Inspector Supports Chelmsford City Council’s Decision to Refuse Planning Permission for Proposed Retirement Community
An Inspector has upheld Chelmsford City Council’s refusal of planning permission for a proposed ‘integrated retirement community’ in the former grounds of Little Waltham Lodge, a Grade II listed building located outside Chelmsford.
While recognising the need for private extra care accommodation in the area, the Inspector concluded that the development would cause harm to several important considerations. These included the local character and appearance—specifically through the coalescence of Little Waltham and Broomfield to the south—the loss of protected trees, and the impact on nearby heritage assets. Crucially, the proposals were found to significantly erode the contribution of the site to the historic significance of Little Waltham Lodge, despite evidence from the Appellant to the contrary.
Of particular note was the Inspector’s approach to the local plan, adopted in 2020. Despite arguments that the absence of specific targets for extra care accommodation rendered certain policies out of date, the Inspector upheld their relevance, finding that the ‘most important policies’ were not ‘out of date’ and the tilted balance did not apply. This demonstrates a clear and methodical application of the ‘Wavendon basket’ approach.
This decision reinforces the importance of protecting local character, and heritage, even in the face of growing need for specialist accommodation as our population ages.
Josef Cannon KC acted for Chelmsford City Council in this case, working with Alison Hutchinson on planning evidence, Michael Hurst on heritage expertise, and Peter Dawson on insights into character and appearance.
For more details, the Inspector’s decision letter can be accessed here.
Learn more about Josef’s practice here.
