| Application Number | M/25/01894/FUL |
| Status | Application Refused |
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Planning Online Status
-
Application
Valid19/11/2025 -
Consultation
End28/12/2025 -
Committee
MeetingN/A -
Decision Refusal -
Decision
Date09/01/2026 -
Appeal
Started10/04/2026 -
Appeal
DecisionN/A
| Summary | |
| Application Number | M/25/01894/FUL |
| Location Address | Vaughan Lodge 192-198 Wells Road Malvern |
| Proposal | Erection of detached 2 storey, 2 bedroom dwelling |
| Status | Refusal |
| Application Type | Full planning permission |
| Appeal Decision | N/A |
| Important Dates | |
| Application Received Date | 25/11/2025 |
| Application Valid Date | 19/11/2025 |
| Consultation Start Date | 26/11/2025 |
| Site Visited / Site Notice Date | |
| Consultation End | 28/12/2025 |
| Advert Expiry | 28/12/2025 |
| Committee Date (if applicable) | |
| Committee Agenda | |
| Decision Date | 09/01/2026 |
| Further Information | |
| Expected Decision Level | Delegated |
| Case Officer | Joshua Evans |
| Parish | Malvern Wells CP |
| Ward | Castlemorton, Welland & Wells Ward |
| Applicant | Mr A Farmer |
| Agent | Mr Dan Stiff, Boughton Butler |
| Agent Address | 30 Sansome Walk Worcester WR1 1LX |
| Condition Details / Information Notes |
| The application site is located within Malvern Wells, with limited access to local services, schools, and employment. Public transport provision is infrequent and unreliable, and pedestrian infrastructure is inadequate, requiring future occupiers to cross a busy highway without safe, formal crossings. The proposal does not provide on-site car parking and is therefore likely to result in reliance on private vehicles and displacement of parking onto local roads, creating potential conflicts and safety risks. The development fails to demonstrate genuinely sustainable travel choices, contrary to Policies SWDP2 and SWDP4 of the South Worcestershire Development Plan (2016), the Worcestershire Streetscape Design Guidance, and the National Planning Policy Framework (2024). |
| The proposed dwelling, by reason of its scale, design, materials, and fenestration, would be incongruous with the prevailing Victorian architectural character of the area and the surrounding residential street scene. It would appear visually dominant and discordant, detracting from the established local character and failing to positively respond to the surrounding landscape setting. The proposal is therefore contrary to Policies SWDP21 and SWDP25 of the South Worcestershire Development Plan and the National Planning Policy Framework (2024). |
| The proposed dwelling would reduce the visual prominence and setting of the Grade II listed building at No. 190 Wells Road, interrupting key views and diminishing its contribution to the character and appearance of the Malvern Wells Conservation Area. The scale, siting, and architectural approach of the proposal fail to conserve or enhance the significance of the listed building or the wider conservation area. The harm is assessed as less than substantial but is not outweighed by public benefits. The proposal is therefore contrary to Policies SWDP6 and SWDP24 of the South Worcestershire Development Plan and the National Planning Policy Framework (2024). |
| 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. |
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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.
| Address | Sent | Reply Received |
|---|---|---|
| 197-199 Wells Road MALVERN WR14 4HE | 15/12/2025 | |
| 17 Yates Hay Road MALVERN WR14 1LH | 27/11/2025 | |
| Mellbreak 177 Wells Road MALVERN WR14 4HE | 05/12/2025 | |
| 2 Grundys Lane MALVERN WR14 4HS | 07/12/2025 | |
| Highland Lodge 169 Wells Road MALVERN WR14 4HE | 07/12/2025 | |
| The White House 3 Grundys Lane MALVERN WR14 4HS | 08/12/2025 | |
| Beacons Lea Brockhill Road MALVERN WR14 4DL | 29/12/2025 | |
| Manor House Grange Road MALVERN WR14 3EY | 31/12/2025 | |
| 206 Wells Road MALVERN WR14 4HD | 26/12/2025 | |
| Knoll Lodge Holywell Road MALVERN WR14 4LF | 27/12/2025 | |
| 1 Claremont Court MALVERN WR14 4HS | 18/12/2025 | |
| 5 Grundys Lane MALVERN WR14 4HS | 04/12/2025 | |
| 14 Grundys Lane MALVERN WR14 4HS | 14/12/2025 | |
| Quarrenden 12 Grundys Lane MALVERN WR14 4HS | 06/12/2025 | |
| Benholme House Holywell Road MALVERN WR14 4LF | 08/12/2025 | |
| The White House 3 Grundys Lane MALVERN WR14 4HS | 08/12/2025 | |
| 4 Grundys Lane MALVERN WR14 4HS | 14/12/2025 | |
| Hillmount 190 Wells Road MALVERN WR14 4HB | 14/12/2025 | |
| 202 Wells Road MALVERN WR14 4HD | 28/12/2025 | |
| Greenways 200 Wells Road MALVERN WR14 4HB | 26/11/2025 | 23/12/2025 |
| Flat 1 Vaughan Lodge 192-198 Wells Road MALVERN WR14 4HB | 26/11/2025 | |
| Flat 2 Vaughan Lodge 192-198 Wells Road MALVERN WR14 4HB | 26/11/2025 | |
| Flat 3 Vaughan Lodge 192-198 Wells Road MALVERN WR14 4HB | 26/11/2025 | |
| Flat 4 Vaughan Lodge 192-198 Wells Road MALVERN WR14 4HB | 26/11/2025 | |
| Flat 5 Vaughan Lodge 192-198 Wells Road MALVERN WR14 4HB | 26/11/2025 | |
| Flat 6 Vaughan Lodge 192-198 Wells Road MALVERN WR14 4HB | 26/11/2025 |
Consultee List
| Name | Organisation | Sent | Reply Due | Reply Received |
|---|---|---|---|---|
| Malvern Hills Trust | 26/11/2025 | 17/12/2025 | ||
| Catherine Laidlaw | Malvern Hills National Landscape Partnership | 26/11/2025 | 17/12/2025 | |
| Cllr Christine Wild | Castlemorton, Welland & Wells Ward | 26/11/2025 | 17/12/2025 | |
| Cllr John Gallagher | Castlemorton, Welland & Wells Ward | 26/11/2025 | 17/12/2025 | |
| Drainage Engineer | Engineers - S.W. Land Drainage Partnership | 26/11/2025 | 17/12/2025 | 02/12/2025 |
| Early & Childcare Service | Development Officer For Malvern Hills | 26/11/2025 | 17/12/2025 | |
| Gary Nicholas | Malvern Wells Parish Council | 26/11/2025 | 17/12/2025 | |
| Jonathan Brierley | The Open Spaces Society | 26/11/2025 | 17/12/2025 | |
| MHDC Conservation Officer | MHDC Development Plans & Conservation | 26/11/2025 | 17/12/2025 | |
| MHDC Legal Services | MHDC Legal Services | 26/11/2025 | 17/12/2025 | |
| MHDC Natural Heritage & Biodiversity Officer | MHDC Natural Heritage & Biodiversity | 26/11/2025 | 17/12/2025 | 04/12/2025 |
| Ramblers Association (Worcestershire Area) | Ramblers Association (Worcestershire Area) | 26/11/2025 | 17/12/2025 | 07/12/2025 |
| Worcestershire County Council (Footpaths) | WCC - Footpaths | 26/11/2025 | 17/12/2025 | 03/12/2025 |
| MHDC Natural Heritage & Biodiversity Officer | MHDC Natural Heritage & Biodiversity | 12/12/2025 | 26/12/2025 |
Constraints List
| Constraints List |
| SWDP 6: Conservation Area |
| SWDP 23: Malvern Hills National Landscape (Formerly Area of Outstanding Natural Beauty) |
| SWDP 5: Urban - Unsurveyed |
| SWDP 2: Development Boundary |
| Paper: Malvern Gazette - Friday |
| Malvern Hills National Landscape (Formerly Area of Outstanding Natural Beauty) |
| CIL003 - Main Urban Area |
| Area of Special Control of Advertisements |
| Conservation Area 25m buffer: Malvern Wells Conservation Area |
| Surface Water: 1 in 1000 extent |
| Interferometer Area. INFER/7004 - |
| Conservation Area 0 buffer: Malvern Wells Conservation Area |
| s106: 190 Wells Road Malvern Ref No: S106-215 |
| Water Supply. If Major Application consultation required with Water Supply Company |
| Policy Case HLA - MIG/16/01210/HOU. Vaughan Lodge, 192-198 Wells Road, Malvern. Alterations to existing building to create two additional flats; increasing from the existing four flats to six. Open Market. Small windfall (HLA only) |
| Public Right of Way: Type- Footpath. Path No- MW-530 B |
| Surface Water: 1 in 100 extent. |
| Listed Buildings Affect Setting 25m Buffer - Grade II. H.E Ref: 1224488. Listed Building. Hill Mount, 190 Wells Road. LB/1224488 |
| TPO REF: TPO/M/421 (2008). ADDRESS: Land At (Os 7722 4242) Holywell Road Malvern |
| Site of Special Scientific Interest within 500m |
| Appeals Information | |
| Number | M/25/01894/FUL |
| PINS Appeal Ref | 6007831 |
| Method | Written Representations Procedure |
| Start date | 10/04/2026 |
| LPA Final Comments Due | 02/06/2026 |
| Interested Party Comments Due | 18/05/2026 |
| Inquiry Date | |
| Venue | |
| Decision | |
| Issue Date | |
https://acp.planninginspectorate.gov.uk/ViewCase.aspx?caseid=6007831
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.
- In order to view PDF documents, you will need to have the free Adobe Acrobat Reader software installed on your computer. Click here to download.
- To view individual documents click on the 'Document Type' on the row you require and the document will open as an Adobe Acrobat pdf.
- To download multiple documents in one go, tick all the boxes relating to the documents you wish to view and click Download selected files button.
- If you wish to download ALL documents place a tick in the box in the header row and click 'Download Selected Files' button.
- Note: some devices such as iPads that use iOS browsers do not have the standard capability to download multiple files as a default function. If you are experiencing difficulties you may need to download a free application to enable you to do this - known as a zip file. Go to the AppStore to download a zip file ‘app’.
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’.
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