| Application Number | M/25/01848/FUL |
| Status | Application Approved |
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Planning Online Status
-
Application
Valid29/12/2025 -
Consultation
End05/03/2026 -
Committee
MeetingN/A -
Decision Approval -
Decision
Date22/05/2026 -
Appeal
StartedN/A -
Appeal
DecisionN/A
| Summary | |
| Application Number | M/25/01848/FUL |
| Location Address | Ryall Court Farm Ryall Court Lane Holly Green Upton Upon Severn Worcester WR8 0PF |
| Proposal | Change of Use of existing buildings (units 1-8): - units 1, 3(a & b), 4 & 8 for Class E(g) (Business) use, units 7 for Class B2 (General Industrial) use; units 2, 5 & 6 for Class B8 (storage and distribution) use (Retrospective) and construction of new parking areas |
| Status | Approval |
| Application Type | Full planning permission |
| Appeal Decision | N/A |
| Important Dates | |
| Application Received Date | 18/11/2025 |
| Application Valid Date | 29/12/2025 |
| Consultation Start Date | 13/01/2026 |
| Site Visited / Site Notice Date | |
| Consultation End | 05/03/2026 |
| Advert Expiry | 13/02/2026 |
| Committee Date (if applicable) | |
| Committee Agenda | |
| Decision Date | 22/05/2026 |
| Further Information | |
| Expected Decision Level | Delegated |
| Case Officer | Joshua Evans |
| Parish | Ripple CP |
| Ward | Upton & Ripple Ward |
| Applicant | Mr Oliver Surman, Surman Farms |
| Agent | Mrs Nicola Inchbald MRTPI, Inchbald Planning |
| Agent Address | The Estate Office Holdfast Manor Holdfast Upton on Severn WR8 0RA |
| Condition Details / Information Notes |
| Unless where required or allowed by other conditions attached to this permission/consent, the development hereby approved shall be carried out in accordance with the information (including details on the proposed materials) provided on the application form and the following plans/drawings/documents – Site Location Plan, 23 October 2025; Block Plan 23 October 2025; Site Plan with proposed parking bays 07 January 2026; Units 1 to 4 Elevations Floor Plan 29 January 2026; Units 5 to 7 Elevations Floor Plan 23 October 2025; Unit 8 Elevations Floor Plan, 23 October 2025; Unit 8 Floor Plan & Plan Elevation 23 October 2025; PLANNING STATEMENT, 17 November 2025; DESIGN AND ACCESS STATEMENT, 17 November 2025 Reason: To define the permission in accordance with policies SWDPR01 and SWDPR03 of the South Worcestershire Development Plan Review 2026 and the National Planning Policy Framework. |
| The development hereby permitted shall be carried out and thereafter operated in full accordance with the mitigation measures, access arrangements and recommendations set out within Technical Note, Status Issue 01, dated 24/10/25, unless otherwise agreed in writing by the Local Planning Authority. The approved measures shall be implemented in full prior to the first occupation/use of the development and retained thereafter. Reason: To ensure the development provides safe and suitable access arrangements and does not prejudice highway safety, in accordance with Policy SWDPR06 of the South Worcestershire Development Plan Review 2026. |
| The development hereby permitted shall be carried out in strict accordance with the recommendations set out in the Preliminary Ecological Apprisal report carried out by Worcestershire Wildlife Consultancy dated June 2025 . Reason: To ensure the development contributes to the conservation and enhancement of biodiversity within the site and the wider area in accordance with policy SWDPR29 of the South Worcestershire Development Plan Review 2026 |
| At no time shall any external lighting, except low power (under 550 Lumens/5 watts and <3000 Kelvin), ‘warm’ LED lighting in directional down-lighting luminaires on motion operated and time-limited switches be installed or operated in association with the approved development and no permanently illuminated external lighting shall be operated at any time, without the written approval of this local planning authority. Reason: To ensure that all species and local intrinsically dark landscape are protected having regard to Wildlife & Countryside Act (1981 amended); National Planning Policy Framework, and Policy SWDPR29 of the South Worcestershire Development Plan Review (2026) |
| Positive and Proactive Statement. No problems have arisen in dealing with this application. The planning application sought an acceptable form of development consistent with the requirements of relevant policies and material considerations. No amendments or alterations were therefore required and no further positive or proactive action was deemed necessary. |
| The Authority would advise the applicant (and their contractors) that they have a legal Duty of Care as regards wildlife protection. The majority of UK wildlife is subject to some level of legal protection through the Wildlife & Countryside Act (1981 as amended) and the Habitats and Species Regulations (2019 as amended), with enhanced protection for special “Higher Status Protected Species” such as all Bat species, Great Crested Newts, Otters, Dormice, Crayfish and reptile species that are present . All nesting birds are legally protected from disturbance at any time of the year. Care should be taken to plan work and at all times of the year undertake the necessary precautionary checks and develop relevant working methods prior to work commencing. If in any doubt it advised that advice from a local professional ecology consultant is obtained. If any protected species or other wildlife is found or disturbed during works then all works should stop and the site made safe until professional ecology advice and any required ‘licences’ have been obtained. Any additional lighting should fully respect locally dark landscapes and associated public amenity and nature conservation interests. |
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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 |
|---|---|---|---|---|
| Aidan Smyth | MHDC Archaeology & Planning Advisor | 13/01/2026 | 03/02/2026 | |
| Cllr J. Owenson | Upton & Ripple Ward | 13/01/2026 | 03/02/2026 | |
| Cllr M. Allen | Upton & Ripple Ward | 13/01/2026 | 03/02/2026 | |
| Consultation Service | Natural England | 13/01/2026 | 03/02/2026 | |
| Drainage Engineer | Engineers - S.W. Land Drainage Partnership | 13/01/2026 | 03/02/2026 | |
| Environment Agency | Environment Agency | 13/01/2026 | 03/02/2026 | 19/01/2026 |
| Highways | County Highways | 13/01/2026 | 03/02/2026 | 19/01/2026 |
| Jonathan Brierley | The Open Spaces Society | 13/01/2026 | 03/02/2026 | |
| MHDC Natural Heritage & Biodiversity Officer | MHDC Natural Heritage & Biodiversity | 13/01/2026 | 03/02/2026 | |
| MHDC Tree and Landscape Officer | MHDC Tree and Landscape Officer | 13/01/2026 | 03/02/2026 | |
| Michelle Hinde | Ripple Parish Council | 13/01/2026 | 03/02/2026 | |
| Ramblers Association (Worcestershire Area) | Ramblers Association (Worcestershire Area) | 13/01/2026 | 03/02/2026 | |
| Worcestershire County Council (Footpaths) | WCC - Footpaths | 13/01/2026 | 03/02/2026 | |
| Worcestershire Wildlife Trust | Worcestershire Wildlife Trust | 13/01/2026 | 03/02/2026 | |
| Cllr J. Owenson | Upton & Ripple Ward | 19/02/2026 | 05/03/2026 | |
| Cllr M. Allen | Upton & Ripple Ward | 19/02/2026 | 05/03/2026 | |
| Highways | County Highways | 19/02/2026 | 05/03/2026 | |
| Michelle Hinde | Ripple Parish Council | 19/02/2026 | 05/03/2026 |
Constraints List
| Constraints List |
| SWDP 5: Protect and Enhance |
| Surface Water: 1 in 30 extent. |
| CIL009 - Non-Urban Area |
| Paper: Malvern Gazette - Friday |
| Outside SWDP Development Boundary |
| Public Right of Way: Type- Footpath. Path No- RP-507 C |
| Public Right of Way: Type- Footpath. Path No- RP-510 C |
| Surface Water: 1 in 100 extent. |
| Surface Water: 1 in 1000 extent |
| Flood Zone 2. If Application is a Major (PS2 1-6) consultation required with L.L.F.A and Water Supply Company |
| Flood Zone 3. If Application is a Major (PS2 1-6) consultation required with L.L.F.A and Water Supply Company |
| Water Supply. If Major Application consultation required with Water Supply Company |
| Policy Case HLA - MIG/04/01528/HOU. Ryall Court, Ryall Court Lane, Upton-upon-Severn. Agricultural workers dwelling. Open Market. Small windfall (HLA only) |
| SWDP 15: Designated Rural Areas |
| Old Lowland Meadow area on or within 500m |
| Site of Special Scientific Interest within 500m |
| No associated appeals |
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