| Application Number | 24/00874/FUL |
| Status | Refused |
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Planning Online Status
-
Application
Valid03/12/2024 -
Consultation
End13/02/2025 -
Committee
MeetingN/A -
Decision Refusal -
Decision
Date07/03/2025 -
Appeal
StartedN/A -
Appeal
DecisionDismissed
| Summary | |
| Application Number | 24/00874/FUL |
| Location Address | 18 Newtown Road Worcester WR5 1HF |
| Proposal | Proposed demolition of 18 Newtown Road and the construction of 4no 1-bedroom apartments, including parking, amenity and biodiversity enhancements |
| Status | Refusal |
| Application Type | Full planning permission |
| Appeal Decision | Dismissed |
| Important Dates | |
| Application Received Date | 14/11/2024 |
| Application Valid Date | 03/12/2024 |
| Consultation Start Date | 30/01/2025 |
| Site Visited / Site Notice Date | |
| Consultation End | 13/02/2025 |
| Advert Expiry | |
| Committee Date (if applicable) | |
| Committee Agenda | |
| Decision Date | 07/03/2025 |
| Further Information | |
| Expected Decision Level | Delegated |
| Case Officer | Charlotte Atkins |
| Parish | Worcester City |
| Ward | Nunnery Ward |
| Applicant | Mr N Ali |
| Agent | Mr Dan Stiff, Boughton Butler |
| Agent Address | 30 Sansome Walk Worcester Worcestershire WR1 1LX |
| Condition Details / Information Notes |
| By virtue of its layout, design, scale and the lack of opportunity for any effective landscaping to the front, side and rear of the building, the proposed development would not be sympathetic to local character, add to the overall quality of the area or integrate well into the established street scene. The proposed development is therefore contrary to Policies SWDP 5 and SWDP21 of the South Worcestershire Development Plan (2016), the South Worcestershire Design Supplementary Planning Document (2018) and the National Planning Policy Framework (2024). |
| It has not been demonstrated that the proposed development would provide a safe access onto Newtown Road, due to the constrained nature of the access/parking and turning area. In addition, the proposed cycle storage is unsuitable due to the access route and area provided for storage for 4 separate residential units. The development is therefore contrary to policies SWDP4 and SWDP 21 of the South Worcestershire Development Plan (2016), the Streetscape Design Guide (SDG - adopted July 2022) and the requirements of the National Planning Policy Framework (2024). |
| By virtue of the siting and scale of the proposed building and its orientation, it would be harmful to the living conditions of the neighbours, due to the loss of daylight and sunlight to No.20 Newtown Road, and an unduly overbearing impact on this and No.16 Newtown Road. The proposed development is therefore contrary to Policy SWDP21 of the South Worcestershire Development Plan (2016), the South Worcestershire Design Guide Supplementary Planning Document - Overarching Design Principles (2018) and the National Planning Policy Framework (2024). |
| The proposed development would provide a sub-standard form of accommodation for future occupants due to the inadequate private external amenity space. As such, the proposal would provide a sub-standard level of amenity and a poor living conditions for future occupants, contrary to the provisions of Policy SWDP21 of the South Worcestershire Development Plan (2016), the South Worcestershire Design Guide Supplementary Planning Document - Overarching Design Principles (2018) and the National Planning Policy Framework (2024). |
| On the basis of the submitted metric and information, it has not been demonstrated that the proposal would achieve the mandatory 10% biodiversity net gain requirement. It is therefore contrary to the requirements of Schedule 7A of the Town and Country Planning Act 1990 as inserted by Schedule 14 of the Environment Act. |
| 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 advising the Applicant. These matters are considered to be too fundamental to resolve with the scope of this application. The Local Planning Authority has clearly identified within the Officer Report, the issues that need to be remedied to achieve a policy compliance scheme. These area also set out in the reasons for refusal. The Local Planning Authority encourages the applicant to seek pre-application advice in respect of any future application for a revised development. |
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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 |
|---|---|---|
| 8B Newtown Road WORCESTER WR5 1HF | 24/12/2024 | |
| 18 Ronkswood Crescent WORCESTER WR5 1JY | 03/12/2024 | 02/01/2025 |
| 22 Ronkswood Crescent WORCESTER WR5 1JY | 03/12/2024 | 09/01/2025 |
| 10 Newtown Road WORCESTER WR5 1HF | 03/12/2024 | |
| 12 Newtown Road WORCESTER WR5 1HF | 03/12/2024 | |
| 14 Newtown Road WORCESTER WR5 1HF | 03/12/2024 | |
| 16 Newtown Road WORCESTER WR5 1HF | 03/12/2024 | |
| 16 Ronkswood Crescent WORCESTER WR5 1JY | 03/12/2024 | |
| 17 Ronkswood Crescent WORCESTER WR5 1JY | 03/12/2024 | |
| 19 Ronkswood Crescent WORCESTER WR5 1JY | 03/12/2024 | |
| 20 Newtown Road WORCESTER WR5 1HF | 03/12/2024 | |
| 20 Ronkswood Crescent WORCESTER WR5 1JY | 03/12/2024 | |
| 21 Ronkswood Crescent WORCESTER WR5 1JY | 03/12/2024 | |
| 22 Newtown Road WORCESTER WR5 1HF | 03/12/2024 | |
| 23 Ronkswood Crescent WORCESTER WR5 1JY | 03/12/2024 | |
| 24 Newtown Road WORCESTER WR5 1HF | 03/12/2024 | |
| 24 Ronkswood Crescent WORCESTER WR5 1JY | 03/12/2024 | |
| 35 Newtown Road WORCESTER WR5 1HG | 03/12/2024 | |
| Harefield Surgery Turnpike House Medical Centre 37 Newtown Road WORCESTER WR5 1HG | 03/12/2024 | |
| St Martins Gate Surgery Turnpike House Medical Centre 37 Newtown Road WORCESTER WR5 1EZ | 03/12/2024 | |
| Turnpike House Medical Centre 37 Newtown Road Worcester WR5 1EZ | 03/12/2024 |
Consultee List
| Name | Organisation | Sent | Reply Due | Reply Received |
|---|---|---|---|---|
| Transport Planning Unit | 03/12/2024 | 24/12/2024 | ||
| Chris Dobbs | Landscape Officer | 03/12/2024 | 24/12/2024 | |
| Councillor Basharat Ali (Nunnery) | 03/12/2024 | 24/12/2024 | ||
| Councillor Elaine Willmore(Nunnery) | 03/12/2024 | 24/12/2024 | ||
| Councillor Patricia Agar (Nunnery) | 03/12/2024 | 24/12/2024 | ||
| Tim Whittaker | Biodiversity Officer | 03/12/2024 | 24/12/2024 | |
| (Air Quality) | Worcestershire Regulatory Services | 30/01/2025 | 13/02/2025 | |
| (Nuisance) | Worcestershire Regulatory Services | 30/01/2025 | 13/02/2025 |
Constraints List
| Constraints List |
| Resident Association: Rivers Resident Association - criteria: NULL - apgrecno:22 - contact email: NULL |
| Resident Association: RONKSWOOD ACTION GROUP - criteria: ALL - apgrecno:12 - contact email: NULL |
| SWDP 5: Urban - Unsurveyed |
| Air Quality Management Area: Worcester City AQMA |
| Appeals Information | |
| Number | 24/00874/FUL |
| PINS Appeal Ref | APP/D1835/W/25/3368170 |
| Method | |
| Start date | |
| LPA Final Comments Due | |
| Interested Party Comments Due | |
| Inquiry Date | |
| Venue | |
| Decision | Dismissed |
| Issue Date | 11/11/2025 |
https://acp.planninginspectorate.gov.uk/ViewCase.aspx?caseid=3368170
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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