| Application Number | 25/00567/FUL |
| Status | Refused |
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Planning Online Status
-
Application
Valid14/07/2025 -
Consultation
End13/08/2025 -
Committee
MeetingN/A -
Decision Refusal -
Decision
Date08/09/2025 -
Appeal
StartedN/A -
Appeal
DecisionN/A
| Summary | |
| Application Number | 25/00567/FUL |
| Location Address | Old Baskerville Barbourne Road Worcester WR1 1RU |
| Proposal | Conversion and vertical extension of existing garage block into three dwellings, and refurbishment of existing coach house with conversion of garage. |
| Status | Refusal |
| Application Type | Full planning permission |
| Appeal Decision | N/A |
| Important Dates | |
| Application Received Date | 27/06/2025 |
| Application Valid Date | 14/07/2025 |
| Consultation Start Date | 15/07/2025 |
| Site Visited / Site Notice Date | |
| Consultation End | 13/08/2025 |
| Advert Expiry | 13/08/2025 |
| Committee Date (if applicable) | |
| Committee Agenda | |
| Decision Date | 08/09/2025 |
| Further Information | |
| Expected Decision Level | Delegated |
| Case Officer | Rebecca Black |
| Parish | Worcester City |
| Ward | Arboretum Ward |
| Applicant | Mr Hekmat Kaveh, New Baskerville House |
| Agent | Mr Hekmat Kaveh |
| Agent Address | 251-253 Wells Road 83 Pittville Lawn Malvern Wells Malvern WORCESTERSHIRE WR14 4JF |
| Condition Details / Information Notes |
| The proposed vertical extension to the garages would be dominant and would compete visually with the listed coach house. The extensions represent a poor addition in design terms and would adversely impact upon the simple character of the building. The proposals would result in less than substantial harm, at a high level, to the significance of the Grade II listed Old Baskerville House, its curtilage-listed coach house and garden wall, and to the character and appearance of the St George’s Square Conservation Area. In accordance with paragraphs 212–215 of the NPPF, great weight must be given to the conservation of heritage assets, and no clear and convincing justification has been provided for this harm. Nor are there any public benefits of sufficient weight to outweigh the identified harm. The proposals are contrary to policies SWDP 6, 21 and 24 of the South Worcestershire Development Plan, the requirements of the NPPF. |
| The four proposed residential units are undersized and would fall significantly below the minimum space standards set out in the Nationally Described Space Standards, resulting in a poor quality of accommodation for future occupiers. The outdoor amenity space for Unit 1 is also poor and overshadowed by a tree, further limiting usability. The proposals would therefore fail to secure a high standard of living conditions for future occupiers, contrary to policy SWDP 21 of the South Worcestershire Development Plan and paragraph 137(f) of the NPPF. |
| The proposed car parking layout is unacceptable and it has not been demonstrated that there is sufficient space on site to accommodate the required car parking for the existing main house together with the proposed four additional dwellings. The increase in car parking on the site would also represent an intensification of use in a constrained location. Furthermore, it has not been demonstrated that safe and suitable access to the site can be achieved for all users, as required by paragraph 115(b) of the NPPF. The proposals are therefore contrary to policies SWDP 4 and SWDP 21 of the South Worcestershire Development Plan and the requirements of the NPPF. |
| The proposals would result in a direct and unacceptable impact on two important trees of high amenity value, namely a Giant Redwood and a mature Sycamore, both of which are visually prominent within the site and wider conservation area. The extension to Unit 1 would encroach into the Root Protection Area of the Sycamore, threatening its long-term health, whilst both trees are of such scale that they would dominate the outlook of the proposed dwellings and restrict natural light. This would give rise to a foreseeable and unacceptable pressure for their pruning or removal, leading to the loss of significant public amenity and harm to the character and appearance of the conservation area. The proposals are therefore contrary to policy SWDP 22 and SWDP 21 of the South Worcestershire Development Plan, and paragraph 137 and 190 of the NPPF. |
| In the absence of a Bat Assessment, it has not been demonstrated that the proposed development would avoid harm to bats, a European protected species, or that suitable mitigation could be secured. The Council therefore cannot discharge its statutory duty under Regulation 9 of the Conservation of Habitats and Species Regulations 2017 to have regard to the requirements of the Habitats Directive. The proposals are therefore contrary to policy SWDP 22 of the South Worcestershire Development Plan and paragraphs 190 and 199 of the NPPF, which require decisions to minimise impacts on biodiversity and deliver net gains where possible. |
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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 |
|---|---|---|
| 5 St Georges Square WORCESTER WR1 1HX | 22/07/2025 | |
| 3 St Georges Square WORCESTER WR1 1HX | 01/08/2025 | |
| 1 Harden Court Thorneloe Walk WORCESTER WR1 3JY | 15/07/2025 | |
| 1 Thorneloe Place Thorneloe Walk WORCESTER WR1 3JY | 15/07/2025 | |
| 10 Fountain Place WORCESTER WR1 3HW | 15/07/2025 | |
| 10 Harden Court Thorneloe Walk WORCESTER WR1 3JY | 15/07/2025 | |
| 11 Fountain Place WORCESTER WR1 3HW | 15/07/2025 | |
| 11 Harden Court Thorneloe Walk WORCESTER WR1 3JY | 15/07/2025 | |
| 12 Fountain Place WORCESTER WR1 3HW | 15/07/2025 | |
| 12 Harden Court Thorneloe Walk WORCESTER WR1 3JY | 15/07/2025 | |
| 13 Fountain Place WORCESTER WR1 3HW | 15/07/2025 | |
| 13 Harden Court Thorneloe Walk WORCESTER WR1 3JY | 15/07/2025 | |
| 14 Fountain Place WORCESTER WR1 3HW | 15/07/2025 | |
| 14 Harden Court Thorneloe Walk WORCESTER WR1 3JY | 15/07/2025 | |
| 15 Fountain Place WORCESTER WR1 3HW | 15/07/2025 | |
| 15 Harden Court Thorneloe Walk WORCESTER WR1 3JY | 15/07/2025 | |
| 16 Harden Court Thorneloe Walk WORCESTER WR1 3JY | 15/07/2025 | |
| 17 Harden Court Thorneloe Walk WORCESTER WR1 3JY | 15/07/2025 | |
| 18 Harden Court Thorneloe Walk WORCESTER WR1 3JY | 15/07/2025 | |
| 2 Harden Court Thorneloe Walk WORCESTER WR1 3JY | 15/07/2025 | |
| 2 Thorneloe Place Thorneloe Walk WORCESTER WR1 3JY | 15/07/2025 | |
| 3 Harden Court Thorneloe Walk WORCESTER WR1 3JY | 15/07/2025 | |
| 3 Thorneloe Place Thorneloe Walk WORCESTER WR1 3JY | 15/07/2025 | |
| 4 Harden Court Thorneloe Walk WORCESTER WR1 3JY | 15/07/2025 | |
| 4 Thorneloe Place Thorneloe Walk WORCESTER WR1 3JY | 15/07/2025 | |
| 5 Harden Court Thorneloe Walk WORCESTER WR1 3JY | 15/07/2025 | |
| 5 Thorneloe Place Thorneloe Walk WORCESTER WR1 3JY | 15/07/2025 | |
| 6 Harden Court Thorneloe Walk WORCESTER WR1 3JY | 15/07/2025 | |
| 6 Thorneloe Place Thorneloe Walk WORCESTER WR1 3JY | 15/07/2025 | |
| 7 Harden Court Thorneloe Walk WORCESTER WR1 3JY | 15/07/2025 | |
| 7 Thorneloe Place Thorneloe Walk WORCESTER WR1 3JY | 15/07/2025 | |
| 8 Fountain Place WORCESTER WR1 3HW | 15/07/2025 | |
| 8 Harden Court Thorneloe Walk WORCESTER WR1 3JY | 15/07/2025 | |
| 8 Thorneloe Place Thorneloe Walk WORCESTER WR1 3JY | 15/07/2025 | |
| 9 Fountain Place WORCESTER WR1 3HW | 15/07/2025 | |
| 9 Harden Court Thorneloe Walk WORCESTER WR1 3JY | 15/07/2025 | |
| Flat 1 Old Baskerville Barbourne Road WORCESTER WR1 1RU | 15/07/2025 | |
| Flat 10 Old Baskerville Barbourne Road WORCESTER WR1 1RU | 15/07/2025 | |
| Flat 11 Old Baskerville Barbourne Road WORCESTER WR1 1RU | 15/07/2025 | |
| Flat 2 Old Baskerville Barbourne Road WORCESTER WR1 1RU | 15/07/2025 | |
| Flat 3 Old Baskerville Barbourne Road WORCESTER WR1 1RU | 15/07/2025 | |
| Flat 4 Old Baskerville Barbourne Road WORCESTER WR1 1RU | 15/07/2025 | |
| Flat 5 Old Baskerville Barbourne Road WORCESTER WR1 1RU | 15/07/2025 | |
| Flat 6 Old Baskerville Barbourne Road WORCESTER WR1 1RU | 15/07/2025 | |
| Flat 7 Old Baskerville Barbourne Road WORCESTER WR1 1RU | 15/07/2025 | |
| Flat 8 Old Baskerville Barbourne Road WORCESTER WR1 1RU | 15/07/2025 | |
| Flat 9 Old Baskerville Barbourne Road WORCESTER WR1 1RU | 15/07/2025 | |
| Glp House Barbourne Road WORCESTER WR1 1RS | 15/07/2025 | |
| Harden Court Thorneloe Walk WORCESTER WR1 3JY | 15/07/2025 | |
| Thorneloe House 25 Barbourne Road WORCESTER WR1 1RU | 15/07/2025 | |
| Thorneloe Place Thorneloe Walk Worcester WR1 3JY | 15/07/2025 |
Consultee List
| Name | Organisation | Sent | Reply Due | Reply Received |
|---|---|---|---|---|
| Transport Planning Unit | 15/07/2025 | 05/08/2025 | ||
| Alvan Kingston | Tree and Landscape Officer | 15/07/2025 | 05/08/2025 | |
| Chris Dobbs | Landscape Officer | 15/07/2025 | 05/08/2025 | |
| Councillor Hannah Cooper(Arboretum) | 15/07/2025 | 05/08/2025 | ||
| Councillor Karen Lewing(Arboretum) | 15/07/2025 | 05/08/2025 | ||
| Mr T Neale | St Georges Square Residents Association | 15/07/2025 | 05/08/2025 | |
| Sheena Payne-Lunn | Conservation Officer | 15/07/2025 | 05/08/2025 |
Constraints List
| Constraints List |
| SWDP 6: Conservation Area |
| SWDP 2: Development Boundary |
| SWDP 5: Urban - Unsurveyed |
| Air Quality Management Area: Worcester City AQMA |
| No associated appeals |
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