| Application Number | W/25/02168/LB |
| Status | Application Refused |
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Planning Online Status
-
Application
Valid04/11/2025 -
Consultation
End10/12/2025 -
Committee
MeetingN/A -
Decision Refusal -
Decision
Date23/12/2025 -
Appeal
StartedN/A -
Appeal
DecisionN/A
| Summary | |
| Application Number | W/25/02168/LB |
| Location Address | Manor Farm Abbots Morton Road Abbots Morton Worcester WR7 4NA |
| Proposal | The conversion of grade II listed barn to form two dwellinghouses, including the demolition of existing lean-to on west gable and erection of single storey lean-to extension to north elevation |
| Status | Refusal |
| Application Type | Listed Building Consent |
| Appeal Decision | N/A |
| Important Dates | |
| Application Received Date | 09/10/2025 |
| Application Valid Date | 04/11/2025 |
| Consultation Start Date | 05/11/2025 |
| Site Visited / Site Notice Date | |
| Consultation End | 10/12/2025 |
| Advert Expiry | 04/12/2025 |
| Committee Date (if applicable) | |
| Committee Agenda | |
| Decision Date | 23/12/2025 |
| Further Information | |
| Expected Decision Level | Delegated |
| Case Officer | Victoria Kempton |
| Parish | Abbots Morton |
| Ward | Inkberrow Ward |
| Applicant | Patrick John Ryan & |
| Agent | Mr Harvey Habgood, HABdesigns Ltd |
| Agent Address | 2 Millennium Court Buntsford Park Road Bromsgrove B60 3DX |
| Condition Details / Information Notes |
| The application has been supported by a Heritage Assessment. Contrary to paragraph 207 of the National Planning Policy Framework, this does not appear to have been informed by the relevant historic environment record. Insufficient information has been submitted to sufficient to understand the potential impact of the proposal on the significance of: the listed building subject of this application (including absence of assessment regarding the structure/timber framing). Contrary to paragraphs 44 and 207 of the National Planning Policy Framework, insufficient information has therefore been submitted to allow for a detailed assessment against Policies SWDP6 and SWDP24 of the South Worcestershire Development Plan and the relevant aims and objectives of the National Planning Policy Framework |
| Notwithstanding refusal reason one, the conversion works to the grade II listed barn would introduce an excessive amount of glazing where the proportions of which overly domesticate the agricultural character of the building. Additionally, the works would result in excessive subdivision of the building, likely having a significant impact upon the historic fabric contained within the bulling. These works are to the detriment of the significance of the listed building and such harm is assessed to be ‘less than substantial’. There are no public benefits which are assessed to outweigh the identified harm, contrary to Policies SWDP6, SWDP21 and SWDP24 of the South Worcestershire Development Plan in addition the relevant aims and objectives of the National Planning Policy Framework. |
| In dealing with this application, the Council has worked with the applicant by: providing guidance to inform a future submission, considering the imposition of conditions and acceptance of one set of amended plans. 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. |
| Drawing numbers to which this decision relates to: • Location Plan 25_018-5-C dated 23 October 2025; • Site Plan 25_018-1-C dated 25 November 2025; • Block Plan 25_018-4-B dated 23 October 2025; • Site Plan [Proposed Floor Plans] 25_018-2-A dated 25 November 2025; • Site Plan [Barn Elevations] 25_018-3-A dated 25 November 2025. |
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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 |
|---|---|---|
| Hathaway Three Abbots Morton Road Abbots Morton WORCESTER WR7 4NA | 24/11/2025 | |
| Coppice View Barn Morton Wood Lane Abbots Morton WORCESTER WR7 4LU | 20/11/2025 | |
| Lilac Cottage Abbots Morton Road Abbots Morton WORCESTER WR7 4NA | 24/11/2025 | |
| Edwalyn Close Abbots Morton Road Abbots Morton WORCESTER WR7 4NA | 19/11/2025 | |
| Mulberry House Abbots Morton Road Abbots Morton WORCESTER WR7 4NA | 19/11/2025 | |
| Blackberry Cottage Abbots Morton Road Abbots Morton WORCESTER WR7 4NA | 20/11/2025 | |
| Mulberry House Abbots Morton Road Abbots Morton Worcester WR7 4NA | 05/11/2025 | |
| The Old Barn Abbots Morton Road Abbots Morton Worcester WR7 4NA | 05/11/2025 | |
| Walnut Tree Cottage Abbots Morton Road Abbots Morton Worcester WR7 4NA | 05/11/2025 |
Consultee List
| Name | Organisation | Sent | Reply Due | Reply Received |
|---|---|---|---|---|
| Cllr Ben Hurdman | Inkberrow Ward | 05/11/2025 | 26/11/2025 | |
| Cllr Nick Dawkes | Inkberrow Ward | 05/11/2025 | 26/11/2025 | |
| Drainage Engineer | Engineers - S.W. Land Drainage Partnership | 05/11/2025 | 26/11/2025 | |
| Formerly Ancient Monuments Society | Historic Buildings and Places | 05/11/2025 | 26/11/2025 | 17/11/2025 |
| National Amenities Societies | National Amenities Societies | 05/11/2025 | 26/11/2025 | |
| Paula Gittoes | Abbots Morton Parish Council | 05/11/2025 | 26/11/2025 | |
| WDC Heritage Officer | WDC Heritage Officer | 05/11/2025 | 26/11/2025 | 17/11/2025 |
| Worcestershire County Council (Public Paths) | 05/11/2025 | 26/11/2025 | ||
| Worcestershire Regulatory Services - Cont. Land | Worcestershire Regulatory Services | 05/11/2025 | 26/11/2025 |
Constraints List
| Constraints List |
| SWDP 2: Development Boundary |
| SWDP 15: Designated Rural Areas |
| Affect setting: Abbots Morton Conservation Area. |
| Article 4 Direction |
| Paper: Evesham Journal - Thursday |
| SWDP 5: Protect and Restore |
| Listed Building 0m Buffer: Grade II. H.E Ref: 1096291. Listed Building. MANOR FARMHOUSE. LB/1096291 |
| Listed Buildings Affect Setting 25m Buffer: Grade II. HE Ref: 1096292. Listed Building. BARN ABOUT 20 METRES NORTH OF MANOR FARMHOUSE. LB/1096292 |
| Listed Buildings Affect Setting 25m Buffer: Grade II. HE Ref: 1096291. Listed Building. MANOR FARMHOUSE. LB/1096291 |
| Abbots Morton Conservation Area. |
| CIL008 - Non-Urban Area |
| Contaminated Land |
| Outside SWDP Development Boundary |
| Listed Building 0m Buffer: Grade II. H.E Ref: 1096292. Listed Building. BARN ABOUT 20 METRES NORTH OF MANOR FARMHOUSE. LB/1096292 |
| Section 106 Agreement |
| Surface Water: High 1 in 30 extent |
| Surface Water: Medium 1 in 100 extent |
| Surface Water: Low 1 in 1000 extent |
| Wind Turbines |
| Policy Case HLA - WDC/177/HOU. Manor Farm, Abbots Morton Road, Abbots Morton, WR7 4NA. Subdivision of garden and conversion of existing barn to a residential dwelling. Open Market. Small windfall (HLA only) |
| Policy Case HLA - WDC/23/HOU. Manor Farm, Abbots Morton Road, Abbots Morton, Worcester, WR7 4NA. Conversion of an existing Grade II listed barn to a residential dwelling with detached car port (amendment).. Open Market. Small windfall (HLA only) |
| Policy Case HLA - WDC/751/HOU. Manor Farm, Abbots Morton Road, Abbots Morton, Worcester, WR7 4NA. Conversion of barn to dwelling and erection of car port, to include raised drive and dropped kerb . Open Market. Small windfall (HLA only) |
| SWDP 6: Conservation Area |
| Public Right of Way: Type- Footpath. Path No- AM-519 C |
| Listed Buildings Affect Setting 25m Buffer: Grade II. HE Ref: 1096335. Listed Building. BARN AND COW HOUSE ABOUT 75 METRES NORTH OF WALNUT TREE COTTAGE. LB/1096335 |
| Listed Buildings Affect Setting 25m Buffer: Grade II. HE Ref: 1096293. Listed Building. THE GABLE HOUSE. LB/1096293 |
| Listed Buildings Affect Setting 25m Buffer: Grade II. HE Ref: 1096334. Listed Building. WALNUT TREE COTTAGE. LB/1096334 |
| No associated appeals |
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