Commercial Unit on Hartlepool Headland Hits the Market After Planning Refusal Upheld on Appeal

21 Northgate in Hartlepool has been placed back on the market for sale with its commercial use set in stone by a failed planning appeal

A Sale Born Out of Refusal: Inside the Planning Battle Over a Headland Commercial Unit that's left its owner having to place the Property back on the Market...

8th Jan 2026

A ground-floor commercial unit located on the Headland area of Hartlepool has been placed back on the market, following a failed attempt by its owner to secure planning permission for redevelopment. The property, according to documents from its sales agent Collier Estates is currently advertised for sale for £70,000 & comprises a well-presented retail unit extending to approximately 55.74 square metres. Until recently, the unit operated as a hair and beauty salon occupying a prominent position on what remains one of the Headland’s most active shopping streets.

A Refusal That Stood—Despite Nearby Similar Developments..

According to reports, the owner had sought planning consent for a change of use of the commercial property into a one bedroom ground floor flat which, in their view, mirrored several similar developments already approved within the immediate vicinity.

The application, submitted by Mr Thomas Cawley, stated the property had been vacant for more than a year, with the proposals "bringing a more efficient use" of the building. Those comparisons formed the backbone of the applicant’s argument: that refusal would be inconsistent and unreasonable given the established character of nearby properties.

However, Hartlepool Borough Council looked upon the plans unfavourably, ruling that it would "lead to the unjustified loss of a commercial unit within a designated local centre, where such uses are protected." with Council Planning Officials adding that no evidence had been put forward to outweigh this. The matter was escalated to the Planning Inspectorate, where the appellant again relied on the existence of comparable developments nearby. However, despite this, in December 2025, the governments Planning Inspector upheld the council’s decision, effectively closing the door on the proposed development.

Sale Follows Failed Appeal

With no planning permission forthcoming and no realistic prospect of a revised scheme succeeding, its claimed the owner has now opted to dispose of the asset.

The sales brochure, prepared by Collier Estates, makes no reference to the failed appeal, instead focusing on the unit’s current presentation, location, and potential for continued retail use. It highlights proximity to the Headland promenade, Town Square gardens, and local amenities, presenting the property as a “chain free” opportunity in a popular retail location.

Wider Questions About Planning Consistency by Hartlepool Borough Council

There's been much debate over the consistency of planning decisions made by the local council which in 2023 was declared an authority with no public confidence.

This case is likely to reignite local debate about perceived inconsistencies in planning decisions—particularly where long-established streets contain a patchwork of uses approved over many years under differing policy frameworks.

While planning officials and inspectors will argue that policy evolves and that cumulative impacts must be assessed, applicants and residents alike often struggle to understand why one proposal succeeds while another, seemingly similar, fails.

What's clear is that, in this instance, the refusal has had a tangible commercial consequence. A property that might otherwise have been redeveloped is now being sold in its existing form, its future constrained by a planning decision that survived the highest level of appeal available to the owner.