Application Number M/25/01058/FUL
Status Application Refused

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Planning Online Status


  • Application
    Valid
    22/09/2025
  • Consultation
    End
    01/07/2026
  • Committee
    Meeting
    N/A
  • Decision

    Refusal
  • Decision
    Date
    03/07/2026
  • Appeal
    Started
    N/A
  • Appeal
    Decision
    N/A
Summary
Application Number M/25/01058/FUL
Location Address Windsor Cottage Main Road Hallow Worcester WR2 6LD
Proposal Construction of self build detached house, alterations to boundary wall and demolition of existing garage
Status Refusal
Application Type Full planning permission
Appeal Decision N/A

Important Dates
Application Received Date 08/07/2025
Application Valid Date 22/09/2025
Consultation Start Date 30/09/2025
Site Visited / Site Notice Date
Consultation End 01/07/2026
Advert Expiry 12/06/2026
Committee Date (if applicable)
Committee Agenda
Decision Date 03/07/2026

Further Information
Expected Decision Level Delegated
Case Officer Joshua Evans
Parish Hallow CP
Ward Hallow & Holt Ward
Applicant Phil Checketts
Agent Mr Nick Carroll, Nick Carroll Architects Ltd
Agent Address 43 Broad Street Worcester WR1 3LR

Condition Details / Information Notes
The introduction of a substantial backland dwelling within the established curtilage of the Grade II listed Windsor Cottage would erode the openness and historic spatial relationship that contributes positively to the significance of the designated heritage asset. The proposed dwelling would appear as a competing residential form, rather than a subordinate addition, diminishing the ability to appreciate the listed building as a standalone historic dwelling within its historic curtilage. This would result in less than substantial harm to the significance of the Grade II listed building through harm to its setting. The limited public benefit arising from the provision of a single additional dwelling is insufficient to outweigh this harm. Accordingly, the proposal is contrary to Section 66(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990 and Policies SWDPR09 and SWDPR33 of the South Worcestershire Development Plan Review.
The proposed internal layout provides insufficient turning and manoeuvring space, resulting in the need for reversing movements within a constrained shared access. In addition, the proposed boundary treatments adjacent to the access would restrict visibility to and from the parking areas, increasing the potential for conflict between vehicles and pedestrians and between vehicles using the shared access. These deficiencies represent inherent and unresolved highway safety concerns that cannot be satisfactorily mitigated within the submitted scheme. Consequently, the proposal fails to demonstrate safe and suitable access arrangements for all users and would result in an unacceptable impact on highway safety. Accordingly, the proposal is contrary to Policy SWDPR06 of the South Worcestershire Development Plan Review, the Worcestershire Streetscape Design Guide, and paragraph 116 of the National Planning Policy Framework.
The Local Planning Authority has acted positively and proactively in determining this application by assessing the proposal against planning policy and any other material considerations by identifying matters of concern with the proposal and determining the application within a timely manner, clearly setting out the reason(s) for refusal, allowing the Applicant the opportunity to consider the harm caused and whether or not it can be remedied by a revision to the proposal. The Local Planning Authority is willing to provide pre-application advice in respect of any future application for a revised development.
Drawing no/s: 15437-Tree_Survey_Plan_ASTC_21.03.25 01.1; A-H-01_R1; A-H-03_R1; A-H-04; A-E-00-R1; Proposed Habitat Map April 2025 Version 1; Baseline Habitat Map April 2025 Version 1.0 Supporting Documentation: Energy and sustainability statement, 13th June 2025; Design and Access Statement, June 2025; Preliminary Ecological Appraisal ISSUE V2.0 May 2025; Arboricultural Impact Assessment & Tree Protection Plan, 04 June 2025; HERITAGE IMPACT ASSESSMENT May 2025

Copyright Notice

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 Document Type Date Description File Size Drawing/Rev Number
Application Documents
01. Application Form 08/07/2025 Application Form (redacted) (429kb) -
02. Supporting Information 08/07/2025 Energy Statement (329kb) -
02. Supporting Information 08/07/2025 Design and Access Statement including Water Management Statement (1178kb) -
02. Supporting Information 08/07/2025 Preliminary Ecological Appraisal (1222kb) -
02. Supporting Information 08/07/2025 Arboricultural Impact Assessment & Tree Protection Plan (5497kb) -
02. Supporting Information 08/07/2025 Tree Data Tables Report (446kb) -
02. Supporting Information 08/07/2025 Heritage Impact Assessment (10779kb) -
02. Supporting Information 28/07/2025 email from agent accepting amended proposal description (redacted) (77kb) -
02. Supporting Information 26/08/2025 Appendix 1 - Appeal Decision Notice 20/00149/OUT (115kb) -
02. Supporting Information 26/08/2025 Planning Statement (1876kb) -
17. Validation 30/04/2026 Amendment - Pre-decision pro forma (32kb) -
Application Plans
04a. Block Plan 08/07/2025 Baseline Habitat Map (1147kb) - 1.0
04a. Block Plan 08/07/2025 Proposed Habitat Map (1094kb) - 1.0
05. Existing Plans 01/05/2026 Location Plan & Existing Block Plan, Floor Plans & Elevations (459kb) A-E-00 - R1
06. Proposed Plans 24/04/2026 Existing and Proposed Street Scene Elevation (749kb) A-H-04 -
06. Proposed Plans 01/05/2026 Visibility Splay & Proposed Block Plan (304kb) A-H-03 - R1
06. Proposed Plans 01/05/2026 Location Plan , Block Plans & Proposed Floor Plans & Elevations (758kb) A-H-01 - R1
06a. Plans-Other 08/07/2025 Tree Survey (664kb) 15437-Tree-Survey_Plan_ASTC_21.03.25 - 01.1
Statutory Consultee Response
09. Response - Statutory Consultee 29/09/2025 Drainage Engineer - Engineers - S.W. Land Drainage Partnership (78kb) -
09. Response - Statutory Consultee 29/09/2025 Worcestershire County Council- Highways (124kb) -
09. Response - Statutory Consultee 30/09/2025 Worcestershire County Council (Footpaths) - WCC - Footpaths (75kb) -
09. Response - Statutory Consultee 30/09/2025 WRS - Contaminated Land and Nuisance - Worcestershire Regulatory Services (76kb) -
09. Response - Statutory Consultee 06/10/2025 Cadent Gas (108kb) -
09. Response - Statutory Consultee 07/10/2025 WRS - Contaminated Land and Nuisance - Worcestershire Regulatory Services (76kb) -
09. Response - Statutory Consultee 27/10/2025 Cadent Gas (459kb) -
09. Response - Statutory Consultee 04/11/2025 Julia Hixson - Hallow Parish Council (76kb) -
09. Response - Statutory Consultee 26/11/2025 MHDC Tree and Landscape Officer - MHDC Tree and Landscape Officer (75kb) -
09. Response - Statutory Consultee 15/01/2026 Biodiversity Officer (175kb) -
09. Response - Statutory Consultee 26/02/2026 MHDC Conservation Officer - MHDC Development Plans & Conservation (74kb) -
09. Response - Statutory Consultee 15/05/2026 MHDC Tree and Landscape Officer - MHDC Tree and Landscape Officer (75kb) -
09. Response - Statutory Consultee 18/05/2026 WRS - Contaminated Land and Nuisance - Worcestershire Regulatory Services (75kb) -
09a. Response - Statutory Consultee Attachment 30/09/2025 Worcestershire County Council (Footpaths) (649kb) -
09a. Response - Statutory Consultee Attachment 06/10/2025 Cadent Gas Map (348kb) -
09a. Response - Statutory Consultee Attachment 07/10/2025 WRS - Contaminated Land and Nuisance (118kb) -
09a. Response - Statutory Consultee Attachment 26/11/2025 MHDC Tree and Landscape Officer (95kb) -
09a. Response - Statutory Consultee Attachment 26/02/2026 MHDC Conservation Officer (300kb) -
Decision
11. Decision Information 03/07/2026 Delegated Report (288kb) -
12. Decision Notice 03/07/2026 Decision Notice (158kb) -

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
18 Banks Close Hallow WORCESTER WR2 6NE 23/09/2025
The Crest Main Road Hallow WORCESTER WR2 6LD 23/09/2025
2 School Cottages Main Road Hallow WORCESTER WR2 6LD 30/09/2025

Consultee List


Name Organisation Sent Reply Due Reply Received
Cllr Dean Clarke Hallow & Holt Ward 23/09/2025 14/10/2025
Drainage Engineer Engineers - S.W. Land Drainage Partnership 23/09/2025 14/10/2025 29/09/2025
Highways County Highways 23/09/2025 14/10/2025 29/09/2025
Jonathan Brierley The Open Spaces Society 23/09/2025 14/10/2025
Julia Hixson Hallow Parish Council 23/09/2025 14/10/2025 04/11/2025
MHDC Heritage Officer MHDC Heritage Officer 23/09/2025 14/10/2025 26/02/2026
MHDC Legal Services MHDC Legal Services 23/09/2025 14/10/2025
MHDC Natural Heritage & Biodiversity Officer MHDC Natural Heritage & Biodiversity 23/09/2025 14/10/2025 15/01/2026
Ramblers Association (Worcestershire Area) Ramblers Association (Worcestershire Area) 23/09/2025 14/10/2025
Worcestershire & Herefordshire LMC Ltd Local Medical Committee 23/09/2025 14/10/2025
Worcestershire County Council (Footpaths) WCC - Footpaths 23/09/2025 14/10/2025 30/09/2025
Aidan Smyth MHDC Archaeology & Planning Advisor 30/09/2025 21/10/2025
MHDC Tree and Landscape Officer MHDC Tree and Landscape Officer 30/09/2025 21/10/2025 26/11/2025
WRS - Contaminated Land and Nuisance Worcestershire Regulatory Services 30/09/2025 21/10/2025 07/10/2025
Aidan Smyth MHDC Archaeology & Planning Advisor 06/05/2026 20/05/2026
Cllr Dean Clarke Hallow & Holt Ward 06/05/2026 20/05/2026
Drainage Engineer Engineers - S.W. Land Drainage Partnership 06/05/2026 20/05/2026
Highways County Highways 06/05/2026 20/05/2026
Jonathan Brierley The Open Spaces Society 06/05/2026 20/05/2026
Julia Hixson Hallow Parish Council 06/05/2026 20/05/2026
MHDC Heritage Officer MHDC Heritage Officer 06/05/2026 20/05/2026 22/06/2026
MHDC Legal Services MHDC Legal Services 06/05/2026 20/05/2026
MHDC Natural Heritage & Biodiversity Officer MHDC Natural Heritage & Biodiversity 06/05/2026 20/05/2026
MHDC Tree and Landscape Officer MHDC Tree and Landscape Officer 06/05/2026 20/05/2026 15/05/2026
Ramblers Association (Worcestershire Area) Ramblers Association (Worcestershire Area) 06/05/2026 20/05/2026
Worcestershire & Herefordshire LMC Ltd Local Medical Committee 06/05/2026 20/05/2026
Worcestershire County Council (Footpaths) WCC - Footpaths 06/05/2026 20/05/2026
WRS - Contaminated Land and Nuisance Worcestershire Regulatory Services 06/05/2026 20/05/2026 18/05/2026
Highways County Highways 17/06/2026 01/07/2026

Constraints List


Constraints List
CIL009 - Non-Urban Area
Neighbourhood Plan: NPA Boundaries - Hallow. Adopted: 20/07/2021
Listed Building 0m Buffer: Grade II. H.E Ref: 1082917. Listed Building. Windsor Cottage, Main Road, Hallow, WR2 6LD (Formerly under A 443 (east side)). LB/1082917
Listed Buildings Affect Setting 25m Buffer - Grade II. H.E Ref: 1082917. Listed Building. Windsor Cottage, Main Road, Hallow, WR2 6LD (Formerly under A 443 (east side)). LB/1082917
Paper: Berrows Journal - Thursday
s106: Land at Main Road, Hallow, Worcestershire, WR2 6LH Ref No: S106-478
Outside SWDP Development Boundary
Public Right of Way: Type- Footpath. Path No- HW-551 B
Water Supply. If Major Application consultation required with Water Supply Company
Policy Case HLA - MHDC/17/HOU. Land At (Os 8263 5872), Main Road, Hallow. Erection of 33 dwellings and associated works.. Affordable; Open Market. Previously allocated large
Pre-SWDPR - SWDP 15: Designated Rural Areas
Pre-SWDPR - SWDP 2: Development Strategy and Settlement Hierarchy, Hallow Settlement Development Boundary
Pre-SWDPR - SWDP 5: Protect and Enhance
Pre-SWDPR - SWDP 59 zzi: Housing Allocations
SWDPR 19: Designated Rural Areas-Meeting Affordable Housing Needs
SWDPR03: Settlement Development Boundary. Hallow.
SWDPR South Worcestershire Boundary: Malvern Hills District Council
SWDPR 29: Malvern Hills SSSI Mitigation Strategy Zone of Influence
SWDPR 43: Terrace and Glacial Sand and Gravel-Minerals and Waste Safeguarding
Listed Buildings Affect Setting 25m Buffer - Grade II. H.E Ref: 1302012. Listed Building. Carey Villa. LB/1302012
Listed Buildings Affect Setting 25m Buffer - Grade II. H.E Ref: 1349372. Listed Building. Hallow School. LB/1349372
No associated appeals