Elm Cottage
Hill Lane
Elmley Castle
PERSHORE
WR10 3HU
Proposal
Installation of 4 no. shepherd huts for tourist accommodation use, associated decking, footpaths, secure bicycle storage and recycling/refuse storage and minor landscaping of the site
Due to the design, form, size and appearance of the proposed Shepherd huts, including extensive outdoor decking areas and the planned and engineered layout of the site, including extensive footpaths, this would result in a domesticated form of development that would be at odds with the undeveloped character of the land in the open countryside, resulting in harm to the character and visual amenity of the area, which would not be adequately mitigated by the proposed landscaping scheme.
In addition, due to the implementation of the proposed landscaping scheme that would introduce a formal pattern of hedgerow that would create a division of the open land this would fail to conserve or enhance the natural beauty of the Cotswold National Landscape or its setting, diminishing its important landscape views from inside and out.
A such the proposal would be contrary to policies SWDP21, Polices SWDP23 and SWDP25 of the development plan, the relevant policies of the Cotswold National Landscape Management Plan 2023-2025 and the provisions of the National Planning Policy Framework particularly paragraph 189 which states that great weight should be given to conserving and enhancing National Landscape.
In addition, to refusal reason no 1 above, for the same reason of the proposed design, form, size and appearance of the proposed Shepherd huts, including extensive outdoor decking areas and the planned and engineered layout of the site, including extensive footpaths, this would result in a domesticated form of development that would be at odds with the historic open and undeveloped character of the land of agricultural origins that contributes to the significance of the settings of listed building of rural cottages in the Worcestershire Countryside.
In addition, due to the planned layout including the implementation of the proposed landscaping scheme that would introduce a formal pattern of hedgerow that would create a division of the land this would harm the contribution it makes to the Elmley Castle Conservation Area and its setting due to the loss of its impression of openness appreciated from glimpses over boundaries and between buildings 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.
The applicant has failed to provide sufficient evidence to demonstrate that the proposal would not impact on an area of potential archaeological interest and the historic environment.
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.
Due to the location of the development site in close proximity to residential properties without adequate mitigation measures to prevent direct overlooking to these properties private outdoor amenity areas this would be to the detriment of these neighbouring residents' privacy and enjoyment of their amenity areas.
In addition, due to the virtue of the scale of the development of 4 Shepherd huts, with outdoor amenity areas, provision of car parking spaces and the increase in level of activity due to cleaning and maintenance of the site in close proximity to residential properties, this would increase the level of noise and disturbance to local residents over that currently experienced and the applicant has failed to provide sufficient information to demonstrate that the proposed development would be compatible with its residential surroundings.
As such, at present there is insufficient information to ensure that the proposal would maintain an adequate level of neighbouring amenity and does not comply with Policy SWDP21 of the South Worcestershire Development Plan (February 2016) nor Policy SWDP31 and would not be designed in order to avoid any significant adverse impacts to the health and wellbeing of residents directly impacted by the proposal, in terms of noise and nuisance pollution and contrary to the provisions of the National Planning Policy Framework, in particular paragraph 135 which states that planning decisions should have a high standard of amenity for existing and future users
Due to the narrowness of the existing vehicular entrance point and access driveway to serve the proposed holiday use site and the existing properties known as 'Elm Cottage' and 'Colt Cottage' the applicant has failed to provide sufficient evidence that the site would allow unobstructed access to allow two vehicles to enter and leave simultaneously without having to result in vehicles waiting in the public highway causing an obstruction to other vehicle users.
Therefore, the proposed development is not an appropriate form of development that would not increase levels of hazard and danger to all road user contrary to Policies SWDP 4 and SWDP21 of the South Worcestershire Development Plan (February 2016) and the provisions of the National Planning Policy Framework in particular paragraphs 115 and 116.
Refused Drawing Numbers as Listed: - 231213-01-01 rev a, 02, rev B, 03 rev A, 04, 05, 06 rev B, 07, 10.
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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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
Manor Farm Cottage
Main Street
Elmley Castle
PERSHORE
WR10 3HS
12/02/2025
Hartwood
2 Hill Mews
Hill Lane
Elmley Castle
PERSHORE
WR10 3HU
18/01/2025
Kings Leigh
Elmley Castle
Pershore
WR10 3HW
14/02/2025
Manor Farm House
Main Street
Elmley Castle
PERSHORE
WR10 3HS
22/01/2025
Orchard House
Hill Lane
Elmley Castle
PERSHORE
WR10 3HU
04/04/2025
Colt Cottage
Hill Lane
Elmley Castle
PERSHORE
WR10 3HU
06/02/2025
Colt Cottage
Hill Lane
Elmley Castle
PERSHORE
WR10 3HU
16/04/2025
Summerwood
3 Hill Mews
Hill Lane
Elmley Castle
PERSHORE
WR10 3HU
28/01/2025
Bute House
Hill Lane
Elmley Castle
PERSHORE
WR10 3HU
09/02/2025
1 Farm Court
Main Street
Elmley Castle
PERSHORE
WR10 3HS
11/02/2025
10 Parkwood
Elmley Castle
PERSHORE
WR10 3HT
22/01/2025
The Cottage
Hill Lane
Elmley Castle
PERSHORE
WR10 3HU
17/02/2025
4 Farm Court
Main Street
Elmley Castle
Pershore
WR10 3HS
04/03/2025
Manor Barns
Main Street
Elmley Castle
PERSHORE
WR10 3HS
18/03/2025
Manor Barns
Main Street
Elmley Castle
PERSHORE
WR10 3HS
29/01/2025
Broadleaf House
1 Hill Mews
Hill Lane
Elmley Castle
PERSHORE
WR10 3HU
22/01/2025
The Dolphins
Hill Lane
Elmley Castle
PERSHORE
WR10 3HU
02/04/2025
The Dolphins
Hill Lane
Elmley Castle
PERSHORE
WR10 3HU
03/02/2025
Drakeley Cottage,
Main Street,
Elmley Castle,
WR10 3HS
07/02/2025
Orchard House
Hill Lane
Elmley Castle
PERSHORE
WR10 3HU
03/02/2025
Warwick House
Hill Lane
Elmley Castle
PERSHORE
WR10 3HU
17/02/2025
Hillbrook Cottage
Hill Lane
Elmley Castle
PERSHORE
WR10 3HU
09/02/2025
Old Vicarage
Hill Lane
Elmley Castle
PERSHORE
WR10 3HU
10/02/2025
Woodcote
Hill Lane
Elmley Castle
PERSHORE
WR10 3HU
19/01/2025
2 Bredon Lodge
Elmley Castle
PERSHORE
WR10 3HW
18/01/2025
Park Mill
Hill Lane
Elmley Castle
PERSHORE
WR10 3HY
21/01/2025
Alterhay House
Hill Lane
Elmley Castle
PERSHORE
WR10 3HU
10/03/2025
Rivendell
Hill Lane
Elmley Castle
PERSHORE
WR10 3HU
10/03/2025
The New House
Hill Lane
Elmley Castle
PERSHORE
WR10 3HU
10/03/2025
Consultee List
Name
Organisation
Sent
Reply Due
Reply Received
Cllr Beverley Hardman
Bredon Hill Ward
13/01/2025
03/02/2025
Conservation Officer
Conservation Officer
13/01/2025
03/02/2025
Drainage Engineer
Engineers - S.W. Land Drainage Partnership
13/01/2025
03/02/2025
Highways
County Highways
13/01/2025
03/02/2025
Mr Andrew Robinson
Elmley Castle Parish Council
13/01/2025
03/02/2025
Mrs E Marshall
Landscape Officer
13/01/2025
03/02/2025
Mrs H Fleming
Natural England
13/01/2025
03/02/2025
Simon Joyce
Cotswolds National Landscape Board
13/01/2025
03/02/2025
WDC Natural Heritage & Biodiversity Officer
WDC Natural Heritage & Biodiversity
13/01/2025
03/02/2025
Worcestershire Regulatory Services - Nuisance
Worcestershire Regulatory Services
13/01/2025
03/02/2025
Aidan Smyth
WDC - Archaeology & Planning Advisor
10/03/2025
31/03/2025
Cllr Beverley Hardman
Bredon Hill Ward
10/03/2025
Conservation Officer
Conservation Officer
10/03/2025
Drainage Engineer
Engineers - S.W. Land Drainage Partnership
10/03/2025
Highways
County Highways
10/03/2025
Mr Andrew Robinson
Elmley Castle Parish Council
10/03/2025
Mrs E Marshall
Landscape Officer
10/03/2025
Mrs H Fleming
Natural England
10/03/2025
Simon Joyce
Cotswolds National Landscape Board
10/03/2025
Tree Preservation Officer
Tree Preservation Officer
10/03/2025
31/03/2025
WDC Natural Heritage & Biodiversity Officer
WDC Natural Heritage & Biodiversity
10/03/2025
Worcestershire Regulatory Services - Nuisance
Worcestershire Regulatory Services
10/03/2025
Constraints List
Constraints List
SWDP 5: Protect and Enhance
SWDP 2: Development Boundary
CIL008 - Non-Urban Area
Listed Building 0m Buffer: Grade II. H.E Ref: 1319833. Listed Building. NORGROVE COTTAGE. LB/1319833
Paper: Evesham Journal - Thursday
Affect setting: Elmley Castle Conservation Area
Listed Buildings Affect Setting 25m Buffer: Grade II. HE Ref: 1319833. Listed Building. NORGROVE COTTAGE. LB/1319833
Elmley Castle Conservation Area
Listed Buildings Affect Setting 25m Buffer: Grade II. HE Ref: 1319901. Potentially Curtilage Listed. MANOR FARMHOUSE. PCL/1319901
Listed Buildings Affect Setting 25m Buffer: Grade II. HE Ref: 1319833. Potentially Curtilage Listed. NORGROVE COTTAGE. PCL/1319833
Listed Building 0m Buffer: Grade II. H.E Ref: 1319901. Potentially Curtilage Listed. MANOR FARMHOUSE. PCL/1319901
(National Landscapes (formerly Area Outstanding Natural Beauty)
Outside SWDP Development Boundary
Listed Building 0m Buffer: Grade II. H.E Ref: 1319833. Potentially Curtilage Listed. NORGROVE COTTAGE. PCL/1319833
Surface Water: High 1 in 30 extent
Surface Water: Medium 1 in 100 extent
Surface Water: Low 1 in 1000 extent
Wind Turbines
SWDP 23: National Landscapes (formerly Area Outstanding Natural Beauty)
SWDP 6: Conservation Area
SWDP 15: Designated Rural Areas
Listed Buildings Affect Setting 25m Buffer: Grade II. HE Ref: 1116600. Potentially Curtilage Listed. OLD VICARAGE. PCL/1116600
Listed Buildings Affect Setting 25m Buffer: Grade II. HE Ref: 1116600. Listed Building. OLD VICARAGE. LB/1116600
