| Application Number | M/25/00665/FUL |
| Status | Application Refused |
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Planning Online Status
-
Application
Valid23/05/2025 -
Consultation
End20/11/2025 -
Committee
MeetingN/A -
Decision Refusal -
Decision
Date15/01/2026 -
Appeal
StartedN/A -
Appeal
DecisionN/A
| Summary | |
| Application Number | M/25/00665/FUL |
| Location Address | Land At (Os 7310 6948) Pensax Abberley |
| Proposal | Construction of live/work unit in connection with existing glamping and fishery enterprise |
| Status | Refusal |
| Application Type | Full planning permission |
| Appeal Decision | N/A |
| Important Dates | |
| Application Received Date | 24/04/2025 |
| Application Valid Date | 23/05/2025 |
| Consultation Start Date | 27/05/2025 |
| Site Visited / Site Notice Date | |
| Consultation End | 20/11/2025 |
| Advert Expiry | 26/06/2025 |
| Committee Date (if applicable) | |
| Committee Agenda | |
| Decision Date | 15/01/2026 |
| Further Information | |
| Expected Decision Level | Delegated |
| Case Officer | Anna Priestley-Clarke |
| Parish | Pensax CP |
| Ward | Lindridge Ward |
| Applicant | Rock Farm Pensax LLP |
| Agent | Mrs Angela Cantrill, The Rural Planning Co |
| Agent Address | The Farm Office Millridge Farm Parsons Lane Hartlebury DY11 7YQ |
| Condition Details / Information Notes |
| The application site is located in an area defined as open countryside wherein new residential development is only acceptable in exceptional circumstances. The proposal fails to meet the definition and limitations of a live/work unit and is more akin to a proposal for a rural worker’s dwelling under Policy SWDP19 for which no evidence has been provided in support. There has been a failure to evidence compliance with Part G of Policy SWDP8 of the South Worcestershire Development Plan 2016, in particular criteria (i) and (vii). The proposal is therefore tantamount to a new dwelling within the open countryside which does not meet with any of the accepted exceptions under Policy SWDP2 or complies with Policy SWDP19 of the South Worcestershire Development Plan 2016 or the NPPF. |
| Locationally, the site is in a highly unsustainable area with little to no opportunities for sustainable means of travel. The creation of a dwelling remote from the necessary day-to-day services and facilities required where residents would be wholly reliant on private motor vehicles, would be contrary to Policy SWDP4 of the South Worcestershire Development Plan 2016. |
| The size and massing of the proposed building would present an imposing and intrusive feature into the open countryside. Policies SWDP2 and SWDP8 are clear that development should be appropriate in scale to the character of the area and the proposed building would be detrimental to the rural landscape character and visual amenities of the area by reason of the scale and mass of the development. Furthermore, both the work and residential elements of the development are domestic in character and design, not reflective of the agricultural surroundings, resulting in an over-domestication of the area, having an urbanising impact and failing to respect the character and qualities of the surrounding area. Due to its sensitive open countryside location, the proposal, by reason of its scale and mass, would act to erode the countryside and rural character and appearance. As such the proposal would be contrary to Policy SWDP2, SWDP8 and SWDP21 and paragraphs 131 and 135 of the Framework and the guidance contained in the South Worcestershire Design Guide. |
| 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 and or the completion of a s.106 legal agreement 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. |
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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.
| Address | Sent | Reply Received |
|---|---|---|
| Rowley House Pensax Abberley WORCESTER WR6 6AG | 27/05/2025 | 16/06/2025 |
| Rowley Farm Pensax Abberley WORCESTER WR6 6AG | 27/05/2025 |
Consultee List
| Name | Organisation | Sent | Reply Due | Reply Received |
|---|---|---|---|---|
| Defence Estates Safeguarding | 27/05/2025 | 17/06/2025 | ||
| Mining Remediation Authority | 27/05/2025 | 17/06/2025 | ||
| Asset Protection Team | Severn Trent Water Limited | 27/05/2025 | 17/06/2025 | |
| Carole Hirst | Pensax Parish Council | 27/05/2025 | 17/06/2025 | |
| Cllr Douglas Godwin | Lindridge Ward | 27/05/2025 | 17/06/2025 | |
| Consultation Service | Natural England | 27/05/2025 | 17/06/2025 | |
| Drainage Engineer | Engineers - S.W. Land Drainage Partnership | 27/05/2025 | 17/06/2025 | |
| Highways | County Highways | 27/05/2025 | 17/06/2025 | |
| Housing Team - MHDC | Housing - MHDC | 27/05/2025 | 17/06/2025 | |
| Jonathan Brierley | The Open Spaces Society | 27/05/2025 | 17/06/2025 | |
| MHDC Economic Development | MHDC Economic Development | 27/05/2025 | 17/06/2025 | |
| MHDC Natural Heritage & Biodiversity Officer | MHDC Natural Heritage & Biodiversity | 27/05/2025 | 17/06/2025 | |
| MHDC Tree and Landscape Officer | MHDC Tree and Landscape Officer | 27/05/2025 | 17/06/2025 | |
| Mr G Simms | Forestry Commission Of England | 27/05/2025 | 17/06/2025 | |
| Ramblers Association (Worcestershire Area) | Ramblers Association (Worcestershire Area) | 27/05/2025 | 17/06/2025 | |
| Woodland Trust | Woodland Trust | 27/05/2025 | 17/06/2025 | |
| Worcestershire & Herefordshire LMC Ltd | Local Medical Committee | 27/05/2025 | 17/06/2025 | |
| Worcestershire County Council (Footpaths) | WCC - Footpaths | 27/05/2025 | 17/06/2025 | |
| Worcestershire Regulatory Services - Nuisance | Worcestershire Regulatory Services | 27/05/2025 | 17/06/2025 | |
| Worcestershire Wildlife Trust | Worcestershire Wildlife Trust | 27/05/2025 | 17/06/2025 | |
| Drainage Engineer | Engineers - S.W. Land Drainage Partnership | 25/06/2025 | 09/07/2025 | |
| Mining Remediation Authority | 06/11/2025 | 20/11/2025 | 12/11/2025 | |
| Carole Hirst | Pensax Parish Council | 06/11/2025 | 20/11/2025 |
Constraints List
| Constraints List |
| SWDP 15: Designated Rural Areas |
| Coal Referral Area within 10m |
| SWDP 5: Protect and Enhance |
| Paper: Tenbury Advertiser - Thursday |
| Public Right of Way: Type- Footpath. Path No- PX-567 C |
| Area of Special Control of Advertisements |
| Interferometer Area. Clee Hill - Consultation required for any building structure or works exceeding 45.7m in height above ground level |
| SWDP 32: Minerals - Development High Risk Area |
| CIL009 - Non-Urban Area |
| Outside SWDP Development Boundary |
| Public Right of Way: Type- Footpath. Path No- PX-562 C |
| Public Right of Way: Type- Footpath. Path No- PX-568 C |
| Public Right of Way: Type- Footpath. Path No- PX-561 C |
| Ancient Woodland within 100m |
| Local Wildlife Site within 100m: Ridding Coppice & Hall Wood |
| No associated appeals |
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