Application Number M/25/00556/LB
Status Application Refused

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Planning Online Status


  • Application
    Valid
    09/05/2025
  • Consultation
    End
    27/06/2025
  • Committee
    Meeting
    N/A
  • Decision

    Refusal
  • Decision
    Date
    13/08/2025
  • Appeal
    Started
    N/A
  • Appeal
    Decision
    N/A
Summary
Application Number M/25/00556/LB
Location Address The Cottage Sandford Severn Stoke Worcester WR8 9JE
Proposal Proposed replacement single-storey extension and installation of 3no additional conservation rooflights (retrospective)
Status Refusal
Application Type Listed Building Consent
Appeal Decision N/A

Important Dates
Application Received Date 03/04/2025
Application Valid Date 09/05/2025
Consultation Start Date 23/05/2025
Site Visited / Site Notice Date
Consultation End 27/06/2025
Advert Expiry 27/06/2025
Committee Date (if applicable)
Committee Agenda
Decision Date 13/08/2025

Further Information
Expected Decision Level Delegated
Case Officer Matthew Webb
Parish Severn Stoke CP
Ward Kempsey Ward
Applicant Mrs K Kane
Agent Mr Dan Stiff, Boughton Butler
Agent Address 30 Sansome Walk Worcester Worcestershire WR1 1LX

Condition Details / Information Notes
By virtue of its incongruous design, materials, and detailing, the retrospective development is not considered to preserve the special architectural or historic interest of the grade II listed building, and has resulted in harm to its significance. The use of modern materials and lack of traditional detailing fails to reflect a conservation led approach, resulting in visually intrusive interventions that undermine the building’s traditional character and composition. The development results in a ‘less than substantial’ level of harm that is not outweighed by any public benefits of the scheme As such the development is therefore contrary to Policies SWDP 6: Historic Environment, SWDP 21: Design, and SWDP 24: Management of the Historic Environment of the South Worcestershire Development Plan, as well as Paragraph 208 and 210 of the National Planning Policy Framework.
The applicant has not provided a sufficiently detailed Heritage Statement or consulted the Historic Environment Record (HER), as such the submitted impact assessment includes no supporting evidence and a setting impact analysis has not been provided. In view of this application fails to meet the minimum requirements set out in paragraph 207 of the NPPF.
Drawing no/s: Site Location Plan – Drawing No. PL001 Proposed (As built) Floor Plans – Drawing No. PL010 Proposed (As built) Elevations Sheet 1 of 2 – Drawing No. PL011 Proposed (As built) Elevations Sheet 2 of 2 – Drawing No. PL012
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; 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 03/04/2025 Application form (322kb) -
17. Validation 03/04/2025 Sandford Heritage Statement (199kb) -
17. Validation 03/04/2025 Water Management Statement (46kb) -
Application Plans
04. Site / Location Plan 03/04/2025 Rev A Site Location Plan (274kb) PL001 -
04a. Block Plan 03/04/2025 Block Plan (309kb) PL015 -
04a. Block Plan 03/04/2025 Rev A Existing Site Plan (270kb) PL002 -
05. Existing Plans 03/04/2025 Rev A Existing Elevations East & West (340kb) PL005 -
05. Existing Plans 03/04/2025 Rev A Existing Elevations North & South (320kb) PL006 -
05. Existing Plans 03/04/2025 Existing Floor Plans (308kb) PL004 -
06. Proposed Plans 03/04/2025 Proposed As Built Floor Plans (286kb) PL010 -
06. Proposed Plans 03/04/2025 Proposed As Built Elevations East & West (345kb) PL011 -
06. Proposed Plans 03/04/2025 Proposed As Built Elevations North & South (326kb) PL012 -
Statutory Consultee Response
09. Response - Statutory Consultee 24/05/2025 Cllr D Harrison - Kempsey Ward (75kb) -
09. Response - Statutory Consultee 05/06/2025 Worcestershire County Council (Footpaths) - WCC - Footpaths (75kb) -
09. Response - Statutory Consultee 10/06/2025 MHDC Conservation Officer - MHDC Development Plans & Conservation (74kb) -
09. Response - Statutory Consultee 12/06/2025 Mrs Lisa Stevens - Severn Stoke Parish Council (75kb) -
09. Response - Statutory Consultee 09/07/2025 MHDC Conservation Officer - MHDC Development Plans & Conservation (134kb) -
09. Response - Statutory Consultee 10/07/2025 Archaeology and Planning Advisor (137kb) -
09a. Response - Statutory Consultee Attachment 05/06/2025 Worcestershire County Council (Footpaths) (522kb) -
Decision
11. Decision Information 13/08/2025 Delegated Report (223kb) -
12. Decision Notice 13/08/2025 Decision Notice (156kb) -
Planning Application Documents
Email-Comments in response to M_25_00556_HP and M_25_00557_LB - The Cottage(1).msg 09/07/2025 Email RE - Reason for additional conservation comments (1572kb) -

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
Hill View Sandford Severn Stoke WORCESTER WR8 9JE 23/05/2025

Consultee List


Name Organisation Sent Reply Due Reply Received
Cllr D Harrison Kempsey Ward 23/05/2025 13/06/2025 24/05/2025
Cllr J. Michael Kempsey Ward 23/05/2025 13/06/2025
Consultation Service Natural England 23/05/2025 13/06/2025
Drainage Engineer Engineers - S.W. Land Drainage Partnership 23/05/2025 13/06/2025
Environment Agency Environment Agency 23/05/2025 13/06/2025
Jonathan Brierley The Open Spaces Society 23/05/2025 13/06/2025
MHDC Heritage Officer MHDC Heritage Officer 23/05/2025 13/06/2025 08/07/2025
MHDC Natural Heritage & Biodiversity Officer MHDC Natural Heritage & Biodiversity 23/05/2025 13/06/2025
Mrs Lisa Stevens Severn Stoke Parish Council 23/05/2025 13/06/2025 12/06/2025
Mrs Marianne Pomeroy Worcestershire County Council (Minerals) 23/05/2025 13/06/2025
Ramblers Association (Worcestershire Area) Ramblers Association (Worcestershire Area) 23/05/2025 13/06/2025
The British Horse Society British Horse Society 23/05/2025 13/06/2025
Worcestershire County Council (Footpaths) WCC - Footpaths 23/05/2025 13/06/2025 05/06/2025

Constraints List


Constraints List
SWDP 5: Protect and Restore
SWDP 32: Sand and Gravel
Paper: Malvern Gazette - Friday
SWDP 22: Local Geological Sites
Listed Building 0m Buffer: Grade II. H.E Ref: 1178429. Listed Building. The Cottage, Sandford, Severn Stoke, Worcester, WR8 9JE (Formerly listed as No 1, Lower Sandford). LB/1178429
SWDP 22: Site of Special Scientific Interest
Outside SWDP Development Boundary
Listed Buildings Affect Setting 25m Buffer - Grade II. H.E Ref: 1178429. Listed Building. The Cottage, Sandford, Severn Stoke, Worcester, WR8 9JE (Formerly listed as No 1, Lower Sandford). LB/1178429
CIL009 - Non-Urban Area
Minerals - Sand And Gravel
Site of Special Scientific Interest within 500m
Flood Zone 2. If Application is a Major (PS2 1-6) consultation required with L.L.F.A and Severn Trent (Welsh Water if in Bockleton Parish)
Water Supply. If Major Application consultation required with Severn Trent (Welsh Water if in Bockleton Parish)
Policy Case HLA - MHDC/191/HOU. Annexe At, The Cottage, Sandford, Severn Stoke, Worcester, WR8 9JE. Application for a Lawful Development Certificate for the existing use as an independent dwellinghouse.. Open Market. Small windfall (HLA only)
SWDP 15: Designated Rural Areas
Public Right of Way: Type- Bridleway. Path No- SS-537 C
Bridleway: Type- Bridleway. Path No- SS-537 C
Surface Water: 1 in 1000 extent
Surface Water: 1 in 100 extent.
Surface Water: 1 in 30 extent.
No associated appeals