| Application Number | W/15/03198/PN |
| Status | Application Refused |
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Planning Online Status
-
Application
Valid04/01/2016 -
Consultation
End03/08/2016 -
Committee
Meeting25/08/2016 -
Decision Refusal -
Decision
Date31/08/2016 -
Appeal
Started11/01/2017 -
Appeal
DecisionDismissed
| Summary | |
| Application Number | W/15/03198/PN |
| Location Address | Meadow Croft, Bishampton Road, Flyford Flavell, Worcester, WR7 4BT |
| Proposal | Development of 4no. dwellings and detached garaging to rear of Meadow Croft |
| Status | Refusal |
| Application Type | Full planning permission |
| Appeal Decision | Dismissed |
| Important Dates | |
| Application Received Date | 18/12/2015 |
| Application Valid Date | 04/01/2016 |
| Consultation Start Date | 07/01/2016 |
| Site Visited / Site Notice Date | |
| Consultation End | 03/08/2016 |
| Advert Expiry | |
| Committee Date (if applicable) | 25/08/2016 |
| Committee Agenda | Planning Committee Information |
| Decision Date | 31/08/2016 |
| Further Information | |
| Expected Decision Level | Committee |
| Case Officer | Vicky Stone |
| Parish | Flyford Flavell |
| Ward | Upton Snodsbury Ward - Pre 01/05/23 |
| Applicant | Mr J Broderick |
| Agent | Mr G Sibley, RCA Regeneration Limited |
| Agent Address | Unit 6 De Sallis Court Hampton Lovett Droitwich Worcestershire WR9 0QE |
| Condition Details / Information Notes |
| The dwellings would be located outside of the development boundary of Flyford Flavell as defined by Policy SWDP2 of the South Worcestershire Development Plan. New development in the open countryside will be strictly controlled to specific uses (SWDP2 C), none of which apply in this case. Whilst the proposed development would make a limited contribution towards housing land supply the council can demonstrate a robust and deliverable 5 years supply of housing, which meets the identified needs as defined by the SWDP. Paragraphs 11, 12, 17 and 196 of the National Planning Policy Framework state that the planning system is plan-led and that planning law requires that planning applications must be determined in accordance with the development plan unless material considerations indicate otherwise. Conflict with the adopted development plan, which includes up-to-date policies for the supply of housing must on any assessment weigh significantly against this application as a starting point given the primacy of the development plan emphasised within paragraphs 18-219 of the Framework. Whilst it is recognised that the development would help to boost the supply of market housing (albeit marginally), this material consideration does not indicate that the conflict with SWDP2 should be set aside in this case and neither policy SWDP1 nor the policies of the Framework can therefore be satisfied on the grounds that the development represents sustainable development. The proposal would therefore harm and undermine the intentions not only of the development plan itself but also the Framework. In any case, the development fails to satisfactorily contribute to the social and environmental roles of sustainable development by reason of: - failing to represent a high design quality as it would be out of character with the surrounding built environment. Given that the three roles of sustainability are mutually dependent and should not be undertaken in isolation, the proposal would fail to represent sustainable development as set out in the Framework and the harm caused by the proposal would demonstrably outweigh any benefits of the scheme. The proposal fails to accord with the adopted development plan and there are no other material considerations which indicate otherwise, that planning permission should be granted in this case. The proposed development is, therefore contrary to adopted South Worcestershire Development Plan (2016) Policies SWDP1, SWDP2, and SWDP21, as well as guidance contained in the National Planning Policy Framework (2012). |
| Paragraph 56 of the Framework states that 'The Government attaches great importance to the design of the built environment. Good design is a key aspect of sustainable development, is indivisible from good planning, and should contribute positively to making places better for people'. Paragraph 64 of the Framework also states that 'Permission should be refused for development of poor design…'. Policy SWDP21 of the South Worcestershire Development Plan echo's national policy and states that all development will be expected to be of a high design quality. Good design is vital in protecting and enhancing the special character of south Worcestershire. A development will not be acceptable if its design is inappropriate in its context, or if it fails to take any opportunity available to improve the character and quality of an area. The proposed dwellings would be sited on a parcel of land which is set back off Bishampton Road, behind the host dwelling, Meadow Croft. As such the development would fail to respect the traditional linear built form along this part of the village. The provision of 4 large detached properties on this site would also appear cramped in form. With that in mind, the proposal would fail to complement the character of the area and safeguard the identity and character of the settlement. This would make a negative contribution to the surrounding built environment. Accordingly the proposed development would not represent a high quality design approach and would therefore be contrary to guidance in the National Planning Policy Framework and Policy SWDP21 of the South Worcestershire Development Plan (February 2016). |
| Refused drawing No.s - 1102/03, 1528/02B and 1528/01D |
| 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; - seeking amendments to the proposed development 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 paragraphs 186 and 187 of the NPPF. Despite these efforts, the Council still consider that planning permission should be refused for the reasons set out above. |
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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.
| Name | Address | Sent | Reply Received |
|---|---|---|---|
| E Cattermole | Sunset View Bishampton Road Flyford Flavell Worcester WR7 4BT | 07/01/2016 | |
| Mr and Mrs C Bailey | Beech House 1 Flyford Green Flyford Flavell Worcester WR7 4FB | 07/01/2016 | |
| Mr and Mrs D Rhodes | 5 Flyford Green Flyford Flavell Worcester WR7 4FB | 07/01/2016 | |
| Mr and Mrs Dale | 2 Flyford Green Flyford Flavell Worcester WR7 4FB | 07/01/2016 | |
| Mr and Mrs M Kriese | 3 Flyford Green Flyford Flavell Worcestershire WR7 4FB | 07/01/2016 | |
| Mr J and Ms A Cartland and Brady | 4 Flyford Green Flyford Flavell Worcester WR7 4FB | 07/01/2016 | |
| Mr P Cheetham | 6 Flyford Green Flyford Flavell Worcester WR7 4FB | 07/01/2016 | |
| Ms Z and Mr A Lockwood and Haynes | 7 Flyford Green Flyford Flavell Worcester WR7 4FB | 07/01/2016 |
Consultee List
| Name | Organisation | Sent | Reply Due | Reply Received |
|---|---|---|---|---|
| Mrs S Hiscock | Natural Heritage Officer | 07/01/2016 | 28/01/2016 | |
| Mrs H Fleming | Natural England | 07/01/2016 | 28/01/2016 | |
| Tree Preservation Officer | Tree Preservation Officer | 07/01/2016 | 28/01/2016 | |
| Mrs E Marshall | Landscape Officer | 07/01/2016 | 28/01/2016 | |
| Highways | County Highways | 20/07/2016 | 03/08/2016 |
Constraints List
| Constraints List |
| SSSI (500m Buffer) |
| Minor Aquifer (Ground Water/Boreholes) |
| Surface water (Medium 1 in 100) |
| Appeals Information | |
| Number | W/15/03198/PN |
| PINS Appeal Ref | APP/H1840/W/16/3160822 |
| Method | Written Procedure |
| Start date | 11/01/2017 |
| LPA Final Comments Due | 01/03/2017 |
| Interested Party Comments Due | 15/02/2017 |
| Inquiry Date | |
| Venue | |
| Decision | Dismissed |
| Issue Date | 27/04/2017 |
https://acp.planninginspectorate.gov.uk/ViewCase.aspx?caseid=3160822
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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