1 Cleeve Road Middle Littleton Evesham WR11 8JT

1. 1.The application site is outside the development boundary of Middle Littleton as defined under adopted South Worcestershire Development Plan Review Policy SWDPR3. The site is therefore defined as being ‘open countryside’ where development strictly controlled subject to other policies in the Plan. The principle of this development for housing development 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 of development fails to accord with the provisions of Policy SWDPR3 of the South Worcestershire Development Plan Review, 2026 which would prejudice the Council’s stated aim of focusing most development to urban areas.
2. 2.By virtue of its backland nature, siting and scale and its relationship to surrounding buildings, the proposed scheme would appear as an incongruous, cramped and poorly integrated form of development that is at odds with the prevailing settlement pattern along Cleeve Road. The scheme would fail to respect the established urban grain, resulting in a visually intrusive and overdeveloped site that would be unduly urbanised and out of keeping with its context. Furthermore, the proposal would lead to the substantial loss of garden land serving No.1 Cleeve Road, a feature that contributes to the spacious rear garden character of the area. As such, the proposal would have an adverse impact on the character and appearance of the locality and would fail to integrate effectively with its surroundings and the wider landscape. The development is therefore contrary to Policies SWDPR3 (E), SWDPR28 and SWDPR33 of the South Worcestershire Development Plan Review, 2026, the South Worcestershire Design Guide SPD and the relative aims and objectives of the National Planning Policy Framework as well as Paragraph 139.
3. 3.The proposed scheme by positioning two bungalows along the majority of the southern boundary of No.2 Cleeve Road, would create a visually intrusive and overbearing form of development. Due to the narrow width of the neighbouring garden, the proposed built form, by virtue of its proximity and extent, would create an oppressive sense of enclosure and significantly reduce the quality of private outdoor space for the nearest neighbouring occupants. As such the proposal would cause an unacceptable loss of amenity for the neighbouring occupiers, contrary to Policy SWDPR28 and SWDPR35 of the South Worcestershire Development Plan Review,2026 and the relative aims and objectives of the National Planning Policy Framework as well as Paragraph 139.
4. 4.Insufficient information has been submitted to demonstrate that the proposed dwellings meet the requirements of Building Regulations Part M4(2) dwelling standard (Accessible and Adaptable Dwellings). In the absence of such evidence, the Local Planning Authority cannot be satisfied that the development would deliver an appropriate standard of accessibility and adaptability to meet the needs of a wide range of occupants, including those with reduced mobility. The proposal therefore fails to comply with Policy SWDPR 17 (C) and conflicts with the aims and objectives of the National Planning Policy Framework in securing inclusive and accessible design.
5. 5.The proposal fails to demonstrate that a safe and suitable access can be achieved. In particular, insufficient information has been provided to confirm that appropriate access gradients can be delivered; that adequate visibility splays of 2.4 x 43m can be achieved in accordance with the Manual for Streets and the Worcestershire County Council Streetscape Design Guide, or that the proposed access width can meet the required standard of 4.1m for the first 15m from the highway. Furthermore, the absence of vehicle tracking information means it has not been demonstrated that vehicles can safely enter and leave the site, or pass one another, particularly in the context of existing parking constraints. The proposal also fails to confirm that the internal layout accords with the Streetscape Design Guide. Therefore, the development would be harmful to highway safety and contrary to Policy SWDPR6 of the South Worcestershire Development Plan Review, 2026 and paragraphs 115 and 116 of the National Planning Policy Framework.
6. 6.The application has not been supported by a Preliminary Ecological Appraisal (PEA) report. As a result, the potential impacts on protected and notable species, including Birds, Badgers, Hedgehogs and Bats, as well as nearby Traditional Orchard – a habitat of principal importance, have not been assessed or quantified. The application is therefore contrary SWDPR 01 and SWDPR 29 of the South Worcestershire Development Plan Review 2026, paragraphs 187 and 192 of the National Planning Policy Framework and the Natural Environment and Rural Communities (NERC) Act 2006.
7. 7.Biodiversity Net Gain is currently not being achieved fully on-site and no legal agreement has been secured. As such, the application is contrary to SWDPR29 and SWDPR30 of the South Worcestershire Development Plan Review 2026, the relevant aims and objectives of the National Planning Policy Framework and Schedule 7A of the Town and Country Planning Act 1990 (as inserted by Schedule 14 of the Environment Act 2021).
8. 8.A section 106 legal agreement / legal undertaking has not been completed to secure the provision of the necessary financial contribution towards affordable housing provision on the site. As such the proposal is contrary to policy SWDPR19 and the Affordable Housing Supplementary Planning Document of the adopted South Worcestershire Development Plan Review, 2026 as well as the provisions of the National Planning Policy Framework.

From the council's decision notice.

Postcode

WR11 8JT

Application type

Full planning permission

Scale / size

Small

Parish

North and Middle Littleton

Date validated

17 February 2026

Consultation expiry

19 March 2026

Consultation start

18 February 2026

Consultation end

19 March 2026

Agent address

44 Homerton Road Bedfordshire Luton LU3 2UL

Advertisement expiry

19 March 2026

Documents

22