®Planning appeal decision
The Smiths Dock Inn, Skippers Lane , Normanby , TS6 0JF
Planning appeal 3361871 at The Smiths Dock Inn, Skippers Lane , Normanby , TS6 0JF (Redcar and Cleveland Borough Council) was dismissed on 24 July 2025 by Inspector Cowley R, by written representations. The main issue, as the Inspector framed it: Whether the proposal would secure an adequate contribution towards the provision of affordable housing, with regard to the relevant provisions of the development plan.
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
- Postcode
- TS6 0JF
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.
What the Inspector cited
- Development plan policies
- Policy H4Policy N4Policy SD4Policy HE2
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 appliedThe decision letter
Town Planner Pro holds this letter. The Appeals plan opens it and every other letter we hold, all of them searchable, with the main issues and what decided each case picked out. We do not show letters on the free site because they carry people’s names and addresses.
With an account
What an account adds to this decision
More decisions in Redcar and Cleveland
The authority’s record since 2016 · every decision in 2025
- Dismissed23 October 2026601483610 Hauxley Close, Redcar, TS10 2QT
- Dismissed21 September 2026600475210 Dew Lane, Ormesby, Middlesbrough, TS7 9AR
- Dismissed28 August 2026601137240 Ings Road, Redcar, TS10 2DF
- Dismissed13 August 2026600644150 Garnet Street, Saltburn by the Sea, TS12 1EN
- Dismissed27 July 2026600882715 Mossdale Grove, Guisborough, TS14 8JB
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.