THURROCK Council is set to pay costs after a planning inspector overturned its refusal of an application to build a two storey commercial unit on land separating homes from the Globe Industrial Estate in Grays.

The proposal for a 70.4sqm building on land between Gunning Road and the industrial estate in Towers Road was rejected by Thurrock's planning committee in June, despite officers recommending approval.

Councillors argued the site formed an essential buffer zone designed to protect residents from disturbance associated with the busy estate. Parking pressures were also repeatedly raised by both members and residents.

However, the planning inspector has now allowed the appeal, ruling that the council did not have valid technical grounds to refuse the scheme — and has invited the applicant to seek an award of costs.

In a decision report, the inspector found that the key issue was the impact on the living conditions of nearby residents, particularly noise and disturbance.

The closest home sits approximately 10 metres from the site, but the inspector concluded that "due to the modest scale of the proposed unit and the intended use," any activity would be unlikely to harm neighbours' amenity.

Conditions have been imposed to manage the impact, including restricted operating hours, acoustic fencing and a construction management plan.

The inspector was critical of the council's refusal, noting that members had offered no technical evidence — such as professional noise assessments — to support their concerns. With no substantive justification provided, the inspector ruled the development aligned with planning policy and invited the applicant to submit a formal claim for costs.

The decision marks the latest twist in a long-running dispute. The same application had been refused once before, including on appeal, though amendments were later made to address earlier problems relating to site access.

Throughout the process, residents of Gunning Road strongly opposed any development on the buffer land. Speaking at a previous planning meeting, resident Jodie Hudson warned the unit would be "intrusive and noisy," arguing that industrial activity already spilled into evenings.

Councillors shared similar concerns. Conservative councillor Tom Kelly said the site "sets a dangerous precedent for the buffer zone," while others warned of further pressure on parking and the erosion of vital protections for nearby homes.

Despite these objections, the inspector's ruling now clears the way for construction to proceed—and leaves Thurrock Council facing a likely bill for the costs of defending its decision.

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