| Application Number | W/25/01005/PIP |
| Status | Application Refused |
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Planning Online Status
-
Application
Valid15/05/2025 -
Consultation
End06/06/2025 -
Committee
MeetingN/A -
Decision Refusal -
Decision
Date19/06/2025 -
Appeal
Started02/07/2025 -
Appeal
DecisionDismissed
| Summary | |
| Application Number | W/25/01005/PIP |
| Location Address | The Geldings Bouts Lane Holberrow Green Inkberrow Redditch B96 6JX |
| Proposal | Permission in Principle for the construction of up to 4no. dwellings |
| Status | Refusal |
| Application Type | Permission in Principle |
| Appeal Decision | Dismissed |
| Important Dates | |
| Application Received Date | 09/05/2025 |
| Application Valid Date | 15/05/2025 |
| Consultation Start Date | 19/05/2025 |
| Site Visited / Site Notice Date | |
| Consultation End | 06/06/2025 |
| Advert Expiry | |
| Committee Date (if applicable) | |
| Committee Agenda | |
| Decision Date | 19/06/2025 |
| Further Information | |
| Expected Decision Level | Delegated |
| Case Officer | Karen Wightman (Mrs) |
| Parish | Inkberrow |
| Ward | Inkberrow Ward |
| Applicant | Mr M Pendleton |
| Agent | David Addison, AddisonRees Planning Consultancy Ltd |
| Agent Address | Unit 12A Top Barn Business Centre Ltd Holt Heath Worcester WR6 6NH |
| Condition Details / Information Notes |
| The proposed development by reason of its location 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. There is limited footway infrastructure in the vicinity and the area is without street lighting and would not provide a safe walking distance to access the nearest facilities. 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. |
| The proposal would introduce a new pattern of ribbon development, in effect reducing the open and verdant gap on approach to the settlement edge of Holberrow Green, resulting in a form of domesticated development that would have a suburbanising effect on the character and appearance of the rural landscape failing to integrate with its surroundings. In addition, whilst the layout of the proposed dwellings are for indicative purposes only, this still demonstrates that the proposal would fail to maintain the spacious character of the area, appearing cramped and causing overdevelopment of the site and overall would be contrary to Polices SWDP21 and SWDP25 of the South Worcestershire Development Plan and SWDP2 that seeks to safeguard/enhance the open countryside and the provisions of the National Planning Policy Framework including Section 12 of the Framework which states that new development should be of high quality design and contribute positively to making places better. Accordingly, it is concluded that the location, land use and amount of the site is not suitable for residential development and that the proposal, considered holistically, fails to represent sustainable development. |
| The proposal represents the potential unjustified change of use and loss of rural employment land/ buildings through the loss of a consented live/work development, and as such would fails to meet the objectives of Policy SWDP12 of the South Worcestershire Development Plan, 2016 (which seeks to protect employment in rural areas), and the relevant aims and objectives of the National Planning Policy Framework, in particular with regard to Section 6 and ‘Supporting a prosperous rural economy’. |
| Refused Drawing Number:- 01 Location Plan, 02 Illustrative Site Plan |
| 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. The Council has however been unable to seek solutions to problems arising from this application as the applicant has failed to provide a scheme that would comply with the statutory policies of the development plan and would not overcome the reasons for refusal. Despite the Council’s efforts, it is considered that planning permission should be refused for the reasons set out in the decision notice. |
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.
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| Document Type | Date | Description | File Size | Drawing/Rev Number | |
|---|---|---|---|---|---|
| Application Documents | |||||
| 01. Application Form | 13/05/2025 | Application Form | (149kb) | - | |
| 02. Supporting Information | 13/05/2025 | Planning Statement | (348kb) | - | |
| Application Plans | |||||
| 04. Site/Location Plan | 13/05/2025 | 01 Location Plan | (718kb) | 01 - | |
| 06. Proposed Plans | 13/05/2025 | 02 Illustrative Site Plan | (567kb) | 02 - | |
| Statutory Consultee Response | |||||
| 09. Response - Statutory Consultee | 23/05/2025 | Paula Gittoes - Inkberrow Parish Council | (76kb) | - | |
| 09. Response - Statutory Consultee | 27/05/2025 | Drainage Engineer - Engineers - S.W. Land Drainage Partnership | (75kb) | - | |
| 09. Response - Statutory Consultee | 23/05/2025 | Cadent Gas | (457kb) | - | |
| Decision | |||||
| 11. Decision Information | 19/06/2025 | Delegated Report | (294kb) | - | |
| 12. Decision Notice | 19/06/2025 | Decision Notice | (285kb) | - | |
| Appeal | |||||
| Appeal Decision | 22/09/2025 | Despatch Cover Letter - Ciaran Power - 22 Sep 2025.pdf | (41kb) | - | |
| Appeal Decision | 22/09/2025 | APPEAL DECISION - 3368325 - The Geldings.pdf | (183kb) | - | |
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 |
|---|---|---|
| Bouts Corner Farm Bouts Lane Holberrow Green Inkberrow WORCESTER B96 6JX | 19/05/2025 | |
| Little Ryders Bouts Lane Holberrow Green Inkberrow WORCESTER B96 6JX | 19/05/2025 |
Consultee List
| Name | Organisation | Sent | Reply Due | Reply Received |
|---|---|---|---|---|
| Cadent (National Transmission System) | Cadent (National Transmission System) | 19/05/2025 | 02/06/2025 | |
| Cllr Ben Hurdman | Inkberrow Ward | 19/05/2025 | 02/06/2025 | |
| Cllr Nick Dawkes | Inkberrow Ward | 19/05/2025 | 02/06/2025 | |
| Drainage Engineer | Engineers - S.W. Land Drainage Partnership | 19/05/2025 | 02/06/2025 | |
| Highways | County Highways | 19/05/2025 | 02/06/2025 | |
| Paula Gittoes | Inkberrow Parish Council | 19/05/2025 | 02/06/2025 | |
| Worcestershire & Herefordshire LMC Ltd | Local Medical Committee | 19/05/2025 | 02/06/2025 |
Constraints List
| Constraints List |
| Paper: Redditch Advertiser - Thursday |
| SWDP 5: Protect and Enhance |
| Outside SWDP Development Boundary |
| CIL008 - Non-Urban Area |
| Paper: Evesham Journal - Thursday |
| Wind Turbines |
| Policy Case ELA - WDC/419/EMP. The Geldings, Bouts Lane, Holberrow Green, Inkberrow, Redditch, B96 6JX. Development of a live/work unit (used for any of Use Class E(g)(i) offices, E(g)(ii) research and development or E(g)(iii) industrial processes).. Not Started. |
| Policy Case HLA - WDC/387/HOU. Bouts Corner Farm, Bouts Lane, Holberrow Green, Inkberrow, Worcester, B96 6JX. Erection of new dwelling and associated works in lieu of that granted under 21/01534/GPDQ (Part Retrospective). Open Market. Small windfall (HLA only) |
| Policy Case HLA - WDC/223/HOU. Bouts Corner Farm, Bouts Lane, Holberrow Green, Inkberrow, Worcester, B96 6JX. Notification for Prior Approval for the proposed change of use of an Agricultural Building to a dwellinghouse (one dwellinghouse) and associated operational development. Open Market. Small windfall (HLA only) |
| Policy Case HLA - WDC/845/HOU. The Geldings, Bouts Lane, Holberrow Green, Inkberrow, Redditch, B96 6JX. Development of a live/work unit. Open Market. Small windfall (HLA only) |
| SWDP 15: Designated Rural Areas |
| Surface Water: Low 1 in 1000 extent |
| Surface Water: Medium 1 in 100 extent |
| Appeals Information | |
| Number | W/25/01005/PIP |
| PINS Appeal Ref | APP/H1840/W/25/3368325 |
| Method | Written Procedure |
| Start date | 02/07/2025 |
| LPA Final Comments Due | 20/08/2025 |
| Interested Party Comments Due | 06/08/2025 |
| Inquiry Date | |
| Venue | |
| Decision | Dismissed |
| Issue Date | 22/09/2025 |
https://acp.planninginspectorate.gov.uk/ViewCase.aspx?caseid=3368325
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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