Planning policy

The LDF is the development plan for Middlesbrough, and comprises of a number of Local Development Documents (LDD).

Please use the headings below to access the required LDD or evidence base document.

The policies and proposals in the LDF are underpinned by an extensive evidence base. Please note, due to the extensive size of the evidence base, only a limited number of key documents are provided below, but others can be made available upon request.

Middlesbrough Council adopted the Middlesbrough Local Development Framework Core Strategy (LDF) in February 2008 and the Regeneration Development Plan Document (DPD) in February 2009. Since these documents were produced the economic downturn has had a significant impact on the development industry causing a significant reduction in new house building in Middlesbrough.

The Core Strategy and Regeneration DPD were prepared before the economic downturn began and the strategy and allocations contained within do not reflect the current economic circumstances. Many sites that were allocated within the Regeneration DPD are not coming forward for development as they are no longer as economically viable for the foreseeable future.

The housing elements of these LDF documents are now being reviewed. This is essential so that the town can provide an adequate supply of housing and reduce out migration. As a first step an Issues and Options report was published for consultation in May 2012 (and can be viewed below). Please note the consultation on this document has now closed.

The Council has now published its Preferred Options for the housing elements of the LDF Core Strategy and Regeneration DPD. A copy of Preferred Options document can be viewed by clicking on the link below. Copies can also be viewed at the Civic Centre and in local libraries.

The consultation period runs from the 23rd January 2013 to 7th March 2013. Consultation responses should be made by 5pm on Thursday 7th March and can be made via the Council's consultation portal, or by email to planningpolicy@middlesbrough.gov.uk or in to: Planning Policy Team, Planning Services, PO BOX 504, Ground Floor, Civic Centre, Middlesbrough, TS1 9FY.

A number of drop-in events are being held across the town during the consultation period, further details of which can be found by clicking on the link below.

If you need any further information please contact the Planning Policy Team on (01642) 729062 or via email planningpolicy@middlesbrough.gov.uk

Preferred Options

 Preferred options for consultation [5Mb]

 LDF review preferred options site plans 1 - 6a [15Mb]

 LDF review preferred options site plans 6b - 8 [6Mb]

 LDF review preferred options site plans 9a - 17 [7Mb]

 LDF review preferred options site plans 18 - 27 [8Mb]

 Response form 2013 [47kb]  Response form [72kb]

 Drop in venues [28kb]

 Preferred Options Sustainability Appraisal (SA) [17Mb]

 Preferred Options Habitats Regulations Assessment (HRA) [2Mb]

Issues and Options

 Issues Report - May [381kb] 

 LDF Review - Issues and Options Appropriate Assessment Screening Report [660kb] 

 LDF Review - Issues and Options Sustainability Appraisal [11Mb]

The Localism Act sets out how communities will be able to get more involved in planning for their areas - specifically around creating plans and policies to guide new development and in some cases granting planning permission for certain types of development.

Neighbourhood planning is about letting local communities' plan for their area. It is led by the residential and business community, and is about building neighbourhoods - not stopping growth.

Neighbourhood planning enables local communities to prepare a Neighbourhood Plan or Neighbourhood Development Order for their area, with support from the Council. These Neighbourhood Plans or Development Orders can then become part of the Council's planning framework documents, along with being a material consideration in the determination of any planning applications that are received for that neighbourhood plan area.

If you have any specific questions regarding neighbourhood planning, or if you think your local community would like to prepare a Neighbourhood Plan, please email the Planning Policy Team at planningpolicy@middlesbrough.gov.uk or telephone 01642 729062 or 729065.

Further information on Neighbourhood Planning

For further information on Neighbourhood Planning and Neighbourhood Plans, please follow the link to view the  Neighbourhood Planning Factsheet [103kb].

Neighbourhood Area and Neighbourhood Forum Application Forms

If your community wishes to prepare a Neighbourhood Plan or Neighbourhood Development Order, you will need to apply to the Council to have your area designated a Neighbourhood Area. Additionally, if your community does not have a Parish Council you will need to apply to the Council to set-up a Neighbourhood Forum. Please click on the links below to download the application forms.

 Neighbourhood Area Application Form [71kb]

 Neighbourhood Forums - Explanation and Application Form [96kb]

Submitted Neighbourhood Area and Neighbourhood Forum Applications

The Council has received the following Neighbourhood Area and Forum Applications:

 Marton West - Neighbourhood Area Application Form [178kb]

 Marton West - Neighbourhood Plan Forum [1Mb]

 Marton West - Neighbourhood Forum Application Form [116kb]

 Marton West - Aims and objectives of the proposed Neighbourhood Area and Forum [8kb]

 Marton West - Neighbourhood Plan Forum Constitution [23kb]

Public consultation on these Marton West applications runs from the 1st February to 14th March 2013. All representations on these applications need to be submitted to the Council by 5:00pm Thursday 14th March 2013. All representations can be sent via post to: Planning Policy, Planning Services, Middlesbrough Council, PO Box 504, Middlesbrough, TS1 9FY, or e-mailed to: planningpolicy@middlesbrough.gov.uk

Submitted Neighbourhood Area and Neighbourhood Forum Applications - Decisions

None.

Approved Neighbourhood Areas and Neighbourhood Forums

None.

The Core Strategy, Regeneration DPD, Proposals Map and saved Local Plan policies are available to view through the interactive Middlesbrough LDF.

Follow this link to access the interactive LDF

The Core Strategy sets out the spatial strategy and preferred planning objective for the Borough and examines the areas we need to focus on to regenerate the town. By identifying the broad locations for land use and for the amount of development for an area over a specific time period, it allows us to plan for the future of Middlesbrough.

 Adopted Core Strategy [1Mb]

The Council formally adopted the Core Strategy on 20th February 2008. A copy of the Adoption Notice, and the Inspector's Letter and Report are available to view or download below.

 Public Notice of Adoption [21kb]

 Inspection Letter [32kb]

 Final Report [126kb]

As part of the adoption procedures under the Environmental Assessment of Plans and Programmes Regulations 2004, Regulation 16 (3) and (4) requires a Statement to be produced on the adoption of any plan or programme to which the regulations apply. The regulations specify that the Statement should explain how environmental considerations have been integrated into the plan or programme; how the environmental report has been taken into account; how public consultation responses have been taken into account; why the plan or programme has been adopted rather than the other options considered; and finally; how the significant environmental effects of implementing the plan or programme will be monitored.

 Environmental Statement [16kb]

The Regeneration DPD is in conformity with the adopted Core Strategy, identifying specific sites that are proposed for development, and principal regeneration sites. These allocations cover housing, employment, mixed use, retail, leisure, and transport uses. In addition, it sets out the site-specific policies that will be used in the determination of planning applications.

 Regeneration DPD [1Mb]

The Council formally adopted the Regeneration DPD on 25th February 2009. A copy of the Adoption Notice, and the Inspector's Letter and Report are available to view or download below.

 Adoption Notice [27kb]

 Inspectors Letter [32kb]

 Report [144kb]

As part of the adoption procedures under the Environmental Assessment of Plans and Programmes Regulations 2004, Regulation 16 (3) and (4) requires a Statement to be produced on the adoption of any plan or programme to which the regulations apply. The regulations specify that the Statement should explain how environmental considerations have been integrated into the plan or programme; how the environmental report has been taken into account; how public consultation responses have been taken into account; why the plan or programme has been adopted rather than the other options considered; and finally; how the significant environmental effects of implementing the plan or programme will be monitored.

 Environmental Statement [15kb]

The Environment DPD will identify site specific allocations relating to the built and natural environment. It will identify land for open space, sport, recreation, and nature conservation. The document must be in conformity with the Core Strategy.

As part of the preparation of the Environment DPD, the Council is intending to undertake a Sustainability Appraisal (SA) including Strategic Environmental Assessment (SEA). This will build on the SA work previously undertaken for the LDF which can be viewed on the consultation website. Under the previous SA process, a set of objectives were developed in consultation with stakeholders. These objectives will be used to assess the acceptability of LDF policies on environmental, social and economic grounds.

Adoption - September 2011

The five Tees Valley local authorities (Darlington, Hartlepool, Middlesbrough, Redcar and Cleveland and Stockton-on-Tees) have prepared joint Development Plan Documents (DPDs) to set out planning policies and site allocations on minerals and waste developments until 2026.

The Minerals and Waste Core Strategy DPD contains the long-term spatial vision and strategic policies needed to achieve the key objectives for minerals and waste developments in the Tees Valley. The Minerals and Waste Policies and Sites DPD conforms with the Core Strategy and identifies specific sites for future minerals and waste development, setting out a limited range of policies which will be used to assess minerals and waste planning applications.

The Council formally adopted the Tees Valley Joint Minerals and Waste Core Strategy and Policies and Sites DPDs as part of its Local Development Framework (LDF) on 15 September 2011.

A copy of both DPDs; the Inspector's Letter and Report; the Notice of Adoption; and Addendum to the LDF Proposals Map are available to view or download below.

 Tees Valley Joint Minerals and Waste Core Strategy DPD [7Mb]

 Tees Valley Joint Minerals and Waste Policies and Sites DPD [11Mb]
 Inspector's Letter [34kb]

 Inspector's Report [112kb]

 Proposals Map Addendum (September 2011) [7kb]
As part of the adoption procedures under the Environmental Assessment of Plans and Programmes Regulations 2004 (Regulation 16), the Sustainability Appraisal Environmental Report has also been made available to view or download below.

 Sustainability Appraisal Environmental Report [3Mb]

Adoption of Middlesbrough's Urban Design Supplementary Planning Document (SPD)

Middlesbrough Council formally adopted its Urban Design SPD on 24 January 2013. The Urban Design SPD provides design guidance for all development across the town. The document sets out the design standards the Council requires to ensure improvements to the quality of development continues, whilst also promoting innovation and creativity. The SPD also seeks to encourage and help all parties from householders to large-scale developers achieve a higher standard of design in their planning proposals.

A copy of the newly adopted SPD can be downloaded by clicking on the pdf document below: 

Any person who feels aggrieved by the decision of the Council to adopt this Urban Design SPD may apply to the High Court for permission to apply for judicial review of the decision to adopt this document. Any such application must be made promptly and in any event not later than 3 months after the date on which the Urban Design SPD was adopted.

The Statutory Notice of Adoption is also available for download below: 

Western Gateway (Cannon Park) consultation

A draft supplementary planning document (SPD) has now been produced for Western Gateway, (Cannon Park.) The area covered by the Interim Planning Guidance (2008) has been extended to include the redevelopment of the Sainsbury site at Wilson Street, the combined area being referred to as the Western Gateway. The purpose of the draft SPD is to guide and promote the redevelopment of the area as a town centre extension in line with the adopted planning policies for the area. The SPD will form a part of the Local Development Framework once adopted by the Council.

The consultation period runs from 5th April 2012 until 18th May 2012. Further details and a copy of the draft SPD can be found via the link below: 

Western Gateway (Cannon Park) consultation

Nunthorpe Design Statement SPD Consultation

ADOPTED SEPTEMBER 2011

In 2009 the residents of Nunthorpe expressed concern over what they felt was the gradual erosion of the character of the local area. It was therefore decided that a Design Statement would be produced for the area. This document aims to ensure that future development within Nunthorpe will take account of the key features that characterise the area. It aims to manage and not prevent further change within Nunthorpe in order to maintain the distinctiveness that the residents have become proud of.

The Nunthorpe Design Statement provides the opportunity to recognise what is special about Nunthorpe and identify ways of protecting its special character. The preparation of the draft document has been a joint process with local Councillors and residents. This has provided the community with the opportunity to influence the contents.

The design statement is aimed at those involved in all stages of development:

• Residents, architects, builders and developers wishing to do anything from making minor alterations to existing properties to building new housing developments;
• Community and Parish Councils, independent resident groups and individual residents for the purpose of commenting on planning applications within Nunthorpe; and,
• Middlesbrough Council Planning Officers and Planning Committee as a material consideration in the determination of planning applications received for Nunthorpe.

The design statement provides guidance for changes that require planning permission and as such will be a material consideration within the planning application process. In addition however, it also provides advisory statements that those making incremental changes within permitted development rights will hopefully consider. These statements are purely aspirational and aim to raise general awareness of the special characteristics of Nunthorpe.

In order to best address the qualities and characteristics that define Nunthorpe, and allow future developers and home owners to ensure that they add value, the document is split in to eight topics. These topics have been drawn from best practice guidance. Each topic area has a descriptive element, followed by a number of 'design guidelines' that give direction on the interpretation of existing local and national planning policies for the Nunthorpe area.

The Council adopted the Nunthorpe Design Statement as an SPD on 19th September. This will mean that it is part of the Council's suite of LDF documents, and therefore a material consideration for planning applications within the ward of Nunthorpe. As an SPD, the Design Statement must be consistent with current local and national policies and cannot introduce new policies of its own.

In the mean time you can view the document below, or if you have any questions please contact

Planning Policy
Middlesbrough Council
Civic Centre
Middlesbrough
PO Box 504
TS1 9FY

Telephone: (01642) 729065
E-mail: planningpolicy@middlesbrough.gov.uk

Land adjacent Middlesbrough Teaching & Learning Centre Development Brief SPD

The Council formally adopted the Land adjacent Middlesbrough Teaching & Learning Centre Development Brief SPD on 19 January 2011.

A copy of the SPD, which sets out the main planning requirements that development proposals will be expected to meet, and the Consultation Statement are available to download below.

Copies of the SPD are also available from Planning Services, Ground Floor Civic Centre; and a copy can be viewed in Thorntree and Berwick Hills libraries.

Affordable Housing SPD

The Council formally adopted the Affordable Housing SPD on 22 September 2010.

A copy of the SPD, which provides guidance on the provision of affordable housing through the planning system, and the Consultation Statement are available to download below.

	Affordable Housing SPD [157kb]
	Consultation Statement [92kb]

Copies of the SPD are also available from Planning Services, Ground Floor Civic Centre; and a copy can be viewed in Middlesbrough libraries. 

Land adjacent to Hemlington Hall Primary School Development Brief SPD

The Council formally adopted the Land adjacent to Hemlington Hall Primary School Development Brief SPD on 9 September 2010.

A copy of the SPD, which sets out the main planning requirements that development proposals will be expected to meet, and Consultation Statement are available to download below.

 Land adjacent to Hemlington Hall Primary School Development Brief SPD [770kb]

 Consultation Statement [104kb]

Copies of the SPD are also available from Planning Services, Ground Floor Civic Centre; and a copy can be viewed in Hemlington library.

Land off Trimdon Avenue Development Brief SPD

The Council formally adopted the Land off Trimdon Avenue Development Brief SPD on 9 September 2010.

A copy of the SPD, which sets out the main planning requirements that development proposals will be expected to meet, and Consultation Statement are available to download below.

 Land off Trimdon Avenue Development Brief SPD [817kb]

 Consultation Statement [101kb]

Copies of the SPD are also available from Planning Services, Ground Floor Civic Centre; and a copy can be viewed in Acklam library.

Swedish Mission Field Development Brief SPD

The Council formally adopted the Swedish Mission Field SPD on 26 May 2010.

 Notice of Swedish Mission Field SPD Adoption [10kb]

A copy of the SPD, which sets out the main planning requirements that development proposals will be expected to meet, and Consultation Statement are available to download below.

 Swedish Mission Field SPD [2Mb]

 Consultation Statement [108kb]

Copies of the SPD are also available from Planning Services, Ground Floor Civic Centre; and a copy can be viewed in Acklam library.

Grove Hill SPD

The Grove Hill Area Regeneration Framework was adopted as an SPD in March 2010. Follow the link to view the  Grove Hill SPD [1Mb].

The SCI is one of a series of Local Development Framework (LDF) documents Councils need to prepare under the Planning and Compulsory Purchase Act 2004. The SCI sets out the Council's policy for involving the community in the preparation of local development plan documents and in the consideration of planning applications.

Middlesbrough Council adopted its first SCI in December 2005. Following amendments in 2008 and 2009 to the Town and Country Planning (Local Development) (England) Regulations 2004, a review of the above SCI was required. This review has now been completed and the Council adopted the revised SCI on 7 April 2010.

Copies of the newly adopted SCI are available to view or download below.

 Statement of Community Involvement Adoption [128kb]

 Statement of Community Involvement - Consultation Statement [160kb]

Copies of both documents are also available of inspection at Middlesbrough's Civic Centre and the town's public libraries.

Any person who feels aggrieved by the decision of the Council to adopt its SCI may apply to the High Court for permission to apply for judicial review of the decision to adopt the statement. Any such application must be made promptly and in any event not later than 3 months after the date on which the SCI was adopted.

The Statutory Notice of Adoption is available for download below.  

 The Statutory Notice of Adoption [21kb]

Further information can be obtained from:

Planning Policy
Middlesbrough Council
PO Box 504
Civic Centre
Middlesbrough
TS1 9FY

Telephone: (01642) 729065
Email: planningpolicy@middlesbrough.gov.uk  

The seventh Annual Monitoring Report (AMR) on the Middlesbrough Local Development Framework (LDF) was submitted to the Secretary of State on 31 December 2011 and covers the period from 1 April 2010 to 31 March 2011.

The purpose of the AMR is to assess:

1. progress on the preparation of the LDF; and
2. the effectiveness of LDF and saved Middlesbrough Local Plan policies.

The assessment under (i) above will be used to inform the need to amend the Local Development Scheme, for example if targets are not being achieved. The assessment under (ii) above will inform the need to adjust or replace policies that are not working as intended and/or to ensure they reflect changes in national or regional policy.

  Annual Monitoring Report 2010/11 [190kb]

Middlesbrough Strategic Housing Land Availability Assessment (2012)

The Strategic Housing Land Availability Assessment (SHLAA) identifies sites with potential for housing over the next 15 years, which is a requirement of the National Planning Policy Framework. Whilst the SHLAA will help inform the upcoming review of the Local Development Framework (LDF), the inclusion of a site in the SHLAA does not in any way imply that the Council would subsequently support the allocation of a site in the LDF or would grant planning permission.

The SHLAA was approved on 10 May 2012. Copies of the SHLAA can be downloaded using the below links.

 SHLAA Final Report and Appendices A to C [263kb]

 SHLAA Appendix D: Site Location Plan [1Mb]

 SHLAA Appendix E: Site Assessments [1Mb]

 SHLAA Appendix F: Site Plans 1-25 [14Mb]

 SHLAA Appendix F: Site Plans 26-50 [10Mb]

 SHLAA Appendix F: Site Plans 51-75 [10Mb]

 SHLAA Appendix F: Site Plans 76-99 [6Mb]

 SHLAA Appendix F: Site Plans 101-125 [9Mb]

 SHLAA Appendix F: Site Plans 126-150 [10Mb]

 SHLAA Appendix F: Site Plans 151-173 [8Mb]

 SHLAA Appendix G: Summary of Consultation Responses [243kb]

N.B. In order to view the document on-line it has been necessary to break the draft SHLAA down into a number of component parts, due to its large size.

Further information can be obtained from:

Planning Policy
Middlesbrough Council
P.O. Box 504
Civic Centre
Middlesbrough
TS1 9FY

Email: planningpolicy@middlesbrough.gov.uk

Telephone: (01642) 729066

The 2012 Tees Valley Strategic Housing Market Assessment (SHMA) covers the Boroughs of Hartlepool, Middlesbrough, Redcar and Cleveland, and Stockton on Tees.

The SHMA provides an evidence base on the Tees Valley housing markets which will help inform housing policies to be included in Local Development Frameworks (LDFs).

Follow this link to view the SHMA  SHMA [1Mb]

The 2007 Tees Valley Strategic Flood Risk Assessment (SFRA) is intended to guide development decisions and meet the requirements of the Planning Policy Statement (PPS) 25: Flooding. 

Follow this link to view the  SFRA including maps [1Mb].

A Strategic Flood Risk Assessment (SFRA) was published in 2007. Since the SFRA was published revised government guidance, including the Pitt Review, Planning Policy Statement (PPS) 25 and the Flood Risk Regulations (2009) has highlighted the importance of taking account of surface water flooding.

A partial update of the SFRA has, therefore, been carried out as a Strategic Surface Water Flooding Study. The Study identifies candidate Critical Drainage Areas. Along with an investigation into surface water flooding, a new set of fluvial and tidal Flood Zone maps have been produced.

Follow the link to view the  Strategic Surface Water Flooding Study including maps [17Mb].

The 2006 Retail Study updated the previous study, undertaken in September 2001, with the key focus being to provide important information that would underpin future Local Development Framework (LDF) policy. It:

• considered guidance on retail policies to be included in the LDF
• considered guidance on the retail hierarchy of centres and the order of centres within the retail hierarchy
• identified any quantitative and qualitative need for new development
• considered guidance on potential locations for any retail development
• identified potential regeneration benefits of any retail development; and
• provided guidance on the potential to expand the town centre.

The study is available to view by following the link  Middlesbrough Retail Study [1Mb]

The 2004 Review of Retailing in Middlesbrough Town Centre provided policy recommendations to ensure the status and vitality and viability of the shopping centre would be maintained and enhanced.

The review and appendices are available to view or download below.

 Review of Retail Policy in the Town Centre [700kb] 

 Appendix A [673kb] 

 Appendix B [233kb] 

 Appendix C [253kb]

 Appendix D [1Mb] 

 Appendix E [47kb]

 Local Development Order [1Mb]