| Application Number | 25/00212/HP |
| Status | Refused |
Planning Online Status
-
Application
Valid29/09/2025 -
Consultation
End21/10/2025 -
Committee
MeetingN/A -
Decision Refusal -
Decision
Date05/11/2025 -
Appeal
Started22/12/2025 -
Appeal
DecisionN/A
| Summary | |
| Application Number | 25/00212/HP |
| Location Address | 217 Newtown Road Worcester WR5 1JB |
| Proposal | Proposed 1 bedroom annex to replace existing garage and outbuildings (retrospective). |
| Status | Refusal |
| Application Type | Householder Planning |
| Appeal Decision | N/A |
| Important Dates | |
| Application Received Date | 06/03/2025 |
| Application Valid Date | 29/09/2025 |
| Consultation Start Date | 30/09/2025 |
| Site Visited / Site Notice Date | |
| Consultation End | 21/10/2025 |
| Advert Expiry | |
| Committee Date (if applicable) | |
| Committee Agenda | |
| Decision Date | 05/11/2025 |
| Further Information | |
| Expected Decision Level | Delegated |
| Case Officer | Ros Vaux Harvey |
| Parish | Worcester City |
| Ward | Leopard Hill Ward |
| Applicant | Mrs Clair Birch |
| Agent | Mr Scott Harrison, Fernhurst Design Limited |
| Agent Address | 9 Shawhurst lane hollywood Hollywood, Birmingham Worcestershire B47 5HL |
| Condition Details / Information Notes |
| The proposed annexe, by virtue of its self-contained facilities, detached layout, and separate access, would function as an independent dwelling rather than ancillary accommodation to the host property. The development therefore fails to demonstrate a clear functional or physical dependency on the main dwelling and would effectively result in the creation of a separate planning unit within the residential curtilage. As such, the proposal is contrary to the guidance set out in the South Worcestershire Design Guide SPD, and to Policies SWDP 21 (Design) and SWDP 4 (Moving Around South Worcestershire) of the South Worcestershire Development Plan 2016, as well as paragraphs 130 and 134 of the National Planning Policy Framework (2024). |
| The development, by reason of its excessive scale, height, and massing, together with its truncated roof design and positioning within the plot, appears as a visually dominant and incongruous structure. It fails to respect the proportions, form, and architectural character of the host dwelling and does not harmonise with the prevailing pattern of built form in the locality. The overall design and massing detract from the visual cohesion of the site and surrounding properties. Consequently, the development results in harm to the character and appearance of the host property and the surrounding residential area, contrary to Policy SWDP 21 (Design) of the South Worcestershire Development Plan, the South Worcestershire Design Guide SPD, and paragraphs 130 and 134 of the National Planning Policy Framework (2024). |
| The overall height, scale, and proximity of the annexe to adjoining boundaries result in a visually dominant and overbearing structure. The development leads to an increased sense of enclosure and loss of outlook from neighbouring gardens and results in an unacceptable impact on the amenity of nearby residents. Accordingly, the proposal conflicts with Policy SWDP 21 (Design) of the South Worcestershire Development Plan, the amenity standards set out in the South Worcestershire Design Guide SPD, and paragraph 135 of the National Planning Policy Framework (2024), which seek to protect the amenity of existing occupiers and ensure development integrates appropriately with its context. |
| The Local Planning Authority has acted positively and proactively in determining this application by identifying matters of concern with the proposal and determining the application within a timely manner, clearly setting out the reason for refusal, allowing the Applicant the opportunity to consider the harm caused and whether or not it can be remedied by a revision to the proposal. |
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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 |
|---|---|---|
| The Hall, Upper Hall Doverdale lane Hampton Lovett WR9 0PA | 06/10/2025 | |
| The Hall, Upper Hall Doverdale lane Hampton Lovett WR9 0PA | 06/10/2025 | |
| 219 Newtown Road WORCESTER WR5 1JB | 14/10/2025 | |
| 215 Newtown Road WORCESTER WR5 1JB | 30/09/2025 | 08/10/2025 |
| 211 Newtown Road WORCESTER WR5 1JB | 30/09/2025 | 19/10/2025 |
| 219 Newtown Road WORCESTER WR5 1JB | 30/09/2025 | 07/10/2025 |
| 1 Linksview Crescent WORCESTER WR5 1JH | 30/09/2025 | |
| 14 Chesterton Gardens WORCESTER WR5 1SR | 30/09/2025 | |
| 16 Chesterton Gardens WORCESTER WR5 1SR | 30/09/2025 | |
| 18 Chesterton Gardens WORCESTER WR5 1SR | 30/09/2025 | |
| 2 Linksview Crescent WORCESTER WR5 1JJ | 30/09/2025 | |
| 204 Newtown Road WORCESTER WR5 1JA | 30/09/2025 | |
| 206 Newtown Road WORCESTER WR5 1JF | 30/09/2025 | |
| 221 Newtown Road WORCESTER WR5 1JB | 30/09/2025 | |
| 223 Newtown Road WORCESTER WR5 1JB | 30/09/2025 | |
| 225 Newtown Road WORCESTER WR5 1JB | 30/09/2025 | |
| Rookery Nook 213 Newtown Road WORCESTER WR5 1JB | 30/09/2025 |
Consultee List
| Name | Organisation | Sent | Reply Due | Reply Received |
|---|---|---|---|---|
| Transport Planning Unit | 30/09/2025 | 21/10/2025 | ||
| (Contaminated Land) | Worcestershire Regulatory Services | 30/09/2025 | 21/10/2025 | |
| Chris Dobbs | Landscape Officer | 30/09/2025 | 21/10/2025 | |
| Councillor Andrew Cross(Leopard Hill) | 30/09/2025 | 21/10/2025 | ||
| Councillor Katie Collier(Leopard Hill) | 30/09/2025 | 21/10/2025 | ||
| Susan Carr | Warndon Parish Council | 30/09/2025 | 21/10/2025 |
Constraints List
| Constraints List |
| Resident Association: Warren and Goodacre Residents Association - criteria: NULL - apgrecno:19 - contact email: NULL |
| SWDP 2: Development Boundary |
| SWDP 5: Urban - Unsurveyed |
| Contaminated Land |
| Appeals Information | |
| Number | 25/00212/HP |
| PINS Appeal Ref | 6002336 |
| Method | |
| Start date | 22/12/2025 |
| LPA Final Comments Due | 09/02/2026 |
| Interested Party Comments Due | 26/01/2026 |
| Inquiry Date | |
| Venue | |
| Decision | Dismissed |
| Issue Date | 16/02/2026 |
https://acp.planninginspectorate.gov.uk/ViewCase.aspx?caseid=6002336
| Appeals Information | |
| Number | ENF/25/0088 |
| PINS Appeal Ref | APP/D1835/C/25/3376648 |
| Method | Written Representations |
| Start date | 29/01/2026 |
| LPA Final Comments Due | 02/04/2026 |
| Interested Party Comments Due | 12/03/2026 |
| Inquiry Date | |
| Venue | |
| Decision | Dismissed |
| Issue Date | 12/08/2026 |
https://acp.planninginspectorate.gov.uk/ViewCase.aspx?caseid=3376648
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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