Application Number 20/01864/GPDQ
Status Application Refused

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Application Number 20/01864/GPDQ
Location Address Wood Farm Burnthorne Lane Dunley Stourport On Severn DY13 0TP
Proposal Notification for Prior approval for the proposed change of use of an agricultural building to two dwelling houses.
Status Refusal
Application Type GPDQ - agricultural to C3 dwellinghouse
Appeal Decision N/A

Important Dates
Application Received Date 26/11/2020
Application Valid Date 18/12/2020
Consultation Start Date 22/12/2020
Site Visited / Site Notice Date
Consultation End 29/01/2021
Advert Expiry
Committee Date (if applicable)
Committee Agenda
Decision Date 11/02/2021

Further Information
Expected Decision Level Delegated
Case Officer Karen Wightman
Parish Astley and Dunley CP
Ward Baldwin Ward
Applicant Mr John Corbo
Agent Ben Greenaway, Greenaway Planning Ltd
Agent Address Greenway Planning Ltd PO Box 937 Worcester WR4 4GS

Condition Details / Information Notes
Due to the applicant only purchasing the land and buildings in 2019 and the lack of agricultural activity observed during the planning officer’s recent and previous site visits, the applicant has failed to submit sufficient evidence to demonstrate that the last use of the building was solely for purposes of agriculture as part of an established agricultural unit on the 20 March 2013 and the proposal fails to be permitted development under the criteria of Town and Country Planning (General Permitted Development) Order, Schedule 2, Part 3, Class Q Part Q.1 a parts (i) (ii).
The area of land outlined in red on the submitted location plan for additional curtilage to the dwellings, would be separated from the dwellings, due to another building being sited in between, and as such, the curtilage would not form a piece of land, whether enclosed or unenclosed, immediately beside or around the agricultural building, closely associated with the serving of the agricultural building, and would not comply with the definition of curtilage under paragraph X of the Town and Country Planning (General Permitted Development Order) 2015 (as amended) and would not constitute permitted development.
The condition and appearance of the steel portal frame building raises serious doubt that the existing fabric of the building would be suitable for retention for practical and aesthetic purposes due to the mix of materials, including part brickwork walls, part blockwork walls, hit and miss timber boarding and corrugated metal sheeting. As such, the building is not capable of conversion without the works comprising of more than partial demolition and the virtual replacement of the building. Therefore the applicant has failed to submit sufficient and robust evidence to demonstrate that the extent of the building works required to convert the building to 2 dwellinghouses would not go beyond works more than is reasonably necessary to demonstrate that the existing building is capable of conversion without substantial building works being required. The appearance and condition of the building is such that it would not be of a solid construction that would easily allow its conversion to dwellinghouses without substantial building works and the suitability of which goes beyond what is deemed to be reasonably necessary and would therefore constitute rebuilding of the original building. As such the existing building is not capable of conversion and does not have the permitted development rights under Paragraph 105 Reference ID: 13-105-20180222 and due to the loss of a substantial amount of the existing fabric of the building and the amount of building works required that goes beyond partial demolition and beyond the remit of what would be reasonably necessary for the proposed conversion, the proposal does not comply with Class Q Part Q1 (i) (i) & (ii) of the Town and Country Planning (General Permitted Development Order) 2015 (as amended).
The development proposed would not be permitted development under condition Q.2-1(f) of Class Q, Part 3, Schedule 2 of the (General Permitted Development) (England) Order 2015 (as amended). The proposed design and external appearance of the dwellings would not be of a high quality design by virtue of the introduction of a substantial amount of doors and windows that would result in incongruous and domesticated building of disjointed appearance, which would be significantly harmful to the utilitarian character of the building and to the rural character of the area. In addition, the retention of the existing materials of the steel portal frame building to create two dwellings with an external appearance including a mishmash of hit and miss timber boarding and corrugated metal sheeting would be of an exceptionally poor quality design and this raises doubt that the existing materials would be retained. The proposal is therefore contrary to the provisions of the NPPF, including paragraphs 124 and 130 which guide that the planning system should achieve high quality design and improve the character and quality of an area.
The applicant should be aware that the application was determined on the following refused drawings - Location Plan Scale 1:2500, 3836-02C.

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Document Type Date Description File Size Drawing/Rev Number
Application Documents
Application Plans
Neighbour and Other Response
Statutory Consultee Response
System Generated Leter

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.

Name Address Sent Reply Received
Astley and Dunley Parish Council Orchard House Bull Hill Astley STOURPORT ON SEVERN DY13 0RT 15/01/2021

Consultee List

Name Organisation Sent Reply Due Reply Received
Bob Hughes Engineers - S.W. Land Drainage Partnership 22/12/2020 12/01/2021
Councillor Mrs P. Cumming Baldwin Ward 22/12/2020 12/01/2021 10/01/2021
Highways County Highways 22/12/2020 12/01/2021 11/01/2021
MHDC Natural Heritage & Biodiversity Officer MHDC Natural Heritage & Biodiversity 22/12/2020 12/01/2021
Mrs P Perfect Astley & Dunley Parish Council 22/12/2020 12/01/2021

Constraints List

Constraints List
SWDP 32: Minerals - Development Low Risk Area
Paper: Berrows Journal - Friday
CIL009 - Non-Urban Area
Area of Special Control of Advertisements
Interferometer Area. Clee Hill - Consultation required for any building structure or works exceeding 45.7m in height above ground level
Outside SWDP Development Boundary
Coal Standing Advice Area within 10m
Water Supply. If Major Application consultation required with Severn Trent (Welsh Water if in Bockleton Parish)
SWDP 15: Designated Rural Areas
SWDP 5: Protect and Enhance
Site of Special Scientific Interest within 500m
Ancient Woodland within 100m
No associated appeals