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Dismissed9 September 20213278511

Sandygate Cottage, St. Cuthberts Road, Marley Hill, Whickham, NE16 5EB

Planning appeal 3278511 at Sandygate Cottage, St. Cuthberts Road, Marley Hill, Whickham, NE16 5EB (Gateshead Metropolitan Borough Council) was dismissed on 9 September 2021 by Inspector Caines A, by written representations. The main issue, as the Inspector framed it: Whether the proposal amounts to inappropriate development in the Green Belt.

demolition of existing single storey garage. Construction of replacement garage on same footprint

Authority
Gateshead Metropolitan Borough Council
Appeal type
householder · Planning Appeal
Procedure
Written Representations
Development
other · Householder developments
Inspector
Caines A
Postcode
NE16 5EB

Main issues, as the Inspector framed them

  • Whether the proposal amounts to inappropriate development in the Green Belt
  • The effect of the development on the openness of the Green Belt
  • Whether the development would preserve or enhance the character or appearance of the Marley Hill Conservation Area
  • If the proposal is inappropriate development, whether harm by reason of inappropriateness and any other harm is clearly outweighed by other considerations so as to amount to the very special circumstances necessary to justify the proposal

What decided it

The proposal would be inappropriate development in the Green Belt with greater impact on openness than the existing building, and would cause moderate harm to the conservation area through its disproportionate rear elevation design, with no other considerations clearly outweighing these harms.

The harm by reason of inappropriateness to the Green Belt and the moderate harm to the character and appearance of the Marley Hill Conservation Area were not clearly outweighed by other considerations, and therefore very special circumstances did not exist to justify the proposal.

What the Inspector cited

Development plan policies
Policy CS19Policy CS15Policy MSGP25
National Planning Policy Framework
Paragraph 137Paragraph 147Paragraph 148Paragraph 149Paragraph 199

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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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.