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Dismissed28 January 20263372895

16-17 Victoria Road, Chelmsford, Essex, CM1 1NZ

Planning appeal 3372895 at 16-17 Victoria Road, Chelmsford, Essex, CM1 1NZ (Chelmsford Borough Council) was dismissed on 28 January 2026 by Inspector Sabu R, by written representations. The main issue, as the Inspector framed it: the effect of the proposed development on the character and appearance of the area.

described as, ‘outline application for demolition of existing buildings and construction of a new mixed use multi story residential led block with ground floor E Class use and residential upper floors of not less than 5 storeys and not more than 12 storeys and not less than 35 residential units, with all matters reserved’

Authority
Chelmsford Borough Council
Appeal type
major · Planning Appeal
Procedure
Written Representations
Development
residential · Major dwellings
Inspector
Sabu R
Postcode
CM1 1NZ

Main issues, as the Inspector framed them

  • the effect of the proposed development on the character and appearance of the area
  • the effect of the proposal on the setting of nearby heritage assets
  • whether the proposal would secure the provision of appropriate infrastructure, services and facilities
  • the effect of the proposal on Blackwater Estuary Special Protection Area and RAMSAR site
  • whether the proposal would accord with the Council's development strategy for the provision of trees

What decided it

The unacceptable harm to the character and appearance of the area and the harm to the significance of nearby listed buildings, which were not outweighed by the public benefits of housing delivery and brownfield reuse.

The benefits of 35 dwellings, temporary economic benefits, brownfield reuse and sustainable location were outweighed by the unacceptable harm to character and appearance, harm to heritage asset significance, and failure to secure necessary infrastructure, services, facilities, habitat mitigation and tree provision.

What the Inspector cited

Development plan policies
Policy DM23Policy DM24Policy DM28Policy DM13Policy S9Policy S10Policy DM2Policy DM16Policy S2
National Planning Policy Framework
Paragraph 11Paragraph 212Paragraph 215

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.

See how each was applied

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.