Hotel, lodges and housing at Kirklevington Hall, Kirklevington, Yarm

What was proposed

The hybrid application covered hotel and stable refurbishment, event and spa facilities, eight walled-garden lodges, parking, woodland lodges and self-build plots.

“1)Full application for refurbishment works and extensions to the hotel and Victorian stables and development of a new covered walkway from the hotel to the Victorian stable building; event pavilion; spa; demolition of the existing staff accommodation in the walled garden to be replaced by eight self-contained lodges and potting shed offices; car parking and associated works and…”

“2) Outline planning permission for residential development comprising self-build residential plots, woodland lodges, and associated infrastructure..”

Officer report

Earlier applications and funding

Earlier housing proposals were refused on countryside and parkland grounds, while the current housing was intended to help fund the hotel works.

“Land north of no.1 Kirklevington Hall Drive, Kirklevington, Yarm TS15 9LH (Appeal Ref: APP/H0738/W/23/3331328 Planning Ref 21/0532/OUT Erection of two detached houses was refused with the Inspector concluding “the appeal site is in countryside outwith the development limits set out in the Local Plan and the proposal would not meet the identified policy exceptions.”

“Land at Kirklevington Hall Drive, Yarm (Appeal Ref: APP/H0738/W/19/3233081 Ref 18/0351/FUL) Erection of three detached dwellings refused with the Inspector concluding “The proposals would not affect the living conditions of neighbouring occupiers and would provide a good standard of internal and external living space with sufficient car parking. It would provide three dwellings which would contribute to the housing offer within the area.”

Officer report

What officers recommended

Officers recommended approval because the hotel’s social and economic benefits were considered to outweigh harm to the parkland setting and heritage asset.

“As detailed in the report above, the provision of self build housing also results in harm to the parkland setting of Kirklevington Hall with regards to the landscape character and general setting of the non-designated heritage asset.”

“However, the refurbishment and reopening of Kirklevington Hall as a hotel offer, provides social and economic benefits which will support the local economy, tourism and wider tourism offer across the Tees Valley. These associated benefits are considered to outweigh the harm with regards to its overall setting and the terms of the section 106 agreement would look to control the phasing and delivery of the housing.”

Officer report

Who spoke

A resident and parish councillor supported a safer walking and cycling route, while the applicant’s agent supported the hotel-led scheme and its economic benefits.

What members debated

Members questioned the walking route, housing before hotel restoration, the outline nature of the homes, electricity capacity and heritage protection.

“- Officers were urged a rethink on the suggested pedestrian / cycle path, saying there had been broad support for the hotel with a safer route, less for the housing plots as it was feared these could be a "Trojan horse". Pedestrian safety was more important than trees and shrubland.”

“- It was felt that the hotel part of the application should come first prior to the proposed homes in case the hotel did not materialise and additional houses were built.”

Minutes