| Application Number | W/24/02361/FUL |
| Status | Application Refused |
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Planning Online Status
-
Application
Valid27/11/2024 -
Consultation
End18/01/2025 -
Committee
MeetingN/A -
Decision Refusal -
Decision
Date22/01/2025 -
Appeal
Started24/02/2025 -
Appeal
DecisionAllowed
| Summary | |
| Application Number | W/24/02361/FUL |
| Location Address | The Rickyard Russell Street Great Comberton Pershore WR10 3DT |
| Proposal | Conversion of existing garage to 1no. dwelling |
| Status | Refusal |
| Application Type | Full planning permission |
| Appeal Decision | Allowed |
| Important Dates | |
| Application Received Date | 18/11/2024 |
| Application Valid Date | 27/11/2024 |
| Consultation Start Date | 02/12/2024 |
| Site Visited / Site Notice Date | |
| Consultation End | 18/01/2025 |
| Advert Expiry | 06/01/2025 |
| Committee Date (if applicable) | |
| Committee Agenda | |
| Decision Date | 22/01/2025 |
| Further Information | |
| Expected Decision Level | Delegated |
| Case Officer | Karen Wightman (Mrs) |
| Parish | Great Comberton |
| Ward | Bredon Hill Ward |
| Applicant | Ms L Farr |
| Agent | Mr David Addison, AddisonRees Planning Consultancy Ltd |
| Agent Address | Unit 12A Top Barn Business Centre Ltd Holt Heath Worcester WR6 6NH |
| Condition Details / Information Notes |
| Due to the position and close physical relationship between the existing garage building and the host dwelling 'the Rickyard' and the existing relationship to nearby residential properties, the conversion of the building to a separate dwelling would result in the lack of suitable private outdoor amenity space to serve the proposed dwelling. In addition, due to the loss of private outdoor amenity area serving the property 'The Rickyard' and overlooking of the remaining outdoor area from adjacent residential properties, this would result in such a loss of private outdoor amenity area that it would be to the detriment of occupiers of this property. As such the proposal fails to provide suitable outdoor private space for both the proposed residential unit and the existing dwelling and this harm would be to the detriment of occupiers to such a level to conflict with Policy SWDP21 of the South Worcestershire Development Plan, the principles of the Design Guide SPD and the provisions of the National Planning Policy Framework (Dec 2024) in particular paragraph 135 which states that planning decisions should have a high standard of amenity for existing and future users. |
| The proposal for the conversion of the existing garage/storage building would result in the loss of provision of any form of building for domestic storage use for either the proposed dwelling or the host dwelling which would result in overdevelopment of the site and the added pressure for additional or alternative domestic storage buildings would result in an increase in the built form over the former farmstead complex, diminishing its historic form and significance as a non designated heritage asset due to its age and agricultural origins. As Tibbetts Farm complex falls within the Great Comberton Conservation Area (CA) and contributes towards the historic significance of the CA due to the loss of the existing storage building and the increase in pressure for additional storage buildings this would dilute the legibility of the historic farmstead and its significance of agricultural origins which contributes towards the historic significance of the Conservation Area and as such would cause harm to its character and appearance. This harm would be less than substantial, however, the harm would not be outweighed by any public benefits of the scheme and the proposal is therefore contrary to Policies SWDP 6, and SWDP 24 of the South Worcestershire Development Plan and the provisions of the National Planning Policy Framework, particularly section 16, and the relevant provisions of the Planning (Listed Buildings and Conservation Areas) Act. |
| A section 106 legal agreement / legal undertaking has not been completed to secure the provision of the necessary financial contribution towards affordable housing provision on the site. As such the proposal is contrary to policy SWDP15 and the Affordable Housing Supplementary Planning Document of the adopted South Worcestershire Development Plan as well as the provisions of the National Planning Policy Framework. |
| Refused plans as listed:- p2024_028/02, p2024_028/03, p2024_028/04, p2024_028/05. |
| In dealing with the application the Council has implemented the requirement in paragraph 39 of the National Planning Policy Framework to work with the applicant in a positive and proactive way. We have made available detailed advice in the form of our statutory policies in the Development Plan and Supplementary Planning Documents in order to ensure that the applicant has been given every opportunity to submit an application which is likely to be considered favourably. The Council has however been unable to seek solutions to problems arising from this application as the principle of the proposal is considered contrary to our statutory policies and negotiation would not overcome the reasons for refusal and despite the Council’s efforts, it is considered that planning permission should be refused for the reasons set out in the decision notice. |
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Consultation Responses
Neighbour List
In addition to consultations with the consultee listed, we will publicise the application in accordance with national requirements and our local policy. This publicity usually takes the form of letters to nearby properties, the posting of site notices and/or the placing of a public notice in our local newspapers.
| Address | Sent | Reply Received |
|---|---|---|
| Long Barn Russell Street Great Comberton PERSHORE WR10 3DT | 02/12/2024 | |
| The Granary Apartment Tibbetts Farm Russell Street Great Comberton WR10 3DT | 02/12/2024 | |
| Tibbetts Farm Russell Street Great Comberton PERSHORE WR10 3DT | 02/12/2024 |
Consultee List
| Name | Organisation | Sent | Reply Due | Reply Received |
|---|---|---|---|---|
| Chief Executive Officer | Worcestershire Local Medical Commmittee Limited | 02/12/2024 | 23/12/2024 | |
| Cllr Beverley Hardman | Bredon Hill Ward | 02/12/2024 | 23/12/2024 | |
| Drainage Engineer | Engineers - S.W. Land Drainage Partnership | 02/12/2024 | 23/12/2024 | |
| Highways | County Highways | 02/12/2024 | 23/12/2024 | |
| Landscape Officer | WDC Landscape Officer | 02/12/2024 | 23/12/2024 | |
| Mrs H Fleming | Natural England | 02/12/2024 | 23/12/2024 | |
| Mrs Nicola Harding | Great Comberton Parish Council | 02/12/2024 | 23/12/2024 | |
| Tree Preservation Officer | WDC Tree Preservation Officer | 02/12/2024 | 23/12/2024 |
Constraints List
| Constraints List |
| Paper: Evesham Journal - Thursday |
| CIL008 - Non-Urban Area |
| Affect setting: Great Comberton Conservation Area |
| (National Landscapes (formerly Area Outstanding Natural Beauty) |
| Outside SWDP Development Boundary |
| Surface Water: High 1 in 30 extent |
| Surface Water: Medium 1 in 100 extent |
| Surface Water: Low 1 in 1000 extent |
| Wind Turbines |
| Policy Case HLA - PAR/41/19B/HOU. Tibbetts Farm, Russell Street, Great Comberton, Pershore, WR10 3DT. Change of use of the barn to a residential dwelling including alterations to its fenestration. Open Market. Small windfall (HLA only) |
| Policy Case HLA - WDC/205/HOU. Tibbetts Farm, Russell Street, Great Comberton, Pershore, WR10 3DT. Construction of detached three-bed dwelling. Open Market. Small windfall (HLA only) |
| Policy Case HLA - PAR/41/19A/HOU. Tibbetts Farm, Russell Street, Great Comberton, Pershore, WR10 3DT. CHANGE OF USE OF FARM BUILDINGS TO FORM 1 DWELLING AND ONE HOLIDAY LET AND ERECTION OF GARAGE BLOCK. ( Unit 4 "The Rickyard" to be converted to 1 dwelling).. NULL. Small windfall (HLA only) |
| SWDP 23: National Landscapes (formerly Area Outstanding Natural Beauty) |
| SWDP 6: Conservation Area |
| SWDP 15: Designated Rural Areas |
| SWDP 2: Development Boundary |
| SWDP 5: Protect and Restore |
| PD Rights Removed may apply: W/97/00724/CU - Tibbetts Farm, Russell Street, Great Comberton, WR10 3DT |
| Appeals Information | |
| Number | W/24/02361/FUL |
| PINS Appeal Ref | APP/H1840/W/25/3360012 |
| Method | Written Procedure |
| Start date | 24/02/2025 |
| LPA Final Comments Due | 14/04/2025 |
| Interested Party Comments Due | 31/03/2025 |
| Inquiry Date | |
| Venue | |
| Decision | Allowed |
| Issue Date | 03/09/2025 |
https://acp.planninginspectorate.gov.uk/ViewCase.aspx?caseid=3360012
Copyright Notice
Plans, drawings and material submitted to the council are protected by the copyright acts (section 47, 1988 act). You may only use material which is downloaded and/or printed for consultation purposes, to compare current applications with previous schemes and to check whether developments have been completed in accordance with approved plans. Further copies must not be made without the prior permission of the copyright owner.
Tick here to show you have read and agree with the Copyright Notice.
Document Download Tips
- In order to view the documents please ensure you have ticked the Copyright Notice box above.
- In order to view PDF documents, you will need to have the free Adobe Acrobat Reader software installed on your computer. Click here to download.
- To view individual documents click on the 'Document Type' on the row you require and the document will open as an Adobe Acrobat pdf.
- To download multiple documents in one go, tick all the boxes relating to the documents you wish to view and click Download selected files button.
- If you wish to download ALL documents place a tick in the box in the header row and click 'Download Selected Files' button.
- Note: some devices such as iPads that use iOS browsers do not have the standard capability to download multiple files as a default function. If you are experiencing difficulties you may need to download a free application to enable you to do this - known as a zip file. Go to the AppStore to download a zip file ‘app’.
How to reorder or group rows
Click on a column heading for the ability to sort the ‘group’ listing in ascending or descending order by using the up/down arrows. This is useful to sort by ‘name/organisation’.
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