The Smiths Dock Inn, Skippers Lane , Normanby , TS6 0JF

outline application (some matters reserved) for residential development comprising 12 (no) dwellings and apartment block (16 apartments) (demolition of existing public house building)

Authority: Redcar and Cleveland Borough Council
Appeal type: major · Planning Appeal
Procedure: Written Representations
Development: residential · Major dwellings
Inspector: Cowley R

Main issues, as the Inspector framed them

Whether the proposal would secure an adequate contribution towards the provision of affordable housing, with regard to the relevant provisions of the development plan
The effect of the proposal on the integrity of European sites, with particular regard to recreational disturbance and nutrient neutrality
The effect of the proposal on the character and appearance of the area, including the setting of the grade II listed building known as the Smith's Dock Company War Memorial

What decided it

The failure to provide an executed s.106 legal agreement to secure affordable housing and the inability to demonstrate with sufficient certainty that the proposal would not adversely affect the integrity of the Teesmouth and Cleveland Coast SPA/Ramsar site due to incomplete evidence on nutrient neutrality mitigation.

The modest benefits of housing supply, reuse of previously developed land, and temporary economic boost during construction were insufficient to outweigh the identified harm and development plan conflict arising from the failure to secure affordable housing and the unresolved adverse effects on European site integrity.

Plan policies cited: Policy H4, Policy N4, Policy SD4, Policy HE2

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.