Information and Core Documents Library for the Land North of Sandon Lodge (otherwise referred to as Land South of Junction 18 of the A12) appeal

General information

• Planning Application Reference: 24/01768/OUT
• Planning Appeal Reference: 25/00038/NONDET
• Planning Inspector's Reference: APP/W1525/W/25/3368272
• Appeal by: Pigeon (Sandon) Ltd, Richard Holmsted Speakman and Sally Ann Judith Speakman
• Site address: Land North of Sandon Lodge, Woodhill Road, Sandon, Chelmsford, Essex

The applicant has appealed against non-determination for:

“Outline planning application for a commercial development of up to 46,605sqm of mixed employment, logistics, storage and distribution uses (use classes e(g)(iii), b2, b8) supporting associated development, infrastructure and landscaping. Appearance, landscaping, scale and layout reserved. Access being sought.”

Background to this appeal

This is a non-determination appeal. This means the Planning Inspectorate will decide on this development, rather than Chelmsford City Council. 

This is not an appeal against a decision we made, although we will have to say why we could not determine the application at the time. 

We could not determine the appeal at that time as statutory consultees had told us they needed to make more assessments, and they needed more information from the applicant to support those assessments. This related to matters of minerals safeguarding, flood management and highways considerations.

The applicant (now known as the appellant) has continued their discussions with statutory consultees since lodging their appeal. this is so they can focus or resolve issues that are part of this appeal before to the public inquiry. This is common practice and is at the discretion of the Planning Inspectorate.

The appellant has since had agreement from all statutory consultees, ahead of the public inquiry, that they have concluded the necessary assessments and that there would be no remaining objections to the outline development as proposed.

You can find statements relating to these issues at documents C11 and C12 via the Core Documents link later in this page.

Appeal process

A Planning Inspector will open the public inquiry at 10am on Tuesday 25 November 2025.

The public inquiry will hear from any third parties wanting to speak. The Planning Inspector will identify any matters that need discussion due to there being no remaining objections from statutory consultees.

Without prejudice to the appeal, there will be a session on planning conditions and planning obligations.

In total, the public inquiry is expected to last 1-2 days, and it will be an in-person event, held in the Council Chamber.

The public inquiry will then close for the Planning Inspector to consider their decision. We expect them to issue their decision on or before 17 December 2025, but this may change.

Core documents

You can view the Core Documents Library for this appeal.

This library is maintained by a third party (a representative of the Appellant).