| Application Number | W/24/02600/GPDQ |
| Status | Application Refused |
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Planning Online Status
-
Application
Valid23/12/2024 -
Consultation
End04/02/2025 -
Committee
MeetingN/A -
Decision Refusal -
Decision
Date17/02/2025 -
Appeal
StartedN/A -
Appeal
DecisionN/A
| Summary | |
| Application Number | W/24/02600/GPDQ |
| Location Address | Land At (Os 9757 3541) Back Lane Beckford |
| Proposal | Notification for Prior Approval for the proposed change of use of an Agricultural Building to one Dwellinghouse (Class C3), and for building operations reasonably necessary for the conversion |
| Status | Refusal |
| Application Type | GPDQ - agricultural to C3 dwellinghouse |
| Appeal Decision | N/A |
| Important Dates | |
| Application Received Date | 23/12/2024 |
| Application Valid Date | 23/12/2024 |
| Consultation Start Date | 30/12/2024 |
| Site Visited / Site Notice Date | |
| Consultation End | 04/02/2025 |
| Advert Expiry | |
| Committee Date (if applicable) | |
| Committee Agenda | |
| Decision Date | 17/02/2025 |
| Further Information | |
| Expected Decision Level | Delegated |
| Case Officer | Karen Wightman (Mrs) |
| Parish | Beckford |
| Ward | Bredon Hill Ward |
| Applicant | Cotswold Land Agent Ltd |
| Agent | Miss Natasha Blackmore da Silva, Sheldon Bosley Knight |
| Agent Address | 35 - 36 Rother Street Stratford-Upon-Avon CV37 6LP |
| Condition Details / Information Notes |
| Due, to the lack of agricultural activities on site and the failure of the applicant to provide a sufficient level of information and detail on the established agricultural unit and due to the applicant registered as Cotswold Land Agent Ltd which, based on the information provided as part of this current prior approval application and the previous Permission in Principle application submitted to the Council 3 May 2023, application reference, W/23/00917/PIP, indicating that the site is within the ownership/ or is associated with a business that is non agricultural in use and relates to real estate activities, the applicant has failed to demonstrate that the site is part of an established agricultural unit. As such, there is not sufficient evidence to demonstrate that the building did form part of an established agricultural unit on the 24 July 2023 and is not permitted development under the criteria of Q.1 (a) part (i). |
| Due to the age and location of the proposed building within the setting of the Grade II Listed Building and its historic significance associated with the listed building 'The Manor House', the applicant has failed to submit any substantive evidence to demonstrate that the building would not be deemed as curtilage listed and would not form part of the nationally designated heritage asset on site and the proposal fails to comply with part Q.1 (n) of Class Q, Schedule 2, Part 3 of the Town and Country (General Permitted Development) Order 2015 (as amended). |
| Due to the unsuitable ground conditions between the building and the public highway known as Back Lane and the narrowness of the vehicular access and the extent of vegetation around the building the applicant has not submitted substantive evidence to demonstrate that the building does have suitable existing access to a public highway. In addition, due to the submission of site plan 24-97-10 that stipulates that the access would have to be surfaced and the requirement for off road parking provision that would have to be surfaced this would require the upgrading of the access involving operational works that would go beyond the remit allowed under the criteria of Class Q and the proposal fails to comply with Q.1 (p). In addition, due to the failure of the applicant to demonstrate that there is a suitable access this would result in adverse transport and highway impacts and would mean that the siting of the building is impractical for its conversion to a dwellinghouse, The proposal, therefore, is not acceptable in respect of matters (a) and (e) of paragraph Q.2 (1). The existing site access off Back Lane also lies within Flood Zone 2 and the applicant has failed to provide a Flood Risk Assessment to address the on going flooding of the site in terms of the suitability of the existing access that would put future residents’ safety at risk and the proposal is not acceptable in respect of matter (d) of paragraph Q.2 (1). Overall therefore the proposal cannot be considered to comply with Class Q, Schedule 2, part 3 of the Town and Country Planning (General Permitted Development Order) 2015 (as amended) and prior approval must be refused. |
| Insufficient information has been submitted, in the form of an up to date Bat Survey, with any further surveys as required, to enable the council to assess the impact of the proposal on any protected species, in particular bats. As a result the applicant has failed to demonstrate the works would not impact protected species and the proposal therefore conflicts with Policies SWDP 22 of the South Worcestershire Development Plan, guidance within the Framework and Regulations 73 to 76 of the Conservation of Habitats and Species Regulations 2010 (S.I.2010/490)) as amended. |
| The applicant should be aware that the application was determined on the following refused drawings - 27-97-01, 27-97-10, 27-97-11. |
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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 |
|---|---|---|
| The Old Coach House Back Lane Beckford TEWKESBURY GL20 7AF | 03/02/2025 | |
| 4 Crumps Cottages Back Lane Beckford TEWKESBURY GL20 7AF | 03/02/2025 | |
| 3 Crumps Cottages Back Lane Beckford TEWKESBURY GL20 7AF | 03/02/2025 | |
| 4 Crumps Cottages Back Lane Beckford TEWKESBURY GL20 7AF | 03/02/2025 | |
| The Old Stables Back Lane Beckford TEWKESBURY GL20 7AF | 14/01/2025 | |
| 1 Crumps Cottages Back Lane Beckford TEWKESBURY GL20 7AF | 01/01/2025 |
Consultee List
| Name | Organisation | Sent | Reply Due | Reply Received |
|---|---|---|---|---|
| Cllr Beverley Hardman | Bredon Hill Ward | 30/12/2024 | 20/01/2025 | |
| Highways | County Highways | 30/12/2024 | 20/01/2025 | |
| WDC Natural Heritage & Biodiversity Officer | WDC Natural Heritage & Biodiversity | 30/12/2024 | 20/01/2025 | |
| WRS - Contaminated Land & Nuisance | Worcestershire Regulatory Services | 30/12/2024 | 20/01/2025 |
Constraints List
| Constraints List |
| CIL008 - Non-Urban Area |
| Listed Buildings Affect Setting 25m Buffer: Grade II. HE Ref: 1081632. Potentially Curtilage Listed. THE MANOR HOUSE. PCL/1081632 |
| Outside SWDP Development Boundary |
| Tree Preservation Order - TPO/W/07/83/001/TPO |
| Wind Turbines |
| SWDP 15: Designated Rural Areas |
| SWDP 2: Development Boundary |
| SWDP 5: Protect and Restore |
| Paper: Evesham Journal - Thursday |
| No associated appeals |
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