Appeal 3369902
Public case and site metadata stored from the official casework database, including fields that were empty in the source release.
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Official decision document
The decision, section by section
7 sections
Read the development description and the Inspector’s text from the official decision PDF in source order. Source headings are retained where available. Personal and contact details are removed by an automated privacy filter; this is source material, not Rules for You analysis.
Section 01
Development description
described as retrospective extension to existing summer house.
Section 02
Decision
The appeal is dismissed.
Section 03
Procedural Matter
The application made clear that the scheme had been submitted retrospectively, the development was in place at the time of my site visit I have dealt with the proposal accordingly.
Section 04
Main Issue
The main issue in this appeal is the effect of the development on the living conditions of occupiers of neighbouring properties.
Section 05
Reasons
The appeal site is a detached property within a predominantly residential area. I observed during my site visit that the neighbouring properties to the rear have detached garages with high pitched roof design.
The development is located adjacent the detached garage to the rear of No. [address], which has a higher roof than the development. During my site visit I observed the development from the rear garden of No. 137. Windows from No. 137 face directly onto rear garden of the appeal site. Whilst the garage at No. 137 screens the development to a degree, the scale and location of the outbuilding is a prominent feature which dominates the outlook from the neighbouring gardens to the rear.
The appellant and Council agree that the development is not permitted development due to the height and proximity to the boundary. The design and materials match the original outbuilding which the development extends. Nevertheless, the substantial flat roof outbuilding at a height of 2.99m is prominent and overbearing to the occupiers of the neighbouring properties. Appeal Decision: APP/W0734/W/25/3369902
The appellant has drawn my attention to an approved development at [address] which they consider a similar scenario. I have not been provided with substantive evidence to compare this development to the one before me, therefore I give this limited weight.
I find that the development would harm the living conditions of occupiers of neighbouring properties. There is conflict with Policies DC1 of the Middlesbrough Local Development Framework, [name] (2008) which amongst other things seeks to ensure developments are of high quality which have minimal effect on the amenities of occupiers of nearby properties.
There is conflict with the [name], Supplementary Planning Document (2013) which amongst other things seeks to ensure extensions do not dominate neighbouring properties.
Section 06
Other Matters
The appellant has highlighted that the development is required to support home working and flexible living. I have not been provided with evidence to demonstrate that the development would be the only way to fulfil any need of the appellant. I give this limited weight.
Section 07
Conclusion
For the above reasons I conclude that this appeal should be dismissed.
Planning inspector and document dates
The official casework attribution is grouped under a one-way keyed hash and shown only by its local identifier. Decision-letter dates and page references are extracted by fixed first-page rules and checked against that authoritative record.
Appeal Decision
- Extracted inspector · page 1
- Inspector attribution ID 126No official casework-database value to compare
- Extracted decision date · page 1
- 9 September 2025Matches the official casework database
- Extracted site visit dates
- 5 September 2025 (page 1)
Reference and authority
Official identifiers and the planning authority recorded against this case.
- Case reference
- 3369902
- Application reference
- 25/0111/FUL
- Lead case reference
- Not recorded
- Planning authority
- Middlesbrough Council *
- Planning authority code
- E06000002
Casework details
The casework, procedure, development and linking details supplied by the official record.
- Casework type
- Householder (HAS)
- Procedure
- Written Representations
- Development type
- Other minor developments
- Appeal type reason
- 1. Refused planning permission
- Appeal reason
- Refusal
- Type detail
- Unknown
- Jurisdiction
- Transferred
- Link status
- Not Linked
Site and development
Published appeal-site measurements and planning designations, without the withheld precise location fields.
- Site area
- Not recorded
- Floor space
- Not recorded
- Number of residences
- 0
- Site in Green Belt
- No
- Agricultural holding
- No
- Affects setting of a listed building
- Not recorded
- Historic building grant made
- Not recorded
- Relates to a conservation area
- Not recorded
- Flooding is an issue
- Not recorded
- Site within an AONB
- Not recorded
- Site within an SSSI
- Not recorded
Decision and dates
The published outcome and every imported case date.
- Official decision
- Dismissed
- Decision category
- Dismissed
- Received date
- 24 July 2025
- Valid date
- 5 August 2025
- Start date
- 11 August 2025
- Planning authority decision date
- 29 April 2025
- Appeal decision date
- 9 September 2025
Case administration
Published recovery, call-in, costs and enforcement information for this case.
- Redetermined
- No
- Bespoke
- No
- Date recovered
- Not recorded
- Date not recovered or derecovered
- Not recorded
- Call-in date
- Not recorded
- Costs applied for
- Not recorded
- Enforcement grounds count
- Not recorded
- Enforcement grounds
- Not recorded
Source and catalogue history
When this record appeared in the rolling official release and when the catalogue stored it.
- Source
- Planning Inspectorate casework database
- Source data system
- Horizon
- Dataset status
- Current release
- Catalogue record ID
- 76047
- First seen
- 20 August 2026 at 14:25
- Last seen
- 20 August 2026 at 16:28
- Removed from release
- Not recorded
- Record created
- 20 August 2026 at 14:25
- Record updated
- 24 August 2026 at 16:21