|Condition Details / Information Notes
|The proposed new build holiday lets would constitute inappropriate development within the Green Belt. The Framework sets out that when considering any planning application, local planning authorities should ensure that substantial weight is given to any harm to the Green Belt. ‘Very special circumstances’ will not exist unless the potential harm to the Green Belt by reason of inappropriateness, and any other harm resulting from the proposal, is clearly outweighed by other considerations.
The applicant has failed to demonstrate very special circumstances which would outweigh the harm to Green Belt by reason of inappropriateness and harm to the openness.
As such, the proposal would fail to accord with policy SWDP2E of the South Worcestershire Development Plan and conflict with Chapter 13 of the National Planning Policy Framework 2021 (as amended).
|The application site lies within an area of open countryside, where new development is strictly controlled in accordance with policy SWDP2 of the South Worcestershire Development Plan. Exceptions to this are listed at SWDP2C and includes development specifically permitted by other development plan policies. Policy SWDP35 sets out that permission for new visitor accommodation outside a development boundary, such as that proposed, will be permitted where specific criteria are met, none of which apply to the proposed development
As such the proposed construction of visitor accommodation in this location would fail to accord with policies SWDP2 and SWDP35 of the South Worcestershire Development Plan. |
|The landscape type character for this site is determined to be Holt Fleet to Titton Principal Settled Farmlands. This is defined as: 'An area of soft rock sandstone with sandy, free draining soils and an intermediate rolling topography. The land use is arable, and the tree cover comprises thinly scattered hedgerow and streamside trees together with tree groups associated with settlements. The settlement pattern is one of farmsteads and strings of wayside dwellings associated with a moderate to high level of dispersal and small to medium scale field pattern'.
Landscape Guidelines for this landscape advice that development ‘maintains the historic dispersed settlement pattern. However, pressure of new development is threatening this settlement pattern. The proposed development would create a further concentration of built form within the site so would not help with maintaining a dispersed settlement. Moreover, a key characteristic of these landscape character types is the dwellings are predominantly brick. Whilst the proposed development is not for a dwelling it is still important that the materials used integrate with and are appropriate to the surrounding environment.
The proposal fails to take into account the latest LCA and its guidelines. It would not be appropriate to, or integrate with, the character of the rural landscape setting. The proposal is therefore, considered to be contrary to Policy SWDP25 of the South Worcestershire Development Plan 2016.
|The site is located within the Hartlebury Conservation Area and within a Grade II Listed park and garden of Hartlebury Castle. The site is currently grassland located next to large ponds and an ordinary watercourse that contribute towards the historic environment. The only other existing built form on the site is Lakeside Barn, a converted traditional brick agricultural building that now forms the main residence and an existing oak framed outbuilding to the south of the property. Both the existing buildings on site are traditional brick buildings. The proposed holiday lets would be of a modern construction. Whilst the site is relatively well screened from public vantage points the materials and modern design proposed would not reflect the materials typical of the Hartlebury Conservation Area.
Introducing new built form and a modern addition to this part of the site would not integrate with the surrounding park and garden which is characterised in this part by a traditional brick buildings and surrounding natural and open landscape. The new holiday lets would appear visible within the park and gardens and consequently would detract from the historic landscape. The proposal would amount to less than substantial harm to the designated heritage asset of the park and garden. In accordance with paragraph 202 of the NPPF this requires the harm of the development to be weighed against the public benefit. In this case, whilst it is recognised that there would be some economic benefits this is not seen to outweigh the harm the listed park and garden.
Notwithstanding the above, there has been no heritage statement provided within this application to describe the significance of the heritage assets impacted upon by the proposed development.
The proposal would fail to enhance the conservation area and so would be contrary to paragraph 206 of the NPPF. The proposal would also be contrary to paragraph 194 of the NPPF as no heritage statement has been provided to outline the significance of the affected heritage assets in order to understand the potential impact the proposal could pose on their significance. Additionally, the proposed development would conflict with paragraphs 199 and 202 of the NPPF and Policies SWDP 6 and SWDP24 of the South Worcestershire Development Plan 2016 (SWDP) as the proposal would fail to conserve and enhance the listed park and gardens or demonstrate that the public benefit could outweigh this harm.
|Positive and Proactive Statement. In dealing with this application, the Council has worked with the applicant in the following ways:
- seeking further information following receipt of the application;
- considering the imposition of conditions
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 38 of the NPPF. Despite these efforts, the Council still consider that planning permission should be refused for the reasons set out above. |
20-3712/01 Existing Site Plan 1:200, 1:1250@A2
20-3712/02 Proposed Floorplans and Elevations 1:50, 1:100@A2
20-3712/03 Proposed Site Plan 1:200, 1:1250@A2