Oldberrow Manor Ullenhall Lane Ullenhall Henley-in-Arden B95 5PF Data via plota.co.uk

25/02811/FUL - Full Application Refused

Proposal

Proposed construction of equestrian stud farm building and agricultural storage building and all associated works including landscaping and biodiversity net gain enhancements Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
17 Nov 2025
✗
Refused
26 Oct 2026
Appeal
Not lodged

Refused on 26 Oct 2026 · Last checked 27 Oct 2026

Documents

View the documents on the council's website ↗

Site constraints 4

Green belt: Birmingham
Inappropriate development needs very special circumstances.
Green belt policy allows a short list of exceptions, such as limited extensions and replacement buildings. Anything else needs very special circumstances that clearly outweigh the harm. Some green belt land can count as grey belt, where it does not strongly serve the green belt's purposes. The council decides this in its green belt assessment or on each application, so we do not mark it here.
Read the government guidance ↗
Agricultural land, grade 2
Best and most versatile land (grades 1, 2 and 3a). Source: the Predictive Agricultural Land Classification Map (Defra and Natural England, 2025; the Welsh Government's Predictive ALC Map 2 in Wales), a model rather than a site survey. Natural England's Provisional ALC map (1:250,000, 1970s), which most planning maps still show, had this area as grade 3. The predicted grade is Defra's current estimate; only a site survey settles it.
Where development of farmland is needed, policy prefers poorer land over the best and most versatile (grades 1, 2 and 3a). Three sources: Natural England's post-1988 field surveys, which are definitive where they exist; the Defra predictive map for England (2025) and the Welsh Government predictive map, modelled from the soil map with 3a and 3b split; and the 1970s provisional map, which planners and other services still show, coarser and with grade 3 undivided. Where the provisional and predicted grades disagree, treat the predicted grade as the current estimate and expect an application to carry its own survey.
Habitat network: Network Enhancement Zone 1
Where habitat is joined up enough to work as a network. Context, not a constraint on its own.
Also on the record
Priority habitat 29 m away: Traditional orchard.
Not affected
Outside flood zones 2 and 3 · No listed building at the site · No scheduled monument at the site

Checked on 9 October 2026. Historic England, the Environment Agency, Natural England and council datasets, Open Government Licence. A boundary can run through a site and the council holds the definitive record: confirm with the council before relying on this.

Building

Floor area634 m² (6,824 sq ft)
Energy ratingB (85 out of 100)
PropertyDetached house, 12 habitable rooms
Built2012 to 2021
HeatingGround source heat pump, underfloor, electric
WallsCavity wall, as built, insulated (assumed)

From the energy performance certificate lodged in April 2026, the latest held for this property. The building may have changed since. View the certificate

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Other new applications on this street

17 Aug 2026Pending

The Coppice Ullenhall Lane Ullenhall Henley-in-Arden B95 5PW

Proposed replacement two storey extension, erection of open canopy porch, altera...

26/02062/FUL
14 Aug 2026Approved

Longwood Park Ullenhall Lane Ullenhall Henley-in-Arden B95 5PE

Non material amendment in relation to 26/00199/VARY to amend the application num...

26/02045/AMD
11 Aug 2026Pending

Ullenhall Barn Ullenhall Lane Ullenhall Henley-in-Arden B95 5PE

Change of use of holiday cottage to local needs dwellinghouse

26/01804/FUL

Nearby new applications

17 Aug 2026Pending

The Coppice Ullenhall Lane Ullenhall Henley-in-Arden B95 5PW

Proposed replacement two storey extension, erection of open canopy porch, altera...

26/02062/FUL
11 Aug 2026Pending

Ullenhall Barn Ullenhall Lane Ullenhall Henley-in-Arden B95 5PE

Change of use of holiday cottage to local needs dwellinghouse

26/01804/FUL

Important details

Council
Stratford on Avon
Application type
Full Application
Postcode
B95 5PF
Received
17 Nov 2025
Validated
17 Nov 2025
Ward
Wootton Wawen
Parish
Oldberrow
Case officer
Show
Target decision
7 Sept 2026
Decision date
26 Oct 2026
Applicant
Show
Agent
CarneySweeney

How this decision compares

Decided in 343 days from validation, 285 days slower than Stratford on Avon's median of 58 for full applications. Refused, as 7% of full applications here are.

49%decided within 8 weeks
93%approved
943decided in the last year

Plota live figures for full applications decided by Stratford on Avon in the last twelve months, from validation. Stratford on Avon decision record →

Consultation & key dates

Consultation
27 Jul 2026
Comments by
17 Aug 2026
Site or press notice
8 Jan 2026

Historical activity at this location

26 previous applications on record - archival context, not part of the live application.

This property

Previous applications at this address

2024 Refused
Agricultural storage building
24/03122/AGNOT
2024 Refused
Agricultural storage building
24/03122/AGNOT
2024 Refused
Agricultural Building - Implements store and workshop
24/02027/AGNOT
2024 Refused
Agricultural Building - Implements store and workshop
24/02027/AGNOT
2023 Approved
Provision of improved roadways and parking areas
23/01773/FUL
2023 Approved
Provision of improved roadways and parking areas
23/01773/FUL
2023 Approved
Relocation of office pavilion 5 metres to East. Previous application 21/03225/FUL.
23/00759/AMD
2023 Approved
Relocation of office pavilion 5 metres to East. Previous application 21/03225/FUL.
23/00759/AMD
2022 Approved
Proposed installation of photo voltaic panels, ground source heat pump and hover wind tur…
22/02054/FUL
2022 Approved
Proposed installation of photo voltaic panels, ground source heat pump and hover wind tur…
22/02054/FUL
2021 Approved
Construction of an office pavillion to replace dilapidated outbuilding office accommodati…
21/03225/FUL
2021 Approved
Construction of an office pavillion to replace dilapidated outbuilding office accommodati…
21/03225/FUL
2020 Approved
Amendment to application 20/00263/FUL (date of decision 11/05/2020). Insertion of windows…
20/01635/AMD
2020 Approved
Amendment to application 20/00263/FUL (date of decision 11/05/2020). Insertion of windows…
20/01635/AMD
2020 Approved
Use of barn for storage use (B8) with ancillary workshop and ancillary office space
20/00263/FUL
2020 Approved
Use of barn for storage use (B8) with ancillary workshop and ancillary office space
20/00263/FUL
2018 Refused
Barn used as storage with ancillary workshop and ancillary office space.
18/01074/LDE
2018 Refused
Barn used as storage with ancillary workshop and ancillary office space.
18/01074/LDE
2017 Approved
Application for a private driveway, change of use of holiday let to office use and amendm…
17/02909/FUL
2017 Approved
Application for a private driveway, change of use of holiday let to office use and amendm…
17/02909/FUL
2017 Withdrawn
Use of barn for Class B8 storage purposes and use of the surrounding land identified with…
17/02433/LDE
2017 Withdrawn
Use of barn for Class B8 storage purposes and use of the surrounding land identified with…
17/02433/LDE
2016 Refused
Use of barn for Class B8 storage purposes
16/03912/LDE
2016 Refused
Use of barn for Class B8 storage purposes
16/03912/LDE
Within ~100m

Nearby activity

2017 Withdrawn
Barn Conversion Oldberrow Manor Ullenhall Lane Ullenhall B95 5PF
Demolition of existing modern glass garden room and erection of side extension in situ
17/01490/FUL
2017 Withdrawn
Barn Conversion Oldberrow Manor Ullenhall Lane Ullenhall B95 5PF
Demolition of existing modern glass garden room and erection of side extension in situ
17/01490/FUL
Stratford on Avon
Planning Authority Score
5.5/10
Average
#121 of 296 councils
Relevant to this application:
Householder decisions

Stratford on Avon ranks #142 out of 296 councils for householder decision speed. Householder applications are slightly more likely to be approved here (95%) than the national average (90%).

These figures are council-wide context, not a prediction for this application. View full council performance
Stratford on Avon decision statistics
Based on MHCLG data, the year to March 2026
92%
Overall approval rate
Above avg (87%) #94 of 296
95%
Householder approved
Above avg (90%) #93 of 296
67%
Decided in 8 weeks
Above avg (63%) #142 of 296
42%
Extended time limit
Above avg (41%) #166 of 296
82%
Minor dwellings approved
146 decided (1-9 homes)
91%
Major dwellings approved
11 decided (10+ homes)
87%
Change of use approved
53 decided
1,257
Total decisions
98 refused in the year to March 2026
Source: MHCLG planning statistics · See full council rankings

Energy performance: Energy performance certificates from the Energy Performance of Buildings Register, Ministry of Housing, Communities and Local Government. Contains public sector information licensed under the Open Government Licence v3.0. © Crown copyright 2026.