| Application Number | W/25/01947/PIP |
| Status | Application Refused |
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Planning Online Status
-
Application
Valid15/09/2025 -
Consultation
End02/10/2025 -
Committee
MeetingN/A -
Decision Refusal -
Decision
Date15/10/2025 -
Appeal
Started21/11/2025 -
Appeal
DecisionDismissed
| Summary | |
| Application Number | W/25/01947/PIP |
| Location Address | Land at (OS 9761 3527) Back Lane Beckford |
| Proposal | Permission in Principle for up to 5 dwellings |
| Status | Refusal |
| Application Type | Permission in Principle |
| Appeal Decision | Dismissed |
| Important Dates | |
| Application Received Date | 10/09/2025 |
| Application Valid Date | 15/09/2025 |
| Consultation Start Date | 15/09/2025 |
| Site Visited / Site Notice Date | |
| Consultation End | 02/10/2025 |
| Advert Expiry | |
| Committee Date (if applicable) | |
| Committee Agenda | |
| Decision Date | 15/10/2025 |
| Further Information | |
| Expected Decision Level | Delegated |
| Case Officer | Robert Smith |
| Parish | Beckford |
| Ward | Bredon Hill Ward |
| Applicant | Chris Barnett |
| Agent | Simon Rees, AddisonRees Planning Consultancy Ltd |
| Agent Address | Unit 12A Top Barn Business Centre Ltd Holt Heath Worcester WR6 6NH |
| Condition Details / Information Notes |
| The proposal is an inappropriate response to context, out of character and keeping with the existing pattern of development in the locality which is characterised by frontage development along Back Lane and would be seen as a sporadic form of development in open countryside that would harm the appearance of the rural area, as well as the wider settings of the AONB, Grade II listed Manor House, and the adjacent public footpath. Accordingly, the proposal conflicts with South Worcestershire Development Plan Policies SWDP6, 21, 23, 24 and 25, and the relevant aims and objectives of the National Planning Policy Framework, including section 15 - Conserving and enhancing the natural environment, and 16 - Conserving and enhancing the historic environment; and would neither safeguard or enhance the character and appearance of open countryside and designated landscape hereabouts, or the setting of designated heritage assets. Overall, the adverse impacts of the proposal in terms of land use and amount of development would significantly and demonstrably outweigh the benefits of the scheme when assessed against the policies in the Framework taken as a whole and the proposed development is contrary to policies SWDP2, 6, 21, 23, 24 and 25 of the adopted South Worcestershire Development Plan and the aims and objectives of the National Planning Policy Framework. |
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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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 |
|---|---|---|
| Ashfield Cheltenham Road Beckford TEWKESBURY GL20 7AL | 30/09/2025 | |
| 3 The Mews Back Lane Beckford TEWKESBURY GL20 7AF | 01/10/2025 | |
| 1 Crumps Cottages Back Lane Beckford TEWKESBURY GL20 7AF | 01/10/2025 | |
| Old Granary Back Lane Beckford GL20 7AF | 07/10/2025 | |
| 1 Back Lane Cottages Back Lane Beckford TEWKESBURY GL20 7AF | 01/10/2025 | |
| 4 Crumps Cottages Back Lane Beckford TEWKESBURY GL20 7AF | 01/10/2025 | |
| Westville Main Street Beckford TEWKESBURY GL20 7AD | 01/10/2025 | |
| 3 Crumps Cottages Back Lane Beckford TEWKESBURY GL20 7AF | 01/10/2025 | |
| 3 Crumps Cottages Back Lane Beckford TEWKESBURY GL20 7AF | 02/10/2025 | |
| Field House Back Lane Beckford TEWKESBURY GL20 7AF | 27/09/2025 | |
| 4 Crumps Cottages Back Lane Beckford TEWKESBURY GL20 7AF | 29/09/2025 | |
| Westville Main Street Beckford TEWKESBURY GL20 7AD | 02/10/2025 | |
| Rose Villa Main Street Beckford TEWKESBURY GL20 7AD | 30/09/2025 | |
| The Old Stables Back Lane Beckford TEWKESBURY GL20 7AF | 29/09/2025 | |
| 1 Back Lane Cottages Back Lane Beckford TEWKESBURY GL20 7AF | 01/10/2025 | |
| 1 Crumps Cottages Back Lane Beckford TEWKESBURY GL20 7AF | 17/09/2025 | |
| Home Farm Back Lane Beckford TEWKESBURY GL20 7AF | 01/10/2025 | |
| Lily House Back Lane Beckford TEWKESBURY GL20 7AF | 15/09/2025 | 25/09/2025 |
| Back Lane House Back Lane Beckford TEWKESBURY GL20 7AF | 15/09/2025 |
Consultee List
| Name | Organisation | Sent | Reply Due | Reply Received |
|---|---|---|---|---|
| Cllr Beverley Hardman | Bredon Hill Ward | 15/09/2025 | 29/09/2025 | |
| Conservation Officer | Conservation Officer | 15/09/2025 | 29/09/2025 | |
| Drainage Engineer | Engineers - S.W. Land Drainage Partnership | 15/09/2025 | 29/09/2025 | |
| Highways | County Highways | 15/09/2025 | 29/09/2025 | |
| Housing Team - WDC | Housing - WDC | 15/09/2025 | 29/09/2025 | |
| Mr D Roscoe | Beckford Parish Council | 15/09/2025 | 29/09/2025 | |
| Mrs E Marshall | Landscape Officer | 15/09/2025 | 29/09/2025 | |
| Policy Plans - General | Policy Plans - General | 15/09/2025 | 29/09/2025 | |
| WDC Natural Heritage & Biodiversity Officer | WDC Natural Heritage & Biodiversity | 15/09/2025 | 29/09/2025 | |
| Worcestershire & Herefordshire LMC Ltd | Local Medical Committee | 15/09/2025 | 29/09/2025 | |
| Worcestershire Regulatory Services - Nuisance | Worcestershire Regulatory Services | 15/09/2025 | 29/09/2025 | 16/09/2025 |
Constraints List
| Constraints List |
| SWDP 5: Protect and Restore |
| PD Rights Removed may apply: 94/01189 - Back Lane House, Back Lane, Beckford |
| Outside SWDP Development Boundary |
| Paper: Evesham Journal - Thursday |
| CIL008 - Non-Urban Area |
| Wind Turbines |
| Policy Case HLA - PAR/07/19/HOU. BACK LANE. . Affordable. Small site (EMP only) |
| Policy Case HLA - PAR/07/36/HOU. Land At, Back Lane House, Back Lane, Beckford. Application for reserved matters approval (layout, scale, appearance and landscaping) for detached house following outline planning permission W/12/02566/OU.. Open Market. Small site (EMP only) |
| SWDP 15: Designated Rural Areas |
| SWDP 2: Development Boundary |
| Surface Water: Medium 1 in 100 extent |
| Surface Water: Low 1 in 1000 extent |
| Appeals Information | |
| Number | W/25/01947/PIP |
| PINS Appeal Ref | 6001782 |
| Method | Written Procedure |
| Start date | 21/11/2025 |
| LPA Final Comments Due | 14/01/2026 |
| Interested Party Comments Due | 30/12/2025 |
| Inquiry Date | |
| Venue | |
| Decision | Dismissed |
| Issue Date | 12/05/2026 |
https://acp.planninginspectorate.gov.uk/ViewCase.aspx?caseid=6001782
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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