Application Number M/25/00790/PIP
Status Application Refused

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Planning Online Status


  • Application
    Valid
    05/06/2025
  • Consultation
    End
    02/07/2025
  • Committee
    Meeting
    N/A
  • Decision

    Refusal
  • Decision
    Date
    21/07/2025
  • Appeal
    Started
    02/01/2026
  • Appeal
    Decision
    Dismissed
Summary
Application Number M/25/00790/PIP
Location Address Land At (Os 7129 6118) Pound Lane Clifton Upon Teme
Proposal Permission in Principle for erection of up to 6 self build dwellings
Status Refusal
Application Type Permission in Principle
Appeal Decision Dismissed

Important Dates
Application Received Date 20/05/2025
Application Valid Date 05/06/2025
Consultation Start Date 11/06/2025
Site Visited / Site Notice Date
Consultation End 02/07/2025
Advert Expiry
Committee Date (if applicable)
Committee Agenda
Decision Date 21/07/2025

Further Information
Expected Decision Level Delegated
Case Officer Jack Hanly
Parish Clifton upon Teme CP, Lower Sapey CP
Ward Baldwin Ward
Applicant Mrs Helen Bedhall
Agent Mr Stephen Holloway
Agent Address Fisher German LLP Global House Hindlip Lane Worcester WR3 SB

Condition Details / Information Notes
Due to the application site’s location, the proposed development would represent a standalone encroachment of built development into the open countryside and would therefore appear incongruous. Furthermore, due to the application site’s location and the amount of development proposed, the proposal would result in either a form of compact ribbon development along Pound Lane or a nucleated non-linear development. Both would fail to respect the key characteristics of the area in which the application site is located as neither would help to maintain the characteristic dispersed settlement pattern, avoid the formation of pronounced settlement nuclei or respect the local settlement pattern comprising strings of wayside dwellings with a moderate to high level of dispersal. As such, the proposed development would cause harm to the character and appearance of the local area, contrary to Policies SWDP 21 and SWDP 25 of the South Worcestershire Development Plan (2016), the South Worcestershire Design Guide Supplementary Planning Document (March 2018) and the National Planning Policy Framework.
Positive and Proactive Statement. 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 and Supplementary Planning Documents and provided the applicant with the opportunity to engage with the Council's pre-application advice service. Despite these efforts, the Council still consider that permission in principle should be refused for the reason set out within the decision notice.

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.

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 Document Type Date Description File Size Drawing/Rev Number
Application Documents
01. Application Form 21/05/2025 Application Form 1 Redacted (1563kb) -
02. Supporting Information 21/05/2025 Feasibility Assessment (1273kb) -
02. Supporting Information 21/05/2025 Planning Statement (654kb) -
Application Plans
04. Site / Location Plan 21/05/2025 Site Location (601kb) Site Location -
04. Site / Location Plan 11/06/2025 Site Location with road names (287kb) Site Location with road names -
Neighbour and Other Response
08. Response - Neighbour and Other 13/06/2025 Andrew Husselbee The Knoll Bungalow, Clifton Upon Teme, WORCESTER, WR6 6EE (82kb) -
08. Response - Neighbour and Other 13/06/2025 Mrs Angela Griffiths 4 Church Cottage, Church Road, Clifton Upon Teme, WORCESTER, WR6 6DJ (79kb) -
08. Response - Neighbour and Other 16/06/2025 alan bush 41 Manor Road, Clifton Upon Teme, WORCESTER, WR6 6DP (80kb) -
08. Response - Neighbour and Other 16/06/2025 David Charlton 13 Woodmanton Close, Clifton Upon Teme, WORCESTER, WR6 6DG (81kb) -
08. Response - Neighbour and Other 17/06/2025 Guy Steven Oxhall Cottage, Clifton Upon Teme, WORCESTER, WR6 6EF (80kb) -
08. Response - Neighbour and Other 17/06/2025 mrs susanne palmer The Firs Cottage, Clifton Upon Teme, WORCESTER, WR6 6EW (76kb) -
08. Response - Neighbour and Other 18/06/2025 Mark Whitaker 25 Blueshot Drive, Clifton Upon Teme, WORCESTER, WR6 6DF (83kb) -
08. Response - Neighbour and Other 18/06/2025 James Lewis 18 Salford Close, Clifton Upon Teme, WORCESTER, WR6 6EJ (80kb) -
08. Response - Neighbour and Other 18/06/2025 Isabelle Steven Oxhall Cottage, Clifton Upon Teme, WORCESTER, WR6 6EF (78kb) -
08. Response - Neighbour and Other 22/06/2025 Joan Dyke 4 Woodmanton Close, Clifton Upon Teme, WORCESTER, WR6 6DG (81kb) -
08. Response - Neighbour and Other 22/06/2025 Edward Dursley 17 Woodmanton Close, Clifton Upon Teme, WORCESTER, WR6 6DG (87kb) -
08. Response - Neighbour and Other 23/06/2025 John Dimmock 20 Hope Meadow Drive, Clifton Upon Teme, WORCESTER, WR6 6BL (80kb) -
08. Response - Neighbour and Other 23/06/2025 Paul and Emma Green 8 Woodmanton Close, Clifton Upon Teme, WORCESTER, WR6 6DG (90kb) -
08. Response - Neighbour and Other 24/06/2025 Nina Vicky Haines, 20 Saxon Close, Clifton-upon-Teme, WR6 6DL (95kb) -
08. Response - Neighbour and Other 24/06/2025 David Roberts 12 Kenelm Road, Clifton Upon Teme, WORCESTER, WR6 6DW (86kb) -
08. Response - Neighbour and Other 25/06/2025 DAVID GRIFFITHS Cottage Of Content, Clifton Upon Teme, WORCESTER, WR6 6EE (79kb) -
08. Response - Neighbour and Other 30/06/2025 Jenny Steven Oxhall Cottage, Clifton Upon Teme, WORCESTER, WR6 6EF (86kb) -
08. Response - Neighbour and Other 01/07/2025 John Bowden 2 Kenelm Close, Clifton Upon Teme, WORCESTER, WR6 6EB (79kb) -
08. Response - Neighbour and Other 01/07/2025 R Steven Oxhall Cottage, Clifton Upon Teme, WORCESTER, WR6 6EF (83kb) -
08. Response - Neighbour and Other 01/07/2025 Robin Billingham 26 Saxon Close, Clifton Upon Teme, WORCESTER, WR6 6DL (77kb) -
08. Response - Neighbour and Other 02/07/2025 Claire T 6 Winnington Close, Clifton Upon Teme, WORCESTER, WR6 6LU (78kb) -
08. Response - Neighbour and Other 03/07/2025 Shauna Thompson 37 Sinclair Way, Lower Broadheath, WORCESTER, WR2 6EA (77kb) -
Statutory Consultee Response
09. Response - Statutory Consultee 10/06/2025 Cllr Pam Cumming - Baldwin Ward (75kb) -
09. Response - Statutory Consultee 13/06/2025 Worcester Regulatory Services Contaminated Land - Worcestershire Regulatory Services (74kb) -
09. Response - Statutory Consultee 16/06/2025 Drainage Engineer - Engineers - S.W. Land Drainage Partnership (75kb) -
09. Response - Statutory Consultee 16/06/2025 Highways - County Highways (77kb) -
09. Response - Statutory Consultee 19/06/2025 Cllr Paul Cumming - Baldwin Ward (74kb) -
09. Response - Statutory Consultee 25/06/2025 Sue Everitt - Lower Sapey Parish Council (73kb) -
09. Response - Statutory Consultee 02/07/2025 Andrew Ward - Clifton upon Teme Parish Council (78kb) -
09a. Response - Statutory Consultee Attachment 13/06/2025 Worcester Regulatory Services Contaminated Land (87kb) -
09a. Response - Statutory Consultee Attachment 16/06/2025 Highways (127kb) -
Decision
11. Decision Information 21/07/2025 Delegated Report (193kb) -
12. Decision Notice 21/07/2025 Decision Notice (156kb) -
Appeal
Appeal - Decision 24/06/2026 6002718 Appeal Decision (209kb) -

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
41 Manor Road Clifton Upon Teme WORCESTER WR6 6DP 16/06/2025
The Knoll Bungalow Clifton Upon Teme WORCESTER WR6 6EE 13/06/2025
6 Winnington Close Clifton Upon Teme WORCESTER WR6 6LU 02/07/2025
13 Woodmanton Close Clifton Upon Teme WORCESTER WR6 6DG 16/06/2025
Cottage Of Content Clifton Upon Teme WORCESTER WR6 6EE 25/06/2025
12 Kenelm Road Clifton Upon Teme WORCESTER WR6 6DW 24/06/2025
17 Woodmanton Close Clifton Upon Teme WORCESTER WR6 6DG 22/06/2025
Oxhall Cottage Clifton Upon Teme WORCESTER WR6 6EF 17/06/2025
Oxhall Cottage Clifton Upon Teme WORCESTER WR6 6EF 18/06/2025
18 Salford Close Clifton Upon Teme WORCESTER WR6 6EJ 18/06/2025
Oxhall Cottage Clifton Upon Teme WORCESTER WR6 6EF 30/06/2025
4 Woodmanton Close Clifton Upon Teme WORCESTER WR6 6DG 22/06/2025
2 Kenelm Close Clifton Upon Teme WORCESTER WR6 6EB 01/07/2025
20 Hope Meadow Drive Clifton Upon Teme WORCESTER WR6 6BL 23/06/2025
25 Blueshot Drive Clifton Upon Teme WORCESTER WR6 6DF 18/06/2025
4 Church Cottage Church Road Clifton Upon Teme WORCESTER WR6 6DJ 13/06/2025
The Firs Cottage Clifton Upon Teme WORCESTER WR6 6EW 17/06/2025
20 Saxon Close Clifton-upon-Teme wr6 6dl 24/06/2025
8 Woodmanton Close Clifton Upon Teme WORCESTER WR6 6DG 23/06/2025
Oxhall Cottage Clifton Upon Teme WORCESTER WR6 6EF 01/07/2025
26 Saxon Close Clifton Upon Teme WORCESTER WR6 6DL 01/07/2025
37 Sinclair Way Lower Broadheath WORCESTER WR2 6EA 03/07/2025

Consultee List


Name Organisation Sent Reply Due Reply Received
Andrew Ward Clifton upon Teme Parish Council 10/06/2025 24/06/2025 02/07/2025
Cllr Pam Cumming Baldwin Ward 10/06/2025 24/06/2025 10/06/2025
Cllr Paul Cumming Baldwin Ward 10/06/2025 24/06/2025 19/06/2025
Drainage Engineer Engineers - S.W. Land Drainage Partnership 10/06/2025 24/06/2025 16/06/2025
Highways County Highways 10/06/2025 24/06/2025 16/06/2025
Housing Team - MHDC Housing - MHDC 10/06/2025 24/06/2025
MHDC Natural Heritage & Biodiversity Officer MHDC Natural Heritage & Biodiversity 10/06/2025 24/06/2025
MHDC Tree and Landscape Officer MHDC Tree and Landscape Officer 10/06/2025 24/06/2025
Sue Everitt Lower Sapey Parish Council 10/06/2025 24/06/2025 25/06/2025
Worcestershire & Herefordshire LMC Ltd Local Medical Committee 10/06/2025 24/06/2025
Worcester Regulatory Services Contaminated Land Worcestershire Regulatory Services 11/06/2025 25/06/2025 13/06/2025

Constraints List


Constraints List
Neighbourhood Plan: NPA Boundaries
Area of Special Control of Advertisements
CIL009 - Non-Urban Area
Paper: Berrows Journal - Thursday
Outside SWDP Development Boundary
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 Enhance
Surface Water: 1 in 1000 extent
Surface Water: 1 in 100 extent.
Appeals Information
Number M/25/00790/PIP
PINS Appeal Ref 6002718
Method Written Representations Procedure
Start date 02/01/2026
LPA Final Comments Due 20/02/2026
Interested Party Comments Due 06/02/2026
Inquiry Date
Venue
Decision Dismissed
Issue Date 23/06/2026

https://acp.planninginspectorate.gov.uk/ViewCase.aspx?caseid=6002718

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.
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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’.

 Document Type Date Description File Size Drawing/Rev Number
Appeal
30. Appeal - Application Form 05/01/2026 Appeal 6002718 (88kb) -
31. Appeal - Documents 09/02/2026 Appeal Interested Party Comments 6002718 (67kb) -
31. Appeal - Documents 05/01/2026 START DATE - New planning appeal_ 6002718 (81kb) -
31. Appeal - Documents 07/01/2026 6002718 Lpa Questionnaire Submission (89kb) -
32. Appeal - Appellants Case 23/02/2026 Inspector Request - 3241879 Decision (1).pdf (193kb) -
32. Appeal - Appellants Case 23/02/2026 Inspector Request - Final Decision (3).pdf (121kb) -
32. Appeal - Appellants Case 23/02/2026 Knights, R (on The Application Of) V South Norfolk District Council [2025] Ewhc 2205 (admin) (22 August 2025) (329kb) -
32. Appeal - Appellants Case 23/02/2026 Rebuttal To Appeal 6002718 (142kb) -
32. Appeal - Appellants Case 23/02/2026 Examination Of Swdpr (119kb) -
32. Appeal - Appellants Case 05/01/2026 Appeal Statement Pound Lane, Clifton Upon Teme (707kb) -
32. Appeal - Appellants Case 05/01/2026 Appendix 1 (275kb) -
32. Appeal - Appellants Case 05/01/2026 Appendix 2 25015 Hla Xx Xx R L 9501 P02 (784kb) -
32. Appeal - Appellants Case 05/01/2026 Appendix 2 Nh01 Landscape Character Online Map Extract (1607kb) -
32. Appeal - Appellants Case 05/01/2026 Appendix 2 Nh02 Ldu Bp08.4 (52kb) -
32. Appeal - Appellants Case 05/01/2026 Appendix 2 Nh03 Landscape Types Timbered Plateau Farmlands (648kb) -
32. Appeal - Appellants Case 05/01/2026 Appendix 2 Nh04 Context Baseline Views (13613kb) -
32. Appeal - Appellants Case 05/01/2026 Appendix 2 Nh05 Planning Advice Timbered Plateau Farmlands (469kb) -
32. Appeal - Appellants Case 05/01/2026 Appendix 2 Nh06 Lvia Methodology 1.1 (562kb) -
32. Appeal - Appellants Case 05/01/2026 Appendix 2 Nh07 Landscape Character Assessment Supplementary Guidance Extract (188kb) -
33. Appeal - Councils Case 03/02/2026 Council's Appeal Statement.pdf (275kb) -
Appeal - Decision 24/06/2026 PINS Email - Appeal decision_ 6002718 (78kb) -
Appeal - Decision 24/06/2026 6002718 Appeal Decision (209kb) -