Dinahs Cottage Ford End Road Pleshey Chelmsford Essex CM3 1JB

1. 1.Reason 1 Para 187 b) of the National Planning Policy Framework (NPPF) states that planning policies and decisions should contribute to and enhance the natural and local environment by recognising the intrinsic character and beauty of the countryside. Chelmsford Local Plan Policy S1 sets out the spatial principles within the Local Plan and identifies that the Council will require all new development to accord with the stated spatial principles. This includes a requirement to "respect the character and appearance of landscapes and the built environment and preserve or enhance the historic environment and biodiversity". Policy S11 states that when determining planning applications, the Council will carefully balance the requirement for new development within the countryside to meet identified development needs in accordance with the Spatial Strategy, and to support thriving rural communities whilst ensuring that development does not have an adverse impact on the different roles and character of the countryside. Part C of this policy specifically relates to the Rural Area: "The countryside outside of the Urban Areas and Defined Settlements, not within the Green Belt, is designated as the Rural Area. The intrinsic character and beauty of the Rural Area outside of the Green Belt, and not designated as the Green Wedge, will be recognised, assessed and development will be permitted where it would not adversely impact on its identified character and beauty." Policy DM8 relates to the construction of new buildings in the Rural Area. Part A of this policy states that "Planning permission will be granted for new buildings and structures in the Rural Area where the development will not adversely impact on the identified intrinsic character and beauty of the countryside" WEB PBCS090 25/01172/S73 REMATZ and where the development is one of a stated form which is listed in this section. Point xiii. of Part A permits "replacement buildings in accordance with Part C of this policy". Part C) relating to Replacement buildings states: "Planning permission will be granted for the replacement of a building provided that: i. the existing building being replaced is of permanent and substantial construction; and ii. the new building is in the same use as the existing; and iii. the new building would not be out of keeping with its context and surroundings and does not result in any other harm. The proposed revisions to the previously approved scheme would result in the length, depth and spans of the building all being increased by a minimum of 0.5m and the length of the wings of the building each increased by over 1m. These increases in the dimensions and proportions of the building would result in a larger building, which would have a greater mass and scale than the approved scheme. The proposed building would have a greater visual impact and prominence than the approved scheme when seen from public views. The introduction of a larger and bulkier building on the site would also negatively contrast with the modest proportions of the adjacent listed cottage in addition to being harmful to the intrinsic character and beauty of the surrounding countryside. The proposed development would adversely impact the intrinsic character and beauty of the surrounding countryside and is contrary to the provisions of para 187 of the NPPF and Chelmsford Local Plan Policies S1, S11 and DM8. Reason 2 Section 66(1) of the Planning (Listed Building and Conservation Areas) Act 1990 requires that when considering planning applications for development that affects a listed building special regard shall be paid to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses. Paragraph 212 of the National Planning Policy Framework (NPPF) states that when considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset's conse

From the council's decision notice.

Postcode

CM3 1JB

Application type

Amendment

Scale / size

Small

Validated

24 February 2026

Consultation expiry

8 April 2026

Consultation end

8 April 2026

Target decision date

21 April 2026

Statutory period

56 days

Planning Portal ID

PP-14731952

Documents

7