The Homestead Bishampton Road Flyford Flavell Worcester WR7 4BU

1. 1.The proposed development does not adequately demonstrate that the identified accommodation needs could not be met through the alteration, extension, and/or refurbishment of the existing dwelling. Moreover, the scheme would result in a substantial increase in gross internal floorspace, significantly exceeding the 30% allowance, alongside the addition of an extra storey. Collectively, these changes would give rise to a form of development that is disproportionately larger than the existing dwelling. Furthermore, the proposed replacement dwelling by way of the garage, would not be located on the footprint of the existing building and insufficient justification has been provided to explain why an alternative siting is either necessary or acceptable. For these reasons, the proposal fails to comply with Policy SWDPR23 of the South Worcestershire Development Plan Review, 2026. As a result, the development represents an inappropriate form of development in the open countryside, contrary to Policy SWDPR03 of the South Worcestershire Development Plan Review, 2026 and the relevant aims and objectives of the National Planning Policy Framework.
2. 2.The proposed replacement dwelling, by reason of its scale, massing and design, would result in a form of development that is disproportionately larger than the existing dwelling and would fail to respect the character and appearance of the site and its surroundings. In particular, the substantial increase in built form, the introduction of a large two-storey garage structure and the overall design would appear overly dominant and incongruous within the street scene. Furthermore, the proposed garage, by virtue of its scale and prominent siting, would appear as a separate and competing built form rather than a subordinate outbuilding. Its position forward of the replacement dwelling and in close proximity to the highway would further intensify the overall visual impact and dominance of the development within the street scene. In addition, the proposed electric gates, together with the associated brick piers, would introduce an unduly formalised and urbanising feature that would be out of keeping with the prevailing character of the area, which would be particularly pronounced given the site’s edge-of-village location. The proposal therefore fails to achieve a high-quality design that responds positively to its context and is contrary to Policies SWDPR28 and SWDPR34 of the South Worcestershire Development Plan Review,2026 and the South Worcestershire Design Guide SPD.
3. 3.Insufficient information has been submitted to demonstrate that the proposed dwelling 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.
4. 4.Insufficient evidence has been provided with the application to demonstrate that use of a soakaway for means of surface water drainage would be a viable alternative to mains drainage. In particular, Policy SWDPR39 requires all proposals to provide infiltration testing results in accordance with BRE365 to demonstrate that the application site is capable of providing sufficient infiltration rates to support use of a soakaway. The proposal therefore fail to comply with SWDPR39 of the South Worcestershire Development Plan Review, 2026 and Chapter 14 of the National Planning Policy Framework.
5. 5.The proposal is described as self-build housing; however, insufficient evidence has been submitted to demonstrate that the initial occupiers of the dwelling have had a meaningful and primary role in the design and layout of the proposed development. In addition, no legal agreement under Section 106 of the Town and Country Planning Act 1990 has been completed to secure the occupancy and delivery of the dwelling as a self-build or custom housebuilding project in perpetuity. In the absence of such controls, the development cannot be robustly secured as a self-build or custom housebuilding scheme and could instead be implemented as standard market housing, contrary to its stated description. As a result, the proposal fails to meet the definition and policy intent of self-build and custom housebuilding as set out in the Self-build and Custom Housebuilding Act 2015 (as amended) and associated guidance. It is therefore contrary to the aims of the National Planning Policy Framework (2024), which seeks to support and promote genuine self-build and custom housebuilding opportunities through properly secured and deliverable mechanisms.

From the council's decision notice.

Postcode

WR7 4BU

Application type

Full planning permission

Scale / size

Small

Parish

Flyford Flavell

Date validated

31 March 2026

Consultation expiry

22 April 2026

Consultation start

1 April 2026

Consultation end

22 April 2026

Agent address

20 St John Street Bromsgrove B61 8QY

Documents

30