Charlton Mill Stourport Road Charlton Hartlebury DY11 7YE

1. 1.The proposal constitutes inappropriate development within the Green Belt, which is, by definition, harmful to the Green Belt. Inappropriate development is harmful to the Green Belt and should not be approved except in very special circumstances. In this case, very special circumstances have not been demonstrated, as the benefits of the proposal do not clearly outweigh the harm to the Green Belt by reason of inappropriateness and other harm identified. The development would result in harm to the openness of the Green Belt and would conflict with the purpose of safeguarding the countryside from encroachment. The proposal is therefore contrary to Policy SWDPR04 of the South Worcestershire Development Plan Review (2026) and paragraphs 143, 153 and 154 of the National Planning Policy Framework.
2. 2.The proposal has failed to demonstrate that a safe and suitable means of access can be achieved and that the development would not result in a severe or unacceptable impact on highway safety, contrary to Policy SWDPR06 of the South Worcestershire Development Plan Review and paragraphs 115 and 116 of the National Planning Policy Framework. Whilst the Highway Authority has advised that rationalisation of existing site accesses to provide a single point of access would be required in the interests of highway safety betterment, the application has not adequately demonstrated or secured how this access strategy would be delivered in practice. In the absence of sufficient technical detail and a clear, enforceable access arrangement, it has not been demonstrated that the proposed development would provide a safe and suitable access for all users or appropriately reduce potential conflict along Hillditch Lane.
3. 3.The proposed development, by reason of its scale, form, layout, extent of hardstanding, siting of structures and the intensity of associated commercial activity, would result in a visually intrusive and incongruous form of development that fails to respect or integrate with the prevailing rural character and dispersed pattern of development along Hilditch Lane. The proposal would introduce an urbanising form of development, resulting in the encroachment of commercial activity into the open countryside and the erosion of its openness and intrinsic character and would fail to reinforce local distinctiveness. As such, the development is contrary to Policies SWDPR3 (E), SWDPR28 and SWDPR34 of the South Worcestershire Development Plan Review,2026 and the design principles set out in the National Planning Policy Framework, in particular paragraph 139, which states that development that is not well designed should be refused.
4. 4.The proposed development, by reason of its scale, form, extent of hardstanding and associated commercial activity, would result in harm to the rural character and appearance of the Hartlebury Conservation Area and the setting of the non-designated heritage asset at Charlton Mill. The proposal would introduce an incongruous and urbanising form of development that fails to preserve or enhance the character and appearance of the Conservation Area and detracts from the significance of the non- designated heritage asset. This harm is considered to amount to less than substantial harm, to which great weight must be given. The identified harm is not outweighed by any public benefits of the proposal. As such, the proposal is therefore contrary to Policies SWDPR9 and SWDPR33 of the South Worcestershire Development Plan Review,2026, the duties set out in the Planning (Listed Buildings and Conservation Areas) Act 1990, and the provisions of the National Planning Policy Framework, in particular paragraphs 212, 215 and 216.
5. 5.The application fails to provide the required bat emergence surveys, as outlined in the Preliminary Ecological Appraisal and Preliminary Roost Assessment, undertaken by Arbtech (dated 10/02/2026). Without this information, the potential impact on protected species cannot be fully assessed. As a result, the proposal conflicts with Policy SWDPR29 of the South Worcestershire Development Plan Review,2026, the Wildlife and Countryside Act 1981, the Conservation of Habitats and Species Regulations 2017 and paragraph 187 of the National Planning Policy Framework.

From the council's decision notice.

Postcode

DY11 7YE

Application type

Full planning permission

Scale / size

Small

Parish

Hartlebury

Date validated

16 March 2026

Consultation expiry

18 April 2026

Consultation start

17 March 2026

Consultation end

18 April 2026

Agent address

51 Allesley Hall Drive Coventry CV5 9NS

Advertisement expiry

18 April 2026

Documents

17