A planning inspector has cited harm to the setting of a Grade II (GII) listed building (LB) and settlement coalescence in refusing plans for 42 homes on the edge of Worcester, while acknowledging the ‘pressing need’ for new housing.
… development of the appeal site at the scale proposed would detract from the special interest and heritage significance…
The Planning Inspectorate writes in the Appeal Decision:
- The appeal is made under section 78 of the Town and Country Planning Act 1990 against a refusal to grant outline planning permission….
- The development proposed is the erection of up to 42 dwellings together with vehicular/pedestrian access from Bransford Road; pedestrian/cycle link from Coronation Avenue; Green Infrastructure including open space, landscaping and sustainable drainage; and other related infrastructure….
- The main issues are therefore:
- The effect of the development on the setting and significance of The Willow House (Grade II listed);
- The effect of the development on the character and appearance of the surrounding area;
- Whether the site is a suitable location for development having regard to local planning policy, and;
- Whether or not the Council can demonstrate a 5 year supply of housing land.
Reasons
The setting of The Willow House
….
- The Willow House is a grade II Listed building which sits in close proximity to the appeal site, on the edge of Broadmore Green; a small hamlet which historically was distinct from Rushwick. The front elevation of The Willow House has special architectural interest. It has a symmetrical composition and is formed of three storeys and three bays….
- … The Willow House would visually begin to be subsumed by Rushwick thereby diminishing its significance as a house designed to be seen on the edge of Broadmore Green….
- Therefore, for the reasons given, development of the appeal site at the scale proposed would detract from the special interest and heritage significance of The Willow House and the ability to appreciate its design by impinging on important views within its setting. The harm I have identified could not be mitigated by landscaping which would only soften and screen the development rather than preserve views. Such harm must be given considerable importance and weight….
- I turn now to the National Planning Policy Framework (the Framework). Having regard to paragraph 196, I find the harm to the special interest and significance of The Willow House by virtue of harm to its setting, to be ‘less than substantial’ and like the Council I would err towards the moderate end of the scale in respect of this harm. The Framework sets out that in such cases this harm should be weighed against the public benefits of the proposal….
Planning balance
- The harm I have identified to the significance of The Willow House is not outweighed by public benefits. I have also found harm to the character and appearance of the area and harm in terms of a policy conflict with Policy SWDP 2 which seeks to exert strict control over development in the countryside.
- Consequnetly, having regard to the development plan as a whole and all material considerations advanced in this case, the appeal is dismissed.
