Application Number 25/00225/FUL
Status Refused

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Planning Online Status


  • Application
    Valid
    21/03/2025
  • Consultation
    End
    16/04/2025
  • Committee
    Meeting
    N/A
  • Decision

    Refusal
  • Decision
    Date
    16/05/2025
  • Appeal
    Started
    24/07/2025
  • Appeal
    Decision
    Dismissed
Summary
Application Number 25/00225/FUL
Location Address 3 Barbourne Road Worcester WR1 1RS
Proposal Change of use of the rear ground floor and first floor (use class E) to 2no. residential flats (use class C3) with boundary wall and modifications to the existing external staircase - retrospective
Status Refusal
Application Type Full planning permission
Appeal Decision Dismissed

Important Dates
Application Received Date 10/03/2025
Application Valid Date 21/03/2025
Consultation Start Date 21/03/2025
Site Visited / Site Notice Date
Consultation End 16/04/2025
Advert Expiry 16/04/2025
Committee Date (if applicable)
Committee Agenda
Decision Date 16/05/2025

Further Information
Expected Decision Level Delegated
Case Officer Rebecca Marshall
Parish Worcester City
Ward Cathedral Ward
Applicant Pshdar Khdir
Agent Mr Nick Carroll, Nick Carroll Architects Ltd.
Agent Address 43 Broad Street Worcester WR1 3LR

Condition Details / Information Notes
The external staircase to the rear elevation unacceptably compromises the established character and appearance of the site and surrounding area by reason of its design, appearance and siting in a prominent end-of-terrace position on the site, and appears incongruous within the street scene, thereby compromising the established character of the street scene and host property. As such the proposals are contrary to policy SWDP 21 of the South Worcestershire Development Plan (2016) which requires that development proposals achieve a high standard of design, having regard to the character of the area and harmonising with their surroundings and to make a positive contribution to the character and quality of its environment through good layout and design. This is also reflected in the aims and interests that the National Planning Policy Framework (2024) which seeks to protect and promote regarding amenity and design.
The proposed development would provide a sub-standard form of accommodation for prospective occupants due to lack of natural daylight ingress, poor outlook from openings, poor ventilation and inadequate private external amenity space. As such, the proposal would provide a sub-standard level of amenity and a poor living environment for future occupants, contrary to the provisions of Policy SWDP21 of the South Worcestershire Development Plan (2016), the guidance contained in the South Worcestershire Design Guide SPD and the National Planning Policy Framework (2024).
Insufficient information has been provided regarding impact of the proposed boundary wall on both above ground and below ground non designated heritage assets, a full HER search has not been carried out or included in the Heritage Statement. It proposal has a high likelihood of adversely impacting on Heritage Assets without mitigation, which would result in harm. The proposals are therefore contrary to paragraph 207 of the NPPF and policies SWDP 6 and 24 of the South Worcestershire Development Plan (2016).
The proposed conversion of the rear ground floor from use class E (retail) to a residential unit (use class C3) would adversely impact on the viability of the ground floor retail unit which is within a Secondary Shopping Frontage, contrary to policy SWDP 10 part E of the South Worcestershire Development Plan (2016).

Copyright Notice

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Document Type Date Description File Size Drawing/Rev Number
Application Documents
Plans
Representations
Decision
Planning Application Documents

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
1 Queen Elizabeths Almhouses Upper Tything WORCESTER WR1 1HS 21/03/2025
11 Barbourne Road WORCESTER WR1 1RS 21/03/2025
12 Barbourne Road WORCESTER WR1 1HT 21/03/2025
13 Barbourne Road WORCESTER WR1 1RS 21/03/2025
13-15 Barbourne Road Worcester WR1 1RS 21/03/2025
14 Barbourne Road WORCESTER WR1 1HT 21/03/2025
15 Barbourne Road WORCESTER WR1 1RS 21/03/2025
17 Barbourne Road WORCESTER WR1 1RS 21/03/2025
1A Brewery Walk WORCESTER WR1 3HY 21/03/2025
1B Brewery Walk WORCESTER WR1 3HY 21/03/2025
2 Barbourne Road WORCESTER WR1 1HT 21/03/2025
3 Queen Elizabeths Almhouses Upper Tything WORCESTER WR1 1HS 21/03/2025
31 Upper Tything WORCESTER WR1 1JZ 21/03/2025
32 Upper Tything WORCESTER WR1 1JZ 21/03/2025
34 Upper Tything WORCESTER WR1 1JZ 21/03/2025
35 Upper Tything WORCESTER WR1 1JZ 21/03/2025
36 Upper Tything WORCESTER WR1 1JZ 21/03/2025
3A Barbourne Road WORCESTER WR1 1RS 21/03/2025
4 Barbourne Road WORCESTER WR1 1HT 21/03/2025
5 Barbourne Road WORCESTER WR1 1RS 21/03/2025
5A Barbourne Road WORCESTER WR1 1RS 21/03/2025
6 Barbourne Road WORCESTER WR1 1HT 21/03/2025
7 Barbourne Road WORCESTER WR1 1RS 21/03/2025
7 Queen Elizabeths Almhouses Upper Tything WORCESTER WR1 1HS 21/03/2025
7A Barbourne Road WORCESTER WR1 1RS 21/03/2025
9 Barbourne Road WORCESTER WR1 1RS 21/03/2025
Albany Lodge Brewery Walk WORCESTER WR1 3HY 21/03/2025
Crown Court Cottage 17 Barbourne Road WORCESTER WR1 1RS 21/03/2025
Flat 32 Upper Tything WORCESTER WR1 1JZ 21/03/2025
Flat 1 11 Barbourne Road WORCESTER WR1 1RS 21/03/2025
Flat 1 13-15 Barbourne Road WORCESTER WR1 1RS 21/03/2025
Flat 1 14 Barbourne Road WORCESTER WR1 1HT 21/03/2025
Flat 1 34 Upper Tything WORCESTER WR1 1JZ 21/03/2025
Flat 1 6 Barbourne Road WORCESTER WR1 1HT 21/03/2025
Flat 1 Paradise House Brewery Walk WORCESTER WR1 3HY 21/03/2025
Flat 2 11 Barbourne Road WORCESTER WR1 1RS 21/03/2025
Flat 2 13-15 Barbourne Road WORCESTER WR1 1RS 21/03/2025
Flat 2 14 Barbourne Road WORCESTER WR1 1HT 21/03/2025
Flat 2 34 Upper Tything WORCESTER WR1 1JZ 21/03/2025
Flat 2 6 Barbourne Road WORCESTER WR1 1HT 21/03/2025
Flat 2 Paradise House Brewery Walk WORCESTER WR1 3HY 21/03/2025
Flat 3 13-15 Barbourne Road WORCESTER WR1 1RS 21/03/2025
Flat 3 14 Barbourne Road WORCESTER WR1 1HT 21/03/2025
Flat 3 Paradise House Brewery Walk WORCESTER WR1 3HY 21/03/2025
Flat 4 13-15 Barbourne Road WORCESTER WR1 1RS 21/03/2025
Flat 4 14 Barbourne Road WORCESTER WR1 1HT 21/03/2025
Flat 4 Paradise House Brewery Walk WORCESTER WR1 3HY 21/03/2025
Flat 5 13-15 Barbourne Road WORCESTER WR1 1RS 21/03/2025
Flat 5 14 Barbourne Road WORCESTER WR1 1HT 21/03/2025
Flat 6 13-15 Barbourne Road WORCESTER WR1 1RS 21/03/2025
Flat At 9 Barbourne Road WORCESTER WR1 1RS 21/03/2025
Flat At The Talbot Hotel 8-10 Barbourne Road WORCESTER WR1 1HT 21/03/2025
Flat Over 17 Barbourne Road WORCESTER WR1 1RS 21/03/2025
Ground Floor Flat At 17 Barbourne Road WORCESTER WR1 1RS 21/03/2025
Lily B Sandwich Shop 6 Barbourne Road WORCESTER WR1 1HT 21/03/2025
Maisonette 35 Upper Tything WORCESTER WR1 1JZ 21/03/2025
Paradise House Brewery Walk Worcester WR1 3HY 21/03/2025
Queen Elizabeths Almhouses Upper Tything Worcester WR1 1HS 21/03/2025
The Talbot Hotel 8-10 Barbourne Road WORCESTER WR1 1HT 21/03/2025

Consultee List


Name Organisation Sent Reply Due Reply Received
Transport Planning Unit 21/03/2025 11/04/2025
(Air Quality) Worcestershire Regulatory Services 21/03/2025 11/04/2025
(Nuisance) Worcestershire Regulatory Services 21/03/2025 11/04/2025
Aidan Smyth Archaeology 21/03/2025 11/04/2025
Chris Dobbs Landscape Officer 21/03/2025 11/04/2025
Corin Beames Planning Policy Officer 21/03/2025 11/04/2025
Councillor Adam Scott(Cathedral) 21/03/2025 11/04/2025
Councillor Lynn Denham (Cathedral) 21/03/2025 11/04/2025
Paul Collins Conservation Officer 21/03/2025 11/04/2025

Constraints List


Constraints List
SWDP 24: Archaeological Sensitive Areas (ASA)
SWDP 6: Conservation Area
SWDP 2: Development Boundary
SWDP 5: Urban - Unsurveyed
SWDP 10: Secondary Shopping Frontage
Air Quality Management Area: Worcester City AQMA
Appeals Information
Number 25/00225/FUL
PINS Appeal Ref APP/D1835/W/25/3369637
Method Written Representations
Start date 24/07/2025
LPA Final Comments Due 11/09/2025
Interested Party Comments Due 28/08/2025
Inquiry Date
Venue
Decision Dismissed
Issue Date 10/11/2025

https://acp.planninginspectorate.gov.uk/ViewCase.aspx?caseid=3369637

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

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Document Type Date Description File Size Drawing/Rev Number
Appeal