Planning Permission in Middlesbrough
Unitary Authority in North East · Last updated April 2026
Middlesbrough is a unitary authority in the Tees Valley, North East England, covering the town and surrounding areas including Acklam, Linthorpe, Nunthorpe, and Marton. The council handles planning applications for most of the borough, though the Middlesbrough Development Corporation (MDC), established on 1 June 2023, acts as the local planning authority for the town centre and Middlehaven regeneration area.
The current development plan comprises the Core Strategy (adopted February 2008), Regeneration DPD (2009), and Housing Local Plan (adopted November 2014). A new Local Plan 2022–2041 was submitted for examination in September 2025 and is currently being examined by an independent inspector, representing a significant update to planning policy across the borough.
Middlesbrough has 8 conservation areas and 125 listed buildings, including Acklam Hall (Grade I, built 1680-1683) and the iconic Tees Transporter Bridge (Grade II*, built 1911). Albert Park is a Grade II registered historic park and garden. The borough does not have Green Belt but protects open land through a Green Wedge policy. Major regeneration is transforming the town centre, with the Boho Zone digital quarter, Centre Square offices, and Middlehaven waterfront (up to 3,400 homes) creating thousands of new jobs and homes.
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What can I build in Middlesbrough?
| Project type | Likely permitted development | May need planning permission | Likely needs planning permission |
|---|---|---|---|
| Rear extension (single storey) | Most of Middlesbrough outside protected zones | Properties near boundaries | Conservation areas (8), Article 4 zones (3), listed buildings |
| Rear extension (two storey) | Most of Middlesbrough outside protected zones, if within 3m limit | Check distance to boundary ≥7m | Conservation areas (8), Article 4 zones (3), listed buildings |
| Side extension | Detached houses outside protected zones | Semi-detached properties (half-width rule) | Conservation areas (8), Article 4 zones (3), listed buildings |
| Loft conversion (dormer) | Houses outside conservation areas and Article 4 zones | Properties on prominent corners or in Article 4 areas (HMO borough-wide (excluding MDC area), Linthorpe Conservation Area) | Conservation areas (e.g. Acklam Hall, Albert Park and Linthorpe Road, Linthorpe), listed buildings, flats |
| Loft conversion (Velux/rooflight) | Most of Middlesbrough | Front-facing rooflights in conservation areas | Listed buildings, Article 4 areas |
| Outbuilding / garden office | Most of Middlesbrough outside protected zones, if within size/height limits | Large outbuildings covering >50% of garden | Conservation areas (side or front), listed buildings |
| Porch | Most properties if within 3m² and 3m height | Properties in Article 4 areas or near highway boundary | Conservation areas with restrictions, listed buildings |
| Solar panels | Most properties (roof-mounted) | Panels protruding beyond roofline | Listed buildings, conservation areas (if visible from road) |
| Driveway / hard standing | If using permeable surfacing | Non-permeable surfacing over 5m² | Conservation areas with specific restrictions |
| Garage conversion | Most of Middlesbrough (internal works) | If changing external appearance significantly | Listed buildings |
This is general guidance based on Middlesbrough's planning constraints. Your specific property may differ — use our free PD checker to get a result tailored to your address.
Permitted development in Middlesbrough
Permitted development rights in Middlesbrough are broadly in line with national standards under the General Permitted Development Order. However, an Article 4 direction for HMOs came into force on 8 February 2025, removing permitted development rights for C3 to C4 conversions across the borough (except within the MDC area). The Linthorpe Conservation Area has an Article 4(2) direction since 2010 removing PD rights for front-facing alterations including window and door replacement. Within conservation areas generally, additional restrictions apply to demolition, cladding, satellite dishes, and roof alterations. Middlesbrough does not charge CIL; developer contributions are secured through Section 106 agreements.
What Middlesbrough expects from your project
The council's Urban Design SPD (adopted January 2013) sets out design standards for all development in the borough. Area-specific guidance includes the Nunthorpe Design Statement SPD (2011), the Stainsby Country Park Masterplan Design Code (2022), and the Brackenhoe Design and Development Guidance (2018). The MDC has its own Design Code covering the town centre and Middlehaven. Key regeneration sites include the Boho Zone digital quarter (home to Boho X, a 60,000 sq ft Grade A office building), Crown Square (£200m mixed-use), and Middlehaven waterfront (up to 3,400 homes). Teesside University has invested over £280 million in its campus, including the £40 million Digital Life building completed in 2025.
Local Plan: Middlesbrough Local Plan 2015–2035
Middlesbrough Council adopted its Local Plan in April 2022. The urban unitary authority is the principal centre for the Tees Valley, with major regeneration underway at Centre Square, the Boho Zone digital economy district and the South Tees Development Corporation area (the former steelworks). The plan works within the Tees Valley Combined Authority spatial framework.
Emerging / replacement plan
The Middlesbrough Local Plan was recently adopted. The council will monitor delivery through annual monitoring reports within the Tees Valley Combined Authority framework.
78.4% approval rate
Middlesbrough's planning approval rate is below the national average of 86.9%. If your project needs planning permission, consider pre-application advice before submitting — it significantly reduces refusal risk.
Conservation areas in Middlesbrough
8 designated conservation areas
Middlesbrough has 8 conservation areas covering diverse heritage settings from the Victorian suburb of Linthorpe to the rural villages of Stainton and Thornton. The Historic Quarter includes some of the town's earliest surviving buildings. Albert Park, opened in 1868 and designed by William Barratt, is a Grade II registered historic park and garden. The council maintains a Local List of 91 buildings of special local architectural or historic interest alongside statutory listed buildings. Conservation area appraisals are available on the council website. The Stainton and Thornton Neighbourhood Plan, adopted in May 2022, includes additional heritage and design policies for that area.
Article 4 directions in Middlesbrough
3 Article 4 direction areas
Listed buildings in Middlesbrough
There are 125 listed buildings in Middlesbrough. If your property is listed, permitted development rights are significantly restricted. Most external and many internal alterations will require listed building consent, which is separate from planning permission. Always check with Middlesbrough's conservation team before starting any work on a listed property.
Planning application statistics
Year ending September 2025 | Source: MHCLG planning application statistics
Middlesbrough received 335 planning applications and decided 319 in the year ending September 2025. The approval rate of 78.4% is below the national average of 86.9%. Major applications are expected to be decided within 13 weeks, while householder and other non-major applications have an 8-week target. The “in time” figures include decisions made within agreed extensions of time.
Middlesbrough's planning service processes around 335 applications per year, with a 78.4% approval rate (below the national average of 86.9%) and strong performance on speed: 92.3% of major applications and 94.9% of householder applications determined within target timeframes. The borough's Housing Delivery Test score of 235% significantly exceeds the national requirement, reflecting substantial housebuilding activity. With 1,618 homes delivered against a requirement of 689, there is no presumption in favour of sustainable development or requirement for buffer sites. Three neighbourhood plans are made: Marton West (October 2021), Stainton and Thornton (May 2022), and Coulby Newham (progressing through referendum). Nunthorpe and Gresham neighbourhood plans are in preparation. Middlesbrough is part of the Tees Valley Combined Authority, which coordinates strategic planning across Darlington, Hartlepool, Middlesbrough, Redcar and Cleveland, and Stockton-on-Tees.
If your project complies with permitted development rules, you don't need to worry about approval rates — a Lawful Development Certificate is a factual assessment, not a judgment call.
Recent planning applications in Middlesbrough
Browse what's been approved near you
Seeing what similar projects have been approved near your property can help you understand what Middlesbrough expects in terms of scale, materials, and design. It's also useful for gauging how quickly the council processes applications.
Search planning applications on Middlesbrough's portal →Data from MHCLG planning application register. Search for householder applications (H01/H02) to see extensions and loft conversions in your area.
Housing delivery in Middlesbrough
Housing Delivery Test 2023 measurement | Source: MHCLG
Middlesbrough delivered 1,618 homes against a requirement of 689 over the three-year measurement period, giving a Housing Delivery Test score of 235%. This is above the 95% threshold, which means there are no government-imposed consequences for housing under-delivery. Planning applications in Middlesbrough are assessed on their own merits under standard planning policies.
Lawful Development Certificates in Middlesbrough
A Lawful Development Certificate (LDC) is formal confirmation from Middlesbrough that your project is lawful under permitted development rules. It is not legally required before you build, but it is the only official document that proves your project did not need planning permission. Most solicitors will ask for one when you come to sell, remortgage, or insure your property.
Middlesbrough decided 178 householder applications in the year ending september 2025. Their 8-week performance of 94.9% is above the national average of 93%, which suggests LDC applications are likely to be processed on time. LDC applications follow the same 8-week statutory determination period as householder planning applications.
How to apply for an LDC in Middlesbrough
You can apply for a Lawful Development Certificate through the Planning Portal or directly through Middlesbrough's website. You will need to submit:
- A completed application form (available on the Planning Portal)
- A site location plan at 1:1250 or 1:2500 scale
- Existing and proposed floor plans and elevations
- A written description of the proposed works and how they comply with the GPDO 2015
- The application fee of £258
Middlesbrough must issue a decision within 8 weeks. If the application is approved, the certificate is a permanent legal record that the development is lawful. If refused, you can appeal to the Planning Inspectorate or amend your project and reapply.
Need help preparing your LDC application?
Our Permitted Development Certificate Report gives you a full PD eligibility assessment, property constraints check, and application checklist tailored to your address and project — so you can apply with confidence.
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Approval rates, decision patterns, Article 4 directions, fees & timelines, and council-specific tips for Middlesbrough.
Pre-application advice in Middlesbrough
Middlesbrough offers a pre-application advice service. The fee for householder pre-app advice is Householder written advice: £110. Site visit (if requested): £110. Additional meeting/written advice: £210. Minor developments: £535 (written), £160 (site visit), £160 (meeting). Major developments: £1,925. Strategic developments: £2,670 (fees from April 2025).. You can typically expect a response within 8 to 13 weeks.
Pre-app advice is worth paying for if your project is borderline, your property is in a conservation area, or your home is a listed building.
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Check your PD rights now →Pre-application advice is encouraged by the council to get in-depth guidance specific to your scheme. Officers do not provide substantive pre-application advice over the telephone. Payment can be made by phone on 01642 729377. Applications within the Middlesbrough Development Corporation area are determined by the MDC, not the council.
Planning fees and timelines in Middlesbrough
| Application type | Fee | Typical timeline |
|---|---|---|
| Householder planning application | £528 | Single dwelling alterations or extensions (national fee from April 2025) |
| Lawful Development Certificate (proposed) | £264 | Confirm proposed works are permitted development |
| Lawful Development Certificate (existing) | £298 | Confirm existing works were lawful |
| Listed building consent | £0 | No fee for listed building consent applications |
| Prior approval (larger home extension) | £120 | Single-storey rear extensions beyond PD limits |
| Discharge of conditions (householder) | £145 | Per request to discharge conditions |
| Non-material amendment (householder) | £44 | Minor changes to approved plans |
| Pre-application advice (householder) | £110 | Written advice on proposed development |
Fees are set nationally and correct as of April 2026. Pre-application fees are set by Middlesbrough and may change. Building regulations fees are separate — see the building control section below.
Building regulations in Middlesbrough
Building regulations approval is separate from planning permission. Most extensions, loft conversions, and structural alterations need building regs approval even if they don't need planning permission.
Building control in Middlesbrough is provided by Middlesbrough Building Control (in-house LABC service). Middlesbrough Council provides an in-house Local Authority Building Control (LABC) service. You can also use a private Registered Building Control Approver. Site inspections can be booked by emailing buildingcontrol@middlesbrough.gov.uk or using the LABC app. Inspections must be booked by 4pm the day before. You can also use a private approved inspector instead of the council's service.
Building control contact
Fees depend on the type and scale of work. Contact the team for a quote. Services include Full Plans, Building Notices, Regularisation, and Demolition Notices.
Middlesbrough planning department
Your building project checklist for Middlesbrough
- Check if your property is in a conservation area — Middlesbrough has 8 conservation areas. Use our free checker or see the list above.
- Check for Article 4 directions at your address — Middlesbrough has 3 Article 4 areas. Check your address.
- Check if your property is listed — search the Historic England list.
- Use our free PD checker to see if your project qualifies as permitted development — Check now.
- Consider a Lawful Development Certificate if PD applies — it protects you when selling. Learn more about LDCs or get your PD Certificate Report.
- Consider pre-application advice if planning permission is needed — see the pre-application section above.
- Check building regulations — most extensions and loft conversions need building regs approval even if they don't need planning permission.
- Check Party Wall Act obligations if building near a boundary — read our Party Wall guide or use our free Party Wall tool.
- Notify your home insurer about planned building work.
- Get at least 3 quotes from builders and check their credentials.
Nearby planning authorities
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