- Decision
- approved, 27 August 2026
- Decided by
- Council planning committee: SDC Planning Committee 26 Aug 2026 (7 for, 3 against); case officer Eleanor Bass
- Authority
- Stratford-on-Avon (West Midlands)
- Application reference
- 24/03145/FUL
- Procedure
- committee
- Development
- Replacement petrol station sales building with food-to-go and ATM, EV charging hub, two jet-wash bays, parking
- Site context
- inside settlement
- Green Belt
- No
- Framework applied
- August 2026 NPPF
- Determinative policies
- S4(1)
- Development plan policies
- Stratford-on-Avon Core Strategy 2016 CS.9, CS.22, CS.25, CS.26, Bidford-on-Avon NDP
- Main issues
- commercial redevelopment; amenity; highways
Summary
Redevelopment of a village-centre petrol station at Bidford-on-Avon with an EV hub and food-to-go. Committee granted it 7–3 on 26 August 2026, and the notice was issued on 27 August. The report was written under the 2024 Framework. The update sheet dealt with the switch in one paragraph.
Issues and findings
- Transition. "Please note that a new NPPF was published on 17th August 2026 … Officers have reviewed the revised NPPF and are satisfied that it does not affect the substantive matters of the application, nor does it materially change the assessment of the proposals" (26 Aug update sheet, minutes pack p.12).
- Town-centre uses. Under old para 91 (now TC3): "as the NDP identifies the site to be within the 'Village Centre' boundary, I do not consider that a sequential test would be required" (Report p.8).
- Heritage. No harm to the Conservation Area 100 m away.
Planning balance
Development-plan compliant. Amenity issues handled by condition, including amended hours.
What made the difference
Existing commercial use within a defined village centre.
Transferable points
- This is SDC's minimal-transition template for non-housing committee items. The update sheet asserts there is no substantive change and does not map policies to the 2026 codes (minutes pack p.12).
Policy findings
Policy codes are those of the National Planning Policy Framework (August 2026) unless a development plan is named.
| Policy | Finding | Weight | Note |
|---|---|---|---|
| S4(1) | pass | not analysed; the update sheet simply states the 2026 NPPF "does not affect the substantive matters" | |
| TC3 | not-engaged | report applied 2024 para 91 sequential test; not required as the site is within the NDP Village Centre boundary | |
| HE9 | neutral | no harm to Conservation Area about 100 m away |
Key facts
- Report written under the NPPF 2024; the 26 Aug update sheet said the 2026 NPPF "does not affect the substantive matters of the application, nor does it materially change the assessment"
- Parish Council objected; committee amended opening hours (06:00–23:00 Mon–Sat)
- Decision notice 27 Aug 2026
Related decisions
Sources
This note is one of the decisions behind the NPPF 2026 Navigator, which shows how each Framework test has been applied across all the decisions in the database. Also available as Markdown.