FAQs

♦ Illustrative design of integrated play space linking high street with primary school

In the section below, we have answered some of the key questions that you may have regarding the proposed development.

Our responses include references to detailed documents which have been submitted as part of the Outline Planning Application, reference 24/01051/OUT, which can be viewed in full on Thurrock Council’s planning portal: Simple Search (thurrock.gov.uk)

Our plans have changed over time and have been informed by extensive public engagement, stakeholder feedback and a third-party technical review. As a result, the submitted plans propose:

  • Up to 2,100 new residential properties in a mix of sizes and types including 100 custom / self-build homes. Up to 100 of the residential properties would be in the form of an Integrated Retirement Community
  • 50% (up to 1,050) of the total homes would be affordable, again across a range of sizes and types
  • A hotel of up to 2,400 sqm in size
  • Up to 5,000 sqm of space for retail and related uses, including cafes or restaurants, food store, pharmacy and workspace
  • Up to 12,000 sqm of business and commercial uses, including at the A128 gateway to Horndon St Marys
  • Up to 1,000 sqm for medical uses including a new medical centre/GP surgery
  • Up to 1,000 sqm of community uses including multi-use rooms and a library
  • A new primary school offering up to 3-form entry
  • Up to 2,000 sqm of leisure uses including a gym, cinema and sports hub

Further information about the proposals can be found in HSM54 Design & Access Statement and HSM60 Planning Statement.

  • Horndon St Marys covers an area of approximately 104 hectares and is located fully within the Thurrock Council boundary.
  • The majority of the site is currently used as agricultural land.

More information about the site’s location and surroundings can be found on HSM05 Site Location Plan and in HSM54 Design and Access Statement. The ‘About’ page on this website also contains more background information.

  • Yes, some agricultural land will be released for development.
  • It is worth noting that site is not classified as Best Most Versatile (BMV) land quality, which means that the land within the site is not very flexible, productive or efficient for providing crops for both food and non food uses, when compared to agricultural land of better quality.
  • The Agricultural Land Survey that took place concluded that the agricultural land quality across the whole site is subgrade 3b, classifying it as ‘moderate quality’.
  • The existing agricultural land is only capable of producing a narrow diversity and lower number of crops, when compared to agricultural land of better quality.

  • Overall, although agricultural land will be lost through the creation of the new neighbourhood, this is lower quality agricultural land.

More information about the site’s existing agricultural land quality can be found in HSM65 Agricultural Land Classification Information.

  • As noted in our ecological surveys, the site currently comprises of agricultural land; mainly arable fields with hedgerows and scattered trees, and with limited potential for protected or otherwise notable species.
  • During construction, mitigation measures would include habitat avoidance measures to minimise any risk of disturbing wildlife.
  • In the longer-term, the plans include a range of measures which will have a positive effect on wildlife through new and restored green infrastructure, diversity of planting and increased habitats which together will allow for biodiversity net gain on the site.

More information about this can be found in HSM63 Technical Note Biodiversity Net Gain and in ‘Chapter 11: Ecology’ of the Environmental Statement.

  • Green and blue infrastructure will form the backbone of Horndon St Marys.
  • Horndon St Marys will deliver over 90m2 of green space per person.
  • A key element of the plans focusses on embracing the existing landscape and restoring some of the site’s fenland features including wetlands.
  • A mosaic of lakes, wetlands and wet grassland will create an ecologically rich landscape for residents to sensitively explore.
  • New streets within the development would be tree lined.
  • Additional planting will be focussed along sensitive edges to filter and screen views of the development.
  • The proposed development will be made up of three main landscape character areas:

    1) Horndon Parklands – a public park with recreation opportunities including allotments, play space and games areas

    2) Lower Shaw – the retained Lower Shaw Local Wildlife Site, with additional new planting to increase tree coverage and reinforce landscaping

    3) Mardyke Wetlands – a natural and semi-natural green space and wetland which would support water management while providing space for wildlife as well as recreation.

More detailed information and diagrams can be found in the Landscape Strategy section of HSM54 Design and Access Statement, Chapter 10 Landscape & Visual Amenity of HSM14 Non-technical Summary Report, and HSM10 Landscape Parameter Plan.

  • We will work with, rather than against, water on-site.
  • There will be no increase in risk either in existing West Horndon village, or downstream of Horndon St Marys.
  • The position of the main watercourses would remain the same as they are currently, but some of the existing smaller ditches would be infilled and others enlarged, with watercourses deepened and some new ditches created to accommodate the development.
  • Additional drainage would include a range of features to maximise efficiency, including wetlands, ponds, swales, rain gardens, rainwater harvesting and permeable paving.
  • Horndon St Marys town centre would include features like underground water storage, green roofs and brown roofs which add biodiversity and discourage flooding.
  • As a result of the above, the scheme will sensitively manage flood risk both on-site and off-site to protect future residents and existing residents in the surrounding areas.

More information about flood risk and drainage can be found in the HSM61 Flood Risk Sequential and Exception Test and HSM14 Non Technical Summary Report and ‘Chapter 12: Water Environment and Flood Risk’ of the Environmental Statement.

  • We hope to reduce the need for future residents to travel outside of the area by providing a primary school, GP surgery, a range of community facilities, shops and services, and employment opportunities all within the development.
  • When moving around Horndon St Marys, travel options will prioritise buses, walking, and cycling.
  • When travelling outside of the development, the movement strategy seeks to integrate new and improved active travel links to existing settlements and amenities such as West Horndon Village, Bulphan local employment and the recently approved Dunton Hills Garden Village – all within a 30 minute cycle or less.
  • An orbital bus route will also run through the site, connecting the A128 through to West Horndon station and Dunnings Lane.
  • The plans also strengthen north/south connectivity by linking Horndon St Marys to wider employment opportunities at Brentwood, Grays and the Thames Freeport through a proposed new express bus route
  • With the existing rail line, transport connections east (to Southend) and west (to London) are already very strong. The team hope to make the most of this existing infrastructure and create a multi-modal transport hub.

Further information on the access to the Site and transport enhancements is outlined in the Transport Assessment (HMS38) and ‘Chapter 6: Transport and Access’ HSM15 Environmental Statement.

  • The site is not located within or near to an Air Quality Management Area (known as an AQMA).
  • As part of the planning application pack, the team assessed air quality in the wider area, as well as that on-site, to ensure a robust evidence base informed design development.
  • This means that the air quality on the site is not a concern currently.

More information about Air Quality on the site can be found in the HSM14 Non Technical Summary Report and Chapter 4: Air Quality, of the Environmental Statement.

  • Current noise levels on the site are mainly influenced by rail and road sounds.
  • The design seeks to reduce the reliance on private cars and reduce traffic noise, with active travel being at the forefront of the design process.
  • Construction noise will be carefully managed as part of the Construction Management Plan, which will include mitigating measures to prevent noise pollution. The plan will need to be produced and agreed by the Council before any works begin.

More information can be found in ‘Chapter 5: Noise and Vibration’ of the Environmental Statement.

  • Some of the key sustainability features of the development are:
    • Net zero carbon emissions in operation by 2035 (subject to projected decarbonisation of the National Grid), with all homes to be gas-free
    • Integrated renewable and low carbon technology to provide efficient space and water heating
    • Water efficient appliances and systems to reduce the new homes’ water consumption
    • Drought-resistant planting to minimise external water consumption

Detailed information about how sustainability has been considered throughout the design process can be found in the HSM67 Sustainable Development Scorecard and HSM14 Non Technical Summary Report and ‘Chapter 15: Climate Change, Greenhouse Gas Emissions and Sustainability’.

  • The site does not contain any heritage assets designated as being of national importance, such as listed buildings or Parks and Gardens of Special Historic Interest. It is not situated within a Conservation Area.
  • No Scheduled Monuments, World Heritage Sites, Historic Battlefields or Historic Wrecks have been identified on the site.
  • Archaeological investigation will be carried out within the site before any building works are undertaken.

More information about the archaeology and built heritage of the site can be found in the HSM14 Non Technical Summary Report, ‘Chapter 8: Archaeology’ and ‘Chapter 9: Built Heritage’ of the Environmental Statement.

  • The team have been speaking with local stakeholders over a decade.
  • However, over the past year the team have intensified conversations while preparing the Outline planning application
  • The team have provided 8 pop up events and held face to face discussions with 244 people, resulting in them receiving feedback from a total of 3,239 people.
  • Key themes raised during the public consultation included:
    • Transport Infrastructure
    • Housing
    • Community Facilities
    • Drainage
    • Greenery
    • Identity
    • Community
    • Delivery
  • We have received letters of support for the development from stakeholders including Thames Freeport, C2C, The Osborne Cooperative Academy Trust, The University of Essex and Peartree/West Horndon Surgery. Copies of all of the letters of support can be found in full in the ‘Letters of Support’ pack within the application documents.

More information about what the community, strategic stakeholders and wider public have said about the proposals can be found on the ‘Consultation’ page of the website and in HSM58 Statement of Community Engagement.

An assessment was carried out as part of the application to consider potential socio-economic effects arising from the development. Some of the findings around how the development could benefit the existing local community include:

  • The construction phase of the development is estimated to support 797 jobs per year on-site
  • A bespoke Skills and Employment Plan will be produced, with a particular focus on creating opportunities for local residents.
  • Apprenticeship and work experience opportunities for local residents
  • Horndon St Marys will bring a range of employment opportunities into the local area after construction
  • Both new and existing communities will directly benefit from increased healthcare and educational provision, community facilities, and improved sustainable travel options, which in turn will offer a range of employment opportunities in those fields.

Detailed information about the socio-economic benefits can be found in HSM71 Outline Employment & Skills Plan and ‘Chapter 7: Socio-Economics and Health’ of the Environmental Statement.

A number of images representing the plans are shown throughout this website.

The development will comprise various character areas. For a large part, this will include a density that feels familiar to South Essex, in a village-like setting. However, given the Site is currently located on the Green Belt, we need to ensure we are making the most efficient use of land. As a result, we are proposing a more urban feel and greater density around the station, with an environment that promotes active forms of travel like walking and cycling. This will create a vibrant town centre with a primary school, shops, apartments and GP Surgery to better serve the local community.

Detailed information about the proposals and images can be found in HSM54 Design and Access Statement, HSM06 Design Code and HSM55 Illustrative Masterplan.

As our vision statement promises, Horndon St Marys will be a place for everyone.

  • Horndon St Marys will also be a playful environment for everyone to enjoy – children, teenagers, adults and older generations alike.
  • Space for outdoor sports, laid back games, court sports, cycling and outdoor exercise will be integrated across the landscape, so that everyone can find their niche.
  • For older children, informal kickabout spaces, Multi-Use Games Areas (MUGA), performance spaces, pump track / skate park, and sociable spaces.
  • For younger children, multiple dedicated play spaces as well as informal play scattered across the development to provide doorstep play, with the ambition for no child to be more than 100m from play space.
  • The application submitted in September 2024 is for Outline planning consent only. Outline applications seek to establish whether the principle of a development and highway access are acceptable.
  • A Reserved Matters application will be required for the detailed design of the new community and would need to be in place before any construction works.
  • Following the planning process, if both applications were to be approved it is expected that construction might begin on site in 2027, with the first phase of over 200 homes ready for occupation by 2029. Some of the vital supporting infrastructure would be provided at the same time, in line with our commitment of providing infrastructure early in the construction process.

Further detail on timescales for construction can be found in HSM56 Indicative Phasing and the Delivery Programme section of HSM72 Delivery and Infrastructure Statement.

  • The need to nurture a sense of community amongst new residents and businesses at HSM will be fundamental to its success.
  • Key to this will be delivering a high-quality environment that local residents take pride in and have an active say in its future.
  • To support this, a Residents Management Company (RMC), a Strategic Steering Group, a Decision-Making Body (The Board) and a Project Delivery Team will all be established.
  • A mix of income sources will be used to ensure that public open spaces and community buildings are all well maintained going forward. This is likely to include funding from income generating assets, residential service charges and revenue from commercial buildings. Other future potential sources include returns from surplus BNG credits.

More information on the long-term success of the development can be found in HSM59 Community Development Strategy and HSM76 Stewardship, Governance & Placemaking Strategy.