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Planning appeal decision

Allowed15 June 20266004414

76 High Street, Yarm, TS15 9AH

Planning appeal 6004414 at 76 High Street, Yarm, TS15 9AH (Stockton-on-Tees Borough Council) was allowed on 15 June 2026 by Inspector David Cross, by written representations. The main issue, as the Inspector framed it: Whether sufficient evidence has been submitted regarding the amenity of the area and the living conditions of nearby residents in respect of noise and odour.

Installation of a new shop front and flue to rear. Creation of hardstanding to existing car park to the rear.” without complying with conditions attached to planning permission Ref 24/1172/FUL, dated 29 November 2024

Authority
Stockton-on-Tees Borough Council
Appeal type
Planning
Procedure
Written
Development
retail
Inspector
David Cross
Postcode
TS15 9AH

Main issues, as the Inspector framed them

  • Whether sufficient evidence has been submitted regarding the amenity of the area and the living conditions of nearby residents in respect of noise and odour
  • The effect of the proposal on the character and appearance of the Yarm Conservation Area

What decided it

The appellant's evidence regarding noise and odour was not sufficiently robust to demonstrate that the flues would not adversely affect living conditions, and the flues caused significant less than substantial harm to the conservation area that was not outweighed by limited public benefits.

What the Inspector cited

Development plan policies
Policy SD1Policy SD5Policy SD8Policy HE2

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 2026

  1. Allowed5 August 20266007311
    Little Meadows, Elton, Stockton-on-Tees, TS21 1AG
  2. Dismissed31 March 20263374219
    4 Wass Way, Durham Lane Industrial Estate, Stockton-on-Tees, Cleveland, TS16 0RG
  3. Dismissed4 November 20253369153
    42 Westbourne Street , Stockton On Tees , TS18 3EN
  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.