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Dismissed3 March 20266001880

176 High Street, Eston, Middlesbrough, TS6 9JA

Planning appeal 6001880 at 176 High Street, Eston, Middlesbrough, TS6 9JA (Redcar and Cleveland Borough Council) was dismissed on 3 March 2026 by Inspector Dowsett J, by written representations. The main issue, as the Inspector framed it: Whether the proposed development would result in an overconcentration of hot food takeaways within the designated commercial centre of Eston having regard to the provisions of the development plan.

Change of use of part of ground floor (No.176 High Street) to create hot food takeaway

Authority
Redcar and Cleveland Borough Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
retail · Change of use
Inspector
Dowsett J
Postcode
TS6 9JA

Main issues, as the Inspector framed them

  • Whether the proposed development would result in an overconcentration of hot food takeaways within the designated commercial centre of Eston having regard to the provisions of the development plan

What decided it

The proposal would breach Policy ED3(a) of the Local Plan by contributing to an overconcentration of hot food takeaways (18.2% of units) exceeding the 5% threshold, and this conflict with an up-to-date development plan policy could not be overcome by the material considerations advanced.

What the Inspector cited

Development plan policies
Policy ED1Policy ED3

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 Redcar and Cleveland

The authority’s record since 2016 · every decision in 2026

  1. Dismissed23 October 20266014836
    10 Hauxley Close, Redcar, TS10 2QT
  2. Dismissed21 September 20266004752
    10 Dew Lane, Ormesby, Middlesbrough, TS7 9AR
  3. Dismissed28 August 20266011372
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  4. Dismissed13 August 20266006441
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  5. Dismissed27 July 20266008827
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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.