®Planning appeal decision
Land to the West of St Michael's Rise, Hawthorn, SR7 8BY
Planning appeal 6007418 at Land to the West of St Michael's Rise, Hawthorn, SR7 8BY (Durham County Council) was dismissed on 22 October 2026, by written representations. The main issue, as the Inspector framed it: The effect of the proposed development on the character and appearance of the Hawthorn Conservation Area (CA) and its setting and of non-designated heritage assets (NDHA).
the erection of 81 no. homes, a convenience store (use class E) and associated infrastructure and landscaping
- Authority
- Durham County Council
- Appeal type
- major · Planning
- Procedure
- Written
- Development
- residential
- Postcode
- SR7 8BY
Main issues, as the Inspector framed them
- The effect of the proposed development on the character and appearance of the Hawthorn Conservation Area (CA) and its setting and of non-designated heritage assets (NDHA)
- The effect of the proposed development on the character and appearance of the landscape
- Whether the proposed development would be suitably located, having regard to local and national planning policies and to the accessibility to services and facilities
What decided it
The moderate harm to the setting and significance of the Hawthorn Conservation Area and to the landscape of the Area of Higher Landscape Value was not outweighed by the benefits of the proposal, including housing delivery.
the benefits of the proposal, including general and affordable housing, housing for older people and those with disabilities, drainage improvements, open space, the convenience store, infrastructure improvements and economic benefits, would be substantially outweighed by the adverse effects to the Conservation Area, the landscape and the location of the site when assessed against Policy S5
What the Inspector cited
- Development plan policies
- Policy 6Policy 10Policy 21Policy 29Policy 39Policy 40Policy 44
- National Planning Policy Framework
- Policy HE7Policy N2Policy N3Policy DP3Policy HC4Policy E2Policy HO7Policy HO8Policy F8Policy S5
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 appliedThe decision letter
Town Planner Pro holds this letter. The Appeals plan opens it and every other letter we hold, all of them searchable, with the main issues and what decided each case picked out. We do not show letters on the free site because they carry people’s names and addresses.
With an account
What an account adds to this decision
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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.