98 apartments at Lowesmoor Trading Estate, Worcester

What was proposed

The application sought revised conditions allowing an alternative design and layout for 98 apartments while retaining associated access, parking, cycle spaces and landscaping.

“The application, submitted under Section 73 of the Town and Country Planning Act 1990 (as amended), seeks to vary a number of conditions attached to planning permission 22/00169/VARCO at Lowesmoor Trading Estate, Worcester. As originally approved the development included the demolition of existing structures and the construction of 98 apartments, with associated access, cycle and car parking, landscaping, and related works.”

“Deletion of Condition 2 relating to the commencement of development, as this has been confirmed as lawfully commenced by the Council in November 2023. • Variation of Conditions 5, 8, 17, 21, 23, 25, 26, 27, and 28 to reflect progress made with the implementation of the development, updated details of construction and design, and to allow flexibility for future amendments if required.”

Officer report

The site and its setting

The vacant site is in the Lowesmoor Conservation Area, within a historic former vinegar works area near listed and locally listed buildings.

“The application site is situated within the Lowesmoor Conservation Area, designated in 1989 and extended in 2000 to include the Lowesmoor Trading Estate, formerly the Hill, Evans & Co Vinegar Works. The Conservation Area is included within Historic England’s ‘At Risk Register’. The site is within an identified Archeologically Sensitive Area.”

“Designated Heritage Assets 2.5 The Old Vinegar Works is a Grade II Listed building and is located to the north of the site, although due to the position of other buildings the intervisibility between the two is minimal.”

Officer report

Earlier permissions and works

Earlier permissions approved 98 apartments and later amendments; demolition and site preparation had lawfully started before this application.

“Planning History 5.1 The site has been the subject of the following relevant planning applications: P15D0510 Demolition and clearance of existing structures to facilitate the development of 98 apartments with access, cycle and car parking, landscaping and associated works (APPROVED Jan 11 2018) P19D0005 Application for the variation of conditions 1, 6, 7, 9, 18, 22, 23, 28 and 29 and removal of condition 3 of planning application P15D0510.”

“(APPROVED Aug 18 2021) 21/01149/NMA Application for a non-material minor amendment to planning permission P19D0005 for Demolition and clearance of existing structures to facilitate development of 98 apartments with access, cycle and car parking, landscaping and associated works to include changes to elevations and floorplans including changes to housing mix to 67 one-bed flats and 31 two-bed flats (from 40 one-bed and 58 two-bed) including a reduction in floor space, and…”

Officer report

Why officers recommended approval

Officers considered the reduced massing, refined design, heritage response, sustainable location and managed parking would create an acceptable and improved scheme.

“Following the withdrawal of that NMA application, a second Section 73 application (22/00169/VARCO) was submitted and subsequently approved on 16th May 2022. This permission incorporated revisions to the scheme’s design, corrected minor drafting errors, updated conditions, and removed redundant contamination requirements.”

“The submitted Design and Access Statement emphasises the importance of ‘robust industrial datum lines’ and ‘simple but strong proportions, rhythm and massing’, and the revisions now more convincingly embed these principles. This results in a development that, in line with paragraph 208 of the NPPF (2024), avoids harm to the significance of the Conservation Area and positively contributes to local character by sustaining and enhancing the area’s heritage assets.”

Officer report

What consultees said

The Highway Authority and most specialist consultees raised no objection subject to conditions, while the Conservation Advisory Panel called the revised design clumsy and bland.

“Consultations 6.1 Formal consultation, including display of site notices, has been undertaken in respect of the application. The following comments from statutory and non-statutory consultees and interested third parties have been received in relation to the original and amended proposals and are summarised as follows: Neighbours and other third party comments No Comments received Highway Authority: No Objections subject to Conditions…”

“Conservation Advisory Panel: Not acceptable in its current format A preference was expressed for the approved scheme over this revised version. The latter was described as ‘clumsy’ and ‘bland’.”

Officer report

Who spoke

The applicant’s agent addressed the committee, highlighting discussions with officers, heritage considerations and the proposed design changes.

What members discussed

Members questioned parking, traffic, electric charging, cycles, windows, resident amenity, gulls, biodiversity, trees and bat boxes, while viewing the scheme as improved overall.

“The agent responded to questions from Committee Members on various aspects of the proposal such as car parking reduction, EV charging, cycle provision, window design, indoor amenity space available to residents, gull measures and biodiversity measures.”

“The Service Manager in referring to condition 8 stated that any trees or shrubs to be provided must be the right ones because of the limited area, he also stated that if Members wished he could expand this condition to include biodiversity enhancements of bat boxes and electric charging points etc. This was agreed.”

Minutes

The vote

Members voted to approve the application, with seven votes in favour, one against and one abstention.

“A proposal to approve the application had been made and this was seconded. There being no further points made the Chair requested the voting of each Member of the Committee who were eligible to vote. Following the recording of the votes the proposal was agreed, subject to condition 8 being modified to include charging points and biodiversity enhancements.”

Minutes

The final decision

Planning permission was granted subject to the recommended conditions, with the landscaping condition expanded to include charging points and biodiversity enhancements.

“RESOLVED: That the Committee grant planning permission, subject to the conditions set out in section 9 of the report, and the modification of condition 8 to include charging points and biodiversity enhancements.”

Minutes