Date: 19 September 2025
The Planning Inspector has today allowed the appeal for the proposed redevelopment of the former Army Base Repair Organisation (ABRO) site on Flagstaff Road, paving the way for the construction of more than 200 homes on the historically significant site.
Colchester City Council originally refused the application in November 2024, citing concerns about the impact on heritage assets and the contextual design quality of the scheme together with the lack of a legal mechanism to secure developer contributions for infrastructure.
Ahead of the public inquiry held in July 2025, the Council chose not to defend its principal reason for refusal - design quality - following legal advice and triggered by a conditional offer from the developer’s barrister to waive any claim for costs if that objection was withdrawn. As a result, the Council maintained its remaining two grounds for refusal while sensibly reducing its exposure to potential legal costs.
The Planning Inspector carefully considered the remaining concerns. On heritage, the Inspector found that the development would cause only a very low level of harm to the conservation area and would not harm the setting of any listed, scheduled or non-designated heritage assets, including the Roman Circus.
The Inspector also recognised several public benefits: the delivery of over 200 new homes, including 15 affordable dwellings, to meet local needs, improvements to public access and interpretation of the Roman Circus through the removal of buildings and enhanced pathways, and better pedestrian links to promote sustainable transport. These benefits, along with the economic boost from construction and new residents, were judged to outweigh the limited harm identified.
On infrastructure, the Inspector was satisfied that the necessary legal agreements were in place to secure developer contributions, ensuring support for local services and amenities. Highway safety concerns, particularly around nearby schools, were also reviewed. The Inspector noted that the scheme would create new pathways, and that the area already benefits from good pedestrian pavements, with Flagstaff Road being a cul-de-sac.
Overall, the Inspector found that the public benefits – including new homes, affordable housing, improved access, and economic boost from construction and new residents – outweighed the very low level of harm identified. The appeal was therefore allowed, subject to planning conditions and a legal agreement.
Councillor Martyn Warnes, Chair of the Planning Committee, said: “While we respect the Inspector’s decision, this was a difficult judgement for the Council. The Roman Circus is a monument of national importance, and we remain committed to ensuring that any development on this site reflects its significance and the expectations of our community.”
The Council will now work with the developer to ensure that all planning conditions are met, including those relating to heritage protection, design details, public open space, and biodiversity net gain. Oversight will continue throughout the development process to ensure compliance and community benefit.
Page last reviewed: 19 September 2025