| Application Number | M/25/01945/FUL |
| Status | Application Refused |
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Planning Online Status
-
Application
Valid04/12/2025 -
Consultation
End12/01/2026 -
Committee
MeetingN/A -
Decision Refusal -
Decision
Date23/01/2026 -
Appeal
StartedN/A -
Appeal
DecisionN/A
| Summary | |
| Application Number | M/25/01945/FUL |
| Location Address | The Old Cider Mill Bastonford Powick Worcester WR2 4SL |
| Proposal | Proposed erection of a replacement dwelling (self-build). |
| Status | Refusal |
| Application Type | Full planning permission |
| Appeal Decision | N/A |
| Important Dates | |
| Application Received Date | 04/12/2025 |
| Application Valid Date | 04/12/2025 |
| Consultation Start Date | 12/12/2025 |
| Site Visited / Site Notice Date | |
| Consultation End | 12/01/2026 |
| Advert Expiry | |
| Committee Date (if applicable) | |
| Committee Agenda | |
| Decision Date | 23/01/2026 |
| Further Information | |
| Expected Decision Level | Delegated |
| Case Officer | Jack Hanly |
| Parish | Powick CP |
| Ward | Powick & the Hanleys Ward |
| Applicant | Mr Kristian Eacock |
| Agent | Mr Simon Rowles, Greenaway Planning Ltd |
| Agent Address | PO Box 937 Worcester WR4 4GS |
| Condition Details / Information Notes |
| Based on the information submitted, it is considered that the ‘accommodation needs’ of the applicant relate to their desire to improve upon the basic nature of the existing dwelling and improve its thermal performance, and that the existing dwelling is structurally sound. It is considered that the desire to improve upon the basic nature of the existing dwelling and improve its thermal performance, does not constitute a sufficient reason for demolishing the existing dwelling. Furthermore, no evidence has been provided to demonstrate that these identified accommodation needs cannot be met through the alteration, extension and/or refurbishment of the existing dwelling. Crucially, it is considered that the purpose of Policy SWDP 18 is to facilitate the construction of a replacement dwelling where accommodation needs cannot be met through the alteration, extension and/or refurbishment of the existing dwelling, due to, for example, the structural instability of the existing dwelling. In light of this, the proposal is considered to represent an unacceptable form of development within the open-countryside, contrary to Policy SWDP 2 and Part A(ii) of Policy SWDP 18 of the South Worcestershire Development Plan (2016) and the National Planning Policy Framework. |
| The proposed dwelling would be disproportionately larger than the existing dwelling. As such, it is considered that the proposed dwelling would represent an incongruous addition to the application site. Furthermore, due to its overall size, massing and form, the proposed dwelling would be out of character with the surrounding built environment, which includes dwellinghouses of a modest overall size and appearance, such as the ‘Old Cider Mill Barn’, and it is considered that this would be compounded by the proposed absence of windows or doors within the dwelling’s south-eastern elevation and the resultant creation of a large, blank elevation. In addition, it is considered that the ‘Old Cider Mill Barn’, due to its age, character and appearance, represents a non-designated heritage asset. Not only would the proposed dwelling be visible from within the setting of the barn, but crucially it would also be present in views of the non-designated heritage asset from within the section of street scene located to the north-west of the site of the proposed dwelling. In light of the above and due to the fact that the proposed replacement dwelling would be visible from within the sections of the street scene located to the north and north-west of the site of the proposed dwelling, the proposal would have a detrimental impact on the character, appearance and visual amenity of the application site and the surrounding area and the setting of a non-designated heritage asset, contrary to Policies SWDP 6, SWDP 18, SWDP 21 and SWDP 24 of the South Worcestershire Development Plan (2016), the South Worcestershire Design Guide Supplementary Planning Document (2018) and Chapters 12 and 16 of the National Planning Policy Framework. |
| It is noted that the application claims that the proposed development is exempt from Biodiversity Net Gain (BNG) due to the fact that the proposed dwelling would be ‘self-build’. However, to be considered a self-build dwelling there must be an effective mechanism through which the dwelling could be secured as a self-build property, namely a planning obligation secured by way of a legal agreement. No such obligation has been submitted as part of the proposal and as such there is no mechanism to prevent the proposed dwelling from coming forward as a market dwelling. There are minimum national information requirements in relation to BNG which must be provided and consideration should be given, where relevant, to whether the biodiversity gain condition is capable of being discharged successfully. As a BNG exemption was sought, this information has not been provided and as such, it has not been possible to determine whether, if the proposal was to be brought forward as a market dwelling, it would be capable of complying with the biodiversity gain condition. The application therefore fails to demonstrate that it would be exempt development or that the biodiversity gain condition could be met and is therefore in conflict with Schedule 7A of the Town and Country Planning Act 1990 and the National Planning Policy Framework. |
| It is considered that insufficient information has been provided to demonstrate that future occupiers of the proposed dwelling would not be at risk from flooding, including from surface water flooding, and that during a flood event they would be able to safely exit the site in order to reach dry ground. As such, the proposal fails to comply with Policy SWDP 28 of the South Worcestershire Development Plan (2016) and Chapter 14 of 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 planning permission should be refused for the reasons set out within the decision notice. |
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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 |
|---|---|---|
| Bay 1 The Old Cider Mill Bastonford Powick WORCESTER WR2 4SL | 09/12/2025 | |
| Bay 2 The Old Cider Mill Bastonford Powick WORCESTER WR2 4SL | 09/12/2025 | |
| Bay 3 The Old Cider Mill Bastonford Powick WORCESTER WR2 4SL | 09/12/2025 | |
| Bay 4 The Old Cider Mill Bastonford Powick WORCESTER WR2 4SL | 09/12/2025 | |
| Bay 5 The Old Cider Mill Bastonford Powick WORCESTER WR2 4SL | 09/12/2025 | |
| Bay 6 The Old Cider Mill Bastonford Powick WORCESTER WR2 4SL | 09/12/2025 | |
| Old Cider Mill Barn Bastonford Powick WORCESTER WR2 4SL | 09/12/2025 |
Consultee List
| Name | Organisation | Sent | Reply Due | Reply Received |
|---|---|---|---|---|
| Aidan Smyth | MHDC Archaeology & Planning Advisor | 09/12/2025 | 30/12/2025 | 06/01/2026 |
| Becky Bowser | Powick Parish Council | 09/12/2025 | 30/12/2025 | 08/01/2026 |
| Cllr Kathy Wells | Powick & the Hanleys Ward | 09/12/2025 | 30/12/2025 | |
| Cllr Tom Wells | Powick & the Hanleys Ward | 09/12/2025 | 30/12/2025 | |
| Drainage Engineer | Engineers - S.W. Land Drainage Partnership | 09/12/2025 | 30/12/2025 | 17/12/2025 |
| Environment Agency | Environment Agency | 09/12/2025 | 30/12/2025 | 09/12/2025 |
| Highways | County Highways | 09/12/2025 | 30/12/2025 | 10/12/2025 |
| MHDC Natural Heritage & Biodiversity Officer | MHDC Natural Heritage & Biodiversity | 09/12/2025 | 30/12/2025 | 12/12/2025 |
| Sammie Lynch | Policy Plans - Self Build | 09/12/2025 | 30/12/2025 | |
| Worcestershire & Herefordshire LMC Ltd | Local Medical Committee | 09/12/2025 | 30/12/2025 | |
| Worcestershire Wildlife Trust | Worcestershire Wildlife Trust | 09/12/2025 | 30/12/2025 | |
| MHDC Tree and Landscape Officer | MHDC Tree and Landscape Officer | 12/12/2025 | 02/01/2026 | |
| WRS - Contaminated Land and Nuisance | Worcestershire Regulatory Services | 12/12/2025 | 02/01/2026 | 22/12/2025 |
Constraints List
| Constraints List |
| Paper: Malvern Gazette - Friday |
| Surface Water: 1 in 30 extent. |
| CIL009 - Non-Urban Area |
| Surface Water: 1 in 1000 extent |
| Interferometer Area. INFER/7022 - |
| Interferometer Area. INFER/7017 - |
| Outside SWDP Development Boundary |
| Surface Water: 1 in 100 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 ELA - 14/00172. Building adj. The Old Cider Mill, Bastonford, Powick. Change of use from agriculture to Business Use (B1). Complete. |
| SWDP 15: Designated Rural Areas |
| SWDP 5: Protect and Enhance |
| Local Wildlife Site within 100m: Carey's Brook |
| No associated appeals |
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