The Bay Horse 189 Moulsham Street Chelmsford CM2 0LG

1. 1.Reason 1 Section 16(2) of the Planning (Listed Building and Conservation Areas) Act 1990 requires that when considering whether to grant listed building consent for any works the local planning authority shall have special regard 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 conservation. Part A) of Policy DM13 relating to Designated Heritage Assets states: "The impact of any development proposal on the significance of a designated heritage asset or its setting, and the level of any harm, will be considered against any public benefits arising from the proposed development. Where there is substantial harm or total loss of significance of the designated heritage asset, consent will be refused unless it can be demonstrated that the substantial harm or loss is necessary to achieve substantial public benefits that outweigh that harm or loss; or all of the following apply: i. the nature of the heritage asset prevents all reasonable uses of the site; and ii. use of the asset is not viable in itself in the medium term, or not demonstrably possible in terms of grant funding; and iii. the harm or loss is outweighed by bringing the site back into use. Where there is less than substantial harm to the heritage asset this will be weighed against the public benefits of the development proposal, including securing the optimum viable use of the heritage asset." The proposals would involve considerable subdivision of the building, most notably to the historic front range and the eighteenth-century wing which projects along the northern boundary. This would erode to legibility WEB PBCS090 25/01579/LBC RELBCZ of the original layout, historically with two rooms to the front and smaller rooms to the wing. The subdivision for bedrooms, kitchens, bathrooms and living rooms (and the associated 'winter gardens') for units 13 and 14 would have notable impacts, creating a cellular layout unrelated to the historic plan form. The proposals would involve the loss of the historic use of the building, extensive subdivision and some alteration of historic fabric. This would be harmful to the significance of the listed building. This would amount to less than substantial harm of a moderate to high level. In the absence of clear supporting information that the existing use is no longer viable and that alternative uses are not feasible, the proposed conversion of the building from a public house to four residential units would fail to preserve its significance as a building of special architectural or historic interest contrary to the objectives of Chapter 16 of the NPPF and the requirements of Chelmsford Local Plan Policy DM13.

From the council's decision notice.

Postcode

CM2 0LG

Application type

Heritage

Scale / size

Small

Validated

7 November 2025

Consultation expiry

9 January 2026

Consultation end

9 January 2026

Target decision date

2 January 2026

Statutory period

56 days

Planning Portal ID

PP-14352436

Documents

11