Middle Hedgefield Farm, Stella Road, RYTON, BLAYDON-ON-TYNE, GATESHEAD BOROUGH, NE21 4NN

Proposed retention of existing timber café building following, (1) the removal of canopy / covered area to west side, (2) the removal of Appeal

Authority: Gateshead Metropolitan Borough Council
Appeal type: enforcement · Enforcement Notice
Procedure: Written Representations
Development: leisure-sport · Other minor developments
Inspector: Gray E

Main issues, as the Inspector framed them

Whether the development is inappropriate development in the Green Belt, having regard to the NPPF and any relevant development plan policies
The effect of the development on the openness of the Green Belt
The effect of the development on highway safety in the area
Whether any harm by reason of inappropriateness, and any other harm, would be clearly outweighed by other considerations so as to amount to the very special circumstances necessary to justify the development

What decided it

The development has not been satisfactorily demonstrated to be acceptable in terms of its effects on highway safety, with substandard access arrangements and insufficient evidence to show the development would not materially increase harm to the transport network.

Framework references: 111, 142, 143, 152, 153, 154

Plan policies cited: Policy CS19, Policy CS13, Policy MSGP15, Policy CS5, Policy CS8

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.

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Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

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