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Dismissed24 January 20223263441

Former Police Station (Western Part of the Site), Newcastle Upon Tyne, NE4 8RP

Planning appeal 3263441 at Former Police Station (Western Part of the Site), Newcastle Upon Tyne, NE4 8RP (Newcastle Upon Tyne City Council) was dismissed on 24 January 2022 by Inspector Vyse J, following an inquiry. The main issue, as the Inspector framed it: the effect of the developments proposed on the character and appearance of the sites and the surrounding area, including the detailed design of the buildings in both schemes and green infrastructure provision.

Appeal A: redevelopment of former Police Station (east) incl. demolition of cell block and small extension to create mixed-use development (2 retail/shop units A1, dental surgery D1) and conversion of upper floor offices to 15 apartments (C3); Appeal B: redevelopment of former Police Station (west) incl. part demolition and erection of a stand-alone hot food restaurant/takeaway with drive-through (A3/A5)

Authority
Newcastle Upon Tyne City Council
Appeal type
minor · Planning Appeal
Procedure
Inquiry
Development
other · Minor retail and services
Inspector
Vyse J
Postcode
NE4 8RP

Main issues, as the Inspector framed them

  • the effect of the developments proposed on the character and appearance of the sites and the surrounding area, including the detailed design of the buildings in both schemes and green infrastructure provision
  • the effect of the proposed access, parking and servicing arrangements on highway safety, when the schemes are considered both individually and in combination
  • the effect on the living conditions of neighbouring occupiers in terms of privacy and noise and disturbance
  • whether future occupiers of the development proposed would be provided with acceptable living conditions in relation to outlook, privacy, and noise and disturbance from the Appeal B scheme and from servicing of both sites generally
  • the effect of the scheme on the health and wellbeing of local people and communities

What decided it

The significant harm to character and appearance caused by the poor design and materials palette of both schemes (compounded, for Appeal A, by material harm to the privacy of Lynnwood Avenue residents) outweighed the identified benefits.

the substantial housing, economic, and biodiversity benefits of each scheme did not outweigh the significant design-related harm to character and appearance (and, for Appeal A, the material harm to neighbours' privacy), leading to conflict with the development plan as a whole and dismissal of both appeals

What the Inspector cited

Development plan policies
Policy CS15Policy DM20Policy CS18Policy DM27Policy DM28Policy DM12Policy CS13Policy DM14Policy CS14Policy DM23Policy DM24Policy HFT4Policy HFT6Policy HFT7Policy HFTA1
National Planning Policy Framework
Paragraph 111Paragraph 92Paragraph 120Paragraph 126Paragraph 130

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

See how each was applied

The decision letter

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More decisions in Newcastle Upon Tyne City Council

The authority’s record since 2016 · every decision in 2022

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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.