A Government-appointed planning inspector has dismissed a second appeal against South Tyneside Council's refusal to grant permission for a detached dwelling to the rear of a property at Kingswood Close, in Boldon Colliery.
The proposals sought permission for a three-bedroom house, using fencing to establish a separate plot from the existing address and creating a new vehicular access onto Cotswold Lane.
Council planning officers turned down the scheme, however, citing concerns that the proposals would "result in significant harm to highways safety."
Previous refusal and revised plans
A previous application for a family home on the site was refused by the council in 2024, following officers' concerns regarding the new access onto a "local distributor road" and vehicles manoeuvring and parking at the location. A subsequent appeal against that ruling was also rejected.
Applicants later resubmitted revised plans proposing a property with a larger driveway and sufficient space to manoeuvre two residents' vehicles, arguing that the repositioned parking area would allow vehicles to enter and exit the site in a forward gear.
Despite this, the council's highway authority maintained its concerns regarding vehicular access, vehicles belonging to visitors and delivery drivers, the proximity of bus stops and a junction opposite the site, and pedestrian safety at the nearby zebra crossing. South Tyneside Council's planning department rejected the resubmitted proposals in early 2026 and an appeal was then lodged with the national Planning Inspectorate.
Unacceptable harm to highway safety
A planning inspector appointed by the Secretary of State has now backed the council and thrown out the appeal.
While acknowledging that the scheme would add to the borough's housing provision, the planning inspector determined the proposals would "result in unacceptable harm to highway safety".
This included the new vehicular access onto Cotswold Lane "increasing the overall level of interaction between vehicles, and between vehicles and pedestrians" and "potential conflict in a location that is already sensitive in highway terms".
It was observed that the "absence of recorded accidents in the vicinity does not, in itself, demonstrate that the proposed arrangement would be safe".
The appeal decision report adds: "I acknowledge the amended parking and turning arrangements would reduce the likelihood of vehicles reversing onto the highway and would provide space for visitor parking within the site.
"However, while the provision of on-site parking would reduce the likelihood of parking associated with the dwelling taking place on the highway, it would not preclude it entirely."
