# Ronbar North, 2 Crowther Road, Washington

- **Decision:** allowed, 10 September 2026
- **Decided by:** Planning Inspector: L Clark
- **Authority:** Sunderland (North East)
- **Appeal reference:** 6010644
- **Application reference:** 25/02487/FUL
- **Procedure:** written-representations
- **Development:** Change of use of B8 storage building to E(d) indoor padel courts in Key Employment Area
- **Site context:** inside-settlement
- **Green Belt:** no
- **Framework applied:** August 2026 NPPF
- **Determinative policies:** s38(6)
- **Development plan policies:** Sunderland Core Strategy and Development Plan 2015-2033 EG2, ST3
- **Main issues:** safeguarding employment land
- **Tags:** tier-2, employment-land-loss, marketing-period, parties-consulted-on-2026-framework, limited-nppf-engagement

## Summary
Padel courts in a surplus ancillary storage building on a Key Employment Area estate. Allowed as a departure from the plan. Only the 24-month marketing criterion of the release policy was failed, and the benefits "significantly outweigh" that conflict (DL ¶26). No Framework policy is cited on the merits, although the parties were consulted on the 2026 version (DL ¶3).

## What made the difference
The building's functional tie to the adjoining factory made third-party B-use impractical. Insisting on more marketing would defeat the policy's aim of avoiding "long-term protection of employment land where there is no reasonable prospect" (DL ¶23).

## Policy findings
- **EG2 (Sunderland CSDP): conflict.** criteria 2.i-iii met (surplus ancillary building, unsuitable for third-party B use, no harm to KEA) but 2.iv 24-month marketing not met (marketed since Oct 2025) (DL 9-20)
- **HC1: benefit.** 10-12 FTE jobs, health/wellbeing leisure use; benefits "significantly outweigh" the conflict (DL 25-26); no Framework policy cited — code mapped by harvester

## Key facts
- 2022 building ancillary to adjoining manufacturer; owner bought larger Ronbar South for expansion (DL 10-11)
- Marketing feedback — restricted loading, no yard or office; only about 11 months marketed against 24 required (DL 13, 19)
- Filebase House appeal 6006595 (Primary Employment Area) distinguished (DL 27)

## Sources
- https://appeal-planning-decision.service.gov.uk/comment-planning-appeal/appeals/6010644
- https://appeal-planning-decision.service.gov.uk/published-document/69206315-2ee4-4d99-ab95-6c55298ca13d

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Source: https://planningdistilled.org/research/england/nppf-navigator/decisions/PINS-6010644.html

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