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Dismissed7 January 20253343742

Maxwell's Corner, 1-3 Norton Lane & 2 Bishopton Lane, Stockton on Tees, TS18 2BW & TS18 2AA

Planning appeal 3343742 at Maxwell's Corner, 1-3 Norton Lane & 2 Bishopton Lane, Stockton on Tees, TS18 2BW & TS18 2AA (Stockton-on-Tees Borough Council) was dismissed on 7 January 2025 by Inspector Storey P, by written representations. The main issue, as the Inspector framed it: Whether the proposed development would have an acceptable effect on the character and appearance of the area, and whether it would preserve or enhance the character or appearance of the Conservation Area.

the change of use and conversion from a commercial retail area to a 7 bedroom ground floor HMO

Authority
Stockton-on-Tees Borough Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Change of use
Inspector
Storey P

Main issues, as the Inspector framed them

  • Whether the proposed development would have an acceptable effect on the character and appearance of the area, and whether it would preserve or enhance the character or appearance of the Conservation Area

What decided it

The less than substantial but considerable harm to the character and appearance of the conservation area and its significance, which would not be outweighed by the limited public benefits of the proposal.

The less than substantial harm to the significance of the conservation area was weighed against the public benefits of bringing a vacant unit back into use and providing additional housing supply; the harm was not outweighed by these benefits, given the great weight that must be given to conservation of the designated heritage asset.

What the Inspector cited

Development plan policies
Policy SD8Policy HE2
National Planning Policy Framework
Paragraph 11Paragraph 212Paragraph 213Paragraph 215

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 2025

  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.