THURROCK Council’s planning committee is set to consider a major application for a new settlement of up to 2,100 homes on green belt land north of Bulphan reports the Local Democracy Reporter.
The scheme, which is recommended for approval, is proposed by Horndon St Marys LLP and promoted by Iceni Projects.
It seeks outline planning permission to transform 257 acres of land bordering Tillingham Hall Farm into a mixed-use development.
Half of the homes would be affordable, alongside community facilities, a primary school, hotel, care home, and commercial space.
Plans also include a multi-modal transport hub, improvements to West Horndon Station, and new pedestrian and cycle routes.
The site lies within the Metropolitan Green Belt, but planning officers say it qualifies as “grey belt” and meets national policy requirements due to Thurrock’s acute housing shortage.
The borough currently has just 1.02 years of housing land supply, triggering the National Planning Policy Framework’s presumption in favour of sustainable development.
Officers argue that “very special circumstances” exist, and the proposal does not fundamentally undermine the purposes of the remaining green belt.
The development would provide more than 100 acres of public open space and retain 2.7 acres of woodland.
A Section 106 agreement would secure apprenticeships during the build phase.
The developer says Horndon St Marys will be a vibrant urban place where ”everyone can live their best quality of life and where no one is left behind”. A “connected place, serving the wider community of Thurrock and Brentwood, and a gateway to London and South Essex”.
However, the application has sparked strong opposition. There have been 562 objections, along with three petitions totalling 256 signatures.
Concerns include loss of agricultural land, flood risk, pressure on infrastructure, and the impact on local character.
Bulphan Village Community Forum, West Horndon Parish Council, and Brentwood MP Alex Burghart are among those opposing the scheme.
Objectors also criticised plans to restrict St Mary’s Lane bridge to buses and cycles, warning of emergency access issues. Others fear the development would overwhelm West Horndon Station and turn Bulphan “from a village into a town.”
Despite the backlash, planning officers conclude the benefits outweigh the harms. Their report states: “The proposed development would provide significant housing growth within this part of Thurrock.
“There is no strong reason for refusal, nor do adverse impacts significantly and demonstrably outweigh the benefits.”
The committee will decide on the application on Monday.
