The Bungalow Hartle Lane Belbroughton Worcestershire DY9 9UL

1. 1.The proposed replacement dwelling, by reason of its significantly increased scale, massing and volume (in excess of double that of the existing dwelling), would result in a building that is materially larger than the one it replaces. The development therefore constitutes inappropriate development within the Green Belt, contrary to Paragraphs 153 and 154(d) of the National Planning Policy Framework and Policy BDP4.4(e) of the Bromsgrove District Plan. Inappropriate development is, by definition, harmful to the Green Belt and should not be approved except in very special circumstances. While a permitted development fall-back position has been advanced, this is afforded only moderate weight as it would not result in the same form or extent of upper floor accommodation. Furthermore, the proposed dwelling, by reason of its additional bulk at upper-floor level in a prominent and elevated position, would result in significant harm to the visual openness of the Green Belt which would be more harmful than the fallback scheme. No very special circumstances therefore exist that clearly outweigh the harm to the Green Belt by reason of inappropriateness and the additional harm to its openness.
2. 2.The proposed development, by reason of its excessive scale, bulk, and design, including a three-storey form, prominent projecting gables, and a complicated roof structure, would result in a dwelling of a dominant and urban character that would be out of keeping with the simple, modest and rural vernacular of the surrounding area. Furthermore, while a permitted development fallback position has been advanced, this would result in a simpler, more subservient form with less visual prominence. The proposal would therefore fail to result in an enhancement and instead would cause moderate harm to the character and appearance of the area, contrary to Policy BDP19 of the Bromsgrove District Plan.
3. 3.The proposed development fails to demonstrate compliance with the statutory requirement to achieve a minimum 10% Biodiversity Net Gain, as required by the Environment Act 2021. While the applicant has indicated that the development is intended to be self-build and therefore exempt, no satisfactory mechanism, such as a legal agreement, has been secured to ensure that the development would be delivered exclusively as self-build in accordance with the relevant exemption criteria. In the absence of such certainty, the development cannot be considered exempt and has failed to provide the necessary Biodiversity Net Gain information or mitigation. The proposal is therefore contrary to the requirements of the Environment Act 2021 and associated national guidance.

From the council's decision notice.

Postcode

DY9 9UL

Date validated

7 April 2026