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Notice upheld31 March 20253357451

Land on the East Side of Durham Road, Thorpe Thewles, Stockton on Tees , TS21 3JY

Planning appeal 3357451 at Land on the East Side of Durham Road, Thorpe Thewles, Stockton on Tees , TS21 3JY (Stockton-on-Tees Borough Council) was dismissed on 31 March 2025 by Inspector Hartley D, by written representations. The main issue, as the Inspector framed it: The effect of the development on the character and appearance of the area including the useability of the designated Multifunctional Green Infrastructure Area (MGIA).

application for revised ground levels to the public open space

Authority
Stockton-on-Tees Borough Council
Appeal type
enforcement · Enforcement Notice
Procedure
Written Representations
Development
other · Other minor developments
Inspector
Hartley D
Postcode
TS21 3JY

Main issues, as the Inspector framed them

  • The effect of the development on the character and appearance of the area including the useability of the designated Multifunctional Green Infrastructure Area (MGIA)
  • Whether the development has preserved the setting of St James' Church which is Grade II listed
  • The risk of flooding adjacent to the site
  • The effect of the development on the living conditions of the occupiers of neighbouring residential properties in North Close in terms of privacy
  • Whether the pond would be safe in respect of passers-by and capable of being appropriately maintained

What decided it

The proposal would cause less than substantial harm to the significance of the Grade II listed church, would not enable provision of a well-designed and functional MGIA as envisaged in the outline permission, would cause harm to neighbouring residents through overlooking, and lacked adequate technical evidence to demonstrate no unacceptable flood risk.

What the Inspector cited

Development plan policies
Policy SD5Policy SD8Policy ENV4
National Planning Policy Framework
Paragraph 187Paragraph 215Paragraph 135Paragraph 102Paragraph 12Paragraph 14Paragraph 16

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. Notice varied and upheld29 April 20263359857
    Handley Cross Leven Bank Leven Bank Road, Leven Bank Road, Yarm, Durham, TS15 9JL
  2. Notice varied and upheld16 March 20263370061
    Land at Little Meadows, Darlington Road, Elton, Stockton-on-Tees, TS21 1AG
  3. Allowed23 January 20263352732
    Land at Wynyard Village, TS22 5TQ
  4. Allowed29 April 20253355724
    Land Adjacent to Low Lane and Thornaby Road, Ingleby Barwick, TS8 0BW
  5. Notice upheld19 September 20243342330
    2 Palm Grove, Stockton-on-Tees, TS19 7AX

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.