| Application Number | M/25/00691/HP |
| Status | Application Refused |
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Planning Online Status
-
Application
Valid19/05/2025 -
Consultation
End27/06/2025 -
Committee
MeetingN/A -
Decision Refusal -
Decision
Date11/07/2025 -
Appeal
StartedN/A -
Appeal
DecisionN/A
| Summary | |
| Application Number | M/25/00691/HP |
| Location Address | Holdfast Cottage Holdfast Upton Upon Severn Worcester WR8 0RB |
| Proposal | Single storey rear extension and external terrace. |
| Status | Refusal |
| Application Type | Householder Planning |
| Appeal Decision | N/A |
| Important Dates | |
| Application Received Date | 29/04/2025 |
| Application Valid Date | 19/05/2025 |
| Consultation Start Date | 22/05/2025 |
| Site Visited / Site Notice Date | |
| Consultation End | 27/06/2025 |
| Advert Expiry | 27/06/2025 |
| Committee Date (if applicable) | |
| Committee Agenda | |
| Decision Date | 11/07/2025 |
| Further Information | |
| Expected Decision Level | Delegated |
| Case Officer | Benjamin Sparrey |
| Parish | Holdfast CP |
| Ward | Longdon Ward |
| Applicant | Mrs Louise Hughes |
| Agent | Mr Simon Rea, Glazzard Architects |
| Agent Address | Graingers Porcelain Works Unit 9 St Martins Quarter Silver Street Worcester |
| Condition Details / Information Notes |
| The proposed development, by virtue of its scale, form and design, would significantly and harmfully detract from the historic character of the host dwelling and would result in a less then substantial level of harm to its significance as a listed building. In view of this, it is considered the development would be contrary to policies SWDP 6, SWDP 21, SWDP 24 and SWDP 25 of the South Worcestershire Development Plan. The development would further contravene Paragraphs 212, 214 and 215 of the Framework by failing to preserve the character of a listed building and would not align with the Council’s duty to protect Listed Buildings under the Planning (Listed Buildings and Conservation Areas) Act 1990. Whilst there would be some modest economic benefit resulting from the proposed construction works, the host dwelling serves as a private domestic residence and, as such, the harm identified would not be outweighed by any public benefits to the proposed development. |
| Drawing no/s: Location Plan DRAWING NO 2323 1000 REVISION A Block Plan DRAWING NO 2323 1010 REVISION B Elevations as Proposed DRAWING NO 2323 4101 REVISION C GF Plan as Proposed DRAWING NO 2323 4102 REVISION D |
| In dealing with the application the Council has implemented the requirement in paragraph 39 of the National Planning Policy Framework to work with the applicant in a positive and proactive way. We have made available detailed advice in the form of our statutory policies in the Development Plan, Supplementary Planning Documents, as well as offering a full pre-application advice service in order to ensure that the applicant has been given every opportunity to submit an application which is likely to be considered favourably. Unfortunately the submitted application is not considered to accord with the advice available nor was pre-application advice sought prior to its submission. As a result the Council has been unable to seek solutions to problems arising from this application as the amendments required to make the application acceptable are substantial and are considered to materially change the development proposals. They would require further consultation to be undertaken prior to determination which could not take place within the statutory determination period specified by the Ministry of Housing, Communities & Local Government. Despite the Council’s efforts, it is considered that the current planning application should be refused for the reasons set out in the decision notice. The applicant is encouraged to seek pre-application advice prior to the submission of any further formal planning application. |
| The applicant has failed to provide sufficient information to enable the council to properly consider the potential impact of the scheme on archaeological remains. The development could result in the loss of archaeological features of importance and is therefore contrary to paragraph 207 of the NPPF and Policies SWDP 6 and 24 of the South Worcestershire Development Plan. |
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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 Jennie Watkins | Longdon Ward | 22/05/2025 | 12/06/2025 | |
| David Hunter-Miller | Longdon, Queenhill & Holdfast Parish Council | 22/05/2025 | 12/06/2025 | 03/06/2025 |
| Drainage Engineer | Engineers - S.W. Land Drainage Partnership | 22/05/2025 | 12/06/2025 | 05/06/2025 |
| MHDC Conservation Officer | MHDC Development Plans & Conservation | 22/05/2025 | 12/06/2025 | 03/07/2025 |
| MHDC Conservation Officer | MHDC Development Plans & Conservation | 22/05/2025 | 12/06/2025 | |
| Mrs Marianne Pomeroy | Worcestershire County Council (Minerals) | 22/05/2025 | 12/06/2025 |
Constraints List
| Constraints List |
| Paper: Malvern Gazette - Friday |
| Listed Building 0m Buffer: Grade II. H.E Ref: 1238447. Listed Building. Holdfast Cottage. LB/1238447 |
| CIL009 - Non-Urban Area |
| Surface Water: 1 in 30 extent. |
| Surface Water: 1 in 100 extent. |
| Surface Water: 1 in 1000 extent |
| Outside SWDP Development Boundary |
| Listed Buildings Affect Setting 25m Buffer - Grade II. H.E Ref: 1238447. Listed Building. Holdfast Cottage. LB/1238447 |
| Minerals - Sand And Gravel |
| Water Supply. If Major Application consultation required with Severn Trent (Welsh Water if in Bockleton Parish) |
| SWDP 15: Designated Rural Areas |
| SWDP 5: Protect and Restore |
| SWDP 32: Sand and Gravel |
| Public Right of Way: Type- Footpath. Path No- HF-519 C |
| No associated appeals |
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