| Application Number | 25/00225/FUL |
| Status | Refused |
| 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). |
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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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 |
| 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 |
| 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
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
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’.