Land at Wynyard Village, TS22 5TQ

full planning permission for the erection of 135 residential dwellings with associated landscaping and ancillary works

Authority: Stockton-on-Tees Borough Council
Appeal type: major · Planning Appeal
Procedure: Written Representations
Development: residential · Major dwellings
Inspector: Manchester S

Main issues, as the Inspector framed them

Whether the proposal would be an overdevelopment of the 'Wynyard Village Extension' masterplan, having particular regard to housing density, scale of development and supporting infrastructure
The effect of the proposal on the setting of Wynyard Park Grade II* listed park and garden

What decided it

The limited and temporary nature of the heritage harm, which would diminish as the woodland buffer matured, was outweighed by the significant public benefits of housing delivery and affordable housing contribution in the context of the Council's housing land supply shortfall.

The limited and temporary harm to the setting of Wynyard Park Grade II* listed park and garden was outweighed by the significant public benefits of housing supply contribution, affordable housing provision, education contributions and local employment support, particularly given the Council's shortfall in five-year housing land supply.

Framework references: 11

Plan policies cited: Policy H1, Policy SD3, Policy SD5, Policy SD8, Policy H3, Policy H4

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.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

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

The judgement stays yours. The tool gathers the material and dates it.