| Application Number | 24/00959/FUL |
| Status | Refused |
Planning Online Status
-
Application
Valid05/12/2024 -
Consultation
End09/01/2025 -
Committee
MeetingN/A -
Decision Refusal -
Decision
Date31/12/2025 -
Appeal
Started29/06/2026 -
Appeal
DecisionDismissed
| Summary | |
| Application Number | 24/00959/FUL |
| Location Address | 56 Woodstock Road Worcester WR2 5NE |
| Proposal | Change of use from existing 6-bedroom HMO (C4) to form a 8-bedroom HMO (Sui Generis), and vehicular access. |
| Status | Refusal |
| Application Type | Full planning permission |
| Appeal Decision | Dismissed |
| Important Dates | |
| Application Received Date | 05/12/2024 |
| Application Valid Date | 05/12/2024 |
| Consultation Start Date | 19/12/2024 |
| Site Visited / Site Notice Date | |
| Consultation End | 09/01/2025 |
| Advert Expiry | |
| Committee Date (if applicable) | |
| Committee Agenda | |
| Decision Date | 31/12/2025 |
| Further Information | |
| Expected Decision Level | Delegated |
| Case Officer | Laura Wall |
| Parish | Worcester City |
| Ward | St. Johns Ward |
| Applicant | Dieu, Big Fish Property Ltd |
| Agent | PlaceWright Studio, Placewright Ltd |
| Agent Address | 11 Trinity Court Kidderminster dy10 2eb |
| Condition Details / Information Notes |
| The proposed development fails to provide safe and suitable access for all users. The proposed dropped kerb is insufficient in width to allow safe vehicle manoeuvres, increasing the likelihood of vehicles mounting the footway and creating potential conflict with pedestrians and other vulnerable road users. The proposal is therefore contrary to Policy SWDP 4 of the South Worcestershire Development Plan and guidance in the National Planning Policy Framework, which require developments to ensure road safety and safe access for all. |
| The proposed development would result in unacceptable harm to the adjacent street tree. In order to provide a dropped kerb that meets highway safety standards, works would be required that would significantly damage the tree’s root system, compromising its long-term health, stability, and retention. The submitted evidence does not demonstrate that a safe and suitably engineered access could be achieved without harming the tree. The proposal is therefore contrary to Policy SWDP 22 of the South Worcestershire Development Plan and guidance in the National Planning Policy Framework, which require development to protect important trees and ensure sustainable environmental outcomes. |
| The application was considered on the basis of the following information which was submitted in support of the application: BS5837 Tree Protection Method Statement (B.J. Unwin, 14 August 2025) TreeRadar Root Investigation Report (TRA Consulting, 28 July 2025) Existing and Proposed Floor Plans and elevations (Drawing No: D02) Design and Access Statement Cycle Shelter (Drawing No: D03) |
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.
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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 |
|---|---|---|
| 25 Woodstock Road WORCESTER WR2 5ND | 29/12/2024 | |
| Oak House Lower Broadheath Worcester WR2 6 RP | 10/12/2024 | |
| 71 Woodstock Road WORCESTER WR2 5ND | 10/12/2024 | |
| 10 Sansome Walk WORCESTER WR1 1LN | 09/12/2024 | |
| Guildhall High Street WORCESTER WR1 2EY | 16/12/2024 | |
| 3 Woodstock Road WORCESTER WR2 5ND | 09/12/2024 | |
| 42 Laugherne Road WORCESTER WR2 5LS | 11/12/2024 | |
| 52 Woodstock Road WORCESTER WR2 5NE | 13/12/2024 | |
| 20 Woodstock Road WORCESTER WR2 5NE | 27/12/2024 | |
| Worcester City Council Offices Pershore Lane Warndon | 18/09/2025 | |
| 3A Croydon Villas Oldbury Road WORCESTER WR2 6AW | 10/12/2024 | |
| 1 Boughton Park Cottages Bransford Road WORCESTER WR2 4EZ | 10/12/2024 | |
| 5 Woodstock Road WORCESTER WR2 5ND | 11/12/2024 | |
| 27 Beltex Drive WORCESTER WR5 2FE | 10/12/2024 | |
| 20 Woodstock Road WORCESTER WR2 5NE | 27/12/2024 | |
| 71 Woodstock Road WORCESTER WR2 5ND | 10/12/2024 | |
| 3A Croydon Villas Oldbury Road WORCESTER WR2 6AW | 09/12/2024 | |
| 34 Ashford Road WORCESTER WR2 5FQ | 10/12/2024 | |
| 14 Blenheim Road WORCESTER WR2 5NG | 09/12/2024 | |
| Westfield House Bransford road Worcester WR2 5TB | 10/12/2024 | |
| 3 Newbury Road WORCESTER WR2 5JF | 14/12/2024 | |
| 41 Boughton Avenue WORCESTER WR2 5EH | 09/12/2024 | |
| 59A Blenheim Road WORCESTER WR2 5NQ | 09/12/2024 | |
| 5 Woodstock Road WORCESTER WR2 5ND | 11/12/2024 | |
| 25 Woodstock Road WORCESTER WR2 5ND | 29/12/2024 | |
| 53 Blenheim Road WORCESTER WR2 5NQ | 09/12/2024 | 10/12/2024 |
| 54 Woodstock Road WORCESTER WR2 5NE | 09/12/2024 | |
| 55 Blenheim Road WORCESTER WR2 5NQ | 09/12/2024 | |
| 58 Woodstock Road WORCESTER WR2 5NE | 09/12/2024 | |
| 60 Woodstock Road WORCESTER WR2 5NE | 09/12/2024 | |
| 61 Woodstock Road WORCESTER WR2 5ND | 09/12/2024 | |
| 63 Woodstock Road WORCESTER WR2 5ND | 09/12/2024 | |
| 65 Woodstock Road WORCESTER WR2 5ND | 09/12/2024 | |
| 67 Woodstock Road WORCESTER WR2 5ND | 09/12/2024 | |
| 69 Woodstock Road WORCESTER WR2 5ND | 09/12/2024 | |
| 52 Woodstock Road WORCESTER WR2 5NE | 09/12/2024 | 13/12/2024 |
Consultee List
| Name | Organisation | Sent | Reply Due | Reply Received |
|---|---|---|---|---|
| Transport Planning Unit | 09/12/2024 | 30/12/2024 | ||
| Councillor Jenny Barnes (St Johns) | 09/12/2024 | 30/12/2024 | ||
| Councillor Richard Udall (St Johns) | 09/12/2024 | 30/12/2024 | ||
| Ismene Broad | Housing | 09/12/2024 | 30/12/2024 | |
| Alvan Kingston | Tree and Landscape Officer | 19/12/2024 | 09/01/2025 |
Constraints List
| Constraints List |
| HMO (Planning) - Address: 56Woodstock RoadWR2 5NE |
| HMO Licence Register (Housing) - Licence Ref: HMO/1746/1 - Expiry Date: 20/12/2028 - Address: 56 WOODSTOCK ROADWORCESTER |
| SWDP 5: Urban - Unsurveyed |
| Air Quality Management Area: Worcester City AQMA |
| Appeals Information | |
| Number | 24/00959/FUL |
| PINS Appeal Ref | 6011840 |
| Method | Written Representations |
| Start date | 29/06/2026 |
| LPA Final Comments Due | 17/08/2026 |
| Interested Party Comments Due | 03/08/2026 |
| Inquiry Date | |
| Venue | |
| Decision | Dismissed |
| Issue Date | 08/09/2026 |
https://acp.planninginspectorate.gov.uk/ViewCase.aspx?caseid=6011840
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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