Single-storey dwelling at Old Post Office, Hollybush, Ledbury

What was proposed

The application proposed one self-build or custom-build single-storey dwelling with parking, ramped access and landscaping.

“M/25/01861/FUL Location: Old Post Office, Hollybush, Ledbury, HR8 1ET Proposal: Construction of 1 self-build/custom build single storey dwelling, including parking, ramped access and landscaping Page 29 Agenda Item 7”

Officer report

The site

The site is in open countryside within the Malvern Hills National Landscape, on steeply sloping land accessed by a private road from the A438.

“The application site is situated approximately 5.03 kilometres east of Ledbury, Herefordshire, and approximately 9.3 kilometres south-west of Great Malvern. Access to the site is gained via a private road which connects to the A438 and serves three residential properties, including the application site. The site lies within the Malvern Hills National Landscape and is located to the south of the Malvern Hills Site of Special Scientific Interest (SSSI).”

“Constraint Code Description ACON Area of Special Control of Advertisements ANCW Ancient Woodland within 100m AONB Malvern Hills National Landscape (Formerly Area of Outstanding Natural Beauty CIL CIL009 - Non-Urban Area CONW Contaminated Land MHCO Malvern Hills Trust: Southern Hills MINE Minerals - Hard Rock ODB Outside SWDP Development Boundary SSSI Site of Special Scientific Interest within 500m SWDP SWDP 5: Protect and Enhance SWDP SWDP 32: Hard Rock - SWDP SWDP 23:…”

Officer report

Planning history

Earlier applications concerned alterations and extensions to existing buildings, and no pre-application engagement took place.

“Description of Development Recommendation 96/00638/FUL Change of use of store to kitchen and first floor extension. APL. Jul 9 1996 05/00893/FUL Extensions and alterations to existing dwelling APL. Jul 22 2005 20/00141/HP Single storey rear extension. APL. Mar 18 2020”

Officer report

What officers recommended

Officers recommended refusal because the location was car-dependent and the development would harm the open countryside and landscape character.

“The proposed development of a single dwelling at Hollybush represents a departure from the spatial strategy established by the South Worcestershire Development Plan (SWDP) 2016 and the broader objectives of the National Planning Policy Framework (NPPF).”

“The visual and landscape impacts of the proposal are also of significant concern. The site lies adjacent to the Malvern Hills National Landscape, where the intrinsic character and scenic quality of the open countryside are afforded substantial protection.”

Officer report

Residents’ views

Two representations opposed the scheme over access, flooding, environmental effects and landscape protection, while four supported its design, accessibility and community benefits.

“Access to the site via the existing lane/track is wholly inadequate. The surface is severely degraded, with numerous potholes, frequent flooding, and a complete lack of proper drainage. At present, excess water, along with foul wastewater is being pumped into the main road, creating unpleasant odours and presenting an ongoing environmental and public health concern.”

“Professionally, with backgrounds in healthcare and physical education, we feel strongly about the physical and mental health benefits of remaining within a familiar community and being able to access the outdoors. The existing property cannot meet long-term accessibility needs, and this proposal offers a necessary and compassionate solution.”

Officer report

Who spoke

The planning officer presented the application; a Malvern Hills Trust representative objected, the agent and applicant supported it, and the ward member spoke.

The committee vote

A motion to refuse permission in line with the officer recommendation was carried by eight votes to one, with two abstentions.

“A motion to REFUSE planning permission, in line with officer recommendation, with the removal of condition 3 (as this largely replicated reason 2), was proposed by Councillor M Driscoll, seconded by Councillor P Bennett, and voted upon.”

Minutes

The decision

Planning permission was refused because the development would harm the rural landscape and occupy an unsustainable location with poor access to services.

“The proposal would result in the unjustified built development in the open countryside. The development would cause harm to, and erode, the open and rural character of the surrounding landscape.”

“Future occupiers of the proposed development would be poorly connected to key services by sustainable travel modes and heavily reliant on a motor vehicle due to the poor standard of the local walking and cycling environment, and the location of the application site in relation to bus stops.”

Minutes