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Dismissed17 January 20243320482

The Junction, 2 Union Street, Middlesbrough, TS1 5PQ

Planning appeal 3320482 at The Junction, 2 Union Street, Middlesbrough, TS1 5PQ (Middlesbrough Council *) was dismissed on 17 January 2024 by Inspector Underwood G, by written representations. The main issue, as the Inspector framed it: the effect the development would have on the character and appearance of the area.

demolition of existing public house and the erection of multiple-storey building to provide student accommodation (sui generis)

Authority
Middlesbrough Council *
Appeal type
major · Planning Appeal
Procedure
Written Representations
Development
residential · Major dwellings
Inspector
Underwood G
Postcode
TS1 5PQ

Main issues, as the Inspector framed them

  • the effect the development would have on the character and appearance of the area
  • the living conditions of occupiers of nearby dwellings, with particular regard to light and outlook
  • parking conditions

What decided it

The considerable harm to the character and appearance of the area caused by the building's height, mass and bulk in stark contrast to its low-rise surroundings, combined with severe harm to the living conditions of nearby residents through overbearing effects and loss of light, substantially outweighed the modest benefits of the scheme.

The modest benefits of providing residential accommodation and economic activity through construction and ongoing use were substantially outweighed by the considerable harm to character and appearance of the area and to the living conditions of nearby occupiers.

What the Inspector cited

Development plan policies
Core Strategy Policy CS5Core Strategy Policy DC1
National Planning Policy Framework
Paragraph 139Paragraph 135Paragraph 128

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 Middlesbrough

The authority’s record since 2016 · every decision in 2024

  1. Dismissed16 September 20266011052
    31a Roman Road, Middlesbrough, TS5 6DZ
  2. Allowed8 September 20266009132
    2 Jesmond Avenue, Middlesbrough, TS5 5JY
  3. Dismissed10 July 20266009087
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  4. Dismissed20 April 20266004514
    81 Elmwood, Coulby Newham, Middlesbrough, North Yorkshire, TS8 0SS
  5. Allowed22 August 20253360268
    15 Albert Terrace, Middlesbrough, TS1 3PA

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.