Land at rears of Bede Street, Benedict Road and St Andrews Terrace, Roker, SUNDERLAND, SR6 0PB

the erection of dormer bungalow (Use Class C3) including new boundary walls and open access driveway. Resubmission of refused application 20/01812/FUL with revised plans and elevations, roof lowered to 4.95 metres with daylight/sunlight study

Authority: Sunderland City Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Dillon C

Main issues, as the Inspector framed them

the effect on the living conditions of neighbouring properties on Benedict Road and St Andrew's Terrace, with particular regard to outlook, daylight and sunlight
the appeal site's habitat and local wildlife

What decided it

The unacceptable harm to the living conditions of neighbouring residents at Nos 15 and 17 Benedict Road in respect to outlook, daylight and sunlight, which conflicts with Policy BH1 of the development plan.

Framework references: 11

Plan policies cited: Policy BH1, Policy NE2

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.

The judgement stays yours. The tool gathers the material and dates it.