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Dismissed5 May 20266002571

35 Uplands Way, Springwell Village, Gateshead, Tyne and Wear, NE9 7NQ

Planning appeal 6002571 at 35 Uplands Way, Springwell Village, Gateshead, Tyne and Wear, NE9 7NQ (Sunderland City Council) was dismissed on 5 May 2026 by Inspector Tinsley F, by written representations. The main issue, as the Inspector framed it: the effect of the proposal on the character and appearance of the area.

Erection of new 2-bed dormer bungalow

Authority
Sunderland City Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Tinsley F
Postcode
NE9 7NQ

Main issues, as the Inspector framed them

  • the effect of the proposal on the character and appearance of the area
  • the effect of the proposal on the living conditions of the occupiers of 37 Uplands Way, with regard to outlook, overshadowing and daylight; and the effect on the occupiers of the proposed development and 35 Uplands Way in respect of private amenity space
  • whether the proposal would make suitable provision for Biodiversity Net Gain (BNG)

What decided it

The absence of the minimum required Biodiversity Net Gain information to establish the baseline biodiversity value of the site, combined with the failure to secure the development as self-build housing, represents a fundamental failing that cannot be overcome and is a statutory requirement that decisively outweighs the positive findings on character and living conditions.

What the Inspector cited

Development plan policies
Policy H7Policy BH1Policy NE2
National Planning Policy Framework
Paragraph 187

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.

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The decision letter

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More decisions in Sunderland

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

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  4. Dismissed14 September 20266011401
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  5. Allowed10 September 20266010644
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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.