Former Barclays Bank (double unit), 5-6 Belmont Cottages off Stamfordham Road (alongside), Westerhope, NEWCASTLE UPON TYNE, NE5 5HP

change of use from bank (A2 now Class E) to café/restaurant (A3 now Class E) and hot food takeaway (sui generis), with installation of new flue/duct systems from two new kitchen canopies to extract upwards above existing two-storey, flat-roofed extension through two high velocity cowls

Authority: Newcastle Upon Tyne City Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: retail · Change of use
Inspector: Dillon C

Main issues, as the Inspector framed them

The effect of the appeal proposal on the living conditions of local residents, with particular regard to noise, disturbance and odour

What decided it

The serious harm to living conditions of local residents from noise, disturbance and odour, particularly given the close proximity of the appeal premises to habitable rooms of existing residential properties and the concentration of customer and delivery movements during evening periods when background noise is lower and residents are more sensitive to disturbance.

Plan policies cited: Policy CS14, Policy DM23

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.

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.

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