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Dismissed11 August 20233316364

Mount Leven Farm, Leven Bank Road, Yarm, TS15 9JJ

Planning appeal 3316364 at Mount Leven Farm, Leven Bank Road, Yarm, TS15 9JJ (Stockton-on-Tees Borough Council) was dismissed on 11 August 2023 by Inspector Hunt S, following a hearing. The main issue, as the Inspector framed it: Whether the proposed development would adequately meet the needs of the ageing population.

Construction of 215 no dwellings, together with associated landscaping and external works

Authority
Stockton-on-Tees Borough Council
Appeal type
major · Planning Appeal
Procedure
Hearing
Development
residential · Major dwellings
Inspector
Hunt S

Main issues, as the Inspector framed them

  • Whether the proposed development would adequately meet the needs of the ageing population
  • Whether the existing Mount Leven roundabout is safe and suitable to serve the proposed development, effects on highway safety, and accessibility of the site
  • The effects of the proposed development on the character and appearance of the area
  • The effects of the proposed development on green space, with particular reference to the River Leven valley

What decided it

The cumulative conflict with the development plan as a whole—principally the failure to secure housing for the ageing population under policy H4(14)/SD3(2a) and unresolved doubts over safe pedestrian/cycle accessibility—outweighed the scheme's benefits.

The significant benefits of affordable housing, enhanced accessibility standards, the country park and economic benefits did not outweigh the harm arising from conflict with the development plan as a whole, including failure to meet ageing population housing need, unresolved pedestrian/cycle access, and additional harm to character and appearance.

What the Inspector cited

Development plan policies
Policy H1(2)Policy H1(1)Policy H4(14)Policy H4(9)Policy H4(8)Policy SD3(2a)Policy SD5Policy SD5(1k)Policy SD8Policy SD8(f)Policy TI1(3)Policy TI1(12)Policy ENV5Policy ENV6(4)
National Planning Policy Framework
Paragraph 56Paragraph 57Paragraph 60Paragraph 62Paragraph 92Paragraph 105Paragraph 110Paragraph 112Paragraph 130Paragraph 174Paragraph 101Paragraph 102Paragraph 103Paragraph 200

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.

See how each was applied

The decision letter

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More decisions in Stockton-on-Tees Borough Council

The authority’s record since 2016 · every decision in 2023

  1. Allowed21 October 20266013736
    74a Darlington Road, Stockton-on-Tees, TS18 5ET
  2. Allowed6 August 20266005240
    84 Wolsingham Drive, Thornaby, TS17 9EQ
  3. Allowed5 August 20266007311
    Little Meadows, Elton, Stockton-on-Tees, TS21 1AG
  4. Allowed15 June 20266004414
    76 High Street, Yarm, TS15 9AH
  5. Dismissed1 June 20266004726
    Footpath Outside 45 Oxbridge Lane, Stockton-on-Tees, TS18 4AP

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.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.