| Application Number | W/25/00613/FUL |
| Status | Application Refused |
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Planning Online Status
-
Application
Valid10/10/2025 -
Consultation
End11/11/2025 -
Committee
MeetingN/A -
Decision Refusal -
Decision
Date19/11/2025 -
Appeal
Started07/05/2026 -
Appeal
DecisionN/A
| Summary | |
| Application Number | W/25/00613/FUL |
| Location Address | The Old Rectory Bredicot Worcester WR7 4QA |
| Proposal | Conversion and extension of 3 derelict barns to create a separate dwelling (self-build) |
| Status | Refusal |
| Application Type | Full planning permission |
| Appeal Decision | N/A |
| Important Dates | |
| Application Received Date | 21/03/2025 |
| Application Valid Date | 10/10/2025 |
| Consultation Start Date | 01/09/2025 |
| Site Visited / Site Notice Date | |
| Consultation End | 11/11/2025 |
| Advert Expiry | 06/11/2025 |
| Committee Date (if applicable) | |
| Committee Agenda | |
| Decision Date | 19/11/2025 |
| Further Information | |
| Expected Decision Level | Delegated |
| Case Officer | Isabelle Badland |
| Parish | Bredicot |
| Ward | Upton Snodsbury Ward |
| Applicant | Mr Clive Strange |
| Agent | Mr James Mear, Montez Architecture |
| Agent Address | Church Street Leominster Herefordshire HR6 8NE |
| Condition Details / Information Notes |
| The development would result in an isolated dwelling in an open countryside location, where Paragraph 84 of the National Planning Policy Framework applies. It is considered that the proposal to re-use the redundant or disused buildings would fail to enhance its immediate setting nor be sensitive to the defining characteristics of the local area, contrary to Paragraph 84 and the relevant aims and objectives of the National Planning Policy Framework. |
| The proposed development by reason of its location is in an unsustainable countryside location and would conflict with the aims of the South Worcestershire Development Plan and the National Planning Policy Framework to reduce reliance on the private car as a means of transport. The proposal would fail to minimise the demand for travel. Therefore, the proposal would not be sustainable in terms of location and is contrary to Policies SWDP1, SWDP2 and SWDP4 of the South Worcestershire Development Plan and the provisions of the National Planning Policy Framework as a whole, and with particular regard to Chapter 9, that require development to minimise the demand for travel and offer genuinely sustainable travel choices. Furthermore, the proposal would undermine wider Government aims and objectives including Net Zero and Carbon emission targets. |
| The proposed development, by reason of its overly modern, suburban design, scale and built form, would appear incongruous within its rural and historic setting. The extensive use of vertical cladding, large glazed openings, and flat-roofed extensions would form an unsympathetic contrast to the traditional character of the existing barns and the wider agricultural landscape. The dwelling would be visually intrusive and would erode the rural character and appearance of the area. Furthermore, the proposal would fail to preserve or enhance the setting and significance of nearby Grade II listed buildings, The Old Rectory and the Church of St James and would be of less than substantial harm. The identified harm to these designated heritage assets has not been supported by clear or convincing justification and would not be outweighed by the public benefits, as required by the National Planning Policy Framework. The development is therefore contrary to Policies SWDP6, SWDP21, SWDP24, and SWDP25 of the South Worcestershire Development Plan (2016), and to the aims and objectives of Chapters 12 and 16 of the National Planning Policy Framework. |
| It has not been demonstrated that sufficient private garden space would be provided. As such, the proposal fails to provide adequate private amenity space and is therefore contrary to Policy SWDP21 of the South Worcestershire Development Plan and the relevant aims and objectives of the National Planning Policy Framework. |
| The applicant has failed to accurately show the definitive line of the public right of way and has not demonstrated that it can be safely used during or after development. No information has been provided regarding the mitigation or reinstatement of any damage to the public right of way surface. As a result, the proposal fails to safeguard the public right of way and is contrary to paragraph 105 of the National Planning Policy Framework. |
| 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. |
| No Section 106 agreement has been entered into to secure the development as a self-build dwelling. In the absence of such a legal agreement, the scheme cannot qualify for exemption from Biodiversity Net Gain (BNG). The proposal therefore fails to demonstrate compliance with the statutory BNG requirements set out in Schedule 7A of the Town and Country Planning Act 1990. Consequently, the development is contrary to Policy SWDP22, does not meet the requirements of the Self-build and Custom Housebuilding Act 2015 (as amended), and fails to accord with the relevant aims and objectives of the National Planning Policy Framework. |
| Refused Planning references: Existing east & west elevations 157.06 Existing north & south elevations 157.07 East & west elevations proposed 157.08 North & South elevations proposed 157.09 Existing floor plan 157.10 Proposed floor plan 157.11 Site Location Plan 157.12 Existing Block Plan 157.MA Proposed Block Plan 157.M1A |
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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 |
|---|---|---|
| Foxley Barn Lower Crowle Road Crowle WORCESTER WR7 4AH | 11/11/2025 |
Consultee List
| Name | Organisation | Sent | Reply Due | Reply Received |
|---|---|---|---|---|
| Cllr Mrs Linda Robinson | Upton Snodsbury Ward | 01/09/2025 | 22/09/2025 | |
| Conservation Officer | Conservation Officer | 01/09/2025 | 22/09/2025 | |
| Drainage Engineer | Engineers - S.W. Land Drainage Partnership | 01/09/2025 | 22/09/2025 | |
| Highways | County Highways | 01/09/2025 | 22/09/2025 | |
| Jonathan Brierley | Open Spaces Society | 01/09/2025 | 22/09/2025 | |
| Mr M Robinson | Bredicot Parish Council | 01/09/2025 | 22/09/2025 | |
| National Amenities Societies | National Amenities Societies | 01/09/2025 | 22/09/2025 | |
| Network Rail (Western Region) | Network Rail (Western Region) | 01/09/2025 | 22/09/2025 | |
| Ramblers Head Office | The Ramblers' Association (Worcestershire Area) | 01/09/2025 | 22/09/2025 | |
| Sammie Lynch | Policy Plans - Self Build | 01/09/2025 | 22/09/2025 | |
| Worcestershire & Herefordshire LMC Ltd | Local Medical Committee | 01/09/2025 | 22/09/2025 | |
| Worcestershire County Council (Public Paths) | 01/09/2025 | 22/09/2025 | ||
| Worcestershire Regulatory Services - Cont. Land | Worcestershire Regulatory Services | 01/09/2025 | 22/09/2025 | |
| Cllr Mrs Linda Robinson | Upton Snodsbury Ward | 10/10/2025 | ||
| Conservation Officer | Conservation Officer | 10/10/2025 | ||
| Drainage Engineer | Engineers - S.W. Land Drainage Partnership | 10/10/2025 | ||
| Highways | County Highways | 10/10/2025 | ||
| Jonathan Brierley | Open Spaces Society | 10/10/2025 | ||
| Mr M Robinson | Bredicot Parish Council | 10/10/2025 | ||
| National Amenities Societies | National Amenities Societies | 10/10/2025 | ||
| Network Rail (Western Region) | Network Rail (Western Region) | 10/10/2025 | ||
| Ramblers Head Office | The Ramblers' Association (Worcestershire Area) | 10/10/2025 | ||
| Sammie Lynch | Policy Plans - Self Build | 10/10/2025 | ||
| Worcestershire & Herefordshire LMC Ltd | Local Medical Committee | 10/10/2025 | ||
| Worcestershire County Council (Public Paths) | 10/10/2025 | |||
| Worcestershire Regulatory Services - Cont. Land | Worcestershire Regulatory Services | 10/10/2025 |
Constraints List
| Constraints List |
| SWDP 5: Protect and Enhance |
| SWDP 15: Designated Rural Areas |
| Paper: Evesham Journal - Thursday |
| Outside SWDP Development Boundary |
| Public Right of Way: Type- Footpath. Path No- BC-502 C |
| Landfill Consultation |
| CIL008 - Non-Urban Area |
| Wind Turbines |
| Railway Line - Case Officer to refer to Network Rail Standing Advice and Matrix |
| Surface Water: Low 1 in 1000 extent |
| Listed Buildings Affect Setting 25m Buffer: Grade II. HE Ref: 1117084. Listed Building (AT RISK). CHURCH OF ST JAMES. LB/1117084 |
| Appeals Information | |
| Number | W/25/00613/FUL |
| PINS Appeal Ref | 6009042 |
| Method | Written Procedure |
| Start date | 07/05/2026 |
| LPA Final Comments Due | 26/06/2026 |
| Interested Party Comments Due | 12/06/2026 |
| Inquiry Date | |
| Venue | |
| Decision | |
| Issue Date | |
https://acp.planninginspectorate.gov.uk/ViewCase.aspx?caseid=6009042
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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