43A Station Road, Former Shoe Zone, Ashington, NE63 9UZ

Planning appeal 6009271 at 43A Station Road, Former Shoe Zone, Ashington, NE63 9UZ (Northumberland County Council) was dismissed on 30 July 2026 by Inspector F Harrison, by written representations. The main issue, as the Inspector framed it: whether the appeal site is a suitable location for a Hot Food Takeaway (HFT).

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
Inspector: F Harrison
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.

What the Inspector cited

Development plan policies: Policy TCS6Policy POL2
National Planning Policy Framework: Paragraph 11

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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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.