Controversial infill homes project is allowed on appeal. Inspector agrees it is harmful to local environment but 'benefits outweigh concerns'

A HUGELY controversial proposal for 'infill homes' on a patch of overgrown, tree-filled scrubland between two streets in Stanford-le-Hope has been approved by the Planning Inspectorate after developers appealed against Thurrock Council's planning committee decision to reject it.

The land between Fairview Avenue and Ryde Drive will now be developed into an eight home residential development. The inspector conceded it would cause harm to the lives of the local community but approved it regardless – saying the benefit of new homes outweighed the negatives.

As the original application was only in outline format, the developers (The Incidental Land Company Limited) will have to submit a reserved matters application to the council about detail on the site. However, it is almost certain they will now get full permission.

The proposal first came to light early last year and was immediately opposed by residents, with the support of then independent Stanford West councillor Neil Speight, who backed the campaign against it but having the proposal brought before the planning committee, where it was twice refused by councillors – despite strong recommendations by planning officers to support it.

The council received 25 letters of objection from residents whose concerns included a land ownership dispute, loss of amenity, privacy, direct overlooking of neighbours and loss of natural light.

Residents also said there would be noise, disruption and loss of green space and "additional traffic on already over-trafficked road network meaning parking will become more of an issue than it already is."

The application was first rejected in principle by a majority of members of a multi-party planning committee meeting in July last year, but councillors accepted advice from planning director Ashley Baldwin that they should give developers the chance to amend the plans. So, a decision was deferred.

At a subsequent meeting in September last year, the applicants declined to make any changes and though the application was again recommended for approval by officers, councillors threw it out by a 5-3 majority.

However, in November the Incidental Land Company said they would appeal the decision and after the appeal hearing, the scheme has been given approval. Partial costs were also awarded to the applicant.

News of the appeal victory passed without comment from councillors on the current incarnation of the planning committee, which is entirely comprised of Reform members.

Entry to the site is through this narrow lane - and the inspector conceded it will be harmful to the resident of the home on the right.

The decision has left neighbours in Fairview Avenue and Ryde Drive disappointed.

Former Cllr Speight, who lost his seat in May's election, shared their disappointment, saying: "Other than a couple of people who benefit financially from the development of this scheme, I doubt you will find a resident on Fairview Avenue or Ryde Drive who would agree with the decision.

"Theirs was not a NIMBY attitude in objection. They had valid, genuinely-held fears about the negative impact of the scheme and the campaign against it produced solid, material planning reasons – including highlighting flaws in the planning officer's report – but, as often happens, officers who don't live locally 'know better' than residents.

"Officers were never comfortable in dealing with residents' objections and dismissed them without proper consideration in favour of their own rose-tinted view and the directive from above to build houses where they can. They tilted the balance of information in favour of the scheme, for example carrying out parking surveys at inappropriate times, ignored common sense and photographic and video evidence and just kissed the backside of housebuilding at any price.

"And I don't believe officers put forward a robust case to the Planning Inspectorate, in fact I genuinely think it's a fight they will be delighted to have lost.

"Thurrock's planning department is a law unto itself and in my opinion cares not a jot about the lives and well-being of incumbent residents. Sadly, sometimes you just can't beat city hall, whatever the validity of your argument."

The Inspector considered the main issues to be the effect on living condition of neighbouring occupiers, the effect of the proposal on highway safety, whether adequate parking would be provided and the effect on the Thames Estuary and Marshes Special Protection Area (Essex RAMS).

In a report back to the council the inspectorate says:

Harm to Neighbours: Whilst noting there would be an impact in terms of perceived loss of privacy and amenity to some neighbours and some harm via the introduction of the access road in close proximity to No 20 Fairview Avenue, on balance the Inspector considered the proposal would not result in unacceptable effect on neighbour amenity

Inspector acknowledges lost of privacy and impact on Ryde Drive homes but declares it is not and unacceptable effect on neighbour amenity

Highway Safety: The Inspector found that the accessway and internal space would be suitable to allow even the largest vehicles to access and service the properties safely and that given the amount of traffic would be limited there would be no harm to highway safety.

Parking: There was no evidence, the Inspector considered, to show the site would be deficient in parking or that there was excessive pressure on public on street parking such that the scheme could be refused on parking grounds.

It concludes: "Weighing all matters in the round and including further considerations relating to local infrastructure provision, outlook and ecology matters the Inspector found limited harm would arise and the benefits of the scheme outweighed any concerns."