| Application Number | 25/00973/FUL |
| Status | Refused |
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Planning Online Status
-
Application
Valid05/12/2025 -
Consultation
End03/01/2026 -
Committee
MeetingN/A -
Decision Refusal -
Decision
Date30/01/2026 -
Appeal
Started24/06/2026 -
Appeal
DecisionN/A
| Summary | |
| Application Number | 25/00973/FUL |
| Location Address | 5 Bull Ring Worcester WR2 5AA |
| Proposal | Proposed detached one bedroom dwelling. |
| Status | Refusal |
| Application Type | Full planning permission |
| Appeal Decision | N/A |
| Important Dates | |
| Application Received Date | 31/10/2025 |
| Application Valid Date | 05/12/2025 |
| Consultation Start Date | 05/12/2025 |
| Site Visited / Site Notice Date | |
| Consultation End | 03/01/2026 |
| Advert Expiry | 03/01/2026 |
| Committee Date (if applicable) | |
| Committee Agenda | |
| Decision Date | 30/01/2026 |
| Further Information | |
| Expected Decision Level | Delegated |
| Case Officer | Rebecca Black |
| Parish | Worcester City |
| Ward | St. Johns Ward |
| Applicant | Mr Heshmat Kaveh |
| Agent | Mr Heshmat Kaveh |
| Agent Address | 83 Pittville Lawn Cheltenham GL52 2BP |
| Condition Details / Information Notes |
| The proposed dwelling would result in an overdevelopment of the site and would fail to integrate effectively with its surroundings, harming the prevailing character, scale, and visual appearance of the area. By extending beyond the established building line and introducing a form and massing that is incongruous with adjacent properties, the development would be out of character with the pattern and grain of surrounding development. The proposals would cause less than substantial harm to the significance of the conservation area, and no public benefits have been demonstrated that would outweigh this harm. Accordingly, the development fails to preserve the character and appearance of the conservation area and is contrary to Policies SWDP 6, 21 and 24 of the South Worcestershire Development Plan (2016). |
| It has not been demonstrated that the proposed car parking area provides sufficient access, circulation, or manoeuvring space as indicated on the Proposed Ground Floor Plan. As a result, the proposals would be likely to give rise to conditions prejudicial to highway safety and are therefore unacceptable. The development is contrary to Policies SWDP 4 and SWDP 21 of the South Worcestershire Development Plan (2016). |
| Insufficient information has been submitted to demonstrate that the proposed development would incorporate appropriate surface water drainage measures. As a result, the proposals fail to adequately address the risk of flooding or water management on the site and are contrary to Policies SWDP 28 and SWDP 29 of the South Worcestershire Development Plan (2016). |
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 |
|---|---|---|
| 1 Bromwich Heights 8 Bromwich Lane WORCESTER WR2 4BH | 05/12/2025 | |
| 1 Bull Ring WORCESTER WR2 5AA | 05/12/2025 | |
| 1 Courtyard Mews Swanpool Walk WORCESTER WR2 4EY | 05/12/2025 | |
| 1 Mill Cottages Swanpool Walk WORCESTER WR2 4BP | 05/12/2025 | |
| 1 St Johns WORCESTER WR2 5AE | 05/12/2025 | |
| 10 Bromwich Lane WORCESTER WR2 4BH | 05/12/2025 | |
| 12 Bromwich Lane WORCESTER WR2 4BH | 05/12/2025 | |
| 15A Swanpool Walk WORCESTER WR2 4EL | 05/12/2025 | |
| 15B Swanpool Walk WORCESTER WR2 4EL | 05/12/2025 | |
| 15C Swanpool Walk WORCESTER WR2 4EL | 05/12/2025 | |
| 15D Swanpool Walk WORCESTER WR2 4EL | 05/12/2025 | |
| 15E Swanpool Walk WORCESTER WR2 4EL | 05/12/2025 | |
| 15F Swanpool Walk WORCESTER WR2 4EL | 05/12/2025 | |
| 15G Swanpool Walk WORCESTER WR2 4EL | 05/12/2025 | |
| 1A St Johns WORCESTER WR2 5AE | 05/12/2025 | |
| 1B St Johns WORCESTER WR2 5AE | 05/12/2025 | |
| 2 Bromwich Heights 8 Bromwich Lane WORCESTER WR2 4BH | 05/12/2025 | |
| 2 Courtyard Mews Swanpool Walk WORCESTER WR2 4EY | 05/12/2025 | |
| 2 Mill Cottages Swanpool Walk WORCESTER WR2 4BP | 05/12/2025 | |
| 3 Bromwich Heights 8 Bromwich Lane WORCESTER WR2 4BH | 05/12/2025 | |
| 3 Courtyard Mews Swanpool Walk WORCESTER WR2 4EY | 05/12/2025 | |
| 3 Mill Cottages Swanpool Walk WORCESTER WR2 4BP | 05/12/2025 | |
| 3 St Johns WORCESTER WR2 5AE | 05/12/2025 | |
| 3A St Johns WORCESTER WR2 5AE | 05/12/2025 | |
| 4 Mill Cottages Swanpool Walk WORCESTER WR2 4BP | 05/12/2025 | |
| 5 Mill Cottages Swanpool Walk WORCESTER WR2 4BP | 05/12/2025 | |
| 8 Bromwich Lane Worcester WR2 4BH | 05/12/2025 | |
| Courtyard Mews Swanpool Walk Worcester WR5 2EE | 05/12/2025 | |
| De Bury House 3 Bull Ring WORCESTER WR2 5AA | 05/12/2025 | |
| Fairfax Court 2 Bromwich Lane Worcester WR2 4BH | 05/12/2025 | |
| Fairfax Court 4 Bromwich Lane Worcester WR2 4BH | 05/12/2025 | |
| First And Second Floors 3 St Johns WORCESTER WR2 5AE | 05/12/2025 | |
| Flat 1 5 Bull Ring WORCESTER WR2 5AA | 05/12/2025 | |
| Flat 1 Fairfax Court 2 Bromwich Lane WORCESTER WR2 4BH | 05/12/2025 | |
| Flat 1 The Square Swanpool Walk WORCESTER WR2 4AZ | 05/12/2025 | |
| Flat 10 The Square Swanpool Walk WORCESTER WR2 4AZ | 05/12/2025 | |
| Flat 2 5 Bull Ring WORCESTER WR2 5AA | 05/12/2025 | |
| Flat 2 Fairfax Court 2 Bromwich Lane WORCESTER WR2 4BH | 05/12/2025 | |
| Flat 2 The Square Swanpool Walk WORCESTER WR2 4AZ | 05/12/2025 | |
| Flat 3 5 Bull Ring WORCESTER WR2 5AA | 05/12/2025 | |
| Flat 3 Fairfax Court 2 Bromwich Lane WORCESTER WR2 4BH | 05/12/2025 | |
| Flat 3 The Square Swanpool Walk WORCESTER WR2 4AZ | 05/12/2025 | |
| Flat 4 5 Bull Ring WORCESTER WR2 5AA | 05/12/2025 | |
| Flat 4 Fairfax Court 2 Bromwich Lane WORCESTER WR2 4BH | 05/12/2025 | |
| Flat 4 The Square Swanpool Walk WORCESTER WR2 4AZ | 05/12/2025 | |
| Flat 5 5 Bull Ring WORCESTER WR2 5AA | 05/12/2025 | |
| Flat 5 Fairfax Court 2 Bromwich Lane WORCESTER WR2 4BH | 05/12/2025 | |
| Flat 5 The Square Swanpool Walk WORCESTER WR2 4AZ | 05/12/2025 | |
| Flat 6 5 Bull Ring WORCESTER WR2 5AA | 05/12/2025 | |
| Flat 6 Fairfax Court 4 Bromwich Lane WORCESTER WR2 4BH | 05/12/2025 | |
| Flat 6 The Square Swanpool Walk WORCESTER WR2 4AZ | 05/12/2025 | |
| Flat 7 Fairfax Court 4 Bromwich Lane WORCESTER WR2 4BH | 05/12/2025 | |
| Flat 7 The Square Swanpool Walk WORCESTER WR2 4AZ | 05/12/2025 | |
| Flat 8 The Square Swanpool Walk WORCESTER WR2 4AZ | 05/12/2025 | |
| Flat 9 The Square Swanpool Walk WORCESTER WR2 4AZ | 05/12/2025 | |
| Mill Cottages Swanpool Walk Worcester WR2 4BP | 05/12/2025 | |
| The Square Swanpool Walk Worcester WR2 4AZ | 05/12/2025 |
Consultee List
| Name | Organisation | Sent | Reply Due | Reply Received |
|---|---|---|---|---|
| St Johns Traders Association | 05/12/2025 | 26/12/2025 | ||
| Transport Planning Unit | 05/12/2025 | 26/12/2025 | ||
| (Air Quality) | Worcestershire Regulatory Services | 05/12/2025 | 26/12/2025 | |
| Aidan Smyth | Archaeology | 05/12/2025 | 26/12/2025 | |
| Andrew Fell | South Worcestershire Land Drainage Partnership | 05/12/2025 | 26/12/2025 | |
| Chris Dobbs | Landscape Officer | 05/12/2025 | 26/12/2025 | |
| Councillor Jenny Barnes (St Johns) | 05/12/2025 | 26/12/2025 | ||
| Councillor Richard Udall (St Johns) | 05/12/2025 | 26/12/2025 | ||
| Sheena Payne-Lunn | Conservation Officer | 05/12/2025 | 26/12/2025 | |
| Tim Whittaker | Biodiversity Officer | 05/12/2025 | 26/12/2025 |
Constraints List
| Constraints List |
| Air Quality Management Area: Worcester City AQMA |
| Resident Association: St Johns Traders Associatioon - criteria: All Applications - apgrecno:4 - contact email: stjohnstradersassociation@gmail.com |
| SWDP 24: Archaeological Sensitive Areas (ASA) |
| SWDP 6: Conservation Area |
| SWDP 2: Development Boundary |
| SWDP 5: Urban - Unsurveyed |
| SWDP 10: Shopping Centres |
| Air Quality Management Consultation Area: St John's Consultation Zone |
| Appeals Information | |
| Number | 25/00973/FUL |
| PINS Appeal Ref | |
| Method | Written Representations |
| Start date | 24/06/2026 |
| LPA Final Comments Due | 12/08/2026 |
| Interested Party Comments Due | 29/07/2026 |
| Inquiry Date | |
| Venue | |
| Decision | |
| Issue Date | |
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 | |
|---|---|---|---|---|---|
| Application Documents | |||||
| General | 03/08/2026 | Interested party comment | (14kb) | - | |
| Appeal | |||||
| 31. Appeal Documents | 23/06/2026 | 5 Bull Ring appeal statement v2.docx | (29kb) | - | |
| Appeal Documents | |||||
| Email-We have received a planning appeal.msg | 23/06/2026 | We have received a planning appeal | (96kb) | - | |
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