| Application Number | W/25/01288/GPDQ |
| Status | Application Refused |
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Planning Online Status
-
Application
Valid18/06/2025 -
Consultation
End21/07/2025 -
Committee
MeetingN/A -
Decision Refusal -
Decision
Date01/08/2025 -
Appeal
StartedN/A -
Appeal
DecisionN/A
| Summary | |
| Application Number | W/25/01288/GPDQ |
| Location Address | The Willows Farm Droitwich Road Bradley Green |
| Proposal | Notification for Prior Approval for the proposed change of use of an Agricultural Building to two Dwellinghouses (Class C3), and for building operations reasonably necessary for the conversion. |
| Status | Refusal |
| Application Type | GPDQ - agricultural to C3 dwellinghouse |
| Appeal Decision | N/A |
| Important Dates | |
| Application Received Date | 18/06/2025 |
| Application Valid Date | 18/06/2025 |
| Consultation Start Date | 30/06/2025 |
| Site Visited / Site Notice Date | |
| Consultation End | 21/07/2025 |
| Advert Expiry | |
| Committee Date (if applicable) | |
| Committee Agenda | |
| Decision Date | 01/08/2025 |
| Further Information | |
| Expected Decision Level | Delegated |
| Case Officer | Isabelle Badland |
| Parish | Stock and Bradley |
| Ward | Inkberrow Ward |
| Applicant | Mr A Hancox |
| Agent | Mr Stephen Haskey, Steve Haskey Design Ltd |
| Agent Address | 20 St John Street Bromsgrove B61 8QY |
| Condition Details / Information Notes |
| Aerial imagery demonstrates that the building approved under planning reference W/22/01397/FUL was not constructed prior to the 24th July 2023 and as such has not been in use for a period of at least 10 years before development under Class Q would begin and therefore the building would not have the permitted development rights due to the failure to comply with Q.1 (a) part (ii). The applicant has not provided sufficient evidence to demonstrate that the agricultural unit was constructed before this date. |
| In order for such a proposal to be granted Prior Approval, it is necessary to comply with the Nationally Described Space Standard issued by the Department for Communities and Local Government on 27th March 2015 as read with the notes dated 19th May 2016 which apply to it. The proposal does not meet requirements 10(d), which states that to provide two bedspaces, a double (or twin bedroom) must have a floor area of at least 11.5m2. The submitted floor plan shows that one of the bedrooms in Dwelling 2 measures only 8.4m2. As such, the proposal does not comply with Condition Q.1 (o) of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended). |
| The proposal has failed to demonstrate that the extent of the building works required to convert the building to dwellinghouses would not go beyond works more than is reasonably necessary to demonstrate that the existing building is capable of conversion without substantial works being required. In this case, notwithstanding the lack of information provided by the applicant, it is still evident due to the level of detail on the proposed elevation plans, drawing numbers 24-27-22 and 24-27-23 that all the existing single skin corrugated sheeting would be replaced with new materials of vertical timber cladding with substantial glazing, particularly incorporated within the south elevation which would require all new load bearing walls to support the glazing to be constructed to comply with Building Regulations. As such, this would result in a substantial loss of the existing fabric that would go beyond more than partial demolition and the construction of all new walls to support the new dwellings 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 building is 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 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 as it would constitute a rebuild would not comply with Class Q Part Q1 j) (i) & (ii) of the Town and Country Planning (General Permitted Development Order) 2015 (as amended). |
| Refused Drawing no/s: Survey-Floor Plan 24-27-01 Existing South and East Elevation 24-27-02 Existing West and North Elevation 24-27-03 Proposed-Floor Plan 24-27-21 Proposed South and East Elevation 24-27-22 Proposed West and North Elevation 24-27-23 Location Plan 24-27-00 Block Plan 24-27-20 |
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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.
| No associated neighbours |
Consultee List
| Name | Organisation | Sent | Reply Due | Reply Received |
|---|---|---|---|---|
| Cllr Ben Hurdman | Inkberrow Ward | 20/06/2025 | 11/07/2025 | |
| Cllr Nick Dawkes | Inkberrow Ward | 20/06/2025 | 11/07/2025 | |
| Highways | County Highways | 20/06/2025 | 11/07/2025 | |
| WDC Natural Heritage & Biodiversity Officer | WDC Natural Heritage & Biodiversity | 20/06/2025 | 11/07/2025 | |
| WRS - Contaminated Land & Nuisance | Worcestershire Regulatory Services | 20/06/2025 | 11/07/2025 | |
| Drainage Engineer | Engineers - S.W. Land Drainage Partnership | 30/06/2025 | 21/07/2025 |
Constraints List
| Constraints List |
| Paper: Droitwich Advertiser - Thursday |
| Outside SWDP Development Boundary |
| CIL008 - Non-Urban Area |
| Wind Turbines |
| SWDP 15: Designated Rural Areas |
| SWDP 5: Protect and Enhance |
| Local Wildlife Site |
| No associated appeals |
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