Up to five homes at Land to the rear of 14-20 Barbourne Road, Worcester

What was proposed

Permission in Principle was sought for up to five three-bedroom town houses, replacing existing garages, with parking and gardens indicated.

“The proposals 3.1 Permission in principle is sought for the construction of up to 5 dwellings, following the proposed demolition of the existing garage blocks. Although at this neither stage design, layout nor appearance are under consideration, it is anticipated that the dwellings would take the form of 3 storey town houses, each with 3 bedrooms,. Each house is also proposed to have 2 car parking spaces with a private garden area to the rear.”

Officer report

The site and surroundings

The site is a 0.16-hectare parcel behind Barbourne Road properties, containing garages and lawn, within two conservation areas near listed buildings.

“The site and surrounding area 2.1 The site comprises a parcel of land approximately 0.16 hectares in size, located to the rear of properties at 14-20 Barbourne Road which are situated on the east side of Barbourne Road. The site currently contains existing garage blocks and a lawn area to the rear of 14-20 Barbourne Road.”

“Street and The Tything Conservation Area. The properties at 14-20 Barbourne Road are Grade II listed buildings. The indicative site plan and an aerial image of the site are included below.”

Officer report

Planning history

There was no relevant planning history, and the application reached committee following a councillor’s call-in request.

“Background 1.1 The application was registered on 6 November 2025 and was due for a decision on 11 December 2025. An extension of time for the determination of the application has been agreed until 27 January 2026 to allow for consideration by the Planning Committee.”

“The application has been referred to the Planning Committee following a “call in” request from Councillor Hannah Cooper. Details of the “call in” request can be found at paragraph 6.1 of this report.”

Officer report

What officers recommended

Officers recommended approval because the residential use and amount were suitable in principle, the location was sustainable, and housing supply benefits carried significant weight.

“The emerging allocation demonstrates that in principle the Council considers the site is suitable for residential development, subject to detailed matters being addressed at a later stage, and there is no indication at this time that the allocation is subject to proposed deletion. In addition, the amount of development proposed aligns with the indicative capacity identified for the site within the emerging allocation.”

“Worcester City Council cannot currently demonstrate a five-year housing land supply, with only 2.37 years identified. In these circumstances, Paragraph 11(d)(ii) of the NPPF applies, and the so-called tilted balance is engaged. The proposal would contribute to housing delivery in a sustainable location, in accordance with national policy objectives, and there are no identified strong reasons for refusal in respect of heritage.”

Officer report

Who spoke

The applicants spoke about the site’s allocation, housing shortfall, garage replacement and matters reserved for the technical details stage.

What members discussed

Members discussed the limits of Permission in Principle, the indicative plan, technical matters and whether a later application should return to committee.

“In response to a question as to why this application was before the Committee the Development Management Services Manager stated that Members will be aware of the call-in procedure. This process takes it out of the delegated powers and ensures that it comes to Planning Committee. It is a choice of any Member of the Council for any planning application that is within their ward. This is the reason why it's before Planning Committee.”

“During the debate Committee Members asked Officers various questions which were reserved for stage 2 of the process when the detailed proposals would be assessed. They were not for consideration at this stage. For clarity the Development Management Services Manager informed Committee Members that a decision today to approve does not give the applicants planning permission.”

Minutes

The vote

Members approved the proposal by 10 votes to 1, with no abstentions.

“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 as recommended.”

Minutes

The decision

The committee granted Permission in Principle for the development of up to five dwellings.

“RESOLVED That the Committee grants Permission in Principle.”

Minutes