Vacant land on Fens Lane, Hart, TS27 3BT

construction of single dwelling house and associated drive

Authority: Hartlepool Borough Council *
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Cullen F

Main issues, as the Inspector framed them

Whether the site would be a suitable location for the proposed development, having regard to the development strategy for the area and the character and appearance of the site and surrounding area
Whether the significance of the archaeology within the site has been adequately established, and the effect of the proposed development on it
Whether the proposed development would provide adequate arrangements for the disposal of foul water from the site

What decided it

The site's location outside development limits within a Strategic Gap and Green Gap, combined with the unresolved archaeological harm to a heritage asset of local, regional and potentially national significance, outweighed the moderate benefits of providing a single dwelling.

Framework references: 11, 68, 80, 174, 194, 201, 202

Plan policies cited: Policy LS1, Policy RUR1, Policy RUR2, Policy QP4, Policy NE1, Policy HE2, Policy GEN1, Policy GEN2, Policy H4

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.