Appeal Success in Basildon: Green Belt Cart Lodge Approved
We are pleased to share the news of a recent Green Belt planning appeal success in Basildon. We successfully overturned a refusal by Basildon Council for the erection of a single-storey cart lodge at his home in the Green Belt, near Billericay.
This case involved complex issues relating to development in the Metropolitan Green Belt, but thanks to a carefully prepared planning appeal and supporting evidence, the Planning Inspectorate allowed the appeal and granted full planning permission.
The Proposal: A Modest Cart Lodge in a Green Belt Setting
The proposed development comprised a single-storey detached outbuilding, designed as a two-bay cart lodge with an additional storage area.
The site was located a semi-rural residential street with a mixture of detached dwellings set in generous plots. Crucially, the property lies within the Green Belt, where planning constraints are more stringent.
Despite the modest nature of the proposal, Basildon Council refused the application, citing harm to the openness of the Green Belt and a perceived negative impact on the character of the area.
Our Appeal Strategy
As experienced planning appeal consultants working across Essex, we knew this was a case that required a clear and robust argument. We prepared a comprehensive Appeal Statement, which focused on two main points:
The Green Belt Argument: We demonstrated that the proposed outbuilding could be treated as a proportionate extension to the existing dwelling, even though it was detached. Drawing on relevant case law and local planning policy, we showed that cart lodges can fall under the exception set out in Paragraph 154(c) of the NPPF, provided they are not disproportionate.
Character and Context: We set out how the cart lodge would be well integrated into the existing site layout, screened by landscaping, and consistent with the surrounding character. The building’s open design and use of traditional materials helped reduce its visual impact.
We also highlighted a potential fallback position: if the cart lodge were relocated just a few metres back, it would likely be permitted development under Class E of the General Permitted Development Order. This strengthened our case and showed the planning harm was minimal.
The Inspector’s Decision
The Planning Inspector agreed with all the key points raised in our submission.
The Inspector found that the outbuilding constituted a proportionate extension to the original dwelling and therefore fell within the Green Belt exceptions set out in national policy.
The design, scale, and siting of the cart lodge were deemed appropriate, with no harm to local character or visual amenity.
The Inspector confirmed that no separate assessment of openness was necessary, given that the proposal was not inappropriate development in the first place.
This was an excellent outcome for our client and a valuable planning precedent for other homeowners in the Basildon and wider Essex area facing similar challenges.
What This Means for You
This decision reinforces the importance of expert planning advice—especially where proposals involve Green Belt land, detached outbuildings, or prior refusals. Too often, councils apply a narrow reading of planning policy without fully considering the context or relevant case law.
Our team brings deep knowledge of both national policy and local plans, including those used by Basildon Council and other Essex authorities. Whether you're seeking to appeal a refusal, respond to enforcement action, or unlock a complex site, we have the experience and insight to help.
Need Help with a Planning Appeal?
If you’ve recently had a planning application refused—whether in Basildon, Billericay, Brentwood, or elsewhere —we can help you assess the merits of an appeal and guide you through the process.
As trusted planning appeal consultants, we handle:
Householder appeals
Written representation and hearing appeals
Prior approval disputes
Enforcement appeals
Contact us today to find out how we can help you win your appeal.
