Land At (Os 8186 5434) Claphill Lane Rushwick

1. 1.Plot 1 lies outside of any defined development boundary within the open countryside, where development is strictly controlled under Policy SWDPR03 of the South Worcestershire Development Plan Review. The Council can currently demonstrate a 5 year supply of deliverable housing sites with 20% buffer. Consequently, the Council’s policies for the supply of housing are considered to be up-to- date and the ‘tilted balance’ is not engaged as per paragraph 11(d) of the Framework. The proposal does not fall within any of the exceptions set out under Policy SWDPR 03. The principle of housing in this location is therefore not supported by the Development Plan. Furthermore the development would not preserve the open character of the significant gap contrary to SWDPR08. Overall, it would not accord with the planned sustainable Spatial Development Strategy set out in Development Plan policy SWDPR01, SWDPR03, SWDPR08 and the aims and objectives of the NPPF.
2. 2.The proposed housing development fails to deliver a high quality designed scheme that responds to local character and site constraints in relation to issues such as landscape character and noise nuisance and would fail to create a high standard of amenity for future occupiers. In addition, insufficient information has been submitted to ensure that the proposal provides adequate Green Infrastructure, open Space and Outdoor Community Uses. As such the proposed development conflicts with Policies SWDPR03, SWDPR05, SWDPR07, SWDPR16H, SWDPR28, SWDPR34, SWDPR35 and SWDPR49 of the Development Plan and the relevant aims and objectives of the National Planning Policy Framework.
3. 3.Insufficient information has been provided to demonstrate that safe and suitable access can be achieved for all users and that the proposal would not result in an unacceptable highway safety impact, contrary to South Worcestershire Development Plan Review Policies SWDPR 06 and SWDPR 28 and advice in the NPPF.
4. 4.The proposed surface water drainage strategy which proposes to connect the outfalls for both parcels of land to the WCC highways surface water sewer is unsustainable and lacks credibility and as such the proposed development would conflict with Policies SWDPR 38 and 39 of the Development Plan and the relevant aims and objectives of the National Planning Policy Framework
5. 5.The proposed development fails to provide an appropriate housing mix in that it provides a higher proportion of 2, 3 and 4+ units and fewer 1 and 2 bed flats and insufficient information has been provided to ensure that all dwellings meet the requirements of the Nationally Described Space Standard in conflict with South Worcestershire Development Plan Review Policy SWDPR 17. s and objectives of the National Planning Policy Framework.
6. 6.The application is supported by insufficient ecology information including mitigation measures for badgers and hedgehogs and risks unacceptable harm to protected and threatened species. The proposal thus conflicts with South Worcestershire Development Plan Review Policy SWDPR29 and guidance contained in the National Planning Policy Framework.
7. 7.The land comprises Best and Most Versatile Agricultural Land (BMVAL) and it has not been demonstrated that the proposed development cannot be reasonably accommodated on non-BMVAL and that the benefits of the development significantly outweigh the loss of BMVAL in conflict with South Worcestershire Development Plan Review Policy SWDPR16J and guidance contained in the National Planning Policy Framework.
8. 8.The application is not supported by an adequate geophysical survey and as such fails to adequately assess its archaeological potential in conflict with South Worcestershire Development Plan Review Policies SWDPR09 and SWDPR33 and fails to meet the minimum requirements of paragraph 207 of the NPPF.
9. 9.The proposed provision of 7 travelling showpeople plots on parcel 2 fails to accord with the requirements of adopted South Worcestershire Development Plan Review Policy SWDPR56A and insufficient justification has been provided for the proposed reduced number of travelling showpeople plots. In addition, the development would fail to create a high standard of amenity for future occupiers due to likely elevated external amenity noise levels from road traffic in conflict with adopted South Worcestershire Development Plan Review Policy SWDPR35 and the relevant aims and objectives of the National Planning Policy Framework
10. 10.The proposed development fails to provide an adequate Air Quality Assessment and would therefore present an unacceptable risk to health and wellbeing or future occupiers in conflict with South Worcestershire Development Plan Review Policy SWDPR35, Air Quality SPD (adopted June 2026) and the relevant aims and objectives of the National Planning Policy Framework.
11. 11.In the absence of a Section 106 legal agreement, there is no mechanism in place to secure the provision of and arrangements for a financial contribution towards: - affordable housing provision - Custom & Self Build Plots - public open space/GI - transport and infrastructure - Primary healthcare - Education As such, the proposed development does not meet the objectives of sustainable development and cannot be delivered with acceptable impacts on the community and the environment. Therefore, the application is contrary to adopted South Worcestershire Development Plan Review Policies SWDPR03, SWDPR06, SWDPR07, SWDPR10, SWDPR17, SWDPR19, SWDPR49 and SWDPR50 along with the Council's adopted Affordable Housing SPD, as well as guidance contained in the National Planning Policy Framework.

From the council's decision notice.

Application type

Full planning permission

Scale / size

Large

Number of dwellings

105

Parish

Rushwick CP

Date validated

7 January 2026

Consultation expiry

23 February 2026

Consultation start

2 February 2026

Consultation end

23 February 2026

Agent address

9 Colmore Row Birmingham B3 2BJ

Advertisement expiry

12 February 2026

Documents

425