| Application Number | 25/00450/PIP |
| Status | Refused |
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Planning Online Status
-
Application
Valid19/05/2025 -
Consultation
End23/06/2025 -
Committee
MeetingN/A -
Decision Refusal -
Decision
Date11/07/2025 -
Appeal
Started11/12/2025 -
Appeal
DecisionAllowed
| Summary | |
| Application Number | 25/00450/PIP |
| Location Address | Land off The Fairway Worcester |
| Proposal | Permission in principle for the development of up to 4 dwellings. |
| Status | Refusal |
| Application Type | Permission in Principle |
| Appeal Decision | Allowed |
| Important Dates | |
| Application Received Date | 15/05/2025 |
| Application Valid Date | 19/05/2025 |
| Consultation Start Date | 09/06/2025 |
| Site Visited / Site Notice Date | |
| Consultation End | 23/06/2025 |
| Advert Expiry | |
| Committee Date (if applicable) | |
| Committee Agenda | |
| Decision Date | 11/07/2025 |
| Further Information | |
| Expected Decision Level | Delegated |
| Case Officer | Laura Wall |
| Parish | Warndon |
| Ward | Leopard Hill Ward |
| Applicant | Tustin Holdings, C/O Fisher German |
| Agent | Stephen Holloway, Fisher German LLP |
| Agent Address | Global House Hindlip Lane Worcester WR3 8SB |
| Condition Details / Information Notes |
| The application site lies within the designated Leopard Hill Green Space and is located adjacent to the Ronkswood Hill Meadows Local Nature Reserve, a site of recognised ecological and amenity value. The site forms part of an important transitional area between the built-up suburban edge of Worcester to the north and the open, undeveloped green infrastructure and public open space network to the south and east. In spatial and visual terms, the site plays a key role in maintaining the integrity, character and openness of the wider Green Space designation and provides a critical buffer to the adjoining Local Nature Reserve and Public Right of Way. The proposed quantum of development, together with the site’s topography and need for substantial ground re-profiling and engineering works, would result in a development that could not be appropriately integrated into this sensitive location without resulting in significant and permanent harm to the landscape character, openness and visual amenity of the Green Space. These effects would be particularly apparent from the adjoining public rights of way and from within the adjacent protected open space. The development would undermine the essential undeveloped and verdant qualities of the site and its contribution to both the setting of the Local Nature Reserve and the wider green infrastructure corridor. As such, the proposal fails to demonstrate that the site is suitable for the amount of development proposed in principle, having regard to the site's location, land use and the physical constraints that would preclude acceptable integration into the surrounding landscape. The proposal is therefore contrary to the spatial and environmental aims of Policies SWDP 21 (Design) and SWDP 25 (Landscape Character) of the South Worcestershire Development Plan, the guidance set out in the South Worcestershire Design Guide SPD, the emerging Warndon Neighbourhood Plan, and paragraphs 8(c), 131 and 135 of the National Planning Policy Framework. |
| The application was considered on the basis of the following information which was submitted in support of the application: Location Plan Planning Statement |
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 |
|---|---|---|
| 37 The Fairway WORCESTER WR4 9UH | 23/05/2025 | |
| 27 The Fairway WORCESTER WR4 9UH | 10/06/2025 | |
| 36 The Fairway WORCESTER WR4 9UH | 22/05/2025 | |
| 25 The Fairway WORCESTER WR4 9UH | 11/06/2025 | |
| 26 The Fairway WORCESTER WR4 9UH | 06/06/2025 | |
| 10 The Fairway WORCESTER WR4 9UH | 19/05/2025 | |
| 11 The Fairway WORCESTER WR4 9UH | 19/05/2025 | |
| 12 The Fairway WORCESTER WR4 9UH | 19/05/2025 | |
| 13 The Fairway WORCESTER WR4 9UH | 19/05/2025 | |
| 14 The Fairway WORCESTER WR4 9UH | 19/05/2025 | |
| 15 The Fairway WORCESTER WR4 9UH | 19/05/2025 | |
| 16 The Fairway WORCESTER WR4 9UH | 19/05/2025 | |
| 17 The Fairway WORCESTER WR4 9UH | 19/05/2025 | |
| 18 The Fairway WORCESTER WR4 9UH | 19/05/2025 | |
| 19 The Fairway WORCESTER WR4 9UH | 19/05/2025 | |
| 20 The Fairway WORCESTER WR4 9UH | 19/05/2025 | |
| 21 The Fairway WORCESTER WR4 9UH | 19/05/2025 | |
| 22 The Fairway WORCESTER WR4 9UH | 19/05/2025 | |
| 23 The Fairway WORCESTER WR4 9UH | 19/05/2025 | |
| 24 The Fairway WORCESTER WR4 9UH | 19/05/2025 | |
| 28 The Fairway WORCESTER WR4 9UH | 19/05/2025 | |
| 29 The Fairway WORCESTER WR4 9UH | 19/05/2025 | |
| 292 Tolladine Road WORCESTER WR4 9BA | 19/05/2025 | |
| 298 Tolladine Road WORCESTER WR4 9BJ | 19/05/2025 | |
| 30 The Fairway WORCESTER WR4 9UH | 19/05/2025 | |
| 300 Tolladine Road WORCESTER WR4 9BJ | 19/05/2025 | |
| 31 The Fairway WORCESTER WR4 9UH | 19/05/2025 | |
| 32 The Fairway WORCESTER WR4 9UH | 19/05/2025 | |
| 33 The Fairway WORCESTER WR4 9UH | 19/05/2025 | |
| 34 The Fairway WORCESTER WR4 9UH | 19/05/2025 | |
| 35 The Fairway WORCESTER WR4 9UH | 19/05/2025 | |
| 36 The Fairway WORCESTER WR4 9UH | 19/05/2025 | |
| 37 The Fairway WORCESTER WR4 9UH | 19/05/2025 | |
| 38 The Fairway WORCESTER WR4 9UH | 19/05/2025 | |
| 39 The Fairway WORCESTER WR4 9UH | 19/05/2025 | |
| 40 The Fairway WORCESTER WR4 9UH | 19/05/2025 | |
| 41 The Fairway WORCESTER WR4 9UH | 19/05/2025 | |
| Cutting Crew 292 Tolladine Road WORCESTER WR4 9BA | 19/05/2025 | |
| The Property Centre 292 Tolladine Road WORCESTER WR4 9BA | 19/05/2025 | |
| 27 The Fairway WORCESTER WR4 9UH | 19/05/2025 | |
| 25 The Fairway WORCESTER WR4 9UH | 19/05/2025 | |
| 26 The Fairway WORCESTER WR4 9UH | 19/05/2025 |
Consultee List
| Name | Organisation | Sent | Reply Due | Reply Received |
|---|---|---|---|---|
| Worcester Wildlife Trust | 19/05/2025 | 02/06/2025 | ||
| Natural England | 19/05/2025 | 02/06/2025 | ||
| Transport Planning Unit | 19/05/2025 | 02/06/2025 | ||
| (Contaminated Land) | Worcestershire Regulatory Services | 19/05/2025 | 02/06/2025 | |
| Aidan Smyth | Archaeology | 19/05/2025 | 02/06/2025 | |
| Chris Dobbs | Landscape Officer | 19/05/2025 | 02/06/2025 | |
| Cody Levine | Ecology Team | 19/05/2025 | 02/06/2025 | |
| Corin Beames | Planning Policy Officer | 19/05/2025 | 02/06/2025 | |
| Councillor Andrew Cross(Leopard Hill) | 19/05/2025 | 02/06/2025 | ||
| Councillor Katie Collier(Leopard Hill) | 19/05/2025 | 02/06/2025 | ||
| Susan Carr | Warndon Parish Council | 19/05/2025 | 02/06/2025 | |
| Tim Whittaker | Biodiversity Officer | 19/05/2025 | 02/06/2025 | |
| Aidan Smyth | Archaeology | 09/06/2025 | 23/06/2025 |
Constraints List
| Constraints List |
| Contaminated Land |
| Local Wildlife Site: Ronkswood Hill Farm Meadows and Leopard Hill - swshabitattype: Grassland - nationalbaphabitat: Lowland Meadow |
| Local Nature Reserves (LNR): NULL |
| Removed Permitted Development: 141 |
| SWDP 24: Archaeological Sensitive Areas (ASA) |
| SWDP 2: Development Boundary |
| SWDP 38: Green Space |
| SWDP 5: Urban - Unsurveyed |
| SWDP43m: Housing Allocations |
| SWDP 22: Sites Of Regional Or Local Wildlife Importance |
| Air Quality Management Area: Worcester City AQMA |
| Appeals Information | |
| Number | 25/00450/PIP |
| PINS Appeal Ref | 6002202 |
| Method | Written Representations |
| Start date | 11/12/2025 |
| LPA Final Comments Due | 03/02/2026 |
| Interested Party Comments Due | 20/01/2026 |
| Inquiry Date | |
| Venue | |
| Decision | Allowed |
| Issue Date | 13/03/2026 |
https://acp.planninginspectorate.gov.uk/ViewCase.aspx?caseid=6002202
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’.
| Document Type | Date | Description | File Size | Drawing/Rev Number | |
|---|---|---|---|---|---|
| Appeal | |||||
| 31. Appeal Documents | 11/12/2025 | Appeal Statement Land Off The Fairways | (715kb) | - | |
| 31. Appeal Documents | 04/02/2026 | Rebuttal To Appeal 6002202 | (144kb) | - | |
| 31. Appeal Documents | 04/02/2026 | Appeal Questionnaire 6002202 | (106kb) | - | |
| 32. Appeal Councils Case | 08/01/2026 | Lpa Appeal Statement (appeal Ref 6002202) | (1065kb) | - | |
| 33. Appeal Decision | 13/03/2026 | Appeal Decision 6002202 Land Off The Fairway | (351kb) | - | |
| Appeal Documents | |||||
| Email-New planning appeal_ 6002202.msg | 11/12/2025 | Start letter | (104kb) | - | |
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