SoS rejects proposals for 165 green belt homes in Essex

The SoS rejected the appeal against Castle Point Borough Council's decision to refuse permission for the scheme last year despite recommendation by a Planning Inspector thatapproval be granted.

The SoS said in his decision letter (91-page / 671KB PDF) that the proposed scheme would cause a "considerable" level of harm to the green belt in Castle Point. This included a complete loss of openness and causing the majority of the site to become urbanised, contrary to the National Planning Policy Framework (NPPF).

The SoS said that national policy is "very clear" that any amendments to the green belt should be undertaken as part of the Local Plan process and that the Council was following the "appropriate processes" in this respect with its emerging Local Plan.

He noted that the Council was able to demonstrate only 0.7 years worth of housing land supply, which he said was a "very significant" shortfall against the NPPF's requirement for a five year supply.

The proposed scheme would have beneficial effects in a district "where the delivery of new housing over more than a decade has been grossly inadequate and where there is an urgent need to make up for past failings in this respect," the SoS said.

He added that the proposed 35% proportion of affordable housing "in an area where there has been particularly poor delivery of this kind of housing" over the last decade was also a benefit.

However, he concluded that these benefits did not "clearly outweigh" the harm to the green belt and that "very special circumstances" did not exist to justify a grant of planning permission.

"The Council is delighted that the Minister has accepted the Council’s position that this proposal is unwelcome and inappropriate development in the green belt," said Council leader Pam Challis in a statement.

"The Council will now consider carefully the full report of both the Planning Inspector and this important decision of the Minister to ensure that we are fully prepared for any further similar challenges," she added.