Application Number M/25/00374/FUL
Status Application Refused

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Planning Online Status


  • Application
    Valid
    20/03/2025
  • Consultation
    End
    27/04/2025
  • Committee
    Meeting
    N/A
  • Decision

    Refusal
  • Decision
    Date
    15/05/2025
  • Appeal
    Started
    N/A
  • Appeal
    Decision
    N/A
Summary
Application Number M/25/00374/FUL
Location Address Barn At (Os 8154 3173) Eldersfield Marsh Eldersfield
Proposal Demolition of existing agricultural building and replacement with a single dwelling.
Status Refusal
Application Type Full planning permission
Appeal Decision N/A

Important Dates
Application Received Date 07/03/2025
Application Valid Date 20/03/2025
Consultation Start Date 24/03/2025
Site Visited / Site Notice Date
Consultation End 27/04/2025
Advert Expiry 27/04/2025
Committee Date (if applicable)
Committee Agenda
Decision Date 15/05/2025

Further Information
Expected Decision Level Delegated
Case Officer Marcel Grater
Parish Eldersfield CP
Ward Longdon Ward
Applicant Mr Christopher Gott
Agent Mrs Nicola Hopkins, Hopkins Rural Property Consultancy
Agent Address Ferny Cottage Little Cowarne Bromyard HR7 4RJ

Condition Details / Information Notes
The application site lies outside of, and some distance from, the designated development boundary. Policy SWDP 2 sets out clearly that the open countryside is defined as land beyond any development boundary wherein new residential development is not acceptable except in a number of specific exceptions, none of which apply in this instance. The proposal fails to accord with the locational strategy set out within Policy SWDP 2. Surrounding areas provide limited facilities and services, but these are not within a convenient or safe walking distance of the site, nor would there be public transport which would be within suitable walking distance. In view of the limited services and facilities available within reasonable walking distance of the site, this is not a sustainable location and would increase reliance on the private car contrary to Policies SWDP2, SWDP4 and SWDP21 of the South Worcestershire Development Plan and paragraph 84 of the NPPF.
The scale, design and residential use of the proposed development would have a poor relationship with its rural surroundings. The overall form and design of the dwelling would give the appearance of a generic residential dwellinghouse with a token reference to the rural agricultural setting with the inclusion of vertical cladding to a section of the proposal. The form and design of the proposal does not reflect the character of the area and would not be appropriate within its landscape setting. Furthermore, the proposed dwellinghouse would domesticate the surroundings, due in particular to the dwelling's design but also resulting from the generous garden / amenity areas for the proposed dwellinghouse. Removal of permitted development rights would only mitigate some of the resultant harm and the development would result in significant harm to the rural character of the surrounding area. The proposal is therefore contrary to policies SWDP21 and SWDP25 of the South Worcestershire Development Plan and paragraphs 135 and 139 of the NPPF.
This application has been determined having regard to the following plans/drawings: -209 -205A -210
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 - discussions with the applicant regarding the fallback position 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 39 of the NPPF.  Despite these efforts, the Council still consider that planning permission should be refused for the reasons set out above.

Copyright Notice

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 Document Type Date Description File Size Drawing/Rev Number
Application Documents
01. Application Form 07/03/2025 Applicationformredacted (472kb) -
01. Application Form 24/03/2025 Initial Consultee List 25.00374 (286kb) -
02. Supporting Information 07/03/2025 Planning Statement East Barn Feb 2025 (211kb) -
02. Supporting Information 07/03/2025 Plot 2 East Drainage Layout (827kb) -
02. Supporting Information 30/05/2024 Ecological Impact Assessment (redacted) (2964kb) -
02. Supporting Information 20/03/2025 WATER, ENERGY AND FOUL WATER STATEMENT - EAST BARN MARCH 2025.pdf (52kb) -
Biodiversity Net Gain
Biodiversity Net Gain Metric 20/03/2025 The_Statutory_Biodiversity_Metric_Calculation_Tool_tool_east barn.xlsx (4204kb) -
Biodiversity Net Gain Supporting Info. 07/03/2025 Plot 2 East Barn Nashend Farm Biodiversity Net Gain Report (1014kb) -
Application Plans
04. Site / Location Plan 20/03/2025 Plot 2 East Proposed Site Plan (6469kb) 205 - A
06. Proposed Plans 07/03/2025 Plot 2 East Proposed Plans And Elevations (1292kb) 209 -
06. Proposed Plans 20/03/2025 Boundary Treatment Elevations.pdf (3611kb) 210 -
Neighbour and Other Response
08. Response - Neighbour and Other 25/04/2025 Ros Willder Berrowdine Cottage, Eldersfield Marsh, Eldersfield, GLOUCESTER, GL19 4PQ (80kb) -
08. Response - Neighbour and Other 26/04/2025 Tim Willder Annexe At, Berrowdine Cottage, Eldersfield Marsh, Eldersfield, GLOUCESTER, GL19 4PQ (80kb) -
Statutory Consultee Response
09. Response - Statutory Consultee 07/04/2025 Drainage Engineer - Engineers - S.W. Land Drainage Partnership (78kb) -
09. Response - Statutory Consultee 13/05/2025 WRS Contaminated Land Comments (87kb) -
09. Response - Statutory Consultee 13/05/2025 Highways Comments (86kb) -
Decision
11. Decision Information 15/05/2025 Delegated Report (199kb) -
12. Decision Notice 15/05/2025 Decision Notice (155kb) -

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
Berrowdine Cottage Eldersfield Marsh Eldersfield GLOUCESTER GL19 4PQ 24/03/2025 25/04/2025
Annexe At Berrowdine Cottage Eldersfield Marsh Eldersfield GLOUCESTER GL19 4PQ 24/03/2025 26/04/2025

Consultee List


Name Organisation Sent Reply Due Reply Received
Asset Protection Team Severn Trent Water Limited 24/03/2025 14/04/2025
Cllr Jennie Watkins Longdon Ward 24/03/2025 14/04/2025
Consultation Service Natural England 24/03/2025 14/04/2025
Drainage Engineer Engineers - S.W. Land Drainage Partnership 24/03/2025 14/04/2025
Highways County Highways 24/03/2025 14/04/2025
Housing Team - MHDC Housing - MHDC 24/03/2025 14/04/2025
MHDC Natural Heritage & Biodiversity Officer MHDC Natural Heritage & Biodiversity 24/03/2025 14/04/2025
MHDC Tree and Landscape Officer MHDC Tree and Landscape Officer 24/03/2025 14/04/2025
Mr J L Gabbott Eldersfield Parish Council 24/03/2025 14/04/2025
Worcestershire & Herefordshire LMC Ltd Local Medical Committee 24/03/2025 14/04/2025

Constraints List


Constraints List
CIL009 - Non-Urban Area
Paper: Malvern Gazette - Friday
Surface Water: 1 in 100 extent.
Surface Water: 1 in 1000 extent
Outside SWDP Development Boundary
Surface Water: 1 in 30 extent.
Water Supply. If Major Application consultation required with Severn Trent (Welsh Water if in Bockleton Parish)
Policy Case HLA - MHDC/424/HOU. Barn at (OS 8154 3173), Eldersfield Marsh, Eldersfield , GL19 4PQ. Notification for Prior Approval for the proposed change of use of an Agricultural Building to one Dwellinghouse (Class C3), and for building operations reasonably necessary for the conversion. Open Market. Small windfall (HLA only)
SWDP 15: Designated Rural Areas
SWDP 5: Protect and Enhance
Site of Special Scientific Interest within 500m
No associated appeals