Application Number M/26/00588/FUL
Status Application Refused

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Planning Online Status


  • Application
    Valid
    17/04/2026
  • Consultation
    End
    23/05/2026
  • Committee
    Meeting
    N/A
  • Decision

    Refusal
  • Decision
    Date
    04/06/2026
  • Appeal
    Started
    N/A
  • Appeal
    Decision
    N/A
Summary
Application Number M/26/00588/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 16/04/2026
Application Valid Date 17/04/2026
Consultation Start Date 22/04/2026
Site Visited / Site Notice Date
Consultation End 23/05/2026
Advert Expiry 23/05/2026
Committee Date (if applicable)
Committee Agenda
Decision Date 04/06/2026

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 Limited
Agent Address PO Box 937 Worcester WR4 4GS

Condition Details / Information Notes
Based on the information provided, it is considered that the applicant’s ‘accommodation needs’ relate to the need for a dwelling which meets modern standards relating to structural performance and thermal efficiency. 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. In addition, the works required to achieve such accommodation needs are set out within the submitted Structural Condition Report (SCR), however it is considered that these works could be carried out as part of the ‘refurbishment’ of the existing dwelling. The required works set out within the SCR are commonly required when looking to improve the quality of an ageing and/or rudimentary dwelling. The need to carry out such works is not considered a sufficient reason to demolish an existing property and build a new dwelling. In light of the above, it is considered that the applicant's accommodation needs do not justify the demolition of the existing dwelling and that it has not been suitably demonstrated that such accommodation needs cannot be met through the alteration, extension and/or refurbishment of the existing dwelling. Therefore, the proposal is considered to represent an unacceptable form of development within the open-countryside, contrary to Policy SWDPR 03 and Part A(ii) of Policy SWDPR 23 of the South Worcestershire Development Plan Review (2026) and the National Planning Policy Framework.
Insufficient information has been provided to demonstrate that the proposed development would mitigate the impacts of climate change through sustainable approaches to design and construction. Therefore, the application is contrary to Part C of Policy SWDPR 05 of the South Worcestershire Development Plan Review (2026) and Chapter 14 of the National Planning Policy Framework.
No mechanism (a Section 106 agreement) has been entered into to secure the self-build element of the development. As such, the application fails to demonstrate that it would be exempt development or that the biodiversity gain condition could be met if the proposed development was brought forward as a market dwelling. The development is therefore contrary to Paragraph 187 of the National Planning Policy Framework, Schedule 7A of The Town and Country Planning Act 1990 and Policy SWDPR 30 of the South Worcestershire Development Plan Review (2026).
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 outline permission should be refused for the reasons set out within the decision notice.
The decision notice relates to the following plans: 06- Revision B 2509- Revision 02 2509- Revision 03 2509- Revision B 2509- Revision B 2509- Revision C

Copyright Notice

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 Document Type Date Description File Size Drawing/Rev Number
Application Documents
01. Application Form 16/04/2026 Application Form (456kb) -
02. Supporting Information 16/04/2026 Preliminary Roost Assessment & Bat Survey May 2025 (810kb) -
02. Supporting Information 16/04/2026 Preliminary Roost Assessment February 2025 (697kb) -
02. Supporting Information 16/04/2026 Flood Risk Assessment (4908kb) -
02. Supporting Information 16/04/2026 Water Management Statement (136kb) -
02. Supporting Information 16/04/2026 Energy Statement (130kb) -
02. Supporting Information 16/04/2026 Flood Risk Note (1398kb) -
02. Supporting Information 16/04/2026 Structural Condition Report (3582kb) -
02. Supporting Information 16/04/2026 Design and Access Statement (562kb) -
02. Supporting Information 16/04/2026 Planning Statement (303kb) -
Application Plans
04. Site / Location Plan 17/04/2026 Site Location Plan (258kb) 2509 06 - B
04a. Block Plan 16/04/2026 Existing V Proposed Site Plan (299kb) 2509 - B
05. Existing Plans 16/04/2026 Existing Plans (292kb) 2509 02 -
05. Existing Plans 16/04/2026 Existing Elevations (567kb) 2509 03 -
06. Proposed Plans 16/04/2026 Proposed Elevations (1834kb) 2509 - B
06. Proposed Plans 17/04/2026 Proposed Plans (264kb) 2509 - C
Statutory Consultee Response
09. Response - Statutory Consultee 21/04/2026 Worcestershire County Council- Highways (118kb) -
09. Response - Statutory Consultee 22/04/2026 Worcester Regulatory Services Contaminated Land - Worcestershire Regulatory Services (74kb) -
09. Response - Statutory Consultee 29/04/2026 MHDC Tree and Landscape Officer - MHDC Tree and Landscape Officer (77kb) -
09. Response - Statutory Consultee 06/05/2026 Worcestershire Regulatory Services - Nuisance - Worcestershire Regulatory Services (75kb) -
09. Response - Statutory Consultee 15/05/2026 Drainage Engineer - Engineers - S.W. Land Drainage Partnership (80kb) -
09. Response - Statutory Consultee 03/06/2026 Biodiversity Officer (812kb) -
09a. Response - Statutory Consultee Attachment 22/04/2026 Worcester Regulatory Services Contaminated Land (115kb) -
09a. Response - Statutory Consultee Attachment 29/04/2026 MHDC Tree and Landscape Officer (223kb) -
Decision
11. Decision Information 04/06/2026 Delegated Report (291kb) -
12. Decision Notice 04/06/2026 Decision Notice (157kb) -

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 20/04/2026
Bay 2 The Old Cider Mill Bastonford Powick WORCESTER WR2 4SL 20/04/2026
Bay 3 The Old Cider Mill Bastonford Powick WORCESTER WR2 4SL 20/04/2026
Bay 4 The Old Cider Mill Bastonford Powick WORCESTER WR2 4SL 20/04/2026
Bay 5 The Old Cider Mill Bastonford Powick WORCESTER WR2 4SL 20/04/2026
Bay 6 The Old Cider Mill Bastonford Powick WORCESTER WR2 4SL 20/04/2026
Halfway Cottage Bastonford Powick WORCESTER WR2 4SL 20/04/2026
Old Cider Mill Barn Bastonford Powick WORCESTER WR2 4SL 20/04/2026
The Old Cider Mill Bastonford Powick WR2 4SL 20/04/2026

Consultee List


Name Organisation Sent Reply Due Reply Received
Aidan Smyth MHDC Archaeology & Planning Advisor 20/04/2026 11/05/2026
Becky Bowser Powick Parish Council 20/04/2026 11/05/2026
Cllr Kathy Wells Powick & the Hanleys Ward 20/04/2026 11/05/2026
Cllr Tom Wells Powick & the Hanleys Ward 20/04/2026 11/05/2026
Consultation Service Natural England 20/04/2026 11/05/2026
Drainage Engineer Engineers - S.W. Land Drainage Partnership 20/04/2026 11/05/2026 15/05/2026
Environment Agency Environment Agency 20/04/2026 11/05/2026
Highways County Highways 20/04/2026 11/05/2026 21/04/2026
MHDC Natural Heritage & Biodiversity Officer MHDC Natural Heritage & Biodiversity 20/04/2026 11/05/2026 03/06/2026
MHDC Tree and Landscape Officer MHDC Tree and Landscape Officer 20/04/2026 11/05/2026 29/04/2026
Worcester Regulatory Services Contaminated Land Worcestershire Regulatory Services 20/04/2026 11/05/2026 22/04/2026
Worcestershire & Herefordshire LMC Ltd Local Medical Committee 20/04/2026 11/05/2026
Worcestershire Wildlife Trust Worcestershire Wildlife Trust 20/04/2026 11/05/2026
Worcestershire Regulatory Services - Nuisance Worcestershire Regulatory Services 22/04/2026 13/05/2026 06/05/2026

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