| Application Number | W/26/01119/GPDQ |
| Status | Application Refused |
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Planning Online Status
-
Application
Valid17/05/2026 -
Consultation
End30/06/2026 -
Committee
MeetingN/A -
Decision Refusal -
Decision
Date10/07/2026 -
Appeal
Started28/07/2026 -
Appeal
DecisionN/A
| Summary | |
| Application Number | W/26/01119/GPDQ |
| Location Address | Beckford Poultry Farm Ashton Road Beckford Tewkesbury GL20 7AU |
| Proposal | Notification for Prior Approval for the proposed change of use of an Agricultural Building to 8 dwellinghouses (Class C3), and for building operations reasonably necessary for the conversion. |
| Status | Refusal |
| Application Type | GPDQ - agricultural to C3 dwellinghouse |
| Appeal Decision | N/A |
| Important Dates | |
| Application Received Date | 17/05/2026 |
| Application Valid Date | 17/05/2026 |
| Consultation Start Date | 19/05/2026 |
| Site Visited / Site Notice Date | |
| Consultation End | 30/06/2026 |
| Advert Expiry | |
| Committee Date (if applicable) | |
| Committee Agenda | |
| Decision Date | 10/07/2026 |
| Further Information | |
| Expected Decision Level | Delegated |
| Case Officer | Karen Wightman (Mrs) |
| Parish | Beckford |
| Ward | Bredon Hill Ward |
| Applicant | Mr D Woodward |
| Agent | Miss Natasha Blackmore da Silva, Sheldon Bosley Knight |
| Agent Address | 35-36 Rother Street Stratford-Upon-Avon CV37 6LP |
| Condition Details / Information Notes |
| Due to the lack of agricultural activities on the site and the compelling amount of evidence to demonstrate that the former intensive poultry farming unit ceased operation in 2012 and the planning history now demonstrating that the former poultry farm now relates to non agricultural commercial uses, the applicant has failed to provide substantive evidence to demonstrate that the site was part of an established agricultural unit in existence on the 24 July 2023 used for a trade or business relating to such agricultural uses. Therefore, the proposal is not permitted development under the criteria of paragraph Q.1 (a) part (i) of Schedule 2, Part 3, Class Q of the Town and Country Planning (General Permitted Development) (England) Order 2015, (as amended). |
| It is clearly evident from the submitted proposed Ground Floor Plan drawing number 002726-BPA-ZZ-00-DR-A-1101 revision PL02 that the applicant is not including the car parking spaces and patios as part of the C3 floorspace so as not to exceed the limit permitted at 150 square metres per dwelling. This area of floorspace for the car parking spaces and patios forms part of the existing floorspace of the glasshouse building and it would not be sited in the curtilage of the building as it would fail to meet the definition of curtilage of the building at paragraph Q.3 (1). As this would result in approximately 1000 square metres of the floorspace of the existing building changing to a use not permitted by the provisions of Class Q and not remaining in agricultural use to meet the definition at section 336 (1) of the Town and Country Planning Act (1990) as amended, this would result in the proposal not constituting permitted development in respect of Class Q of the Order with particular regard to the scale and form of development and fails paragraph Q (a), Schedule 2, Part 3, Class Q of the Town and Country Planning (General Permitted Development) (England) Order 2015, (as amended). |
| The installation of solar panels would not fall under the criteria of class Q that allows for the installation of doors, windows, roof or external walls. The installation of solar panels would only be permitted development under Part 14 Class A of the GPDO and as such would not be permitted development contrary to the criteria of Class Q and Article 3(3) of The Town and Country Planning (General Permitted Development) (England) Order 2015, (as amended), as held by the Court of Appeal judgement in New World Payphones Ltd v Westminster city Council (2019) EWCA Civ 2250. |
| To comply with the criterion the existing building must be able to demonstrate that it is already capable of conversion and due to its existing condition and poor state of disrepair, it is such that the glasshouse would not be of a solid construction that would easily allow its conversion to dwellinghouses without the requirement of substantial building works. Due to the submitted Structural Inspection report and the proposed elevation plans, it is evident that the glasshouse could not be converted without construction of new external walls and new roof structure comprising of glazing panels and vertical timber slatted cladding. In addition, to the construction of detached dwellings within the new enclosed structure with works required to level the ground to accommodate the new dwellings, that would go beyond reasonably necessary and would require extensive building works that would go beyond the threshold of conversion and would constitute a new build. The updated guidance at Paragraph 105 Reference ID: 13-105-20180615 clearly states that "it is not the intention of the permitted development right to allow building work which would go beyond what is reasonably necessary for the conversion of the building to residential use and it is only where the existing building is already suitable for conversion to residential use that the building would be considered to have the permitted development right." As such, in this case the existing glasshouse is not already suitable for conversion and would not have the permitted development right to comply with Paragraph 105 Reference ID: 13-105-20180615 of the Planning Practice Guidance and due to the rudimentary construction of the building, in now such a skeletal condition due to such disrepair, it would require an extensive overhaul that would go beyond more than partial demolition and substantial building works that would go beyond the remit of what would be reasonably necessary for the proposed conversion. Therefore, the proposal does not comply with Class Q Part Q1 (j) (i) & (ii) of the Town and Country Planning (General Permitted Development Order) 2015 (as amended). |
| As part of the application site is located within Flood Zone 2 (an area at medium risk of fluvial flooding) of the Carrant Brook (designated main river), the applicant has failed to provide a sufficient level of information, such as a Flood Risk Assessment to demonstrate that the development would be safe for its lifetime, not increasing flood risk elsewhere, or would reduce flood risk overall, contrary to Policy SWDPR 38 and national policy and guidance in the Framework, particularly paragraphs 172-175 and the Planning Practice Guidance in terms of flood risk. As a result, the proposal would not be acceptable in respect of matter (d) of paragraph Q.2 (1) of Part 3 of Schedule 2 of the GPDO. Overall, therefore the proposal cannot be considered to comply with Class Q, Schedule 2, part 3 of the Town and Country Planning (General Permitted Development Order) 2015 (as amended) and prior approval must be refused. |
| The applicant should be aware that the application was determined on the following refused drawings - 002726-BPN-ZZ-XX-DR-A-0001 rev PL01, 002726-BPN-ZZ-RF-PR-A-0002 rev PL01, 002726-BPN-ZZ-00-DR-A-1101 rev PL02, 002726-BPN-ZZ-01-DR-A-1102 rev PL02, 002726-BPN-ZZ-RF-DR-A-1103 rev PL02, 002726-BPN-ZZ-XX-DR-A-1201 rev PL02, 002726-BPN-ZZ-XX-DR-A-1202 rev PL01, 002726-BPN-ZZ-00-DR-A-0003. |
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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 |
|---|---|---|
| Keepers Cottage Ashton Road Beckford TEWKESBURY GL20 7AE | 30/06/2026 | |
| Thirlmere Ashton Road Beckford GL20 7AE | 22/06/2026 | |
| Mapledene Station Road Beckford TEWKESBURY GL20 7AD | 31/05/2026 | |
| Ashbrook House Station Road Beckford TEWKESBURY GL20 7AD | 26/05/2026 | |
| Tallet House Station Road Beckford TEWKESBURY GL20 7AD | 26/05/2026 | |
| The Swallows Station Road Beckford TEWKESBURY GL20 7AD | 05/06/2026 | |
| Willow Cottage Station Road Beckford TEWKESBURY GL20 7AD | 29/05/2026 | |
| Crantock Ashton Road Beckford TEWKESBURY GL20 7AE | 29/05/2026 | |
| Woodside Cottage Station Road Beckford TEWKESBURY GL20 7AD | 31/05/2026 |
Consultee List
| Name | Organisation | Sent | Reply Due | Reply Received |
|---|---|---|---|---|
| Cllr Beverley Hardman | Bredon Hill Ward | 19/05/2026 | 09/06/2026 | |
| Drainage Engineer | Engineers - S.W. Land Drainage Partnership | 19/05/2026 | 09/06/2026 | |
| Environment Agency | West Area Planning | 19/05/2026 | 09/06/2026 | |
| Highways | County Highways | 19/05/2026 | 09/06/2026 | |
| WDC Natural Heritage & Biodiversity Officer | WDC Natural Heritage & Biodiversity | 19/05/2026 | 09/06/2026 | |
| WRS - Contaminated Land & Nuisance | Worcestershire Regulatory Services | 19/05/2026 | 09/06/2026 | |
| Highways | County Highways | 09/06/2026 | 23/06/2026 |
Constraints List
| Constraints List |
| Minor Aquifer |
| SWDPR 43: Terrace and Glacial Sand and Gravel-Minerals and Waste Safeguarding |
| CIL008 - Non-Urban Area |
| Contaminated Land |
| Enforcement Notice: ENF/92/0062 |
| Flood Zone 2: Medium |
| Flood Zone 3: High |
| Landfill Consultation |
| Outside SWDP Development Boundary |
| Section 106 Agreement |
| Paper: Evesham Journal - Thursday |
| Historic Flood Map |
| 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/443/HOU. Land At (Os 9795 3584), Station Road, Beckford. Application for Permission in Principle for the construction 1no. self-build dwelling . Open Market. Small windfall (HLA only) |
| Pre-SWDPR - SWDP 15: Designated Rural Areas |
| Pre-SWDPR - SWDP 5: Protect and Restore |
| SWDPR 38 Surface Water Flooding 1:30 (High): 30 year extent |
| SWDPR 38 Surface Water Flooding 1:100 (Medium): 100 year extent |
| SWDPR 38 Surface Water Flooding 1:1000 (Low): 1000 year extent |
| SWDPR 19: Designated Rural Areas-Meeting Affordable Housing Needs |
| SWDPR 38: Flood Zone 2 |
| SWDPR South Worcestershire Boundary: Wychavon District Council |
| SWDPR 29: Malvern Hills SSSI Mitigation Strategy Zone of Influence |
| Local Wildlife Site |
| Site of Special Scientific Interest |
| Appeals Information | |
| Number | W/26/01119/GPDQ |
| PINS Appeal Ref | 6013639 |
| Method | Written Procedure Part 1 |
| Start date | 28/07/2026 |
| LPA Final Comments Due | 15/09/2026 |
| Interested Party Comments Due | 01/09/2026 |
| Inquiry Date | |
| Venue | |
| Decision | |
| Issue Date | |
https://acp.planninginspectorate.gov.uk/ViewCase.aspx?caseid=6013639
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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