Application Number 21/01045/FUL
Status Refused

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Planning Online Status


  • Application
    Valid
    09/12/2021
  • Consultation
    End
    02/01/2022
  • Committee
    Meeting
    N/A
  • Decision

    Refusal
  • Decision
    Date
    02/02/2022
  • Appeal
    Started
    N/A
  • Appeal
    Decision
    N/A
Summary
Application Number 21/01045/FUL
Location Address The Crown And Anchor 233 Hylton Road Worcester WR2 5LA
Proposal Demolition of Former Public House and Erection of 7 No. Apartments.
Status Refusal
Application Type Full planning permission
Appeal Decision N/A

Important Dates
Application Received Date 12/11/2021
Application Valid Date 09/12/2021
Consultation Start Date 09/12/2021
Site Visited / Site Notice Date
Consultation End 02/01/2022
Advert Expiry
Committee Date (if applicable)
Committee Agenda
Decision Date 02/02/2022

Further Information
Expected Decision Level Delegated
Case Officer Thomas Gabriel
Parish Worcester City
Ward St. Clement Ward pre 01/05/2024
Applicant WXSPI Limited
Agent Mr Ben Greenaway, Greenaway Planning Limited
Agent Address PO Box 937 Worcester WR4 4GS

Condition Details / Information Notes
By virtue of its height, bulk and massing, the proposed development would appear cramped within the site. Together with the proposed design and appearance of the building, with a mixture of red brick and metal or fibre cementboard cladding and roofing, the proposed development would appear incongruous within the street scene, at significant variance to the character of the area. The proposed development is therefore contrary to Policy SWDP 21 of the South Worcestershire Development Plan 2016, the guidance within the South Worcestershire Design Guide Supplementary Planning Document 2018, the Worcestershire County Council Streetscape Design Guide 2020 and the National Planning Policy Framework 2021.
By virtue of its bulk, massing, height and siting in close proximity to that dwelling, the development would have a significantly harmful and adverse impact upon the amenities of the occupiers of 223a Hylton Road, contrary to Policy SWDP 21 of the South Worcestershire Development Plan 2016, the guidance within the South Worcestershire Design Guide Supplementary Planning Document 2018, the Worcestershire County Council Streetscape Design Guide 2020 and the National Planning Policy Framework 2021.
By virtue of the lack of on- site parking provision and the known on- street parking pressures in the vicinity of the site, the development would result in on- street parking and harm to highway safety. No justification for the proposed development to be car- free has been provided and in the absence of such justification, it is not evident that the proposal would not result in on- street parking in the vicinity of the site. Together with the existing parking issues in the vicinity of the site, the proposed development would therefore likely result in increased on- street parking, to the detriment of highway safety. The proposed development is therefore contrary to Policy SWDP 4 of the South Worcestershire Development Plan 2016, the guidance within the South Worcestershire Design Guide Supplementary Planning Document 2018 and the National Planning Policy Framework 2021.
The submitted Bat Assessment of the site revealed the presence of a solitary Soprano Pipistrelle bat and concluded that a further survey would likely identify more evidence of bat species’ use in terms of foraging and commuting. Such a survey was not submitted and in the absence of such a survey, it cannot be known the degree to which protected species may be affected. The proposed development is therefore contrary to Policy SWDP 22 of the South Worcestershire Development Plan 2016, the Wildlife and Countryside Act 1981, the Conservation of Habitats and Species Regulations 2017 and the National Planning Policy Framework 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. The Local Planning Authority is willing to meet with the Applicant to discuss the best course of action and is also willing to provide pre-application advice in respect of any future application for a revised development.

Copyright Notice

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 Document Type▶ Date ▶ Description ▶ File Size ▶ Drawing/Rev Number ▶
Application Documents
01.Application Form 12/11/2021 Applicationformredacted (129kb) -
02. Supporting Information 12/11/2021 Cil 1 (766kb) -
02. Supporting Information 12/11/2021 233 Hylton Rd Bat Roost Assessment Survey Mitigation Report V2.0 Nov 2021 (1775kb) -
02. Supporting Information 12/11/2021 211109 Design And Access Statement (3130kb) -
02. Supporting Information 12/11/2021 Statement (006) (342kb) -
02. Supporting Information 12/11/2021 Energy Strategy Crown And Anchor (437kb) -
02. Supporting Information 09/12/2021 Flood Risk Assessment Version 1.2.pdf (13072kb) C18741 -
Plans
04. Site/Location Plan 12/11/2021 D01 Block And Location Plans (274kb) D01 -
04. Site/Location Plan 12/11/2021 D01 Block And Location Plans(1) (274kb) D01 -
06. Proposed Plan 12/11/2021 D23b Upper Floor Plan (1529kb) D23 - b
06. Proposed Plan 12/11/2021 D22a First Floor Plan (1416kb) D22 - a
06. Proposed Plan 12/11/2021 D20a Proposed Site Plan (1470kb) D20 - a
06. Proposed Plan 12/11/2021 D21a Ground Floor Plan (1624kb) D21 - a
06. Proposed Plan 12/11/2021 D30a Proposed Street Elevations And Site Section A A (1283kb) D30 - a
06. Proposed Plan 12/11/2021 D24b Elevation 1 And 2 (1756kb) D24 - b
06. Proposed Plan 12/11/2021 D25b Elevation 3 And 4 (1767kb) D25 - b
06. Proposed Plan 12/11/2021 D32 Proposed View 2 (2152kb) D32 -
06. Proposed Plan 12/11/2021 D31a Proposed View 1 (3838kb) D31 - a
Existing plan 12/11/2021 D02a Existing Site Plan (798kb) D02 - a
Existing plan 12/11/2021 D04a Existing Elevations (256kb) D04 - a
Existing plan 12/11/2021 D03a Existing Street Elevations And Site Section A A (783kb) D03 - a
Representations
08. Response - Neighbour 14/12/2021 David Jones, 132 Henwick Road, WORCESTER, WR2 5PB (78kb) -
08. Response - Neighbour 14/12/2021 Colin Bunce, Holywell House, Holywell Hill, WORCESTER, WR2 5NZ (74kb) -
08. Response - Neighbour 15/12/2021 Suzanne Bunce, Holywell House, Holywell Hill, WORCESTER, WR2 5NZ (73kb) -
08. Response - Neighbour 17/12/2021 Brian Gant, 122 Henwick Road, WORCESTER, WR2 5PB (73kb) -
08. Response - Neighbour 18/12/2021 Donna Jones, 132 Henwick Road, WORCESTER, WR2 5PB (82kb) -
08. Response - Neighbour 20/12/2021 chris sedgwick, Springbank, 178 Henwick Road, WORCESTER, WR2 5PF (75kb) -
08. Response - Neighbour 20/12/2021 Paul Hill, 231 Hylton Road, WORCESTER, WR2 5LA (73kb) -
08. Response - Neighbour 21/12/2021 paul coveney, 11 Oldbury Road, WORCESTER, WR2 6AA (73kb) -
08. Response - Neighbour 21/12/2021 Delia Edwards, 220 Hylton Road, WORCESTER, WR2 5LA (74kb) -
08. Response - Neighbour 22/12/2021 Gaynor Slade, Driftwood, 218 Hylton Road, WORCESTER, WR2 5LA (76kb) -
08. Response - Neighbour 22/12/2021 SH Munro, 221 Hylton Road, WORCESTER, WR2 5LA (73kb) -
08. Response - Neighbour 23/12/2021 Michael & Carol Hallett, 134 Henwick Road, WORCESTER, WR2 5PB (81kb) -
08. Response - Neighbour 28/12/2021 wilson, 221 Hylton Road, WORCESTER, WR2 5LA (77kb) -
08. Response - Neighbour 28/12/2021 Brian Ovington, 120 Henwick Road, WORCESTER, WR2 5PB (77kb) -
08. Response - Neighbour 28/12/2021 Steven Mather, Flat 1, 212 Henwick Road, WORCESTER, WR2 5PF (76kb) -
08. Response - Neighbour 28/12/2021 John Redmond, 144A Henwick Road, WORCESTER, WR2 5PB (79kb) -
08. Response - Neighbour 28/12/2021 Pat Holly, 233A Hylton Road, WORCESTER, WR2 5LA (74kb) -
08. Response - Neighbour 28/12/2021 Jane Rolfe, 110 Henwick Road, WORCESTER, WR2 5NY (77kb) -
08. Response - Neighbour 28/12/2021 Geraldine Cooper, 229 Hylton Road, WORCESTER, WR2 5LA (74kb) -
08. Response - Neighbour 29/12/2021 Simon Cutting, 250 Hylton Road, WORCESTER, WR2 5LA (74kb) -
08. Response - Neighbour 29/12/2021 Worcester Civic Society, 25 Elm Green Close, Worcester, Worcester, Worcester (81kb) -
08. Response - Neighbour 30/12/2021 Stephen & Mandy Handley, 281 Henwick Road, WORCESTER, WR2 5PG (76kb) -
08. Response - Neighbour 30/12/2021 Colin, Hinton, 222 Hylton Road, WORCESTER, WR2 5LA (73kb) -
08. Response - Neighbour 30/12/2021 Patrick Beasley, 136 Henwick Road, WORCESTER, WR2 5PB (76kb) -
08. Response - Neighbour 31/12/2021 Anderson, 140 Henwick Road, WORCESTER, WR2 5PB (74kb) -
08. Response - Neighbour 31/12/2021 Chris Connell, 224 Hylton Road, WORCESTER, WR2 5LA (78kb) -
08. Response - Neighbour 01/01/2022 Patricia & Pete Logan , 112 Henwick Road, WORCESTER, WR2 5NY (73kb) -
08. Response - Neighbour 02/01/2022 Carol Hallett, 134 Henwick Road, Worcester WR2 5PB (73kb) -
08. Response - Neighbour 02/01/2022 Andy Churchill, 205 Hylton Road, WORCESTER, WR2 5LA (72kb) -
08. Response - Neighbour 06/01/2022 Mr and Mrs Bond, 201 Hylton Road (281kb) -
08. Response - Neighbour 12/01/2022 Christian Evans, 29 Great Oaty Gardens, WORCESTER, WR4 0HD (72kb) -
08. Response - Neighbour 13/01/2022 Trunks, 226 Hylton Road, WORCESTER, WR2 5LA (72kb) -
08. Response - Neighbour 19/01/2022 david olszewai, 248B Bath Road, WORCESTER, WR5 3ER (74kb) -
08a. Neighbour Attachment 17/12/2021 Brian Gant (35kb) -
08a. Neighbour Attachment 31/12/2021 Anderson (217kb) -
08a. Neighbour Attachment 31/12/2021 Anderson (145kb) -
08a. Neighbour Attachment 02/01/2022 Carol Hallett (22kb) -
09. Response - consultee 13/12/2021 Canal and River Trust comments (492kb) -
09. Response - consultee 14/12/2021 Bob Hughes - South Worcestershire Land Drainage Partnership (82kb) -
09. Response - consultee 14/12/2021 (Air Quality) - Worcestershire Regulatory Services (72kb) -
09. Response - consultee 19/12/2021 Chris Dobbs - Landscape Officer (71kb) -
09. Response - consultee 24/12/2021 Highways Comments 01045 - DEF.pdf (113kb) -
Decision
11. Decision Information 03/02/2022 Delegated Report (39kb) -
12. Decision Notice 03/02/2022 Decision Notice (90kb) -

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.


Name Address Sent Reply Received
Andy Churchill 205 Hylton Road WORCESTER WR2 5LA 02/01/2022
Carol Hallett 134 Henwick Road Worcester WR2 5PB 02/01/2022
chris sedgwick Springbank 178 Henwick Road WORCESTER WR2 5PF 20/12/2021
Christian Evans 29 Great Oaty Gardens WORCESTER WR4 0HD 12/01/2022
david olszewai 248B Bath Road WORCESTER WR5 3ER 19/01/2022
Donna Jones 132 Henwick Road WORCESTER WR2 5PB 18/12/2021
Jane Rolfe 110 Henwick Road WORCESTER WR2 5NY 28/12/2021
John Redmond 144A Henwick Road WORCESTER WR2 5PB 28/12/2021
Mr and Mrs Bond 201 Hylton Road Worcester WR2 5LA 06/01/2022
Patricia & Pete Logan 112 Henwick Road WORCESTER WR2 5NY 01/01/2022
paul coveney 11 Oldbury Road WORCESTER WR2 6AA 21/12/2021
SH Munro 221 Hylton Road WORCESTER WR2 5LA 22/12/2021
Simon Cutting 250 Hylton Road WORCESTER WR2 5LA 29/12/2021
Stephen & Mandy Handley 281 Henwick Road WORCESTER WR2 5PG 30/12/2021
Steven Mather Flat 1 212 Henwick Road WORCESTER WR2 5PF 28/12/2021
Suzanne Bunce Holywell House Holywell Hill WORCESTER WR2 5NZ 15/12/2021
wilson 221 Hylton Road WORCESTER WR2 5LA 28/12/2021
Worcester Civic Society 25 Elm Green Close, Worcester, Worcester Worcester 29/12/2021
Anderson 140 Henwick Road WORCESTER WR2 5PB 09/12/2021 31/12/2021
Brian Gant 122 Henwick Road WORCESTER WR2 5PB 09/12/2021 17/12/2021
Brian Ovington 120 Henwick Road WORCESTER WR2 5PB 09/12/2021 28/12/2021
Chris Connell 224 Hylton Road WORCESTER WR2 5LA 09/12/2021 31/12/2021
Colin Hinton 222 Hylton Road WORCESTER WR2 5LA 09/12/2021 30/12/2021
Colin Bunce Holywell House Holywell Hill WORCESTER WR2 5NZ 09/12/2021 14/12/2021
David Jones 132 Henwick Road WORCESTER WR2 5PB 09/12/2021 14/12/2021
Delia Edwards 220 Hylton Road WORCESTER WR2 5LA 09/12/2021 21/12/2021
Gaynor Slade Driftwood 218 Hylton Road WORCESTER WR2 5LA 09/12/2021 22/12/2021
Geraldine Cooper 229 Hylton Road WORCESTER WR2 5LA 09/12/2021 28/12/2021
Michael & Carol Hallett 134 Henwick Road WORCESTER WR2 5PB 09/12/2021 23/12/2021
Owner / Occupier 118 Henwick Road WORCESTER WR2 5PB 09/12/2021
Owner / Occupier 124 Henwick Road WORCESTER WR2 5PB 09/12/2021
Owner / Occupier 138 Henwick Road WORCESTER WR2 5PB 09/12/2021
Owner / Occupier 228 Hylton Road WORCESTER WR2 5LA 09/12/2021
Owner / Occupier 230 Hylton Road WORCESTER WR2 5LA 09/12/2021
Owner / Occupier 232 Hylton Road WORCESTER WR2 5LA 09/12/2021
Owner / Occupier 234 Hylton Road WORCESTER WR2 5LA 09/12/2021
Owner / Occupier Annexe 118 Henwick Road WORCESTER WR2 5PG 09/12/2021
Owner / Occupier Flat 1 The Crown And Anchor 233 Hylton Road WORCESTER WR2 5LA 09/12/2021
Owner / Occupier Flat At The Crown And Anchor 233 Hylton Road WORCESTER WR2 5LA 09/12/2021
Owner / Occupier The Stables Holywell Hill WORCESTER WR2 5NZ 09/12/2021
Pat Holly 233A Hylton Road WORCESTER WR2 5LA 09/12/2021 28/12/2021
Patrick Beasley 136 Henwick Road WORCESTER WR2 5PB 09/12/2021 30/12/2021
Paul Hill 231 Hylton Road WORCESTER WR2 5LA 09/12/2021 20/12/2021
Trunks 226 Hylton Road WORCESTER WR2 5LA 09/12/2021 13/01/2022

Consultee List


Name Organisation Sent Reply Due Reply Received
Canal and River Trust 09/12/2021 30/12/2021 13/12/2021
Transport Planning Unit 09/12/2021 30/12/2021 24/12/2021
(Air Quality) Worcestershire Regulatory Services 09/12/2021 30/12/2021 14/12/2021
Andrew Fell South Worcestershire Land Drainage Partnership 09/12/2021 30/12/2021 14/12/2021
Chris Dobbs Landscape Officer 09/12/2021 30/12/2021 19/12/2021
Councillor Christopher Mitchell (St Clements) 09/12/2021 30/12/2021
Councillor Simon Geraghty (St Clements) 09/12/2021 30/12/2021
Matthew Bennion Environment Agency 09/12/2021 30/12/2021

Constraints List


Constraints List
Canal and River Trust Minor scale development - Consultation email: planning@canalrivertrust.org.uk
Flood Zone 2: Medium
SWDP 5: Urban - Unsurveyed
Air Quality Management Area: Worcester City AQMA
No associated appeals