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)
Principles of the development are unchanged, and the development comprises:
- 2,100 new homes inc. 100 C2 Integrated Retirement Community (IRC) and 100 self-build units
- 50% affordable homes
- 50% open space inc. blue and green infrastructure
- 50-bed care home
- New town centre with a range of uses inc. retail and food
- Community uses inc. sports facilities, open space, community centre, GP, primary school and leisure facilities
- Hotel
- Financial contributions to local infrastructure via S106
- 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.
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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, with at least 45% of the Site designated for public open space.
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 which is reflective of the wider fenland character.
New streets within the development would be tree lined and be integrated with green and blue infrastructure, creating attractive streetscapes. Additional planting will be focussed along sensitive edges to filter and screen views of the development from the surrounding area.
The proposed development will be made up of three main landscape character areas:
- Horndon Parklands – a public park with recreation opportunities including allotments, play space and games areas.
- Lower Shaw – the retained Lower Shaw Local Wildlife Site, with additional new planting to increase tree coverage and re-instate a historic landscape feature. This will form a key movement route for wildlife.
- Mardyke Wetlands – a natural and semi-natural green space and wetland which would support water management while providing space for wildlife and informal recreation emersed in nature.
The scheme has been designed to meet Fields in Trust and Thurrock Standards, ensuring residents can enjoy a variety of high quality public open spaces on their doorstep.
A new sports hub with club house will provide a variety of playing fields and courts, the variety and quantum of which have been informed by consultation with Sport England and the outputs from their Playing Pitch Calculator and Sports Facility Calculator. Furthermore, the layout of the Site means that all new residents are within 300m of an area of open space which is at least 2ha in size, as is recommended by Natural England.
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.
Firstly, 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.
A flood storage area would be included in form of a wetland within the southern half of the site.
Surface water runoff would be managed through sustainable drainage systems which 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 blue roofs which add biodiversity and manage 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.
The impacts of the proposed development have been considered on all networks and discussed with the relevant technical stakeholders. Where mitigation is required, this will be delivered as part of the scheme to ensure there is no severe impact on the surrounding networks.
- 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.
HSM82 Rev B Illustrative Phasing & Community Infrastructure Overview provides an overview of the likely phasing/ delivery of the proposal.
The first Phase A comprises 400 dwellings and will deliver a range of community benefits/ meanwhile uses inc. community infrastructure, sports and play areas, education provision, meanwhile town centre uses, upgrades to St Marys Lane.
- 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.
Application was submitted 30th September 2024. Since then, there have been two rounds of formal statutory consultation Oct/ Nov 2024 and July/Aug/ Sept 2025.
The Applicant has sought to engage with stakeholders through the statutory consultee process, attending countless meetings and seeking to provide detailed technical responses to any questions or comments raised. All information was provided within the form of a resubmission pack in July 2025 to address technical comments comprising including updates to existing plans/ reports, as well as provision of additional documents.
Application has been through two rounds of formal statutory consultee comments. The first round included comments from 41 statutory consultees with a range of responses objecting, supporting and requesting additional information. Most notably, issues concerning highways, transport/access and flood risk. This resulted in significant engagement with all Highways Authorities (National Highways; Essex County Council; and Thurrock Borough Council), the Environment Agency and Local Lead Flood Agency, which informed the resubmission pack.
Furthermore, several meetings were held with Thurrock’s Urban Design and Landscape Officer’s which have informed the resubmission pack including amendments to all Parameter Plans (HSM07 – HSM12 Rev B), the Design Code (HSM06 Rev B).
Part of the resubmission pack includes ‘HSM84 ‘You Said, we did’ Statutory Consultee Tracker which sets out in detail all statutory consultee comments and how the resubmission pack and responds to all comments.
Key comments are:
- Several statutory consultees have commented on the sustainable nature of the site given the sites proximity to existing train station/ infrastructure;
- The EA and LLFA raise no objection to the planning application subject to condition
- All highways’ authorities raise no objection to the planning application, subject to condition
- Historic England & Place Services – updated their response identifying a range of harms “very low level of less than substantial” to “less than substantial” on surrounding heritage assets inc. Thorndon Country Park; Barnards Garden and Listed Farmhouses.
- Network Rail – No objection subject to condition and financial contributions to be secured via S106 Agreement
Firstly, we have sought to work with the Council to promote the Site through the Local Plan process for release from the Green Belt. Unfortunately, the Council have been unable to adopt an up-to-date Local Plan in over 20 years, and so national planning policy must apply.
The National Planning Policy Framework states development proposals should be granted permission unless adverse impacts would outweigh the benefits brought forward by the proposals. As part of the submission pack, we have prepared a Green Belt Review and considered the Site against grey belt policy, of which we believe it meets the requirements and ‘Golden Rules’ – provision of 50% affordable housing, infrastructure investment and new and improved publicly accessible green spaces.
No. Neither facility is included within the planning application area and therefore they are separate from the proposed development and no required to close.
The proposed development comprises a range of uses and public benefits, including a new 3FE Primary School that will accommodate 630 children. It is anticipated that the development will yield 592 children, meaning a surplus of 38 spaces.
The development is anticipated to yield 318 secondary school spaces. We have undertaken significant work, appointing an Education Consultant, to understand the secondary school capacity within the wider area. This Report is included within HSM94 and confirms that there are 13 secondary schools with a total surplus of 2,999 spaces.
Given the number of surplus spaces, the proposal comprises a bus strategy, the principles of which have been agreed with Essex County Council through the consultee process, which includes service between Horndon St Marys and Grays Town Centre. This route includes a bus stop at the Orsett Heath Academy to allow direct, regular, safe, and affordable service between the Site and Orsett Heath Academy. This service will be secured via an S106 Agreement.
In the short term, S106 negotiations will take place and the final condition wording will be agreed with the Council. Beyond that, detailed design will be undertaken to support future Reserved Matters applications to be delivered in accordance with the Outline planning consent.
Changes are proposed to St Marys Lane bridge to improve access across the railway line for pedestrians and cyclists. This will benefit residents of the new site as well as those living north of the railway line. The proposals for the bridge are phased. Once Phase 1 of the development is complete, the eastern lane will become an active travel lane over the bridge, with the western lane retained for all traffic. This lane will have one way working for vehicles controlled by signals that also control access to Horndon Industrial Estate and West Horndon Station. Once a connection is established to the A128 in the second phase of development, the bridge will close to general traffic and will be bus only.
A modelling exercise has been undertaken to assess the impact of the development traffic on the surrounding networks. This modelling exercise has been through several iterations of comments with three highways authorities (Thurrock, Essex and National Highways). Where there are negative impacts on the highway network, a series of improvements are proposed to increase the capacity of junctions to mitigate any potential impacts.
Construction jobs will be created as soon as building work starts, which is currently expected in 2028. Employment opportunities linked with operation of the masterplan will be available with the delivery of the first homes and proposed meanwhile uses, as part of Phase A.
As the project progresses, more employment opportunities will be created through the new employment area by the A128 (the “A128 Gateway”) and the gradual development of the High Street.
Yes. The delivery of infrastructure is closely tied to the delivery of new homes, and the phasing strategy is designed to bring forward infrastructure step-by-step. For example, we are committing to deliver improvements to St Marys Lane bridge early on so the first residents can benefit from safe, convenient access to West Horndon Station.
The long-term vision is to provide transformational growth across the area, including new homes, employment space and community facilities. The land controlled by Horndon St Marys LLP covers around 521 hectares north and south of West Horndon Station, bounded by the A128 to the east, the A127 to the north, Dunnings Lane to the west and Fen Lane to the south. A supporting Wider Framework (HSM77) was submitted with the planning application and sets out the broader growth plans for the area in more detail.
