| Application Number | W/25/02166/FUL |
| Status | Application Refused |
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Planning Online Status
-
Application
Valid14/10/2025 -
Consultation
End24/11/2025 -
Committee
MeetingN/A -
Decision Refusal -
Decision
Date12/12/2025 -
Appeal
Started09/03/2026 -
Appeal
DecisionAllowed
| Summary | |
| Application Number | W/25/02166/FUL |
| Location Address | Buildings At (OS 9595 3774) Hill Road Overbury |
| Proposal | Proposed demolition of The Barracks building with the remaining land to be incorporated into the garden of Jubilee Cottage and Nindfield. |
| Status | Refusal |
| Application Type | Full planning permission |
| Appeal Decision | Allowed |
| Important Dates | |
| Application Received Date | 09/10/2025 |
| Application Valid Date | 14/10/2025 |
| Consultation Start Date | 03/11/2025 |
| Site Visited / Site Notice Date | |
| Consultation End | 24/11/2025 |
| Advert Expiry | 13/11/2025 |
| Committee Date (if applicable) | |
| Committee Agenda | |
| Decision Date | 12/12/2025 |
| Further Information | |
| Expected Decision Level | Delegated |
| Case Officer | Charlotte Barry |
| Parish | Overbury |
| Ward | Bredon Hill Ward |
| Applicant | Mr Liam Aggett |
| Agent | Chris Lane, RCA Regeneration Ltd |
| Agent Address | Unit 6 De Salis Court Hampton Lovett Industrial Estate Droitwich Spa WR9 0QE |
| Condition Details / Information Notes |
| The Barracks is a historic building of nineteenth-century origin, identified as a non-designated heritage asset, and is understood to have functioned as a former silk mill and subsequently as a residential building, which makes a positive contribution to the character and appearance of the Overbury Conservation Area and to the setting of the Grade II listed building, Nindfield. The proposed demolition of The Barracks would result in the loss of a building which makes a positive contribution to the character and appearance of the Overbury Conservation Area and to the setting of the Grade II listed building, Nindfield. The proposal would therefore cause harm to the significance of designated heritage assets, contrary to the statutory duties under Sections 66 and 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990. The harm identified has not been clearly and convincingly justified, as required by national policy. The limited and largely private benefits of the scheme do not outweigh the less than substantial harm caused to the heritage assets. The proposal is therefore contrary to Policies SWDP6 and SWDP24 of the South Worcestershire Development Plan and paragraphs 212–215 of the National Planning Policy Framework. |
| The demolition of The Barracks and its replacement with extended areas of domestic curtilage would fail to respond appropriately to the historic context, established layout and character of the site and its surroundings. The proposals would introduce suburbanising features that are incongruous with the historically functional character of this part of the Conservation Area and would fail to maintain local distinctiveness or a strong sense of place. As such, the proposal does not represent high-quality or contextually appropriate design and is contrary to Policy SWDP21 of the South Worcestershire Development Plan and paragraphs 135, 137 and 139 of the National Planning Policy Framework. |
| The application site lies within the Wooded Hills and Farmlands landscape type (LDU CT03: Bredon Hill Southern Slopes), which is characterised by strong visual cohesion, historic land use patterns and a limited level of domestic influence. The proposed demolition of a historically functional building and the introduction of enlarged domestic curtilage would erode the established relationship between built form and landscape and increase the level of domestication within the open countryside. The proposal would therefore fail to conserve the defining characteristics and visual cohesion of the landscape character area and would not safeguard the character of the open countryside. The development is therefore contrary to Policies SWDP25 and SWDP2 of the South Worcestershire Development Plan and the relevant aims and objectives of the National Planning Policy Framework. |
| Positive and Proactive Statement. In dealing with this application, the Council has worked with the applicant in the following ways:- - - providing pre-application advice; 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 |
|---|---|---|
| Jubilee Cottage Hill Road Overbury TEWKESBURY GL20 7PB | 15/10/2025 | |
| Nindfield Hill Road Overbury TEWKESBURY GL20 7PB | 15/10/2025 | |
| Woodlands Hill Road Overbury TEWKESBURY GL20 7PE | 15/10/2025 |
Consultee List
| Name | Organisation | Sent | Reply Due | Reply Received |
|---|---|---|---|---|
| Cllr Beverley Hardman | Bredon Hill Ward | 15/10/2025 | 05/11/2025 | |
| Conservation Officer | Conservation Officer | 15/10/2025 | 05/11/2025 | |
| Drainage Engineer | Engineers - S.W. Land Drainage Partnership | 15/10/2025 | 05/11/2025 | |
| Highways | County Highways | 15/10/2025 | 05/11/2025 | |
| Mrs E Marshall | Landscape Officer | 15/10/2025 | 05/11/2025 | |
| Parish Clerk | Overbury Parish Council | 15/10/2025 | 05/11/2025 | |
| Simon Joyce | Cotswolds National Landscape Board | 15/10/2025 | 05/11/2025 | |
| Worcestershire Regulatory Services - Cont. Land | Worcestershire Regulatory Services | 15/10/2025 | 05/11/2025 | |
| Aidan Smyth | WDC - Archaeology & Planning Advisor | 03/11/2025 | 24/11/2025 |
Constraints List
| Constraints List |
| Paper: Evesham Journal - Thursday |
| Minor Aquifer |
| Affect setting: Overbury Conservation Area. |
| Overbury Conservation Area. |
| Landfill Consultation |
| CIL008 - Non-Urban Area |
| Cotswolds National Landscapes (formerly Area Outstanding Natural Beauty) |
| Outside SWDP Development Boundary |
| Wind Turbines |
| SWDP 23: National Landscapes (formerly Area Outstanding Natural Beauty) |
| SWDP 6: Conservation Area |
| SWDP 15: Designated Rural Areas |
| SWDP 5: Protect and Enhance |
| Listed Buildings Affect Setting 25m Buffer: Grade II. HE Ref: 1296736. Listed Building. NINDFIELD. LB/1296736 |
| Appeals Information | |
| Number | W/25/02166/FUL |
| PINS Appeal Ref | 6005940 |
| Method | Written Procedure |
| Start date | 09/03/2026 |
| LPA Final Comments Due | 29/04/2026 |
| Interested Party Comments Due | 15/04/2026 |
| Inquiry Date | |
| Venue | |
| Decision | Allowed |
| Issue Date | 29/06/2026 |
https://acp.planninginspectorate.gov.uk/ViewCase.aspx?caseid=6005940
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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