Land at OS 0837 3879, Pennylands Bank, Broadway (1 dwelling PIP)

Decision

refused, 14 September 2026

Decided by

Council officer (delegated): Victoria Finch (case officer); authorised Clare Bull

Authority

Wychavon (West Midlands)

Application reference

W/26/01874/PIP

Procedure

delegated

Development

Permission in principle for one dwelling on an agricultural field

Homes

1

Site context

open countryside, rural lane, near station

Green Belt

No

Framework applied

August 2026 NPPF

Determinative policies

S3, S5(1)(e), S5(1)(h), S5(4), DP3

Development plan policies

South Worcestershire Development Plan Review 2026 SWDPR03, SWDPR06, SWDPR28, SWDPR34

Main issues

S5 categories; well-connected station; infill; sustainable location; landscape

Summary

A single-dwelling PIP on a field at Pennylands Bank, between Broadway and Childswickham. The applicant relied on S5(1)(e) infilling. The officer also tested the new station limb, S5(1)(h). The site is within walking distance of Broadway station, but the station fails the Annex B "well-connected" definition. With no S5 category met and a five-year supply, the scheme fell to S5(4) and was refused.

Issues and findings

• Infill, S5(1)(e): FAIL. "it is not considered that the development would be infill development within a group of houses as there are no existing houses directly adjoining the application site. There is one house opposite the site … however this is also not within a group of houses" (Report, Location).
• Station, S5(1)(h): FAIL. "Whilst the application site is considered to be within reasonable walking distance (less than 800m) from Broadway Station, the station does not meet the definition of 'well-connected' as set out in Annexe B of the NPPF as there are less than 2 trains an hour and the service does not operate on Mondays or Fridays" (Location).
• S5(4). "the principle of residential development in this location is not supported unless the benefits would substantially outweigh the adverse effects. The benefits in this instance would be very modest" (Location).
• Location, TR3: FAIL (despite no highways objection). "Pennylands Bank is a 40mph road without any footpath … Access is also constrained by the absence of street lighting and crossing points … whilst future occupants would likely have to rely heavily on private cars for day-to-day journeys, it is noted that County Highways have no objection" (Locational Sustainability).

Planning balance

A plan-led s38(6) conclusion within S3 and S5(4): "there are no material considerations of sufficient weight to justify a departure from the development plan" (Conclusion).

What made the difference

No S5 category applied. The (h) limb failed on service frequency. The station's timetable (at least 2 trains an hour in one direction, or 4 overall, every weekday daytime) is a binary test, not a matter of judgement.

Transferable points

• S5(1)(h) and GB7(1)(h) need a station that meets the Annex B service standard. Distance alone is not enough, and heritage or low-frequency lines fail.
• A single house opposite does not make a "group of houses" for S5(1)(e).
• A highway authority's no-objection does not settle TR3 locational sustainability. The officer still found heavy car reliance.

Policy findings

Policy codes are those of the National Planning Policy Framework (August 2026) unless a development plan is named.

Key facts

• About 0.7 km from the Broadway development boundary and 0.52 km from Childswickham (Category 4, no boundary)
• Broadway station is under 800 m away, but the service is fewer than 2 trains an hour and does not run on Mondays or Fridays
• Five-year supply with a 20% buffer (July 2026 report)
• First school about 1.7 miles; Co-op about 1.1 miles

Sources

• plan.wychavon.gov.uk
• plan.wychavon.gov.uk

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.