Application Number 25/00717/FUL
Status Refused

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Planning Online Status


  • Application
    Valid
    17/09/2025
  • Consultation
    End
    08/10/2025
  • Committee
    Meeting
    N/A
  • Decision

    Refusal
  • Decision
    Date
    30/10/2025
  • Appeal
    Started
    N/A
  • Appeal
    Decision
    N/A
Summary
Application Number 25/00717/FUL
Location Address 27 Walkers Lane Worcester WR5 2NN
Proposal Part demolition of existing dwelling and construction of a new dwelling
Status Refusal
Application Type Full planning permission
Appeal Decision N/A

Important Dates
Application Received Date 15/08/2025
Application Valid Date 17/09/2025
Consultation Start Date 17/09/2025
Site Visited / Site Notice Date
Consultation End 08/10/2025
Advert Expiry
Committee Date (if applicable)
Committee Agenda
Decision Date 30/10/2025

Further Information
Expected Decision Level Delegated
Case Officer Ros Vaux Harvey
Parish Worcester City
Ward Nunnery Ward
Applicant Mr Ghulam Mustafa
Agent Faiz Rasool, Euro Engineering Consultant
Agent Address Preston House Preston Street Bradford BD7 1EJ

Condition Details / Information Notes
The proposed dwelling, by virtue of its scale, massing, footprint, and design features, would appear out of keeping with the established character and appearance of the surrounding residential area. The proposal fails to respect the prevailing pattern of development and would result in an incongruous and visually intrusive form of development, contrary to Policy SWDP 21 of the South Worcestershire Development Plan and the design objectives of the National Planning Policy Framework.
The proposed development fails to demonstrate how it would deliver a measurable net gain in biodiversity in accordance with the requirements of Section 40 of the Natural Environment and Rural Communities Act 2006 (as amended), Section 90A of the Town and Country Planning Act 1990 (as inserted by the Environment Act 2021) or that any relevant exemption applies. The Local Planning Authority is unable to conclude that the development would achieve at least a 10% net gain in biodiversity. The proposal would therefore result in harm to biodiversity interests and is contrary to the objectives of the National Planning Policy Framework which seek to conserve and enhance the natural environment and fails to comply with Policy SWDP 22 of the South Worcestershire Development Plan and the provisions of the Environment Act 2021.
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.

Copyright Notice

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 Document Type Date Description File Size Drawing/Rev Number
Application Documents
01. Application Form 12/09/2025 Application Form redacted (545kb) -
02. Supporting Information 01/10/2025 AE25.115 PRA 27 Walkers Lane, Worcester, WR5 2NN V1.pdf (3887kb) -
02. Supporting Information 15/08/2025 Design And Access Statement Of 27 Walkers Lane (1) (91kb) -
02. Supporting Information 15/08/2025 Suds Supporting Information Of 27 Walkers Lane Worcester Wr5 2nn (67kb) -
02. Supporting Information 17/09/2025 Biodiversity_Environmental_Statement_27_Walkers_Lane.pdf (3kb) -
Plans
04. Site/Location Plan 15/08/2025 Location Plan (1547kb) -
04. Site/Location Plan 15/08/2025 Site Block Plan (301kb) -
06. Proposed Plan 15/08/2025 proposed floor and elevations plan (951kb) -
06. Proposed Plan 05/09/2025 Structural calculations and design (677kb) -
06. Proposed Plan 15/09/2025 proposed floor plan (677kb) -
combined plan 15/08/2025 Proposed and existing plan (1877kb) -
Representations
09. Response - consultee 19/09/2025 (Air Quality) - Worcestershire Regulatory Services (76kb) -
09. Response - consultee 22/09/2025 (Nuisance) - Worcestershire Regulatory Services (74kb) -
09. Response - consultee 23/09/2025 Chris Dobbs - Landscape Officer (75kb) -
09. Response - consultee 01/10/2025 Highways comments (169kb) -
Decision
11. Decision Information 31/10/2025 Delegated Report (526kb) -
12. Decision Notice 31/10/2025 Decision Notice (185kb) -

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
14 Walkers Lane WORCESTER WR5 2SH 17/09/2025
16 Walkers Lane WORCESTER WR5 2SH 17/09/2025
18 Walkers Lane WORCESTER WR5 2SH 17/09/2025
20 Walkers Lane WORCESTER WR5 2SH 17/09/2025
21 Walkers Lane WORCESTER WR5 2NN 17/09/2025
22 Walkers Lane WORCESTER WR5 2SH 17/09/2025
23 Walkers Lane WORCESTER WR5 2NN 17/09/2025
24 Walkers Lane WORCESTER WR5 2SH 17/09/2025
25 Walkers Lane WORCESTER WR5 2NN 17/09/2025
26 Walkers Lane WORCESTER WR5 2SH 17/09/2025
28 Walkers Lane WORCESTER WR5 2SH 17/09/2025
29 Walkers Lane WORCESTER WR5 2NN 17/09/2025
30 Walkers Lane WORCESTER WR5 2SH 17/09/2025
31 Walkers Lane WORCESTER WR5 2NN 17/09/2025
32 Walkers Lane WORCESTER WR5 2SH 17/09/2025
33 Walkers Lane WORCESTER WR5 2NN 17/09/2025
34 Walkers Lane WORCESTER WR5 2SH 17/09/2025
96 Kilbury Drive WORCESTER WR5 2NG 17/09/2025
98 Kilbury Drive WORCESTER WR5 2NG 17/09/2025
Ndependent Distribution Network Operator Kilbury Drive Worcester WR5 2NE 17/09/2025

Consultee List


Name Organisation Sent Reply Due Reply Received
Transport Planning Unit 17/09/2025 08/10/2025
(Air Quality) Worcestershire Regulatory Services 17/09/2025 08/10/2025
(Nuisance) Worcestershire Regulatory Services 17/09/2025 08/10/2025
Chris Dobbs Landscape Officer 17/09/2025 08/10/2025
Councillor Basharat Ali (Nunnery) 17/09/2025 08/10/2025
Councillor Elaine Willmore(Nunnery) 17/09/2025 08/10/2025
Councillor Patricia Agar (Nunnery) 17/09/2025 08/10/2025
Tim Whittaker Biodiversity Officer 17/09/2025 08/10/2025

Constraints List


Constraints List
Resident Association: Spetchley Road Area Residents Association - criteria: NULL - apgrecno:16 - contact email: NULL
SWDP 2: Development Boundary
SWDP 5: Urban - Unsurveyed
Resident Association: RONKSWOOD ACTION GROUP - criteria: ALL - apgrecno:12 - contact email: NULL
No associated appeals