| Application Number | W/25/01048/FUL |
| Status | Application Refused |
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Planning Online Status
-
Application
Valid22/05/2025 -
Consultation
End27/11/2025 -
Committee
Meeting08/01/2026 -
Decision Refusal -
Decision
Date09/01/2026 -
Appeal
Started16/02/2026 -
Appeal
DecisionDismissed
| Summary | |
| Application Number | W/25/01048/FUL |
| Location Address | Bank Farm Front Street Pebworth Stratford Upon Avon CV37 8XQ |
| Proposal | Demolition of existing agricultural barns and replacement with 3no. dwellings and associated works |
| Status | Refusal |
| Application Type | Full planning permission |
| Appeal Decision | Dismissed |
| Important Dates | |
| Application Received Date | 15/05/2025 |
| Application Valid Date | 22/05/2025 |
| Consultation Start Date | 26/06/2025 |
| Site Visited / Site Notice Date | 08/01/2026 |
| Consultation End | 27/11/2025 |
| Advert Expiry | 27/11/2025 |
| Committee Date (if applicable) | 08/01/2026 |
| Committee Agenda | Planning Committee Information |
| Decision Date | 09/01/2026 |
| Further Information | |
| Expected Decision Level | Committee |
| Case Officer | Victoria Kempton |
| Parish | Pebworth |
| Ward | Honeybourne, Pebworth & The Littletons Ward |
| Applicant | Karl Lockley, Sandpiper TKL Limited |
| Agent | Mr Simon Rees, AddisonRees Planning Consultancy |
| Agent Address | Unit 12A Top Farm Business Centre Holt WR6 6NH |
| Condition Details / Information Notes |
| By virtue of the introduction of residential development and its associated domestic paraphernalia including the addition of bin stores, light pollution and associated vehicles, the development would suburbanise the site and its surroundings. Consequently, the development fails to preserve and enhance the distinctive character of Pebworth, the character of the locality and landscape quality within this rural, open countryside location. The development would also visually expand the historic heart of the village into the adjacent rural countryside which is at odds with the nucleated settlement pattern. These matters subsequently give rise to harm to the setting of the adjacent Conservation Area, and such harm is not assessed to be outweighed by other matters, noting the absence of a fallback position. The development is therefore contrary to policies SWDP2, SWDP6, SWDP21, SWDP 24 and SWDP25 of the South Worcestershire Development Plan, policy P3 of the Pebworth Parish Neighbourhood Plan and the relevant aims and objectives of the National Planning Policy Framework. |
| In the absence of a secure mechanism to provide a financial contribution of offsite affordable housing, the proposal would conflict with policy SWDP15 of the South Worcestershire Development Plan and would fail to meet the social objectives of sustainable development as set out in the National Planning Policy Framework. Next, the biodiversity net gain strategy would deliver a significant onsite enhancements, including high distinctiveness habitats. The LPA consider the most appropriate mechanism to secure this is through a legal agreement rather than condition. Therefore, in the absence of a legal agreement to secure the maintenance of the onsite enhancements, the development would conflict with Schedule 7A of the Town and Country Planning Act 1990. Finally, due to the excessive bin carry distances from the dwellings to the highway (which exceed the maximum bin carry distances for occupiers set out within the Worcestershire County Council Streetscapes Design Guide (July 2022)), the development would require a private refuse strategy. In the absence of a legal agreement appropriately secure this provision, the layout of the development would fail to represent a high standard of amenity contrary to paragraph 135(f) of the National Planning Policy Framework. |
| Drawing numbers to which this decision relates to: • Location Plan 4190 – 01 dated December 2024; • Proposed Site Plan 4190 – 04J dated 23 October 2025; • Plot 1 - Proposed Floor Plans 4190 - 21A dated 16 October 2025; • Plot 1 Proposed Elevations 4190 - 22B dated 23 October 2025; • Plot 2 - Proposed Floor Plans 4190 - 23C dated 23 October 2025; • Plot 2 - Proposed Elevations 4190 - 24C dated 23 October 2025; • Plot 3 - Proposed Floor Plans 4190 - 25B dated 23 October 2025; • Plot 3 - Proposed Elevations 4190 - 26B dated 23 October 2025; • Landscape and Ecological Enhancement Scheme 1721-2-R1 dated 1st December 2025. |
| In dealing with this application, the Council has worked with the applicant by seeking further information following receipt of the application and by seeking amendments to the proposed development following receipt of the application. In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application. This is in accordance with paragraph 39 of the NPPF. Despite these efforts, the Council still consider that planning permission should be refused for the reasons set out above. |
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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 |
|---|---|---|
| Sunnyside Back Lane Pebworth STRATFORD UPON AVON CV37 8XA | 15/06/2025 | |
| Bank Farm House Front Street Pebworth STRATFORD UPON AVON CV37 8XQ | 03/06/2025 | |
| Bank House Front Street Pebworth STRATFORD UPON AVON CV37 8XQ | 15/06/2025 | |
| Cherry Orchard Back Lane Pebworth STRATFORD UPON AVON CV37 8XA | 17/06/2025 | |
| Felly Lodge Bank Farm Court Front Street Pebworth STRATFORD UPON AVON CV37 8XQ | 29/10/2025 | |
| Conifers Back Lane Pebworth STRATFORD UPON AVON CV37 8XA | 16/06/2025 | |
| Old Manor Close Friday Street Pebworth STRATFORD UPON AVON CV37 8XW | 16/06/2025 | |
| Sunnyside Back Lane Pebworth STRATFORD UPON AVON CV37 8XA | 16/06/2025 | |
| Pebworth Barn Back Lane Pebworth STRATFORD UPON AVON CV37 8XA | 20/06/2025 | |
| The Byre 3 Rookery Court Back Lane Pebworth STRATFORD UPON AVON CV37 8XA | 19/06/2025 | |
| Meon House Friday Street Pebworth STRATFORD UPON AVON CV37 8XW | 30/05/2025 | |
| The Old Post Office Front Street Pebworth STRATFORD UPON AVON CV37 8XQ | 18/06/2025 | |
| Hillcrest Back Lane Pebworth STRATFORD UPON AVON CV37 8XA | 15/06/2025 | |
| Cherry Orchard Back Lane Pebworth STRATFORD UPON AVON CV37 8XA | 17/06/2025 | |
| Elford Cottage Pebworth Road Ullington Pebworth STRATFORD UPON AVON CV37 8XG | 15/06/2025 | |
| The Old Barn 1 Rookery Court Back Lane Pebworth STRATFORD UPON AVON CV37 8XA | 14/06/2025 | |
| The Old Post Office Front Street Pebworth STRATFORD UPON AVON CV37 8XQ | 18/06/2025 | |
| The Granary 2 Rookery Court Back Lane Pebworth STRATFORD UPON AVON CV37 8XA | 14/06/2025 | |
| Bank Farm House Front Street Pebworth STRATFORD UPON AVON CV37 8XQ | 18/06/2025 | |
| Bakery Cottage Friday Street Pebworth STRATFORD UPON AVON CV37 8XW | 15/06/2025 | |
| Rookery House Back Lane Pebworth STRATFORD UPON AVON CV37 8XA | 04/06/2025 | |
| The Old Bakery Friday Street Pebworth STRATFORD UPON AVON CV37 8XW | 16/06/2025 | |
| Sandford House 6 Mill Field Pebworth STRATFORD UPON AVON CV37 8UX | 09/06/2025 | |
| 77 Broad Marston Road Broad Marston Pebworth STRATFORD UPON AVON CV37 8XT | 15/06/2025 | |
| The Knoll Front Street Pebworth STRATFORD UPON AVON CV37 8XQ | 18/06/2025 | |
| The Old Bakery Friday Street Pebworth STRATFORD UPON AVON CV37 8XW | 16/06/2025 | |
| Cherry Orchard Back Lane Pebworth STRATFORD UPON AVON CV37 8XA | 16/06/2025 | |
| Elford Cottage Pebworth Road Ullington Pebworth STRATFORD UPON AVON CV37 8XG | 29/10/2025 | |
| Elford Cottage Pebworth Road Ullington Pebworth STRATFORD UPON AVON CV37 8XG | 29/10/2025 | |
| Orchard Cottage Front Street Pebworth STRATFORD UPON AVON CV37 8XQ | 15/06/2025 | |
| Low Furrow Friday Street Pebworth STRATFORD UPON AVON CV37 8XW | 25/06/2025 | |
| Meadow View Broad Marston Road Broad Marston Pebworth STRATFORD UPON AVON CV37 8XR | 12/06/2025 | |
| The Old Barn 1 Rookery Court Back Lane Pebworth STRATFORD UPON AVON CV37 8XA | 14/06/2025 | |
| The Moat House Back Lane Pebworth STRATFORD UPON AVON CV37 8XA | 16/06/2025 | |
| 2 St Peters Court Dorsington Road Pebworth STRATFORD UPON AVON CV37 8UL | 15/06/2025 | |
| Dormer Cottage Pebworth Road Ullington Pebworth STRATFORD UPON AVON CV37 8XG | 17/06/2025 | |
| 5 Chapel Road Pebworth STRATFORD UPON AVON CV37 8XJ | 17/06/2025 | |
| Maple Barn Back Lane Pebworth STRATFORD UPON AVON CV37 8XA | 15/06/2025 | |
| 19 Broad Marston Road Broad Marston Pebworth STRATFORD UPON AVON CV37 8XR | 16/06/2025 | |
| Maple Barn Back Lane Pebworth STRATFORD UPON AVON CV37 8XA | 15/06/2025 | |
| Felly Lodge Bank Farm Court Front Street Pebworth STRATFORD UPON AVON CV37 8XQ | 28/05/2025 | 02/06/2025 |
| Elford Cottage Pebworth Road Ullington Pebworth STRATFORD UPON AVON CV37 8XG | 28/05/2025 | 29/05/2025 |
| Bank Court Mews 7 Bank Farm Court Front Street Pebworth STRATFORD UPON AVON CV37 8XQ | 28/05/2025 | |
| Cherry Cottage Front Street Pebworth STRATFORD UPON AVON CV37 8XQ | 28/05/2025 | |
| Elm View Chapel Road Pebworth STRATFORD UPON AVON CV37 8XJ | 28/05/2025 | |
| Old Parlour Bank Farm Court Front Street Pebworth STRATFORD UPON AVON CV37 8XQ | 28/05/2025 | |
| Few Beamss 4 Bank Farm Court Front Street Pebworth STRATFORD UPON AVON CV37 8XQ | 28/05/2025 | |
| Orchard Cottage Front Street Pebworth STRATFORD UPON AVON CV37 8XQ | 28/05/2025 | 15/06/2025 |
| Bramley House Front Street Pebworth STRATFORD UPON AVON CV37 8XQ | 28/05/2025 | 29/06/2025 |
Consultee List
| Name | Organisation | Sent | Reply Due | Reply Received |
|---|---|---|---|---|
| Aidan Smyth | WDC - Archaeology & Planning Advisor | 28/05/2025 | 18/06/2025 | |
| Becky Burman | Pebworth Parish Council | 28/05/2025 | 18/06/2025 | 18/06/2025 |
| Cllr Hannah Robson | Honeybourne, Pebworth & The Littletons Ward | 28/05/2025 | 18/06/2025 | |
| Cllr Judith Ciotti | Honeybourne, Pebworth & The Littletons Ward | 28/05/2025 | 18/06/2025 | |
| Conservation Officer | Conservation Officer | 28/05/2025 | 18/06/2025 | |
| Drainage Engineer | Engineers - S.W. Land Drainage Partnership | 28/05/2025 | 18/06/2025 | |
| Highways | County Highways | 28/05/2025 | 18/06/2025 | |
| Mrs E Marshall | Landscape Officer | 28/05/2025 | 18/06/2025 | 10/06/2025 |
| Policy Plans - General | Policy Plans - General | 28/05/2025 | 18/06/2025 | |
| WDC Natural Heritage & Biodiversity Officer | WDC Natural Heritage & Biodiversity | 28/05/2025 | 18/06/2025 | |
| Worcestershire & Herefordshire LMC Ltd | Local Medical Committee | 28/05/2025 | 18/06/2025 | |
| Worcestershire Regulatory Services - Cont. Land | Worcestershire Regulatory Services | 28/05/2025 | 18/06/2025 | |
| Asset Protection Team | Severn Trent Water Limited | 26/06/2025 | 17/07/2025 | 05/07/2025 |
| Becky Burman | Pebworth Parish Council | 18/08/2025 | 28/08/2025 | |
| Cllr Hannah Robson | Honeybourne, Pebworth & The Littletons Ward | 18/08/2025 | 28/08/2025 | |
| Cllr Judith Ciotti | Honeybourne, Pebworth & The Littletons Ward | 18/08/2025 | 28/08/2025 | |
| Conservation Officer | Conservation Officer | 18/08/2025 | 28/08/2025 | 18/10/2025 |
| Highways | County Highways | 18/08/2025 | 28/08/2025 | |
| Mrs E Marshall | Landscape Officer | 18/08/2025 | 28/08/2025 | |
| WDC Natural Heritage & Biodiversity Officer | WDC Natural Heritage & Biodiversity | 18/08/2025 | 28/08/2025 | |
| Becky Burman | Pebworth Parish Council | 29/10/2025 | 08/11/2025 | |
| Becky Burman | Pebworth Parish Council | 29/10/2025 | 08/11/2025 | |
| Cllr Hannah Robson | Honeybourne, Pebworth & The Littletons Ward | 29/10/2025 | 08/11/2025 | |
| Cllr Judith Ciotti | Honeybourne, Pebworth & The Littletons Ward | 29/10/2025 | 08/11/2025 | |
| Conservation Officer | Conservation Officer | 29/10/2025 | 08/11/2025 | |
| Drainage Engineer | Engineers - S.W. Land Drainage Partnership | 29/10/2025 | 08/11/2025 | |
| Highways | County Highways | 29/10/2025 | 08/11/2025 | |
| Mrs E Marshall | Landscape Officer | 29/10/2025 | 08/11/2025 | |
| Becky Burman | Pebworth Parish Council | 24/12/2025 |
Constraints List
| Constraints List |
| Enforcement Notice: IN/98/00328 |
| Article 4 Direction |
| Paper: Evesham Journal - Thursday |
| Affect setting: Pebworth Conservation Area |
| Pebworth Conservation Area |
| Contaminated Land |
| CIL008 - Non-Urban Area |
| Outside SWDP Development Boundary |
| Surface Water: High 1 in 30 extent |
| Surface Water: Medium 1 in 100 extent |
| Surface Water: Low 1 in 1000 extent |
| Wind Turbines |
| SWDP 6: Conservation Area |
| SWDP 15: Designated Rural Areas |
| SWDP 2: Development Boundary |
| SWDP 11: Vale of Evesham Heavy Goods Vehicles Control Zone |
| SWDP 5: Protect and Restore |
| Neighbourhood Plan: NPA Boundaries |
| Listed Buildings Affect Setting 25m Buffer: Grade II. HE Ref: 1303176. Listed Building. ORCHARD COTTAGE. LB/1303176 |
| Appeals Information | |
| Number | W/25/01048/FUL |
| PINS Appeal Ref | 6004740 |
| Method | Written Procedure |
| Start date | 16/02/2026 |
| LPA Final Comments Due | 08/04/2026 |
| Interested Party Comments Due | 23/03/2026 |
| Inquiry Date | |
| Venue | |
| Decision | Dismissed |
| Issue Date | 09/07/2026 |
https://acp.planninginspectorate.gov.uk/ViewCase.aspx?caseid=6004740
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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