Inquiry will decide fate of plans for hundreds of new homes after Sunderland City Council refusal

An inquiry date has been set to examine an appeal against a recent city council decision to block housing on agricultural land at North Road, near Hetton Academy and north of Hazard Lane.

Applicant Gladman Developments had applied for outline permission to establish the principle of up to 255 dwellings on the site, with “all matters reserved” until a later date, “except for means of access.”

Those behind the housing plan maintained the site was “sustainably located” with “no known constraints to its delivery for residential development”.

However, the plans were refused by Sunderland City Council’s planning and highways committee in October, 2025, in line with a recommendation from council planning officers, who referenced “significant negative issues”.

These included the plans “undermining the settlement break between the settlements of Hetton-le-Hole and East Rainton/Middle Rainton” and “undermining the green infrastructure network”, as well as concerns over “high residential density levels”, the “topography of the site” and associated impacts on “privacy, light and outlook”.

Council planners also said the proposed housing would be a “major incursion into the open countryside and green corridor”.

A Gladman Developments representative, speaking at the council’s planning and highways committee last October, asked councillors to defer a decision to allow outstanding technical matters to be addressed.

However, the plans were refused by the panel, with council planning officers stating the principle of the housing development itself was “fundamentally unacceptable.”

Under the planning system, applicants have the right to challenge a council refusal decision by lodging an appeal with the Secretary of State.

It has now been confirmed that the developer’s appeal will be decided at an inquiry, a formal procedure which is typically used for complex cases where legal issues may need to be considered.

The in-person inquiry would be led by a planning inspector and all parties would be given the opportunity to present their case, with a written decision usually made shortly after the inquiry.

The Planning Inspectorate’s website confirms the Gladman Developments Limited appeal inquiry will start on December 1.

A location for the appeal inquiry is also expected to be publicised nearer the start date