Welcome, and thank you for taking the time to visit our website which provides information about the regeneration of Brookfield Close and Courage Court.

In June 2021, following extensive consultation – which began in October 2020 – with residents and the local community, planning permission was granted by Brentwood Borough Council to deliver 62 net carbon zero ‘in use’ homes at Brookfield Close and Courage Court.

  • 44 of the new homes will be affordable housing for both existing residents of Brookfield Close/Courage Court and new occupiers on the Borough’s social housing register
  • 18 homes will be sold as open market housing
  • Extension and conversion of Courage Court into 22 apartments
  • Areas of landscaped open space with play facilities
  • 84 parking spaces
  • Provision of allotments
  • All homes will be energy efficient

Following the granting of planning permission, we started the regeneration process and are continuing to work closely with the residents impacted by this development. The Council has ambitious plans for Brookfield Close and Courage Court. However, it recognises the major impact moving out of an established home can have on residents whether they own their home (freehold or leasehold) or are tenants.  We want to reassure the community that no one will be forced to move out of their home until a suitable new rented home is found or homeowners have secured a new home.

In the last couple of months we have managed to rehome a few council tenants and are continuing to find more homes as they become available for the remaining tenants.  We are also supporting the homeowners through the process of the Council acquiring their homes.

Regeneration is often a slow and complex process with unforeseen delays, and we understand that this uncertainty is unsettling for all but we have a dedicated support team available for any resident who wants to talk to us or anyone in the local community who has any questions or concerns contact us.

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If you would like to be kept up to date with our emerging plans, please take a couple of minutes to register with us.



The Small Sites Affordable Homes Programme has been initiated by Brentwood Council to better utilise the Council’s land and assets whilst delivering genuinely affordable homes for local residents on brownfield sites over a 7 year period with phase 1 aimed at achieving at least 100 new homes.

The programme has so far assessed and scored 19 sites for the delivery of new Council Homes and have commissioned further capacity studies on 9 sites.

Brookfield Close has been identified as the first potential development site to deliver much needed new housing in the Borough which will contribute towards their 350 dwelling per annum target, including the provision for affordable homes and more sustainable living to promote greater health and wellbeing of communities and residents alike. 

The Council’s Corporate Strategy ‘Brentwood 2025’ commits to Introducing “innovative Carbon reduction and absorption schemes”, “identify opportunities for low emission and green developments”. This potential Brookfield Close project aims at delivering carbon zero homes once occupied to support this strategy and support resident to access the most energy efficient homes possible.

“This is a very exciting time for the Council as we will be building homes for people that desperately need council housing.”

Cllr Maria Pearson, Chair of the Environment, Enforcement & Housing Committee
Councillor Maria Pearson


The site is located off Brookfield Close and is bounded by Hanging Hill Lane and Hutton Drive.  Shenfield train station is only a mile away (approximately a 20-minute walk), which sits on the London Liverpool Street to Norwich mainline and provides easy and fast commuting opportunities to the City of London and north into Essex, Suffolk and Norfolk.

The nearest bus stop operates on route 81, providing direct access to the key retail and employment centres. 

The nearest GP is (Mount Avenue) which is approximately a 20-minute walk, with Willowbrook Primary school sitting to the north east of the site, on Rosen Crescent, which is accessed off Brookfield Close.

The site (highlighted in the red shaded area) under consideration for improvement and regeneration, incorporates 47 existing homes (tenanted and privately owned) of which 13 sheltered bedsits are derelict and boarded, 44 garages of varying usage, and a community office which is also boarded and out of use.

Aerial View
Aerial view of proposed development site
Courage Court from Hanging Hill Lane
Courage Court from Hanging Hill Lane
Aerial view of garages and empty bungalows
Aerial view of garages and empty bungalows
Empty bungalows on Brookfield Close
Empty bungalows on Brookfield Close


The Governments definition as stated in the revised National Planning Policy Framework, often referred to as the ‘NPPF’ is:

‘housing for sale or rent, for those whose needs are not met by the market (including housing that provides a subsidised route to home ownership and/or is for essential local workers).’

There are 3 elements to affordable housing:

  • Social rented
  • Affordable rent
  • Shared ownership

What does social rent mean?

Social rented homes are owned by local authorities and/or private registered providers. The rent is set in accordance with the Government’s rent policy. 

What does shared ownership mean?

Shared ownership offers people the chance to purchase a share of a property, while paying a subsidised rent on the remainder.

What does affordable rent mean?

Affordable rented homes must be no more than 80% of the local market rent (including service charges, where applicable).

Our proposal is anticipated to provide 37 socially rented, 6 shared ownership and 18 open market homes, which equates to a 70% affordable homes contribution.


Exhibition presentation with audio

The approved masterplan will redevelop and refurbish Courage Court to provide 22 flats, provide 16 new houses and 22 new flats to form a mix of 62, one, two, three and four bedroom, zero carbon (in-use) dwellings. All homes will have their own private external spaces either in the form of rear gardens, communal gardens or balconies.

The site layout has been optimised to maximise passive solar gain in winter and minimise overheating in the summer, resulting in the majority of homes benefitting from a south facing elevation, which in turn creates a light, sun filled, comfortable and healthy environment.

Each home will be developed so that the layout has a wider footprint (rather than a deeper one), this is to maximise natural daylighting and reinforces the south facing orientation. Where possible the living spaces are duel aspect to further enhance natural daylight levels.

It is proposed to provide a green pedestrian route though the site linking Brookfield Close to Hanging Hill Lane. The existing trees within the site will be retained where possible and an arboricultural implications assessment will be undertaken to inform the design and layout.

Emerging Masterplan
Emerging Masterplan
Housing Schedule
Housing Schedule
Illustrative Design
Illustrative Design & Elevations


It is intended that the existing accesses to the site will be used to serve the residential properties and parking areas. An access from Hutton Drive will serve the car park for the proposed block of flats on the corner of Hutton Drive and Hanging Hill Lane.

The existing access from Brookfield Close to the garage block will be utilised for new housing in the centre of the development and the proposed housing to the north will be served of the existing access road off Brookfield Close leading to Hanging Hill Lane.

It is not considered that the proposed development will significantly increase traffic movements to the area given its previous residential use and any additional traffic movements could be accommodated within the local highway network. A detailed Transport Assessment has been prepared.

Parking Provision

Brookfield Close currently only has four formal on street disabled parking spaces. However it is recognised that there are additional informal spaces on the estate e.g. on driveways and the kerbs.

A total of 84 parking spaces will be provided for the new flats and houses within designated areas, as well as occupier and visitor cycle parking and mobility scooter storage. Some of these spaces will have access to a car charging station.

Cycle Provision

Cycle storage will be provided for 69 bikes across the proposed site, be it via a combination of communal or private storage.

Flood Risk

With regard to flood risk, the site is not located in a high risk flood zone, However, there appears to be a surface water flow path in the north west corner of site. Therefore, a Flood Risk Assessment has been prepared.

Any flood risk to the development will be mitigated by measures including locating homes outside of areas at risk of flooding and raise floors above modelled levels.  In order to mitigate flood risk from the development, a Sustainable Drainage System (SuDS) will be implemented at the site.  SuDS mimic natural processes to ensure that surface water from impermeable areas is managed to replicate the pre-development situation.

Storage, Waste, Servicing & Utilities

Each dwelling will be provided with dedicated storage space for waste and recycling.  Two, three and four bedroom houses will have storage for residual, recycling and garden waste in their rear gardens. Whilst dedicated areas will be provided on the street frontage for residents to present their bins on the morning of collection.

Each dwelling will be provided with a recessed cupboard on the front elevation which will act as a utility cupboard enclosing all service entry points (meter boxes, utility boxes) to ensure the street scene is uncluttered.

Zero Carbon

Our key strategy on this project is to reduce operational energy demand to as low a level as possible, through adopting a fabric first approach, akin to that of Passivhaus*.  

Having a building with a low energy demand means that we can much more easily generate the same level of energy pro provide heat as required. 

 Zero Carbon (in use) refers to operational carbon; this is the carbon emissions generated during the building’s lifetime relating to its use and principally arising from the building’s energy demand. To achieve zero net emissions, we therefore need to be able to offset our actual energy use with energy derived from renewable energy sources.  

The homes will become so well performing that the energy required to heat, and maintain the heat, is expected to considerably reduce.  On similar projects annual heating bills have reduced to roughly £40 per annum.

Other benefits of a fabric first and Zero Carbon approach include:

  • A home that is free from draughts and cold spots
  • Air that is fresh, clean and filtered
  • A home that will have a maintained and controlled environment
  • A home that demands such a small energy demand, that the same level of energy will be generated by onsite renewables, such as Photo Voltaic Panels
  • A home that strongly responds to the climate emergency by providing conscientious living in a sustainable way 

*  Passive House (Passivhaus (German) is a voluntary standard for energy efficiency in a building, which reduces the building’s ecological footprint. It results in ultra-low energy buildings that require little energy for space heating or cooling

Councillor Maria Pearson

What Technology Might be Used?

HeatingHybrid gas boilers, Electric air source heat pumps, Gas absorption heat pumps, Ground source heat pumps, Direct electric heating (panel heaters and air heating)
VentilationMechanical Ventilation with Heat Recovery (MVHR
CoolingNone – although heat pumps could allow for reversable systems to provide some cooling in the summer
Hot WaterFed from primary heating system above – but interfaced with:
•     Solar thermal panels – for domestic hot water
•     Waste water heat recovery systems
LightingLow energy LED’s
Renewable Energy Generation/StoragePhotovoltaics (PV) for electrical energy, Battery storage, Solar thermal panels – for domestic hot water

Landscape & Public Spaces

The whole of the development site prioritises the movement of pedestrians and we intend for the speed of movement to be set by the pedestrian.  Alongside this, house frontages have been carefully designed with generous windows from habitable rooms to provide a key connection between the home and the street scene.  

The green spaces dotted throughout the site integrate the new development back into the existing community, providing east/west connectivity through the site and spaces for residents to congregate.  The mature trees which run through the heart of the site will be retained and used to form the focal point of a community garden, which encourages a sense of community spirit where the back gardens open out onto a shared secure play area for children and a landscaped walkway for communal gatherings.  Spaces will also be provided to residents for use as an allotment.

Landscape & Public Realm

Brookfield Close is proposed to include attractive external areas, which by their nature prompt residents to spend greater time outside, collectively and communally managing the space. 

  • Community Gardens; gardens maintained and influenced by the community, to be enjoyed by all
  • Communal play, including a small park and games
  • Providing clustered seating to encourage greater social interactions and spaces 
  • Community Allotments, to serve as both educational but also allowing sustainable growth
Garden Spaces

Homes & Buildings

The development contains a mix of house types and tenures, designed to meet a range of housing needs, which are visually integrated by a number of  design principles which are established across the site. 

  • All of the properties within the development are tenure blind which means that the design, space standards and material palette are identical for affordable housing and private sale/rent.
  • All properties have been designed to meet or exceed the technical housing standards nationally described space standard.
  • Internal house plans are designed to meet the changing needs of modern living, with the introduction of home-working/office spaces. 

Timber cladding, strong gable ends, and a pedestrian-focused public realm which uses green spaces to knit the proposed development back into the local community, form the heart of the concept proposal.

Street typologies – terraced housing. The terrace house is the most of common style of home within the proposed development. They vary in size and include a mix of two, three and four bedroom homes, with the two bedroom two storey home being most widely used. 

Street typologies – Detached dwellings. Along the northern boundary, our proposed dwellings back on to larger detached properties which front Rayleigh Road.  These properties are generally two storey in height and benefit from generous rear gardens.


  • 62 new 1,2,3 and 4 bed homes
  • 44 much needed affordable homes for local people – helping to reduce the number of families on the housing waiting list and in temporary accommodation
  • Net zero carbon ‘in-use’ homes
  • New play area and rest area
  • Enhancement of the area and public realm
  • Improved access connecting Hanging Hill Lane with Rosen Crescent and Willowbrook Primary school
  • Electrical charging points for cars
  • Promotes pedestrian movement over that of cars by introducing a home zone into the heart of the scheme to slow the speed of movement and provide a safer route to and from Willowbrook Primary School.
  • Layout optimised to maximise passive solar gain in winter and minimise overheating in the summer
  • All homes will have access to private external spaces – either rear gardens, communal gardens or balconies
  • 84 formal parking spaces, which provides a gain of 28 against the existing 56 spaces
  • Private, covered & secured cycle storage for all residents
  • Efficient use of a brownfield site relieving pressure on the Green Belt
  • Communal gardens likely to include allotments
  • Retention and renovation of Courage Court
Couple on Bus
Cycle Lane


We started discussing and sharing some ideas with local residents back in October 2020 but before we submitted our planning application at the end of December 2020, we consulted with local residents, stakeholders, the local community and any other interested parties to share the proposals for Brookfield Close and Courage Court and to seek feedback.

Unfortunately, Government guidance and restrictions prohibited in-person public events so we therefore held a predominately online consultation, consisting of three live webinars presented by the project team. These were available for anyone to join and links were given on this website. We also provided audio access to the webinars by telephone, for those who could not join via the internet.

You can watch a recording of one of our webinars here.



What will happen to the residents who own their properties?

The Council will discuss individual circumstances with each homeowner. If the development goes ahead there will be a need for homeowners to vacate their property. The Council will aim to buy property by agreement and might also support those affected with moving and other costs such as legal fees. The final offer on this will form part of what’s called a ‘Landlord offer’. You will receive this early in 2021 as part of your individual discussions.

We will treat all homeowners equally and draw a conclusion through this consultation on how an offer might be calculated.

The Council also has powers of compulsory purchase as a last resort where agreement can’t be reached with individuals.

Why are you not holding face to face meetings with residents?

There are restrictions due to COVID on the number of people that can meet at once. Also, there are some older and vulnerable residents where any face to face meeting might cause some risk of harm at the moment.

Will there be any disabled parking spaces?

Yes – Three disabled parking spaces will be provided along the south western corner of the site to service the three wheelchair accessible flats that we are proposing.

Have garage owners been consulted by the Council alerting them to the potential loss of these facilities? And what notice period will we have?

Those renting garages will be contacted as part of this consultation. Generally, subject to the lease agreements, notice periods on garages generally range from 1-2 months. Each agreement will be dealt with on the terms that they were let on.

When will construction start?

If the plans are agreed by the planning committee then preparation for construction will begin immediately. The construction won’t begin until all residents have a plan for their individual move. It is expected that construction will start within 12-18 months of any planning permission being granted.

What will be the impact of construction?

Different areas of the site will be closed off during the construction although it is unlikely that the whole area will be closed off at once. There will be noise and some dust as well as vehicle movements consistent with any construction. All this will be kept to a minimum and working hours, for example, will be tightly controlled.

Some footpaths might be closed temporarily and access onto and through the area might be changed for a period of time.

How long will construction take?

We expect the site to be fully built within 2-3 years of construction starting.

Where will the existing residents be moved to?

It will be possible for some council tenants to stay in their existing homes until their new homes is ready. We are aiming for older and more vulnerable residents to be able to do this as a priority where possible. Some residents will need to move from the site during construction, and the council’s housing team will work with individual households to find suitable accommodation elsewhere in Council homes in the Borough. All Council tenants will have a right to return to a new home on the site once completed if they’d like to.

Homeowners will move from the site as arrangements to buy their homes are completed. There will be some houses for sale on the site at the end of the construction and the Council will discuss the possibility of homeowners being able to return should they wish.

Will I be entitled to compensation as a tenant if I’m forced to move?

Yes, the law requires the Council to pay compensation to any person that has a secure, and some other specific tenancies and has lived in their home for more than 12 months at the point at which they are forced to leave their home. The amount you will receive is currently £6,500 and you may spend this as you wish. You may also be entitled to financial support to pay for reasonable moving costs.

The final offer on this and your right to return will form part of what’s called a ‘Landlord offer’. You will receive this early in 2021.

How do you intend to tackle anti-social behaviour (ASB) in the area?

We are aware of the reports of ASB and the scheme is designed to reduce the potential for ASB. The Council’s Housing Management Team are also working to reduce ASB in the surrounding area.

The scheme design will be reviewed by the Essex Police as they are a Statutory Consultee, with whom we are required to consult with. The design out crime officers will assess the design and feedback on any improvements which could be made in order to make the development as secure and resilient to antisocial behaviour as possible.

We can only comment in terms of how the design of the scheme has approached this. The scheme has considered ‘passive surveillance’ and ‘positive overlooking’. What this means is that we have designed the scheme so that it allows for many residents to clearly view shared areas, which is widely accepted as a way of preventing areas were antisocial behaviour could take place.

What does net Zero Carbon ‘in use’ actually mean?

Zero Carbon (in use) refers to operational carbon; this is the carbon emissions generated during the building’s lifetime relating to its use and principally arising from the building’s energy demand. To achieve zero net emissions, we therefore need to be able to offset our actual energy use with energy derived from renewable energy sources.

The homes will become so well performing that the energy required to heat, and maintain the heat, is expected to considerably reduce.  On similar projects annual heating bills have reduced to roughly £40 per annum.

What does affordable housing mean?

Affordable housing is made up of social rented, affordable rented and intermediate housing (homes for part sale and part rent), provided to eligible households whose needs are not met by the market. Eligibility is determined by local incomes and local house prices.

Affordable housing should include provisions to remain at an affordable price for future eligible households or for the subsidy to be recycled for alternative affordable housing provision.

Our proposal is anticipated to provide 37 socially rented, 6 shared ownership and 18 open market homes, which equates to a 70% affordable homes contribution.

Why have I been served with an Initial Demolition Notice on my home before we have completed consultation on the plans?

As a tenant you may have the Right to Buy your home and some people around Brookfield Close and Courage Court have already completed this and now own their home. If the Council is to consider the regeneration of the area in future then it is required by the Housing Act to inform you of this before it can restrict further Council house sales. It needs to do this since selling more homes might make the process of regeneration more complicated but also makes the circumstances clear to those who might want to make an application. The Council does this by serving an Initial Demolition Notice. This does not automatically mean that your home is going to be demolished just that the Council has plans, which subject to consultation and planning, might mean demolition in the future.

I’m a tenant of the Council. If I have to move out of my home can I move back to Brookfield Close after the new homes are built?

The Council is committed to helping you return to Brookfield Close, if you’d like to, after the new homes are built. These is called ‘right to return’ and we will have individual discussions early in 2021 with all tenants about their own circumstances and how we can help you return to Brookfield Close if you have to move away for a while. The final offer on your ‘right to return’ will be made as part of the Council’s ‘Landlord Offer’ which it will publish in spring next year after discussions have been completed with you.

I am a tenant, how many times will I have to move?

We will try an minimise the number of times you have to move. If you are one of our sheltered housing tenants we are looking at ways in which your new home can be built before you move out of your current home so that you can move in directly. For other residents we will try as far as we can to keep moves to a minimum of 2. The final commitment to number of moves will be made as part of the Council’s ‘Landlord Offer’ which it will publish in spring next year after discussions have been completed with you.

I am a tenant, can I move to another house the Council owns away from Brookfield I want to?

The Council owns many homes but when they become empty is often hard to predict. If you are happy to move from Brookfield we can discuss this with you individually and look with you at what is available as the regeneration starts to happen. The final approach to this will be made as part of the Council’s ‘Landlord Offer’ which it will publish in spring next year after discussions have been completed with you.

Will my rent change if I move to a new home?

If you move to a new home with the same number of bedrooms, your rent will be the same as it would have been for your old home. The Council increases your rent each year by a small amount which is set by the Government. The usual rent increases will apply during the regeneration. The final offer and commitment on rent will made as part of the Council’s ‘Landlord Offer’ which it will publish in spring next year after discussions have been completed with you.

I’m a homeowner. If the Council buys my current home can I move back to Brookfield Close after the new homes are built?

There will be a number of new homes for sale in the area after the regeneration. If you want to buy one of these homes then we can speak to you about the opportunity for that when we have our individual conversation with you. The final approach to things such as valuation of your home and how the Council might buy it will be made as part of the Council’s ‘Landlord Offer’ which it will publish in spring next year after discussions have been completed with you.


If you have any questions or would like more information or help, please get in touch.


Send us a message and we’ll get back to you as soon as we can.

Email: Brookfieldclosehutton@bartonwillmore.co.uk


If you want to chat to someone, give us a call:

0207 446 6837