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                                      Planning Inspectorate Ref: APP/J1860/A/13/2194382         for 12/00952/FUL

A few years ago neighbours, who lived almost directly opposite to number 23, divided what was at that time their thatched cottage garden lengthways and applied for planning permission to build a reasonably sized two storey house in the then houseless second half.
This was done in an open, friendly and considerate manner. Much consideration too was given to preserve the general ambience of Croft Bank, ensuring a careful blending into this AONB. To the best of my knowledge there was not a single complaint, the garden is a joy and we are all pleased that the neighbours are still here; now living in the new house. The house has a pitched roof as have all the others in this area and is set away from the road in a garden big enough for it to fit comfortably.

The contrast with the ill-considered and flawed planning application, 12/00952/FUL - 19 Croft Bank, could not be more stark. It is quite clear that the idea is to shoehorn as big a building as possible into a narrow garden  regardless of the consequences. Objections are numerous. Contrary to the agent’s letter of appeal to the Planning Inspectorate Officer (page 1) the proposed building is incongruous, too large and plain ugly. Further, it is detrimental to the street scene as well as hiding the southern side of a most beautiful late 1800’s cottage of local historic value. The awful damage would be obvious when viewed from about 100 - 150 metres down the road - before it is built. If built, this tragic mistake would  become patently obvious. For ever.

I put it to the applicants: if they lived in 19 Croft Bank and somebody else proposed to build what is planned, they would be absolutely horrified and be the first to complain most vocally. But they don’t. They live in Suffolk.

Questions for the agent. Why the false and misleading statement (page 2) that I am not a neighbour to no. 19? Why the misleading statement (page 2) that I am suggesting no. 19 is in danger of being demolished? But it is in danger. In danger of having its southern, visually important aspect hidden; of having its aesthetic setting ruined; of being stuck beside an ugly building that will dominate it. Why furnish the Planning Inspectorate with a print from the westmalvernhallandvillage.net website’s objection to 12/00165/FUL - with red lines - instead of the objection to 12/00952/FUL? Hover the pointer over the icon on the Croft Bank picture to see the proposed building. The difference to the original is small: the building is still up tight against the no. 19 - 23 boundary.

There were other anomalies (read glaring mistakes and misleading statement) on the planning application 12/00165/FUL which were pointed out, ignored, and carried over to application 12/00952/FUL (12/00165/FUL was withdrawn). I will not go into them again here as they have been well documented, save that our serious concern about the long-established laurel hedge between no. 19 and 23 has been completely ignored. One can only guess why. This hedge is a strong feature of the immediate area as it runs between the two properties from pavement to the very back. If this over-wide construction goes ahead this hedge will be ruined.

So far then no redeeming features. But wait. It gets worse. The roof! The planning application 12/00952/FUL shows a flat roof to keep within the roof-line between nos. 19 and 23. It is most unpopular. Strange then, is it not, that the appeal document has suddenly sprouted a pitched roof? Two actually. One version shows the pitched roof as high as the existing cottage. The other above the cottage height, even though the proposed building is stepped down! Convincing evidence. The building is too large, viewed from any angle, with flat or pitched roof.   More so if it’s pitched.

This planning application is unsympathetic, too large and inappropriate for the plot and area. A professional should have known this in the first place. A professional should have taken the hint with the number of objections to the first submission. A professional should not have been surprised that an even greater number of people objected after submitting an almost identical proposal. They were not impressed with a little tinkering around the edges as it shows a total lack of regard and consideration for the cottage and for the people of West Malvern; a hiking and tourist area. The Planning Department did the right thing by refusing this application. We trust that the Planning Inspectorate throws this out once and for all without equivocation.

If you have chanced on this and are in general agreement you may wish to support the Planning Department by writing to the Planning Inspectorate.

A final thought - part of a letter from English Heritage: …. it is acknowledged that No. 19 Croft Bank makes a strong contribution to the West Malvern's street scene and has local interest for its association with Lady Howard de Walden ….                                                                            J Mast