Two five-bedroom homes at 12 Cornmoor Road, Newcastle upon Tyne

What was proposed

The application proposed demolishing the existing bungalow and building two five-bedroom dwellings with access, landscaping and drainage works.

“8 The application proposes the demolition of the existing bungalow and the construction of 2no. five bedroom dwellings including ancillary works covering access, landscaping and drainage matters.”

“9 Amended plans and additional information have been submitted during the course of the application to address negative Officer feedback, including a reduction in the number of dwellings proposed, which was…”

Officer report

The site and its setting

The site was a detached bungalow in an established residential area, with protected mature trees and housing around it.

“2 The application site relates to the residential property of 12 Cornmoor Road, a detached bungalow located within an established residential area of the settlement of Whickham.”

“4 The curtilage of the property includes a number of mature trees protected by Tree Preservation Orders (TPO's).”

Officer report

Earlier planning history

There was no directly relevant planning history, while the proposal had been reduced from four dwellings to two during the application.

“11 There is no directly relevant planning history to the current proposal.”

Officer report

What officers recommended

Officers recommended refusal because fundamental concerns remained about design, trees, biodiversity, and surface-water drainage and flood risk.

“2 The applicant has been given the opportunity during the application process to address the identified issues through the submission of amended plans and additional information; however, significant Officer concerns remain, including fundamental objections relating to the design and scale of the proposed development. It is also noted that the…”

“4 Insufficient information has been provided to demonstrate that the development would deliver an appropriate surface water drainage and flood risk management strategy for the site, contrary to the aims and objectives of the National Planning Policy Framework (Paragraph 182) and policies CS17 and MSGP29 of the Local Plan for Gateshead.”

Officer report

Consultation responses

The Fire Authority raised no objection, Northumbrian Water made no comment, and the Coal Authority withdrew its objection after receiving a risk assessment.

“1 Tyne and Wear Fire and Rescue Service The Fire Authority have no objections to this proposal…”

“3 Coal Authority The Coal Authority’s Planning & Development Team considers the content and conclusions of the Coal Mining Risk Assessment report to be sufficient for the purposes of the planning system in demonstrating that the application site is, or can be made, safe and stable for the proposed development.”

Officer report

What people said

Ward councillors and 45 objectors raised concerns about overdevelopment, character, trees, privacy, traffic, parking, drainage, flood risk and biodiversity.

“14 Highways, Traffic and Parking • Increase in traffic generation on a narrow residential road. • Existing highway constraints (limited width, poor passing opportunities, restricted visibility) exacerbate risks. • Inadequate on-site parking provision relative to likely vehicle ownership levels. • Increased on-street parking leading to congestion and obstruction of footways. • Impacts on pedestrian safety, particularly for wheelchair users, prams and school routes.”

“15 Drainage and Flood Risk • Existing drainage (foul and surface water) infrastructure considered at or near capacity. • Concern that additional dwellings will overload sewerage and drainage systems. • Increased flood risk due to reduced permeable surfaces. • Questions regarding suitability and maintenance of proposed drainage solutions (e.g. attenuation systems). • Wider infrastructure concerns including water pressure and electricity supply resilience.”

Officer report

Who spoke

There were no speakers or additional information at the committee meeting.

The decision

“That permission be REFUSED for the following reasons: 1 The proposed development, by virtue of its design, layout, scale, height and massing, would represent inappropriate infill development that is out of character with the established form, appearance and spatial qualities of the Broom Lane/Whaggs Lane Area of Special Character. The development would result in unacceptable harm to the character, appearance and setting of the Area of Special Character and would have a detrimental impact on the visual amenity of the surrounding streetscene, contrary to Policies CS15, MSGP23 and MSGP24 of the Local Plan for Gateshead, the Gateshead Placemaking Supplementary Planning Document (2022), and the aims and objectives of the National Planning Policy Framework. 2 Insufficient information has been provided to demonstrate that the development would secure an appropr”

Minutes, 15 Jul 2026