The Old Vicarage, Saltburn Road, Upleatham, REDCAR, TS11 8AG

Authority: Redcar and Cleveland Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Underwood G

Main issues, as the Inspector framed them

Whether the quality of the proposed design would be sufficiently high as to outweigh the presumption against development in this location
The proposal's effect on the character and appearance of the area
The proposal's effect on the significance of designated heritage assets

What decided it

The proposal failed to demonstrate exceptional design quality as required by policy, and the marked harm to the conservation area's significance could not be justified by the very limited public benefits of the development.

Framework references: 84, 139, 200, 201

Plan policies cited: Policy SD 3, Policy SD 4, Policy N1, Policy HE 1, Policy HE 2

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.

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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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