®Planning appeal decision
Land South of Woodland View, The Green, Egglescliffe, Stockton-on-Tees, TS16 9DB
Planning appeal 3362277 at Land South of Woodland View, The Green, Egglescliffe, Stockton-on-Tees, TS16 9DB (Stockton-on-Tees Borough Council) was dismissed on 22 August 2025 by Inspector Hughes L, by written representations. The main issue, as the Inspector framed it: the effect of the proposed development on the character and appearance of the area, with particular regard to the preservation or enhancement of the Egglescliffe Conservation Area.
the conversion of 2 existing barns to 1 detached dwelling and 1 detached dwelling with attached annex, with demolition of existing huts
- Authority
- Stockton-on-Tees Borough Council
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Change of use
- Inspector
- Hughes L
- Postcode
- TS16 9DB
Main issues, as the Inspector framed them
- the effect of the proposed development on the character and appearance of the area, with particular regard to the preservation or enhancement of the Egglescliffe Conservation Area
- biodiversity, with particular regard to the extent of Biodiversity Net Gain
- the living conditions of the new occupiers, with particular regard to privacy
- the protected species of bats
What decided it
The less than substantial harm to the Egglescliffe Conservation Area, when weighed against the public benefits of the proposal under Framework paragraph 215, outweighed those benefits, and the failure to demonstrate statutory Biodiversity Net Gain requirements.
The great weight given to the less than substantial harm to the Egglescliffe Conservation Area outweighed the moderate weight afforded to the public benefits of contributing 2 dwellings to housing supply and minor cumulative economic and social benefits, resulting in dismissal.
What the Inspector cited
- Development plan policies
- Policy HE2Policy SD8Policy SD5Policy ENV6Policy ENV5Policy SD3
- National Planning Policy Framework
- Paragraph 11Paragraph 16Paragraph 73Paragraph 125Paragraph 135Paragraph 187Paragraph 212Paragraph 215
- Judgments
- Holborn Studios Ltd v The Council of the London Borough of Hackney [2017] EWHC 2823 (Admin)
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
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With an account
What an account adds to this decision
More decisions in Stockton-on-Tees Borough Council
The authority’s record since 2016 · every decision in 2025
- Allowed21 October 2026601373674a Darlington Road, Stockton-on-Tees, TS18 5ET
- Allowed6 August 2026600524084 Wolsingham Drive, Thornaby, TS17 9EQ
- Allowed5 August 20266007311Little Meadows, Elton, Stockton-on-Tees, TS21 1AG
- Allowed15 June 2026600441476 High Street, Yarm, TS15 9AH
- Dismissed1 June 20266004726Footpath Outside 45 Oxbridge Lane, Stockton-on-Tees, TS18 4AP
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.