| Condition Details / Information Notes |
| The development hereby permitted shall be begun before the expiration of three years from the date of this permission.
Reason: To conform with the requirements of Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004. |
| Unless where required or allowed by other conditions attached to this permission/consent, the development hereby approved shall be carried out in accordance with the information (including details on the proposed materials) provided on the application form and the following plans/drawings/documents;
1. Location Plan reference 101907/SKIDMORE/ 002/PL01 Rev 1 submitted 7 May 2026
2. Proposed Site Plan reference 101907/SKIDMORE/ 002/PL03 Rev 1 submitted 7 May 2026
3. Landscaping Plan reference 101907/SKIDMORE/ 002/PL04 Rev 1 submitted 7 May 2026
4. Proposed Elevatons reference 101907/SKIDMORE/ 002/PL08 Rev 1 submitted 7 May 2026
5. Proposed Floor Plans reference 101907/SKIDMORE/ 002/PL09 Rev 1 submitted 7 May 2026
6. Proposed Roof Plan reference 101907/SKIDMORE/ 002/PL10 Rev 1 submitted 7 May 2026
Reason: To define the permission in accordance with policies SWDPR01 and SWDPR03 of the South Worcestershire Development Plan Review 2026 and the National Planning Policy Framework. |
| Unless otherwise agreed by the Local Planning Authority development, other than that required to be carried out as part of an approved scheme of remediation, must not commence until conditions 1 to 6 have been complied with:
1. A preliminary risk assessment must be carried out. This study shall take the form of a Phase I desk study and site walkover and shall include the identification of previous site uses, potential contaminants that might reasonably be expected given those uses and any other relevant information. The preliminary risk assessment report shall contain a diagrammatical representation (conceptual model) based on the information above and shall include all potential contaminants, sources and receptors to determine whether a site investigation is required and this should be detailed in a report supplied to the Local Planning Authority. The risk assessment must be approved in writing before any development takes place.
2. Where an unacceptable risk is identified a scheme for detailed site investigation must be submitted to and approved in writing by the Local Planning Authority prior to being undertaken. The scheme must be designed to assess the nature and extent of any contamination and must be led by the findings of the preliminary risk assessment. The investigation and risk assessment scheme must be compiled by competent persons and must be designed in accordance with the Environment Agency's "Land Contamination: Risk Management" guidance.
3. Detailed site investigation and risk assessment must be undertaken and a written report of the findings produced. This report must be approved by the Local Planning Authority prior to any development taking place. The investigation and risk assessment must be undertaken by competent persons and must be conducted in accordance with the Environment Agency's "Land Contamination: Risk Management" guidance.
4. Where identified as necessary a detailed remediation scheme to bring the site to a condition suitable for the intended use by removing unacceptable risks to identified receptors must be prepared and is subject to the approval of the Local Planning Authority in advance of undertaking. The remediation scheme must ensure that the site will not qualify as Contaminated Land under Part 2A Environmental Protection Act 1990 in relation to the intended use of the land after remediation.
5. The approved remediation scheme must be carried out in accordance with its terms prior to the commencement of development, other than that required to carry out remediation, unless otherwise agreed in writing by the Local Planning Authority.
6. Following the completion of the measures identified in the approved remediation scheme a validation report that demonstrates the effectiveness of the remediation carried out must be produced, and is subject to the approval of the Local Planning Authority prior to the occupation of any buildings.
7. In the event that contamination is found at any time when carrying out the approved development that was not previously identified it must be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment must be undertaken and where necessary a remediation scheme must be prepared, these will be subject to the approval of the Local Planning Authority. Following the completion of any measures identified in the approved remediation scheme a validation report must be prepared, which is subject to the approval in writing of the Local Planning Authority prior to the occupation of any buildings.
Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors.
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| The development hereby permitted shall not be occupied/first used until full details of all foul and surface water drainage systems to serve the development have been submitted to and approved in writing by the Local Planning Authority. The approved drainage works shall be implemented in accordance with the approved details before the first occupation/use of the development hereby permitted and shall be retained thereafter.
Reason: To ensure development would not result in unacceptable risk of pollution or harm to the environment and to ensure the proposed development does not exacerbate flood risk and deals with surface water run-off from the site in a sustainable manner, in accordance with policies SWDPR38, SWDPR39 and SWDPR40 of the South Worcestershire Development Plan Review 2026.
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| No development shall take place until an Ecological Mitigation, Compensation and Enhancement Scheme (EMCES) has been drawn up by a suitably qualified ecologist and submitted to and approved in writing by the local planning authority. The scheme shall include:
- Adoption of a Sensitive Lighting Scheme;
- Precautionary Working Methods for Mammals;
- Reasonable Avoidance Measures for Nesting Birds;
- Details (including the models, specifications and locations) of at least one barn owl box, at least one other bird nesting box, and at least one bat box to be installed on-site upon completion of the development;
- An Implementation Timetable.
The works shall thereafter be carried out in accordance with the approved details and timetable.
Reason: To ensure that the proposed development contributes to the conservation and enhancement of biodiversity within the site and for the wider area in accordance with Policy N2 Improving the Natural Environment of the National Planning Policy Framework (NPPF) and to ensure compliance with the Wildlife and Countryside Act 1981 (as amended) and the Conservation of Habitats and Species Regulations 2017. |
| Prior to the commencement of the development hereby approved, a Landscape and Ecological Management Plan (LEMP) shall be submitted to and agreed in writing by the Local Planning Authority. The content of the LEMP shall be based on the approved Biodiversity Gain Plan, the recommendations made in the Preliminary Ecological Survey from Chris Seabridge & Associated dated April 2026 and the approved Landscaping Scheme and shall be maintained after implementation. It shall include the following:
- Description and evaluation of the features to be managed;
- Ecological trends and constraints on site that might influence management;
- Aims and objectives of management;
- Appropriate management options for achieving aims and objectives;
- Prescriptions for management actions;
- Preparation of a work schedule, including an annual work plan capable of being rolled forward over a five-year period and for a minimum of 30 years thereafter;
- Details of the body or organisation responsible for implementation of the plan;
- On-going monitoring and remedial measures.
The plan shall also set out where the results of the monitoring show that conservation aims and objectives of the LEMP are not being met, how contingencies and/or remedial action identified, agreed and implemented so that the development still delivers the fully functioning biodiversity objectives of the originally approved scheme.
The LEMP will be implemented in accordance with the approved details.
Reason: To ensure that the proposed development contributes to the conservation and enhancement of biodiversity within the site and to ensure that the proposal harmonises with the surroundings in accordance with SWDPR 01, SWDPR05, SWDPR28, SWDPR 30 and SWDPR34 of the South Worcestershire Development Plan Review 2026. |
| The approved Biodiversity Gain Plan required by paragraph 13 of Schedule 7A of the Town and Country Planning Act 1990 shall be implemented in accordance with the details and timescale agreed within the Plan and maintained thereafter in accordance with the approved Landscape and Ecological Management Plan (LEMP).
Reason: To ensure that the proposed development delivers a biodiversity net gain in accordance with Schedule 7A of the Town and Country Planning Act 1990 and SWDPR 30 of the South Worcestershire Development Plan Review 2026. |
| No building operations hereby permitted shall commence until details of the materials to be used in the construction of the external surfaces of the redundant agricultural building conversion hereby permitted have been submitted to and approved in writing by the local planning authority. The details to be submitted shall include:-
- type, colour, texture, size, coursing, finish, jointing and pointing of brickwork/stonework;
- type, colour, texture, size and design of roofing materials;
- sample panel of the brickwork, type of pointing and the mortar to be used with the panel kept on site for reference;
- type of mortar;
- external joinery details along with architectural details of the proposed external finishes, heads, sills, position in wall reveal and any surrounding dressings (elevational drawings at a minimum scale of 1:20 and vertical sectional drawings at minimum scale of 1:2);
- window sections, eaves, verges, barge boards, exposed rafter feet;
- details of the approved rooflights, including drawings showing design, materials and profile;
- details of external vents, ventilation slits, extracts and chimney flues including information on specification and colour;
- details of external doors/garage doors including information on finish;
The development shall be carried out using the materials as approved.
Reason: To ensure that the new materials are in keeping with the surroundings and/or represent quality design in accordance with policy SWDPR05 and SWDPR28 of the South Worcestershire Development Plan Review (March 2026) and the Wychavon Design Code (June 2026).
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| Prior to the first occupation of the development hereby permitted, details of renewable and/or low carbon energy generation measures shall be submitted to and approved in writing by the Local Planning Authority. The measures shall contribute to at least 20% of the predicted energy requirements of the development. The details to be submitted shall include:-
- the overall predicted energy requirements of the approved development;
- the predicted energy generation from the proposed renewable/low carbon energy measures; and
- an implementation timetable for the proposed measures.
The development shall be carried out in accordance with the approved details.
Reason: To ensure the development supports the delivery of low carbon/renewable energy and safeguards natural resources in accordance with policy SWDPR37 of the South Worcestershire Development Plan Review 2026. |
| No external lighting shall be provided other than the maximum of one external LED down-lighter above or beside each external door (and below eaves height) with a Corrected Colour Temperature not exceeding 2700K and brightness under 500 lumens. Every such light shall be directed downwards with a 0 degree tilt angle and 0% upward light ratio and shall be controlled by means of a PIR sensor with a maximum over-run time of 1 minute. The lighting shall be maintained thereafter in accordance with these details.
Reason: To ensure that all species and local intrinsically dark landscape are protected having regard to The Conservation of Habitats and Species Regulations 2017, as amended by the Conservation of Habitats and Species (Amendment) (EU Exit) Regulations 2019’ (the ‘Habitats Regulations’), Wildlife & Countryside Act (1981 amended); National Planning Policy Framework, NERC Act (2006) and SWDPR 29 of the South Worcestershire Development Plan Review 2026. |
| Prior to the first use / occupation of the development hereby approved, details of;
- a bat roosting feature
- bird nesting box
- Barn owl box
shall be submitted to and approved in writing by the Local Planning Authority. The details to be submitted shall include an implementation timetable. The feature(s) shall be provided in accordance with the approved details and in accordance with the approved timetable.
Reason: To ensure the development contributes to the conservation and enhancement of biodiversity within the site and the wider area in accordance with policy SWDPR29 of the South Worcestershire Development Plan Review 2026. |
| Demolition, clearance or construction work and deliveries to and from the site in connection with the development hereby approved shall only take place between the hours of 08.00 and 18.00hrs Monday to Friday and 08.00 and 13.00hrs on a Saturday. There shall be no demolition, clearance or construction work or deliveries to and from the site on Sundays or Bank Holidays.
Reason: To preserve the amenities of the locality in accord with Policy SWDPR28 and SWDPR35 of the South Worcestershire Development Plan Review 2026. |
| All wild bird species are legally protected under the Wildlife and Countryside Act 1981 (as amended) from any form of disturbance between the onset of nest building and until such time as any dependent young have left the nest, principally from the beginning of March to the end of August. |
| The effect of paragraph 13 of Schedule 7A to the Town and Country Planning Act 1990 is that planning permission granted for the development of land in England is deemed to have been granted subject to the condition (“the biodiversity gain condition”) that development may not begin unless:
- A Biodiversity Gain Plan has been submitted to the planning authority; and
- The planning authority has approved the plan.
Subject to Paragraph 14(2) of Schedule 7A of the Town and Country Planning Act 1990, the biodiversity gain plan must include:
- Information about the steps taken or to be taken to minimise the adverse effect of the development on the biodiversity of the onsite habitat and any other habitat;
- The pre-development biodiversity value of the onsite habitat;
- The post-development biodiversity value of the onsite habitat;
- Any registered offsite biodiversity gain allocated to the development and the biodiversity value of that gain in relation to the development;
- Any biodiversity credits purchased for the development; and
- Any such other matters as the Secretary of State may by regulations specify.
Advice about how to prepare a Biodiversity Gain Plan and a template can be found at https://www.gov.uk/guidance/submit-a-biodiversity-gain-plan. |
| With any demolition or significant renovation of non-residential buildings Worcestershire Regulatory Services (WRS) advise that consideration is given to the presence of asbestos containing materials (ACMs) in the existing building(s) and any ACMs removed during alterations should be disposed of appropriately such that the development site may not be considered contaminated land under Part 2A at a later date. Appropriate asbestos surveys prior to demolition/alterations and handling of ACMs during works should be undertaken by competent and qualified professionals with experience of surveying and handling ACMs.
If you have any further queries regarding this matter or information provided in support of the application requiring comment by the Technical Pollution Team, please do not hesitate to contact us via enquiries@worcsregservices.gov.uk or 01905 822799 quoting the above reference number. |
| The applicant must be aware of their obligations as follows:
Access to the development is coincident with the public rights of way, footpaths OM-669, OM-670, OM671 (the PROW) which are depicted on your plans and shown on the attached illustrative extract from the Definitive Map. Obligations with regards to public rights of way:
• The safety of the public using the PROW is to be ensured at all times.
• There can be no disturbance of, or change to, the surface of the path or part thereof without our written consent. Likewise any damage to the surface caused during construction should be repaired to a specification agreed with this department.
• There must be no reduction in the width of the PROW available for use by the public. There is no recorded width, so this must be taken as the full width of the existing track.
• It is an offence for any person to drive a motor vehicle on a PROW without lawful authority, Section 34 of the Road Traffic Act 1988. The applicant should satisfy themselves that any vehicular access is legally permitted.
• No additional barriers are placed across the PROW. No stile, gate, fence or other structure should be created on, or across, a PROW
without our written consent.
• Vehicle movements and parking must not unreasonably interfere with the public’s use of the PROW.
• Buildings materials must not be stored on the PROW.
Additional Guidance for Applicants
If public safety necessitates a temporary closure, an application must be submitted at least six weeks in advance (unless an emergency situation arises) to the Public Rights of Way Mapping Team at Worcestershire County Council: prowclosures@worcestershire.gov.uk .
Please note that obstructing a public right of way without a formal closure order constitutes an offence under the Highways Act 1980. |
