| Application Number | W/25/00495/GPDQ |
| Status | Application Refused |
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Planning Online Status
-
Application
Valid11/03/2025 -
Consultation
End08/04/2025 -
Committee
MeetingN/A -
Decision Refusal -
Decision
Date29/04/2025 -
Appeal
StartedN/A -
Appeal
DecisionN/A
| Summary | |
| Application Number | W/25/00495/GPDQ |
| Location Address | Land and Buildings (OS 9640 4333) Little Comberton Pershore |
| Proposal | Notification for Prior Approval for the proposed change of use of an Agricultural Buildings to 2 no. dwellinghouses and associated operational development |
| Status | Refusal |
| Application Type | GPDQ - agricultural to C3 dwellinghouse |
| Appeal Decision | N/A |
| Important Dates | |
| Application Received Date | 06/03/2025 |
| Application Valid Date | 11/03/2025 |
| Consultation Start Date | 12/03/2025 |
| Site Visited / Site Notice Date | |
| Consultation End | 08/04/2025 |
| Advert Expiry | |
| Committee Date (if applicable) | |
| Committee Agenda | |
| Decision Date | 29/04/2025 |
| Further Information | |
| Expected Decision Level | Delegated |
| Case Officer | Karen Wightman (Mrs) |
| Parish | Little Comberton |
| Ward | Bredon Hill Ward |
| Applicant | Mr Matthew Hollingsworth |
| Agent | Miss Helen Lowe, Stansgate Planning |
| Agent Address | 4 The Courtyard Timothy's Bridge Road Stratford upon Avon CV37 9NP |
| Condition Details / Information Notes |
| Due, to the planning history of the site and the information held on the archive planning files for the refused applications references 90/00507 and 91/01234 that confirmed that the redundant farm buildings and paddock was sold and indented to be used for non agricultural purposes, in addition to the current lack of agricultural activities on site, the applicant has failed to provide a sufficient level of information and detail on the established agricultural unit following the years the planning applications were refused in 1990/1991. As such, there is not sufficient evidence to demonstrate that the buildings did form part of an established agricultural unit on the 24 July 2023 and are not permitted development under the criteria of Q.1 (a) part (i). |
| To comply with the criterion the existing buildings must be able to demonstrate that they are already capable of conversion and due to their existing appearance and condition is such that the buildings would not be of a solid construction that would easily allow their conversion to dwellinghouses without substantial building works. In this case the applicant has failed to provide any information on the extent of the existing fabric that would be retained, the extent of building works and new materials that would be required. However, notwithstanding the lack of information in this case due to the rudimentary condition and appearance of the buildings and their poor and dilapidated condition, it is evident that the buildings could not be converted without a substantial loss of the existing fabric that would go beyond more than partial demolition and the construction of all new load bearing walls to support the new dwellings that would go beyond reasonably necessary and would require extensive building works that would go beyond the threshold of conversion and would constitute a rebuild. The updated guidance at Paragraph 105 Reference ID: 13-105-20180615 clearly states that "it is not the intention of the permitted development right to allow building work which would go beyond what is reasonably necessary for the conversion of the building to residential use and it is only where the existing building is already suitable for conversion to residential use that the building would be considered to have the permitted development right." As such, in this case the existing buildings are not already suitable for conversion and would not have the permitted development right to comply with Paragraph 105 Reference ID: 13-105-20180615 of the Planning Practice Guidance and due to the rudimentary and lightweight construction of the buildings, it would require an extensive overhaul that would go beyond more than partial demolition and substantial building works that would go beyond the remit of what would be reasonably necessary for the proposed conversion. Therefore, the proposal does not comply with Class Q Part Q1 (j) (i) & (ii) of the Town and Country Planning (General Permitted Development Order) 2015 (as amended). |
| The development proposed would not be permitted development under condition Q.2-1(f) of Class Q, Part 3, Schedule 2 of the Town and Country (General Permitted Development) Order 2015 (as amended). The proposed design and external appearance of the 2no. dwellings would not be of a high quality design by virtue of the introduction of a substantial amount of glazing that would result in an incongruous and domesticated building of disjointed appearance, which would be significantly harmful to the utilitarian character of the building and to the rural character of the area and the sensitive setting of a National Landscape. As such, the proposal would also 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 the site, contrary to 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 Landscapes. |
| The applicant should be aware that the application was determined on the following refused drawings - 1704 01 rev A, 1704 08 rev A, 1704 09 rev B, 1704 10 rev A, 1704 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 |
|---|---|---|
| Little Manor Main Street Pinvin PERSHORE WR10 2ES | 01/04/2025 | |
| Moor Leys Wick Road Little Comberton PERSHORE WR10 3EH | 25/03/2025 |
Consultee List
| Name | Organisation | Sent | Reply Due | Reply Received |
|---|---|---|---|---|
| Cllr Beverley Hardman | Bredon Hill Ward | 12/03/2025 | 02/04/2025 | |
| Drainage Engineer | Engineers - S.W. Land Drainage Partnership | 12/03/2025 | 02/04/2025 | |
| Highways | County Highways | 12/03/2025 | 02/04/2025 | |
| WDC Natural Heritage & Biodiversity Officer | WDC Natural Heritage & Biodiversity | 12/03/2025 | 02/04/2025 | |
| Worcestershire Regulatory Services - Air Quality | Worcestershire Regulatory Services | 12/03/2025 | 02/04/2025 | |
| Worcestershire Regulatory Services - Cont. Land | Worcestershire Regulatory Services | 12/03/2025 | 02/04/2025 | |
| Worcestershire Regulatory Services - Nuisance | Worcestershire Regulatory Services | 12/03/2025 | 02/04/2025 |
Constraints List
| Constraints List |
| SWDP 5: Protect and Restore |
| SWDP 15: Designated Rural Areas |
| CIL008 - Non-Urban Area |
| Paper: Evesham Journal - Thursday |
| Outside SWDP Development Boundary |
| Wind Turbines |
| Surface Water: Low 1 in 1000 extent |
| Surface Water: Medium 1 in 100 extent |
| Surface Water: High 1 in 30 extent |
| No associated appeals |
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