Land Opposite Sovereign House, Hurworth Moor, Darlington , DL2 1PZ

application for the creation of five Gypsy-Traveller units

Authority: Darlington Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: caravan-gypsy · Minor traveller and caravan pitches
Inspector: Taylor K

Main issues, as the Inspector framed them

Whether the appeal site is a suitable location for the proposed development
The effect of the proposal on the character and appearance of the area
Whether the proposed use would adversely affect the integrity of the European designated nature conservation sites

What decided it

The lack of certainty that nutrient neutrality could be achieved and maintained for the lifetime of the development to protect the integrity of the Teesmouth and Cleveland Coast Special Protection Area/Ramsar site was sufficient on its own to justify dismissal.

Framework references: 105, 13

Plan policies cited: Policy H9, Policy DC1, Policy IN1, Policy IN4, Policy ENV3, Policy ENV7

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

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What an account adds

Draw a red line around your site and the appraisal follows.
- Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
- Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
- Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
- Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.
Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.
Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.
Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.
The judgement stays yours. The tool gathers the material and dates it.

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In the app this decision sits on the map beside every other appeal around it, with the full reasoning summary, the letter held on file, and the case law it applies.