Old Vicarage, Upleatham, REDCAR, TS11 8AG

PROPOSED DWELLING C3”

Authority: Redcar and Cleveland Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Storey P

Main issues, as the Inspector framed them

whether the proposed development would be suitably located, having regard to the spatial strategy of the development plan
whether it would have an acceptable effect on the character and appearance of the area, including whether it would preserve or enhance the character or appearance of the conservation area

What decided it

The harm to the character and appearance of the conservation area, which must be afforded great weight under the Framework, is not outweighed by the public benefits and provides a sufficiently strong reason for refusal.

Framework references: 11, 84, 212, 213, 215

Plan policies cited: Policy SD3, Policy SD4, Policy HE1, Policy N1

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.

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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.
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