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Dismissed18 July 20253361294

35 Pennal Grove, Ingleby Barwick, Stockton-on-Tees, TS17 5HP

Planning appeal 3361294 at 35 Pennal Grove, Ingleby Barwick, Stockton-on-Tees, TS17 5HP (Stockton-on-Tees Borough Council) was dismissed on 18 July 2025 by Inspector Symmons J, by written representations. The main issue, as the Inspector framed it: the effect of the development on the stability of land with particular regard to the boundary retaining wall extension.

change of use of formal landscaping area to garden land associated with 35 Pennal Grove, including landscaping works

Authority
Stockton-on-Tees Borough Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Change of use
Inspector
Symmons J
Postcode
TS17 5HP

Main issues, as the Inspector framed them

  • the effect of the development on the stability of land with particular regard to the boundary retaining wall extension
  • the effect of the development on the living conditions of the neighbouring occupants at 27 Stanegate Avenue with particular regard to overlooking and privacy

What decided it

The development causes unacceptable harm to both land stability due to structural deficiencies in the extended retaining wall and to the living conditions of neighbours through increased overlooking and loss of privacy, neither of which can be adequately mitigated or justified.

What the Inspector cited

Development plan policies
Policy SD8
National Planning Policy Framework
Paragraph 7Paragraph 57Paragraph 135Paragraph 187Paragraph 196Paragraph 197

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.

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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
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  3. Allowed5 August 20266007311
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  4. Allowed15 June 20266004414
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  5. Dismissed1 June 20266004726
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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.