Application Number M/25/01309/GPMAE
Status Application Refused

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Planning Online Status


  • Application
    Valid
    20/08/2025
  • Consultation
    End
    25/09/2025
  • Committee
    Meeting
    N/A
  • Decision

    Refusal
  • Decision
    Date
    15/10/2025
  • Appeal
    Started
    N/A
  • Appeal
    Decision
    N/A
Summary
Application Number M/25/01309/GPMAE
Location Address 10 Old Street Upton Upon Severn Worcester WR8 0HA
Proposal Notification for Prior Approval for the proposed change of use from commercial, business and service to dwellinghouse
Status Refusal
Application Type GPMAE - Commercial, Business and Services uses to Dwellinghouses
Appeal Decision N/A

Important Dates
Application Received Date 20/08/2025
Application Valid Date 20/08/2025
Consultation Start Date 21/08/2025
Site Visited / Site Notice Date
Consultation End 25/09/2025
Advert Expiry
Committee Date (if applicable)
Committee Agenda
Decision Date 15/10/2025

Further Information
Expected Decision Level Delegated
Case Officer Jivan Manku
Parish Upton-upon-Severn CP
Ward Upton & Ripple Ward
Applicant Mr Richard George, RG Wicklands Ltd
Agent Mr Richard George, RG Wicklands Ltd
Agent Address 14 Cleevelands Drive Cheltenham GL50 4QF

Condition Details / Information Notes
The site is located within the Upton Upon Severn Conservation Area and the existing shop occupies a prominent position within the primary shopping frontage. Notwithstanding the provisions of condition A.1(a) of Part 1 to Schedule 2 of The Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended), the introduction of a residential use into the streetscene at ground floor would create 'dead frontage' and harm the vitality of the town. As such, the proposed change of use would adversely impact the character and sustainability of the Conservation Area, in conflict with condition MA.2 (2)(e)(ii) of Schedule 2, Part 3 of The Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended) and would be contrary to Policies SWDP6 criterion A, B(i) and (vii), SWDP 10 criterion D and SWDP21 criterion A, B(ii) and (xiii) and Paragraphs 98, 128, 210 of the National Planning Policy Framework.
The proposed gross internal floor area for the smaller bedroom would be insufficient as per the Technical Housing Standards - nationally described space standards (March 2015) which states a double (or twin) bedroom must have a floor area of at least 11.5 sq. m. The bedroom in question has a floor area of 9.7 sq. m. As such, the development would be non compliant with paragraph 9a, Schedule 2, Article 3, Class MA of the GPDO (2015) (as amended) and consequently is not permitted development under Class MA, Schedule 2 Part 3.
The drawing numbers which relate to this application are as follows: - Location Plan - 4680A-01

Copyright Notice

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 Document Type Date Description File Size Drawing/Rev Number
Application Documents
01. Application Form 20/08/2025 Application Form (258kb) -
02. Supporting Information 20/08/2025 Heritage Report (67kb) -
02. Supporting Information 20/08/2025 Flood Risk Assessment (997kb) -
02. Supporting Information 20/08/2025 Supporting Statement (77kb) -
02. Supporting Information 20/08/2025 Cover Letter (74kb) -
Application Plans
04a. Block Plan 20/08/2025 Location Plan (505kb) -
06. Proposed Plans 20/08/2025 Existing and Proposed Floor Plan (75kb) 4680A-01 -
Statutory Consultee Response
09. Response - Statutory Consultee 25/08/2025 Worcester Regulatory Services Contaminated Land - Worcestershire Regulatory Services (76kb) -
09. Response - Statutory Consultee 05/09/2025 Worcestershire Regulatory Services - Air Quality - Worcestershire Regulatory Services (76kb) -
09. Response - Statutory Consultee 12/09/2025 Drainage Engineer - Engineers - S.W. Land Drainage Partnership (75kb) -
09. Response - Statutory Consultee 12/09/2025 Upton Upon Severn Town Council comments (348kb) -
09. Response - Statutory Consultee 06/10/2025 Highways comments (119kb) -
09a. Response - Statutory Consultee Attachment 25/08/2025 Worcester Regulatory Services Contaminated Land (109kb) -
Decision
11. Decision Information 15/10/2025 Delegated Report (187kb) -
12. Decision Notice 15/10/2025 Decision Notice (59kb) -

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 J. Owenson Upton & Ripple Ward 21/08/2025 11/09/2025
Cllr M. Allen Upton & Ripple Ward 21/08/2025 11/09/2025
Drainage Engineer Engineers - S.W. Land Drainage Partnership 21/08/2025 11/09/2025
Environment Agency Environment Agency 21/08/2025 11/09/2025
Highways County Highways 21/08/2025 11/09/2025
Worcester Regulatory Services Contaminated Land Worcestershire Regulatory Services 21/08/2025 11/09/2025
Worcestershire Regulatory Services - Air Quality Worcestershire Regulatory Services 21/08/2025 11/09/2025

Constraints List


Constraints List
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)
Listed Building 0m Buffer: Grade II. H.E Ref: 1227111. Listed Building. Memorial Hall, 8 Old Street. LB/1227111
Water Supply. If Major Application consultation required with Severn Trent (Welsh Water if in Bockleton Parish)
Policy Case ELA - MHDC/17/EMP. 10 Old Street, Upton Upon Severn, Worcester, WR8 0HA. Change of use from retail to part residential and part retail and increase of eaves and ridge height of rear wing, two dormer windows and associated external alterations.. Complete.
Policy Case HLA - MIG/05/01551/HOU. Rear Of 10 Old Street Upton-Upon-Severn. Formation of separate flat. Open Market. Small windfall (HLA only)
Policy Case HLA - MIG/05/01550/HOU. Rear Of 10 Old Street Upton-Upon-Severn. Use part of bakery and flat to form dwelling house. Open Market. Small windfall (HLA only)
Air Quality Management Area Consultation
SWDP 5: Urban - Unsurveyed
Policy Case HLA - MHDC/94/HOU. 10 Old Street, Upton Upon Severn, Worcester, WR8 0HA. Change of use from retail to part residential and part retail and increase of eaves and ridge height of rear wing, two dormer windows and associated external alterations.. Open Market. Small windfall (HLA only)
CIL006 - Main Urban Area
SWDP 6: Conservation Area
Listed Buildings Affect Setting 25m Buffer - Grade II. H.E Ref: 1227111. Listed Building. Memorial Hall, 8 Old Street. LB/1227111
Conservation Area 25m buffer: Upton Upon Severn Conservation Area
SWDP 15: Designated Rural Areas
SWDP 10: Shopping Centres
SWDP 10: Primary Shopping Frontage
Conservation Area 0 buffer: Upton Upon Severn Conservation Area
Paper: Malvern Gazette - Friday
SWDP 2: Development Boundary
Contamination Consult Area - Site Name: NULL Type: Historic landfill site
Listed Buildings Affect Setting 25m Buffer - Grade II. H.E Ref: 1227191. Listed Building. 14 Old Street, Upton Upon Severn, Worcester, WR8 0HA (Formerly listed as No 14 (London House)). LB/1227191
Listed Buildings Affect Setting 25m Buffer - Grade II. H.E Ref: 1265551. Listed Building. 15 Old Street. LB/1265551
Listed Buildings Affect Setting 25m Buffer - Grade II. H.E Ref: 1227030. Listed Building. 11 and 13 Old Street. LB/1227030
TPO REF: TPO/M/551 (2014). ADDRESS: 11 New Street Upton Upon Severn
Listed Buildings Affect Setting 25m Buffer - Grade II. H.E Ref: 1227110. Listed Building. 6 Old Street. LB/1227110
Listed Buildings Affect Setting 25m Buffer - Grade II. H.E Ref: 1265514. Listed Building. 16 Old Street, Upton Upon Severn, Worcester, WR8 0HA (Formerly listed as No 16 (Post Office)). LB/1265514
Listed Buildings Affect Setting 25m Buffer - Grade II. H.E Ref: 1227031. Listed Building. 17 Old Street. LB/1227031
Listed Buildings Affect Setting 25m Buffer - Grade II. H.E Ref: 1227029. Listed Building. 9 Old Street. LB/1227029
Listed Buildings Affect Setting 25m Buffer - Grade II. H.E Ref: 1226978. Listed Building. 9 New Street. LB/1226978
Listed Buildings Affect Setting 25m Buffer - Grade II. H.E Ref: 1265600. Listed Building. Regency House, 7 Old Street, Upton Upon Severn, WR8 0HN (Formerly listed as No 7 (Public Library)). LB/1265600
Listed Buildings Affect Setting 25m Buffer - Grade II. H.E Ref: 1265513. Listed Building. 4 Old Street. LB/1265513
Listed Buildings Affect Setting 25m Buffer - Grade II. H.E Ref: 1265477. Listed Building. 18 Old Street. LB/1265477
Listed Buildings Affect Setting 25m Buffer - Grade II. H.E Ref: 1227109. Listed Building. 2 Old Street. LB/1227109
Listed Buildings Affect Setting 25m Buffer - Grade II. H.E Ref: 1227028. Listed Building. 5 Old Street. LB/1227028
Site of Special Scientific Interest within 500m
No associated appeals