Middle Hedgefield Farm, Stella Road, RYTON, Tyne and Wear, NE21 4NN

erection of timber building to provide café with associated raised deck and creation of additional parking (retrospective)

Authority: Gateshead Metropolitan Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: leisure-sport · Minor retail and services
Inspector: Baxter C

Main issues, as the Inspector framed them

Whether the proposal is inappropriate development in the Green Belt
The effect of the proposal on highway safety with regards to access
Whether any harm by reason of inappropriateness, and any other harm, would be clearly outweighed by other considerations and whether very special circumstances exist to justify the proposals

What decided it

The proposal is inappropriate development in the Green Belt with greater impact on openness than the existing use, and causes unacceptable harm to highway safety, with no very special circumstances to justify it.

Framework references: 149, 138, 111

Plan policies cited: Policy CS19, Policy CS13, Policy MSGP15

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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