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Dismissed4 November 20253369153

42 Westbourne Street , Stockton On Tees , TS18 3EN

Planning appeal 3369153 at 42 Westbourne Street , Stockton On Tees , TS18 3EN (Stockton-on-Tees Borough Council) was dismissed on 4 November 2025 by Inspector Cowley R, by written representations. The main issue, as the Inspector framed it: The effect of the proposal on the integrity of European sites, with particular regard to nutrient neutrality.

change of use from dwelling house (Use Class C3) to 7 person large HMO (sui-generis) with associated internal works

Authority
Stockton-on-Tees Borough Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Change of use
Inspector
Cowley R
Postcode
TS18 3EN

Main issues, as the Inspector framed them

  • The effect of the proposal on the integrity of European sites, with particular regard to nutrient neutrality
  • Whether the proposal would provide adequate living conditions for future occupiers, with particular regard to internal and external amenity space provision
  • The effect of the proposal on the living conditions of the occupiers of neighbouring properties, with particular regard to the fear of crime and anti-social behaviour and the sense of security of existing residents
  • The effect of the proposal on the character of the area

What decided it

The failure to demonstrate nutrient neutrality and avoid adverse effects on the integrity of the European site, combined with inadequate living conditions for future occupiers and harmful effects on neighbouring residents' sense of security and the character of the area, meant the proposal conflicted with the development plan with no material considerations to outweigh this.

What the Inspector cited

Development plan policies
Policy ENV5Policy ENV7Policy SD8
National Planning Policy Framework
Paragraph 135

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. Allowed5 August 20266007311
    Little Meadows, Elton, Stockton-on-Tees, TS21 1AG
  2. Allowed15 June 20266004414
    76 High Street, Yarm, TS15 9AH
  3. Dismissed31 March 20263374219
    4 Wass Way, Durham Lane Industrial Estate, Stockton-on-Tees, Cleveland, TS16 0RG
  4. Dismissed31 July 20253358703
    Viewley Hill Farm, Old Mill Lane, Billingham, Stockton-on-Tees, TS20 1PQ
  5. Dismissed18 July 20253364109
    Land East of 232 Cotswold Crescent, Billingham, TS23 2QN

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.