127 homes, hotel and businesses at Impney Estate Impney, Droitwich Spa

“Application Number W/22/00914/FUL Site Address Impney Estate, Impney, Droitwich Spa, WR9 0BN Description of Development Full Planning Application: Retention of Use Class C1 hotel, (Impney Hall) and Use Class E commercial premises, retention of Pillons Villa and conversion to residential apartments, demolition of existing buildings and infrastructure, building works to construct Use Class C3 residential dwellings and Use class E commercial business and services, associated…”

“A parallel Listed Building Application for Building works to remove 20th Century extensions to the Grade II* Impney Hall and subsequent external repairs to the building. Works to Pillons Villa to facilitate conversion to residential apartments.”

“Chateau Impney (referred to as Impney Hall) is a Grade II* listed building built in the Louis XIII Revival style. Within its associated estate there are a number of historic and modern structures and buildings. Several structures are Grade II listed, others are curtilage listed, and some are of no historic significance.”

“The site falls wholly within the Green Belt and comprises part previously developed land and part undeveloped greenfield land, which includes historic parkland associated with the Chateau and agricultural land.”

“The application returns to Committee further to an original resolution on 22 September 2022 ‘That delegated authority be given to the Director of Planning and Infrastructure to approve the application subject to a Section 106 legal agreement to secure the necessary contributions outlined in the Heads of Terms and to agree suitable planning conditions and the carrying out of a design review process, seeking any necessary design improvements, to involve the Council’s Urban…”

“The application has undergone significant revision, with a fundamentally new design solution proposed with regards to the housing development, with updated and enhanced landscaping proposals. Pillons Villa, a curtilage listed building, is also now proposed to be retained whereas previously it was to be demolished. These amended plans are assessed in the Report below.”

“In terms of potential harm to the Green Belt, other than by reason of inappropriateness, the proposal would introduce development onto an area of undeveloped agricultural land known as Impney Fields thus reducing the openness of the Green Belt in this location. It would also result in a degree of encroachment into open countryside. In mitigation, for the reasons set out in this Report, the land is considered to represent grey belt land.”

“In summary, it is considered that the harm to the Green Belt by reason of inappropriateness and the other harms identified are clearly outweighed by other considerations. As such, ‘very special circumstances’ exist in this instance that justify development in the Green Belt.”

“Highways Authority comments it has undertaken a robust assessment of the planning application. Based on the analysis of the information submitted, the Highway Authority is of the opinion that there are no justifiable grounds on which an objection could be maintained and, therefore, it has no objection subject to conditions and a financial obligation.”

“Archaeology and Planning Advisor has no objection subject to conditions securing a programme of archaeological works including historic building recording, landscape survey, watching brief and mitigation strategy.”

“Dodderhill Parish Council comments the application does not fully comply with Green Belt principles or sustainability due to the distance to the nearest bus stop or railway station (which would indicate an over-reliance on individual motor cars and lack of suitable, safe, pedestrian access) then planning authority approval for this application will have to justify that it is truly exceptional to warrant the building of 127 new homes in the Green Belt.”

“The parish council would also like to point out that the site is wholly within the parish of Dodderhill and approval of this plan is likely to have a quantitative impact on parish residents as well as on those in Droitwich. Dodderhill parish council would therefore expect some benefit towards education and leisure facilities from any planning gain that is agreed with the developer via s106 agreement / CIL.”

“In the event that contamination is found at any time when carrying out the approved development that was not previously identified it must be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment must be undertaken and where necessary a remediation scheme must be prepared, these will be subject to the approval of the Local Planning Authority.”

“The strategy shall include details of surface water drainage measures, including for hardstanding areas, and shall conform with the national standards for sustainable urban drainage systems (2025), and shall include the results of an assessment into the potential of disposing of surface water by means of a sustainable drainage system (SuDS), and the Drainage Technical Note (31380-RPS-XX-XX-RP-C-090) and Levels and Drainage Strategy (31380-RPS-xx-xx-DR-C-001 Rev. P08).”