Land off James Street/Brewsdale Street, Middlesbrough, TS3 6LJ

Planning appeal 3283975 at Land off James Street/Brewsdale Street, Middlesbrough, TS3 6LJ (Middlesbrough Council *) was dismissed on 7 December 2021 by Inspector Mulloy C, by written representations. The main issue, as the Inspector framed it: The effect of the proposal on the living conditions of existing occupiers of neighbouring properties with specific reference to noise.

Change of use from B8 (Storage and Distribution) to scrap metal yard (sui generis), including two steel containers for secure storage, two steel containers for welfare facilities, weighbridge, open air storage areas, floodlighting and parking bays

Authority: Middlesbrough Council *
Appeal type: major · Planning Appeal
Procedure: Written Representations
Development: employment-industrial · Major general industry/storage/warehousing
Inspector: Mulloy C
Postcode: TS3 6LJ

Main issues, as the Inspector framed them

The effect of the proposal on the living conditions of existing occupiers of neighbouring properties with specific reference to noise
The effect of the proposal on the character and appearance of the area

What decided it

The absence of a proper noise assessment using the correct standard (BS4142:2014) and the prominent, unsightly visibility of disorderly scrap metal piles from neighbouring residential properties demonstrated significant harm to living conditions and character and appearance that outweighed economic benefits.

The economic benefits and local employment provided by the proposal were outweighed by the significant harm to the living conditions of existing occupiers and the character and appearance of the area.

What the Inspector cited

Development plan policies: Policy DC1
National Planning Policy Framework: Paragraph 187Paragraph 174Paragraph 185

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.

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The decision letter

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The authority’s record since 2016 · every decision in 2021

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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.