Land At (Os 0102 5758) Stockwood Lane Little Inkberrow Inkberrow

1. 1.The application site is outside the development boundary of Inkberrow as defined under adopted South Worcestershire Development Plan Review Policy SWDPR 03. The site is therefore defined as being ‘open countryside’ where development strictly controlled subject to other policies in the Plan. The principle for a housing development comprising of 60% open market dwellings on this site is not established by any of the other housing policies listed within the South Worcestershire Development Plan Review, and the following refusal reasons outline key technical policy conflicts. Accordingly, the location and scale of development fails to accord with the provisions of policy SWDPR 03 part C of the South Worcestershire Development Plan Review 2026 which would prejudice the Council’s stated aim of focusing most development on the urban areas, where both housing needs and accessibility to lower-cost public services are greatest.
2. 2.In assessing the landscape value of the site, the Landscape and Visual Impact Assessment (LVIA) provides limited detail as to the considerations made against the Landscape Institute’s Technical Guidance Note TGN 02/21 (Assessing Landscape Value Outside National Designations). This hinders full understanding of the site's landscape value, and its subsequent sensitivity in terms of the development's landscape effects. Notwithstanding this, by virtue of the scale of the development, topography of the site and surrounding landscape character, the development would be at odds with the settlement pattern and rural landscape quality. The new development would also be intrusive in views from the wider landscape, the quiet lane and the public rights of ways which run through the site while visually expanding the village to effectively join with the currently dispersed dwellings on Withybed Lane and Stockwood Lane. These impacts undermine typical features of the identified character of the local area. These effects undermine important features of the area as identified within the Worcestershire Landscape Character Assessment. The development would therefore conflict with policies SWDPR 03E, SWDPR 09B(ii), SWDPR 28 and SWDPR 34 of the South Worcestershire Development Review together with paragraph 135 of the National Planning Policy Framework.
3. 3.The introduction of residential development on this site would eradicate the agricultural appearance of the site, which currently contributions positively to the setting and significance of the following grade II listed buildings: Stonehouse Farmhouse (and its curtilage listed buildings), Granary and Cart Shed about 10 metres to the north-east of Stonehouse Farmhouse and Manor Farmhouse. By virtue of the scale and siting of the proposed residential development, together with its landscaping, the proposal would domesticate and suburbanise the setting of the aforementioned listed buildings, introducing less than substantial harm to the significance of those designated heritage assets. This harm is not outweighed any wider public benefits of the proposal, and as such it does not accord with the conservation and heritage aims of policies SWDPR 09, SWDPR 28 and SWDPR 33 of the adopted South Worcestershire Development Plan Review and the relevant aims and objectives of the National Planning Policy Framework (NPPF), with particular regard to sections 12 and 16.
4. 4.The proposed road widening works along Stockwood Lane includes a 5.0 metre wide pinch-point while the carriageway would be 5.5 metres wide to either side. In the absence of a justification for this narrowing together with road markings or signage to indicate the narrowing, the development could give rise to conflict occurring between on-coming vehicles, as the kerblines would effectively force drivers towards each other where the narrowing is not obvious. The development also introduce a substantial length of footpath with a width of 1.8 metres, which is under the 2.0 metres. This gives rise to concerns as 1.8m is not ideal for walking and wheeling as it can result in pedestrians having to step into the carriageway which increases the potential for conflicts to occur. The access arrangements are therefore contrary to policies SWDPR 06A and SWDPR 28B of the South Worcestershire Development Plan Review and paragraphs 116 and 117 (c) of the National Planning Policy Framework.
5. 5.The development would result in the loss of 3.1 hectares of grade 1 land, 2.5 hectares of grade 2 land and 1.5 hectares of grade 3a land (defined at Best and Most Versatile Agricultural Land (BMVAL)). In the context of the Council's complete five year housing land supply together with the identification of housing allocations needed to meet the Council's housing requirement as per the South Worcestershire Development Plan Review, the proposed development can be reasonably accommodated on non-Best and Most Versatile Agricultural Land. Although being affected by poorer quality soils within the site which restricts crop choice, the BMVAL contained within the development area still plays a part in improving crop yields and reducing variability of the crop as a whole. Overall, the benefits of the development do not significantly outweigh the loss of BMVAL. The development is therefore contrary to policy SWDPR 16J in addition to paragraph 187 of the National Planning Policy Framework.
6. 6.The site would be accessed immediately to the east of a designated ‘quiet lane’ (once moved) along Stockwood Lane. The development would increase the vehicular movements along this quiet lane. The development has not been supported by a detailed assessment as to the safety of this lane, together with consideration as to the impacts upon other users including pedestrians and cyclists, nor has the quiet lane been assessed in respect of the cumulative traffic impacts bought about by future housing developments identified by housing allocations. Insufficient information has therefore been submitted to demonstrate that the residual cumulative impacts on the road network, following mitigation, would not be severe, preventing against compliance with policies SWDPR 06 and SWDPR 28 of the South Worcestershire Development Plan Review and paragraph 116 of the National Planning Policy Framework.
7. 7.The site has a low potential to contain archaeological finds and features dating from the prehistoric, Saxon, early Medieval and modern periods, and a moderate potential to contain remains dating from the Roman and Medieval periods. In the absence of a geophysical survey, it has not been established whether a trench evaluation is required to allow for a full assessment as to the development’s impact upon archaeology and to ensure that any potential harm can be mitigated by the proposed development. As such, insufficient information has been submitted to confirm whether the development would have a detrimental effect on archaeology. The development would therefore conflict with paragraph 207 of the National Planning Policy Framework, together with policies SWDPR 09 and SWDPR 33 of the South Worcestershire Development Plan Review.
8. 8.The proposed highways improvements associated with the widening of Stockwood Lane would urbanise this stretch of the road, to the detriment of its valued rural appearance. Secondly, although there are pedestrian connections leading out of the site per the public right of way network, the only route currently feasible for all users, all year round is the access along Stockwood Lane. The development is of such a scale that it fails to integrate successfully within its surroundings. The development would therefore be contrary to policy SWDPR 28 of the South Worcestershire Development Plan Review together with the aims of objectives of the National Planning Policy Framework, including paragraph 96(a).
9. 9.In the absence of a material increase in employment opportunities in the village post construction, occupiers of the residential development would be required to travel to larger urban centres to access employment opportunities. The service provision is also such that occupiers would likely travel outside the village to reach a wider range of services required for day to day living including education beyond primary school level. The surrounding road network and distances required to reach these services would mean that travel by bicycle would be unviable for most, while the bus service provision offers limitations for daily commuting primarily due to the limited timetable. Therefore, this large scale development would not minimise the need to travel and occupiers would be primarily reliant upon use of the private car. The development would therefore, by virtue of its scale, give rise to a conflict with policies SWDPR 01 and SWDPR 06 of the South Worcestershire Development Plan Review together with the aims of Section 9 ('Promoting sustainable transport') of the National Planning Policy Framework.
10. 10.The proposal would provide 'significant' on site biodiversity enhancements. To ensure effective monitoring and enforcement of this, a planning obligation would be required. In the absence of such, it has not been demonstrated that the required net gain for biodiversity can be realised and secured effectively, failing to comply with Schedule 7A of the Town and Country Planning Act 1990 (inserted by the Environment Act 2021) and policy SWDPR 30 of the South Worcestershire Development Plan Review. Financial contributions towards infrastructure (including to education, primary healthcare contributions, formal sports and built sports improvements) are deemed necessary to make development acceptable in planning terms. In the absence of a planning obligation to secure such provisions means that the development would not contribute towards the provision of infrastructure needed to support it, contrary to policy SWDPR 10 of the South Worcestershire Development Plan Review. Finally, the development seeks to provide 40% of affordable housing on site. However, in the absence of a planning obligation, secure arrangements are not in place to ensure that the affordable housing is provided and retained as affordable housing in perpetuity, contrary to policy SWDPR 19 of the South Worcestershire Development Plan Review. The development would consequently fail to meet the social objectives of sustainable development as set out in the National Planning Policy Framework 2024.
11. 11.The site is likely to support breeding Skylarks and Grey Partridge (protected species and a species of Principal Importance (a Priority Species) listed in Section 41 of the Natural Environment and Rural Communities Act 2006 (NERC Act)). They are also on the Red List of the Birds of Conservation Concern (BoCC). Insufficient mitigation and compensation has been provided for the habitat loss of these ground nesting birds. The development would therefore fail to accord with policy SWDPR 29 of the South Worcestershire Development Plan Review together with paragraph 192 of the National Planning Policy Framework and Natural Environment and Rural Communities Act 2006 (NERC Act)).

From the council's decision notice.

Application type

Outline Application

Scale / size

Large

Number of dwellings

215

Parish

Inkberrow

Date validated

7 January 2026

Consultation expiry

6 February 2026

Consultation start

16 January 2026

Consultation end

6 February 2026

Agent address

Derby DE74 2SL

Advertisement expiry

5 February 2026

Documents

573