Havering Council's Strategic Planning Committee has debated proposals for residential development on land north of Benets Road in Hornchurch, a site currently designated as Green Belt. The committee received a pre-application presentation on the potential development of up to 570 homes on this agricultural land.
A key point of discussion revolved around whether the land could be classified as 'Grey Belt', a designation that allows for development under specific circumstances if the land makes a limited contribution to Green Belt purposes. The classification of land as 'Grey Belt' is based on its contribution to the five purposes of the Green Belt, specifically whether it strongly contributes to checking unrestricted sprawl, preventing neighbouring towns from merging, or preserving the setting and special character of historic towns. Developers argued that the site does not strongly contribute to these aims. However, Councillor Lawrence Gerrard, speaking as a ward member, strongly contested this, highlighting the site's role as an open buffer between Hornchurch and Upminster and its contribution to the local character. Havering's most recent Green Belt Study in 2016 described Parcel 13, where the application site falls, as making a 'Paramount' contribution to purpose (a) and a 'Major' contribution to purpose (b). However, the applicant's assessment concluded that the western part of the site meets the 'Grey Belt' definition.
Havering Council is currently undertaking a formal review to classify areas of the borough as Green Belt or Grey Belt, with the assessment expected to be published later in the year. Until this formal assessment is published, each site is being assessed on a case-by-case basis. The findings of this assessment will inform the council's long-term position on Green Belt and Grey Belt designations.
Concerns were also raised regarding the site's suitability for development, with councillors questioning the limited public transport links, with only one bus route serving the area. The developers have undertaken initial assessments for vehicle trips during peak hours, estimating between 200-250 movements in the AM peak and similar in the PM peak for the full site. Ongoing assessments are being conducted in agreement with the council's highways officer and TfL to determine the extent of surveys needed and which junctions to assess. Mitigation strategies will be developed based on junction capacity models. The development also proposes a mobility hub to facilitate sustainable travel choices, including cycle parking, cycle hire, and e-scooters, and aims to encourage active travel through pedestrian and cycle connectivity points. The number of dwellings is also likely to come down from the initial 570 to around 470-480, which will reduce traffic generation.
The potential impact on local wildlife, including badgers, foxes, bats, and owls, was also a significant point of contention, as was the site's agricultural classification as Grade 2 land. The proposed development aims to deliver a biodiversity net gain across the site of at least 10%. This will be achieved through measures including the retention and enhancement of existing woodland and planting, alongside new planting throughout the scheme on streets and in open spaces. The development will also incorporate blue infrastructure elements such as attenuation basins, swales, and rain gardens.
The site is classified as Grade 2 agricultural land, which is considered 'best and most versatile land'. The developers argue that due to the 'Grey Belt' status of the site, the planning test is to favour sustainable development, and the benefits of the scheme outweigh the harm of losing agricultural land. A detailed agricultural land classification report will be submitted with the application.
The developers presented a landscape-led approach, proposing to retain significant areas of open space and integrate green corridors. They also outlined plans for sustainable drainage and a commitment to achieving a biodiversity net gain of at least 10%. The Ingrebourne River is not immediately adjacent to the development site, with a buffer between the river and the edge of the red line. The eastern part of the site, which is the lowest and most at-risk area for flooding, will be kept permanently open. This area will incorporate drainage basins as part of the urban drainage scheme. The development will mimic existing greenfield runoff rates, with robustness built into the assessment for climate change. The strategy also includes a requirement not to increase flood risk elsewhere, which will be assessed independently by the local lead flood authority and the Environment Agency. Public access to the river corridor will be maintained and enhanced.
Further discussions touched upon the potential for overdevelopment, the loss of valuable agricultural land, and the site's designation within a minerals safeguarding area. The site is designated as a Minerals Safeguarding Area, which means that non-mineral development should be avoided unless it can satisfy the requirements of Policy 37 of the local plan. The developers have conducted their own assessment, which they believe demonstrates that the development would not sterilise mineral resources because it is not viable to extract them, given factors such as set-back distances from existing residential properties.
The committee also heard concerns about the accuracy of transport assessments and the potential for increased traffic congestion on local roads.
While the committee was not required to make a decision on the Benets Road site, the discussions provided an early insight into the planning considerations and community concerns surrounding potential Green Belt development in the borough. The council is currently undertaking its own Green Belt and Grey Belt assessment, which will inform its long-term position on such sites.
