43A STATION ROAD, FORMER SHOE ZONE, ASHINGTON, NE63 9UZ

the change of use from retail shop (under an unrestricted use class E) into a mixed use of cafe/restaurant with hot food takeaway, collection and delivery (sui generis - into two units - to allow for unrestricted takeaway and delivery, but with seating areas p rovided) with fully internal extraction systems extracting through two existing lourve vents in rear elevation

Authority: Northumberland County Council
Appeal type: Planning
Procedure: Written
Development: retail
Postcode: NE63 9UZ

Main issues, as the Inspector framed them

whether the appeal site is a suitable location for a Hot Food Takeaway (HFT)
the effect of the proposal on the living conditions of nearby occupiers, with regard to odour

What decided it

The proposal fails to accord with Policy TCS6 as the site is unsuitable for a hot food takeaway in an area exceeding obesity thresholds with an existing proliferation of takeaways, and would cause unacceptable odour harm to nearby residents contrary to Policy POL2.

The limited economic benefits arising from job generation were insufficient to outweigh the identified harm and development plan conflict.

Framework references: 11

Plan policies cited: Policy TCS6, Policy POL2

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.

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.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

The judgement stays yours. The tool gathers the material and dates it.