A MAJOR decision on whether to build more than 2,000 homes on green belt land between Bulphan and West Horndon will be made next week.

At Tuiesday's (10 February) Thurrock Council planning officers will again be recommending approval of the controversial scheme to effectiveley create va new town community called Horndon St Mary's in Thurrock's green belt.

The outline application for the Tillingham Hall site, covering 257 acres south of the borough boundary and east of Dunnings Lane, was originally due to be determined in December.

However, after debating the issue, councillors deferred a vote in favour of a site visit, citing concerns over scale, infrastructure, and the loss of open countryside. The visit took place on January 2027.

Developer Horndon St Marys LLP, managed by Iceni Projects, is proposing a mixed use development of 2,100 homes, half of them affordable, alongside a primary school, hotel, care home, community facilities, commercial space, a transport hub, and upgrades to West Horndon Station. The scheme also promises new walking and cycling routes and 100 self build homes.

Despite councillors' concerns, officers say the borough's acute housing shortage justifies development on the Green Belt. Thurrock has just 1.02 years of housing land supply, far below the government required five years, leaving a shortfall of more than 5,500 homes. The development would deliver around 37 per cent of that deficit.

Affordable housing delivery in Thurrock is also described as "poor," with only 89 units completed in 2024/25. Officers say the proposal's 50 per cent affordable offer represents a "significant contribution," as does the inclusion of up to 100 specialist older persons' homes.

On green belt policy, officers argue the land meets the definition of "Grey Belt" under the revised National Planning Policy Framework—meaning its current condition limits its contribution to core green belt purposes, such as stopping sprawl from large built up areas.

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They conclude the site does not make a "strong" contribution to those purposes and that the scheme's benefits amount to the "very special circumstances" required to justify approval.

Opposition remains strong. West Horndon Parish Council said the development "directly conflicts with the core purpose of Green Belt policy" and would place further pressure on local services. Essex County Council criticised missed opportunities to maximise sustainable travel around the station.

However, supporters highlight the borough's severe housing crisis.

Labour councillor Steve Liddiard said: "There are 673 families in temporary accommodation costing £1 million a month. I can't wait any longer for this to be relieved."