| Application Number | M/25/00517/GPDQ |
| Status | Application Refused |
Planning Online Status
-
Application
Valid27/03/2025 -
Consultation
End02/05/2025 -
Committee
MeetingN/A -
Decision Refusal -
Decision
Date19/05/2025 -
Appeal
Started24/11/2025 -
Appeal
DecisionDismissed
| Summary | |
| Application Number | M/25/00517/GPDQ |
| Location Address | New Inn Farm Old Road Clifton Upon Teme Worcester WR6 6DR |
| Proposal | 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 |
| Status | Refusal |
| Application Type | GPDQ - agricultural to C3 dwellinghouse |
| Appeal Decision | Dismissed |
| Important Dates | |
| Application Received Date | 27/03/2025 |
| Application Valid Date | 27/03/2025 |
| Consultation Start Date | 08/04/2025 |
| Site Visited / Site Notice Date | |
| Consultation End | 02/05/2025 |
| Advert Expiry | |
| Committee Date (if applicable) | |
| Committee Agenda | |
| Decision Date | 19/05/2025 |
| Further Information | |
| Expected Decision Level | Delegated |
| Case Officer | Jack Hanly |
| Parish | Clifton upon Teme CP |
| Ward | Baldwin Ward |
| Applicant | Mr Lee Morley |
| Agent | Mrs Lucy Kendall, AddisonRees Planning Consultancy Ltd |
| Agent Address | Unit 12A Top Barn Business Centre Worcester Road WR6 6NH |
| Condition Details / Information Notes |
| The proposed building operations would result in the removal of a significant proportion of the application building’s existing fabric, which would go beyond ‘partial demolition’, and the addition of a substantial amount of new material. As such, it is considered that in order to function as a dwelling, the application building would require an extensive overhaul which would comprise a ‘rebuild’, and that the proposed building operations would go beyond those reasonably necessary to convert the building. In light of this, it is considered that the building is not already suitable for conversion to residential use and the proposal therefore fails to comply with paragraph Q.1(i) (i) and (ii) of Schedule 2, Part 3, Class Q of The Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended) and Paragraph 105 (Reference ID: 13-105-20180615) of the Planning Practice Guidance. |
| The proposed building operations and demolition would adversely alter the external appearance of the application property and result in the creation of a dwelling which would be out of character with the surrounding built environment. More specifically, the proposed dwelling would possess a large amount of glazing within its front elevation at both ground and first floor level, and a balcony with a glass balustrade within its front elevation, both of which are not characteristic of the built environment surrounding the application site. Due to the detached nature of the proposed dwelling as a result of extensive demolition and as the application site is already visible from surrounding land, most notably the public highways located to the south (the B4204) and north-east (Old Road), the proposed uncharacteristic appearance of the building would be highly noticeable in views of the site from within the surrounding area. In light of this, the proposed dwellinghouse would represent an incongruous and obtrusive feature which is out of character with the local built environment and would therefore have a detrimental impact on the character, appearance and visual amenity of the local area, contrary to Policy SWDP 21 of the South Worcestershire Development Plan (2016), the South Worcestershire Design Guide Supplementary Planning Document (2018) and Chapter 12 of the National Planning Policy Framework. |
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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.
| No associated neighbours |
Consultee List
| Name | Organisation | Sent | Reply Due | Reply Received |
|---|---|---|---|---|
| Cllr Pam Cumming | Baldwin Ward | 04/04/2025 | 25/04/2025 | 04/04/2025 |
| Cllr Paul Cumming | Baldwin Ward | 04/04/2025 | 25/04/2025 | 14/04/2025 |
| Highways | County Highways | 04/04/2025 | 25/04/2025 | 08/04/2025 |
| MHDC Natural Heritage & Biodiversity Officer | MHDC Natural Heritage & Biodiversity | 04/04/2025 | 25/04/2025 | |
| Worcestershire Regulatory Services - Nuisance | Worcestershire Regulatory Services | 04/04/2025 | 25/04/2025 | 23/04/2025 |
| Drainage Engineer | Engineers - S.W. Land Drainage Partnership | 08/04/2025 | 29/04/2025 | 25/04/2025 |
| MHDC Tree and Landscape Officer | MHDC Tree and Landscape Officer | 08/04/2025 | 29/04/2025 | |
| Worcester Regulatory Services Contaminated Land | Worcestershire Regulatory Services | 08/04/2025 | 29/04/2025 | 10/04/2025 |
Constraints List
| Constraints List |
| SWDP 15: Designated Rural Areas |
| Area of Special Control of Advertisements |
| Neighbourhood Plan: NPA Boundaries |
| SWDP 5: Protect and Enhance |
| Surface Water: 1 in 1000 extent |
| Outside SWDP Development Boundary |
| Paper: Berrows Journal - Thursday |
| CIL009 - Non-Urban Area |
| Water Supply. If Major Application consultation required with Severn Trent (Welsh Water if in Bockleton Parish) |
| Surface Water: 1 in 100 extent. |
| Ancient Woodland within 100m |
| TPO REF: TPO/M/417 (2008). ADDRESS: Land At (Os 7224 6077) Clifton Upon Teme |
| Local Wildlife Site within 100m: Marlpits Coppice |
| Appeals Information | |
| Number | M/25/00517/GPDQ |
| PINS Appeal Ref | 6001850 |
| Method | Written Representations Procedure |
| Start date | 24/11/2025 |
| LPA Final Comments Due | 15/01/2026 |
| Interested Party Comments Due | 31/12/2025 |
| Inquiry Date | |
| Venue | |
| Decision | Dismissed |
| Issue Date | 20/02/2026 |
https://acp.planninginspectorate.gov.uk/ViewCase.aspx?caseid=6001850
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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