| Application Number | W/25/00693/FUL |
| Status | Application Refused |
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Planning Online Status
-
Application
Valid15/04/2025 -
Consultation
End23/05/2025 -
Committee
MeetingN/A -
Decision Refusal -
Decision
Date10/06/2025 -
Appeal
StartedN/A -
Appeal
DecisionN/A
| Summary | |
| Application Number | W/25/00693/FUL |
| Location Address | Coneybury Farm Alcester Road Kington Flyford Flavell Worcester WR7 4DF |
| Proposal | Demolition of existing workshops and construction of a fitness studio and therapy room. |
| Status | Refusal |
| Application Type | Full planning permission |
| Appeal Decision | N/A |
| Important Dates | |
| Application Received Date | 28/03/2025 |
| Application Valid Date | 15/04/2025 |
| Consultation Start Date | 25/04/2025 |
| Site Visited / Site Notice Date | |
| Consultation End | 23/05/2025 |
| Advert Expiry | 23/05/2025 |
| Committee Date (if applicable) | |
| Committee Agenda | |
| Decision Date | 10/06/2025 |
| Further Information | |
| Expected Decision Level | Delegated |
| Case Officer | Gemma Smith |
| Parish | Dormston |
| Ward | Inkberrow Ward |
| Applicant | Ms A Marshall, ALM Fitness |
| Agent | Mr Mike Brabbs, Masefields |
| Agent Address | The Grange 37 Alcester Road Studley Redditch B807LL |
| Condition Details / Information Notes |
| The application site lies outside of a development boundary for the purposes of the spatial planning Policy SWDP2 where development is strictly controlled to a number of exceptions. Whilst Policy SWDP12 (employment development in rural areas) is cited as an exception to development within the open countryside, there is insufficient information to support the application about the wider farm holding to enable the Local Planning Authority to assess the proposal against the criterion set out within Policy SWDP12. SWDP1 and Paragraph 11 of the NPPF outlines the presumption in favour of sustainable development. The adverse impacts of the proposal would far outweigh the small contribution of rural employment opportunities identified that the proposal would provide. As such it is considered that the proposal is contrary to Policy SWDP1 and Policy SWDP2 of the South Worcestershire Development Plan, 2016 together with the sustainable aims and objectives of the National Planning Policy Framework (NPPF), and having regard to NPPF Paragraph 11. |
| The Application site is in open countryside where access to services are limited. The location of application site is not easily accessible. There is insufficient information about the detail of the end user or commercial activity included specifics of times of sessions. It is not clear from the proposal how the facility would serve only the immediate community. There is an irregular bus service and lack of streetlighting, which would result in the ability for the development would fail to offer genuinely sustainable modes of travel, contrary to Policy SWDP 4 of the South Worcestershire Development Plan, 2016 and the sustainable objectives of the National Planning Policy Framework, 2024. |
| By virtue of the size, scale and design of the proposed outbuilding, the proposal is not complementary to the character of the immediate context as a historic farmstead and does not integrate well within this context nor within the surrounding area. The proposal would therefore conflict with Policy SWDP21 of the South Worcestershire Development Plan, 2016 and the South Worcestershire Design Guide SPD, 2018. |
| The scale and design of the building is insufficiently justified and would appear out of context with the site and the character of the rural area. The proposal would result in less than substantial harm to the setting of the Grade II Listed Coneybury Farmhouse ((NHLE 1116870). It would also would fail to preserve the setting of the Grade II listed building. No public benefits have been identified that would outweigh the harms identified As such the proposal would not accord with the conservation aims of Policies SWDP6, SWDP21 and SWDP24 of the South Worcestershire Development Plan 2016 (SWDP). The proposal is also not considered to meet the requirements of the National Planning Policy Framework including chapters 12 and 16 as well as Section 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990 |
| 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, Supplementary Planning Documents, as well as offering a full pre-application advice service in order to ensure that the applicant has been given every opportunity to submit an application which is likely to be considered favourably. Unfortunately the submitted application is not considered to accord with the advice available nor was pre-application advice sought prior to its submission. As a result the Council has been unable to seek solutions to problems arising from this application as the amendments required to make the application acceptable are substantial and are considered to materially change the development proposals. They would require further consultation to be undertaken prior to determination which could not take place within the statutory determination period specified by the Ministry of Housing, Communities & Local Government. Despite the Council’s efforts, it is considered that the current planning application should be refused for the reasons set out in the decision notice. The applicant is encouraged to seek pre-application advice prior to the submission of any further formal planning application. |
| The decision relates to the following documents: 009 entitled Location Plan 010 Rev E entitled Existing Block Plan 018 Rev B entitled ‘Existing Site Plan’ 021 Rev F entitled Proposed Plans 022 Rev C entitled ‘Proposed Elevations’ 015 Rev H entitled Proposed Block Plan’ 020 Rev B entitled ‘Proposed Site Plan’ |
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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 |
|---|---|---|
| Antiques Shop At Coneybury Farm Alcester Road Kington Flyford Flavell WORCESTER WR7 4DF | 23/04/2025 | |
| Coneybury Farm Shop Coneybury Farm Alcester Road Kington Flyford Flavell WORCESTER WR7 4DF | 23/04/2025 | |
| Store At Rear Of Coneybury Farm Alcester Road Kington Flyford Flavell WORCESTER WR7 4DF | 23/04/2025 |
Consultee List
| Name | Organisation | Sent | Reply Due | Reply Received |
|---|---|---|---|---|
| Asset Protection Team | Severn Trent Water Limited | 23/04/2025 | 14/05/2025 | |
| Cllr Ben Hurdman | Inkberrow Ward | 23/04/2025 | 14/05/2025 | |
| Cllr Nick Dawkes | Inkberrow Ward | 23/04/2025 | 14/05/2025 | |
| Conservation Officer | Conservation Officer | 23/04/2025 | 14/05/2025 | |
| Drainage Engineer | Engineers - S.W. Land Drainage Partnership | 23/04/2025 | 14/05/2025 | |
| Highways | County Highways | 23/04/2025 | 14/05/2025 | |
| Lisa Cope | Dormston Parish Council | 23/04/2025 | 14/05/2025 | |
| Mr S Bloomfield | Worcestershire Wildlife Trust | 23/04/2025 | 14/05/2025 | |
| Tree Preservation Officer | Tree Preservation Officer | 23/04/2025 | 14/05/2025 | |
| WDC Natural Heritage & Biodiversity Officer | WDC Natural Heritage & Biodiversity | 23/04/2025 | 14/05/2025 | |
| Worcestershire County Council (Public Paths) | 23/04/2025 | 14/05/2025 | ||
| Mrs E Marshall | Landscape Officer | 25/04/2025 | 16/05/2025 |
Constraints List
| Constraints List |
| SWDP 15: Designated Rural Areas |
| SWDP 5: Protect and Enhance |
| Paper: Evesham Journal - Thursday |
| Minor Aquifer |
| CIL008 - Non-Urban Area |
| Outside SWDP Development Boundary |
| Public Right of Way: Type- Footpath. Path No- DN-546 B |
| Historic Flood Map |
| Flood Zone 2: Medium |
| Surface Water: Low 1 in 1000 extent |
| Wind Turbines |
| Surface Water: Medium 1 in 100 extent |
| Listed Buildings Affect Setting 25m Buffer: Grade II. HE Ref: 1116870. Listed Building. CONEYBURY FARMHOUSE. LB/1116870 |
| Local Wildlife Site |
| No associated appeals |
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