Verdict on controversial new self-build house between Sunderland and South Shields
Plans for a new “self-build” house in a South Tyneside village have been given the green light by council development bosses, despite public objections.
South Tyneside Council’s planning department has approved an application for land to the west of 14 West Park Road in the Cleadon area.
Plans were submitted earlier this year (2025) seeking permission for a single “self-build dwellinghouse (Use Class C3) and associated landscaping, parking and boundary treatment.”
Council planning documents noted plans included “subdividing” a residential garden to build a new house to the “side of the applicant’s existing dwelling” with its own “private garden curtilages” and “accessed from the single-track private lane that leads from West Park Road”.
It was noted that plans were previously approved for a house at the same site in 2022, and that the new proposed dwelling “although larger in footprint, would be comparatively no taller than the previously consented scheme”, and would be “two-storey in design with a sunken basement level incorporating a car lift.”
A previous planning and heritage statement, submitted on behalf of the applicant, said the proposed house would contain five bedrooms, living and entertainment spaces, a garage for the property and a “jacuzzi pool and gym, bar area and games room” in the basement.
It was noted that the proposed house was “different in design and layout to the previously approved dwelling, however, retains a similar form” and “would be spread across three floors, now with a basement level included”.
Applicants, in the planning and heritage statement, noted the planned development “represents a sustainable location for residential development and is well situated in terms of proximity and accessibility to local facilities”.
It was argued that the “development does not result in an unacceptable loss of privacy, outlook, space or overshadowing for adjoining residents, the existing dwellings, and future occupiers of the new dwellinghouse” and that the “setting and character” of Cleadon Conservation Area would be “maintained.”
During a council public consultation exercise on the plans however, six objections from four addresses were submitted raising a range of concerns.
This included comments about the “overdevelopment of the site” and concerns about impacts on neighbouring properties in terms of privacy, overlooking and overshadowing, along with highway access concerns and concerns about vibration and subsidence linked to proposed works, “drainage implications”, impact on the character of the area and more.
One objector comment said the “proposal in terms of its scale and ambition is a fundamental departure from what is reasonable and proportionate for this specific location.”
Another comment said that “if any form of planning consent is considered, clear and enforceable assurances must be made regarding mitigation of impact, accountability for disruption, and pre-agreed channels for compensation should any physical or material damage to neighbouring properties occur.”
After considering the planning application and public objections, South Tyneside Council’s planning department approved the plan for the self-build home on November 7, 2025.
Council planners, in a decision report, said the application site “pre-dates the designation of the Plantation Area of Cleadon as part of the Conservation Area”.
The council’s historic environment officer, while noting that “plot subdivision represents an erosion of the [area’s] special character”, said the “proposed dwelling and associated works to subdivide the plot will be limited in view from the public realm and the development overall will therefore have a neutral impact”.
Council planners noted the new home would be “set significantly back from the nearest public vantage point and that it would be very well screened behind neighbouring dwellings and established soft landscape features”.
In this context, it was considered “this proposal for a dwelling of a different scale and design would be acceptable in terms of its impact upon Cleadon Conservation Area subject to conditions relating facing building materials being agreed”.
On the matter of impacts on neighbours from vehicle movements, council planners concluded that given the “existing site arrangement, including vehicular and pedestrian movements and activities associated with the host property which already occur, the additional movements and activity above and beyond the existing arrangement associated with the proposed dwelling is considered acceptable in terms of general amenity for neighbouring properties”.
While no major issues were raised by council planners over matters of privacy and overshadowing, it was noted that a “planning condition is suggested to remove permitted development rights in relation to the proposed dwelling”.
This aims to “ensure that any windows, doors or roof openings that may be proposed at a future date within the north or west facing elevations” would require planning permission to “enable the council to retain control in the interests of maintaining existing privacy and neighbouring amenity standards”.
In addition, no objections were raised by council departments around highway safety, flood risk, land contamination, biodiversity and archaeology.
It was also noted that matters raised by objectors around Building Regulations would be “considered under that legislation”, that “the deliverability (or not) of the development would be a matter for the applicant, including how this would be managed in terms of earth removals” and that “any matters relating to rights of access would be a civil matter”.
Council planners, in the decision report, said a “reduction in the standard construction working hours is also not considered reasonable, particularly as the applicant is the landowner for the site access from West Park Road”.
However, a condition was recommended “in relation to the standard working hours (Monday to Friday 8am – 6pm, Saturday 9am – 1pm, no works Sundays or Bank Holidays)”.
The council decision report adds: “An additional dwelling on this site would be acceptable in principle in land-use terms given the application site is located within a built-up area, and surrounded on all sides by residential properties and noting the planning history of the site.
“Paragraph 11(d)(i) of the NPPF does not direct refusal of the application on the basis of the impacts of designated heritage assets or habitats sites.
“Therefore moving onto Paragraph 11(d)(ii) of the NPPF, the proposals are considered acceptable in terms of highway safety/parking, trees and landscaping, ecology and biodiversity, drainage/flood risk, contaminated land, archaeological matters and residential amenity, subject to conditions.”
Under planning conditions, the development must “commence not later than three years” from the date planning permission is granted.
For more information on the plan, and council decision, visit South Tyneside Council’s planning portal website and search reference: 250110
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