against the required five years. This substantial shortfall engaged the presumption in favour of sustainable development.

Officers also highlighted the scheme’s delivery of 50% affordable housing and the retention of around half of the site as open space and green infrastructure. Economic benefits, including job creation and wider financial contributions, were cited as further positive factors.

Although Essex County Council requested a deferral over concerns about improvements to West Horndon station access, Thurrock’s highways officers confirmed that transport mitigation and access arrangements were considered acceptable.

Taking these matters together, officers concluded that the benefits of the proposal outweighed the identified harms, and the committee resolved to grant outline permission.

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