| Application Number | W/25/02569/PIP |
| Status | Application Refused |
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Planning Online Status
-
Application
Valid27/11/2025 -
Consultation
End16/12/2025 -
Committee
MeetingN/A -
Decision Refusal -
Decision
Date23/12/2025 -
Appeal
Started11/03/2026 -
Appeal
DecisionDismissed
| Summary | |
| Application Number | W/25/02569/PIP |
| Location Address | Bouts Barn Bouts Lane Holberrow Green Inkberrow Worcester WR7 4HP |
| Proposal | Permission in Principle for one dwelling. |
| Status | Refusal |
| Application Type | Permission in Principle |
| Appeal Decision | Dismissed |
| Important Dates | |
| Application Received Date | 25/11/2025 |
| Application Valid Date | 27/11/2025 |
| Consultation Start Date | 27/11/2025 |
| Site Visited / Site Notice Date | |
| Consultation End | 16/12/2025 |
| Advert Expiry | |
| Committee Date (if applicable) | |
| Committee Agenda | |
| Decision Date | 23/12/2025 |
| Further Information | |
| Expected Decision Level | Delegated |
| Case Officer | Karen Wightman (Mrs) |
| Parish | Inkberrow |
| Ward | Inkberrow Ward |
| Applicant | Mr Lee Croxton |
| Agent | Mr Lee Croxton |
| Agent Address | Bouts Barn Bouts Lane Inkberow WR7 4HP |
| Condition Details / Information Notes |
| The proposed development by reason of its location would conflict with the aims of the South Worcestershire Development Plan and the National Planning Policy Framework to reduce reliance on the private car as a means of transport. The proposal would fail to minimise the demand for travel. There is limited footway infrastructure in the vicinity and the area is without street lighting and would not provide a safe walking distance to access the nearest facilities. Therefore, the proposal would not be sustainable in terms of location and is contrary to Policies SWDP1, SWDP2 and SWDP4 of the South Worcestershire Development Plan and the provisions of the National Planning Policy Framework as a whole, and with particular regard to Chapter 9, that require development to minimise the demand for travel and offer genuinely sustainable travel choices. |
| Due to the significant encroachment into the setting of the nearby Listed Buildings Rose Cottage and Rose Cottage Barn, the proposed dwelling with associated parking, turning area and garden area, with associated garden paraphernalia, would have a suburbanised effect that would dominate the listed buildings and reduce the openness of their setting, harming their significance partly derived from their rural location and would in effect harm our experience and understanding of the heritage assets with such an open and rural setting. The harm would be less than substantial, however the public benefits of the scheme would not outweigh the level and nature of the harm identified to the significance of heritage assets and their setting. The proposal would therefore fail to conserve and enhance the setting of the heritage assets contrary to Policies SWDP6 and SWDP24 of the South Worcestershire Development Plan (February 2016) and the provisions of the National Planning Policy Framework, in particular Section 16. |
| In addition, to refusal reason no 2 above, the proposal would introduce a new pattern of encroachment in effect reducing the open and verdant gap along this part of Bouts Lane of such a rural character, resulting in a form of domesticated development that would have a suburbanising effect on the character and appearance of the rural landscape failing to integrate with its surroundings. Therefore, the proposal would fail to maintain the spacious character of the area, contrary to Polices SWDP21 and SWDP25 of the South Worcestershire Development Plan and SWDP2 that seeks to safeguard/enhance the open countryside and the provisions of the National Planning Policy Framework including Section 12 of the Framework which states that new development should be of high quality design and contribute positively to making places better. Accordingly, it is concluded that the location and land use of the site is not suitable for residential development and that the proposal, considered holistically, fails to represent sustainable development. |
| Refused Drawing: Location Plan. |
| In dealing with the application the Council has implemented the requirement in paragraph 39 of the National Planning Policy Framework to work with the applicant in a positive and proactive way. We have made available detailed advice in the form of our statutory policies in the Development Plan, Supplementary Planning Documents, as well as offering a full pre-application advice service in order to ensure that the applicant has been given every opportunity to submit an application which is likely to be considered favourably. The Council has however been unable to seek solutions to problems arising from this application as the applicant has failed to provide a scheme that would comply with the statutory policies of the development plan and would not overcome the reasons for refusal. Despite the Council’s efforts, it is considered that planning permission should be refused for the reasons set out in the decision notice. |
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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 |
|---|---|---|
| Bouts Farm Bouts Lane Holberrow Green Inkberrow WORCESTER WR7 4HP | 27/11/2025 | |
| Rose Cottage Bouts Lane Holberrow Green Inkberrow WORCESTER WR7 4HP | 27/11/2025 | |
| The Haven Bouts Lane Holberrow Green Inkberrow WORCESTER WR7 4HP | 27/11/2025 |
Consultee List
| Name | Organisation | Sent | Reply Due | Reply Received |
|---|---|---|---|---|
| Cllr Ben Hurdman | Inkberrow Ward | 27/11/2025 | 11/12/2025 | |
| Cllr Nick Dawkes | Inkberrow Ward | 27/11/2025 | 11/12/2025 | |
| Conservation Officer | Conservation Officer | 27/11/2025 | 11/12/2025 | |
| Drainage Engineer | Engineers - S.W. Land Drainage Partnership | 27/11/2025 | 11/12/2025 | |
| Highways | County Highways | 27/11/2025 | 11/12/2025 | |
| Mrs E Marshall | Landscape Officer | 27/11/2025 | 11/12/2025 | |
| Paula Gittoes | Inkberrow Parish Council | 27/11/2025 | 11/12/2025 | |
| Tree Preservation Officer | Tree Preservation Officer | 27/11/2025 | 11/12/2025 | |
| WDC Natural Heritage & Biodiversity Officer | WDC Natural Heritage & Biodiversity | 27/11/2025 | 11/12/2025 | |
| Worcestershire & Herefordshire LMC Ltd | Local Medical Committee | 27/11/2025 | 11/12/2025 |
Constraints List
| Constraints List |
| Paper: Evesham Journal - Thursday |
| SWDP 15: Designated Rural Areas |
| Paper: Redditch Advertiser - Thursday |
| Outside SWDP Development Boundary |
| SWDP 5: Protect and Restore |
| CIL008 - Non-Urban Area |
| Wind Turbines |
| Section 106 Agreement |
| Surface Water: Low 1 in 1000 extent |
| Listed Buildings Affect Setting 25m Buffer: Grade II. HE Ref: 1096276. Listed Building. ROSE COTTAGE. LB/1096276 |
| Appeals Information | |
| Number | W/25/02569/PIP |
| PINS Appeal Ref | 6006082 |
| Method | Written Procedure |
| Start date | 11/03/2026 |
| LPA Final Comments Due | 05/05/2026 |
| Interested Party Comments Due | 17/04/2026 |
| Inquiry Date | |
| Venue | |
| Decision | Dismissed |
| Issue Date | 25/06/2026 |
https://acp.planninginspectorate.gov.uk/ViewCase.aspx?caseid=6006082
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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