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Dismissed22 November 20243345164

Field North of Montpelier Farm, Main Road, Little Waltham , CM3 3PA

Planning appeal 3345164 at Field North of Montpelier Farm, Main Road, Little Waltham , CM3 3PA (Chelmsford Borough Council) was dismissed on 22 November 2024 by Inspector Catchpole R, following an inquiry. The main issue, as the Inspector framed it: the effect of the proposal on the character and appearance of the area and its effect on the setting of two non-designated heritage assets comprising a World War II pillbox and Sparrowhawks Farm.

the “erection of an Integrated Retirement Community (Use Class C2) comprising; a Village Care Centre, 58 bedroom care home, 45 care suites (comprising one and two bedrooms), 100 care apartments (comprising one and two bedrooms), wellness spa, open space and associated works including car parking, access, hard and soft landscaping and associated engineering works

Authority
Chelmsford Borough Council
Appeal type
major · Planning Appeal
Procedure
Inquiry
Development
residential · Other Major Developments
Inspector
Catchpole R
Postcode
CM3 3PA

Main issues, as the Inspector framed them

  • the effect of the proposal on the character and appearance of the area and its effect on the setting of two non-designated heritage assets comprising a World War II pillbox and Sparrowhawks Farm
  • whether it would preserve the setting, as it relates to the significance of the Grade II listed building known as "Little Waltham Lodge", and the extent to which it would preserve or enhance the character or appearance of the Little Waltham Conservation Area
  • whether the site is appropriate for development having regard to local and national planning policies that seek to manage the location of new development

What decided it

The significant landscape and visual harm combined with the harm to the setting of the listed building outweighed the benefits of the scheme, including the pressing need for specialist housing for the elderly.

The harm to the setting of the listed building, significant landscape and visual harm, and residual harm to the Pillbox outweighed the social, economic and environmental benefits, including the delivery of specialist housing for older people and affordable housing contributions.

What the Inspector cited

Development plan policies
S1S3S6S7S11DM1DM8DM13DM14DM17S4S9DM2DM15DM16DM18DM23-25DM27DM29-30
National Planning Policy Framework
Paragraph 60Paragraph 63Paragraph 225Paragraph 203Paragraph 205Paragraph 206Paragraph 208
Judgments
Paul Newman Homes v SSHCLG [2021] EWCA Civ 15; Wavendon Properties Ltd v SSHCLG and Milton Keynes Council [2019] EWHC 1524 (Admin); Mead Realisations Ltd v SSLUHC [2024] EWHC 279 (Admin)

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

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The decision letter

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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.