Succesful Planning Objection to a New Dwelling
Overview
In early 2025, our client sought professional support to object to a planning application at Hurlocks Farm, Billericay. The proposal (Ref. 25/00125/OUT) sought permission for the demolition of an existing garage and construction of a detached chalet dwellinghouse within the curtilage of Hurlocks Farmhouse, a Grade II listed building.
We were instructed to prepare and submit a robust planning objection highlighting the harm the scheme would cause to local character, residential amenity, heritage assets, and mature trees. The objection was submitted on behalf of neighbouring residents, and ultimately the Council’s Planning Officer agreed with our assessment, refusing permission on four separate grounds.
This case demonstrates the value of engaging specialist planning objection experts when faced with inappropriate development proposals.
The Challenge
The proposed development raised several serious planning concerns:
Backland development that conflicted with the established character of Greens Farm Lane, which is defined by street-fronting detached homes.
Heritage harm due to the impact on the setting and primacy of the Grade II listed Hurlocks Farmhouse.
Loss of residential amenity for neighbours, including overlooking, overshadowing, and noise/disturbance from the proposed access route.
Threats to biodiversity and trees, with inadequate ecological surveys and disregard for protected species.
Our client knew the proposal was unacceptable but required a professional, policy-driven objection that would stand up to planning scrutiny.
Site Plan for the Refused Development
Our Approach
Within just two days of instruction, we prepared a comprehensive planning objection that:
Set out clear breaches of local and national planning policy, particularly Policy BAS BE12 of the Basildon Local Plan and Paragraphs 131–139 of the NPPF.
Highlighted the contrived site layout and poor design response to context, demonstrating that the proposal represented a harmful form of backland development.
Emphasised heritage policy tests, referencing Sections 66(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990 and Paragraphs 212 and 215 of the NPPF, making clear that less than substantial harm was unjustified and not outweighed by public benefit.
Presented strong evidence of amenity impacts (loss of privacy, overshadowing, overbearing effects, noise from access) on adjacent homes.
Challenged the applicant’s failure to properly assess ecological impacts, including the risk to bats and Great Crested Newts given the site’s proximity to Mill Meadows Local Nature Reserve.
By structuring the objection around well-established planning principles, case law, and national policy, we provided the Council with clear and defensible reasons for refusal.
The Outcome
The Planning Officer’s report confirmed refusal of the application on all four key grounds we identified:
Out-of-character backland development harming the street scene.
Unacceptable overlooking and overbearing impacts on neighbours.
Heritage harm to the Grade II listed Hurlocks Farmhouse.
Failure to provide ecological information or mitigation measures.
The Officer’s reasoning mirrored our objection letter, demonstrating the effectiveness of a clear, professional objection.
The application was refused in April 2025, protecting both the heritage significance of Hurlocks Farmhouse and the amenity of neighbouring residents.
Client Testimonial
“I found Owen to be very experienced, direct and to the point. He created the draft objection letter in just a day or two, and following our review he issued the letter to the council on our behalf. He is clearly very experienced in matters of planning and objecting to such plans. He felt we had a very strong case, and so it proved – we’re very pleased to say that the objection was successful.”
Why Use Objection Experts?
This case illustrates how early professional involvement can make the difference between an inappropriate development being approved or refused. Many residents feel strongly about planning applications but struggle to present their case in planning terms that Councils are legally required to consider.
By working with Objection Experts, you gain:
Expertise in local and national planning policy.
The ability to identify multiple strong grounds of refusal.
Professional presentation of your case in a way that carries weight with decision-makers.
Peace of mind that your objection is not just heartfelt but legally robust.
If you are concerned about a planning application near you, don’t leave it to chance. A professional objection letter could be the deciding factor that protects your home, community, and environment.
Conclusion
The refusal of the Hurlocks Farm application demonstrates that even small-scale developments can have a significant impact on heritage, character, and residential amenity. By engaging us, our client ensured their concerns were professionally framed and ultimately successful.
If you are facing a similar situation and want to object to a planning application, contact us today. Our planning objection services can help you protect your property, your community, and your local environment.
