Planning Permission in Redcar and Cleveland
Unitary Authority in North East · Last updated April 2026
Redcar and Cleveland is a unitary authority in the Tees Valley, covering the coastal towns of Redcar, Saltburn-by-the-Sea, and Marske, the market town of Guisborough, and rural areas extending into the fringes of the North York Moors. The southern and eastern parts of the borough fall within the North York Moors National Park, which is a separate planning authority with its own Local Plan.
The Redcar and Cleveland Local Plan was adopted in May 2018, covering the period 2015–2032. A new Local Plan is being prepared, with a Call for Sites consultation held in spring 2025. The South Tees Development Corporation (STDC), the first mayoral development corporation outside London, holds planning powers for the 4,500-acre Teesworks site (formerly SSI steelworks), one of Europe's largest brownfield regeneration projects.
The borough has 17 conservation areas and 526 listed buildings (14 Grade I), including the outstanding heritage ensemble at Kirkleatham with Sir William Turner's Hospital and the Turner Mausoleum. The North Yorkshire and Cleveland Heritage Coast runs along the borough's coastline, and the Cleveland Way national trail passes through the area. Pre-application advice for householder proposals is free of charge.
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What can I build in Redcar and Cleveland?
| Project type | Likely permitted development | May need planning permission | Likely needs planning permission |
|---|---|---|---|
| Rear extension (single storey) | Most of Redcar and Cleveland outside protected zones | Properties near boundaries | Conservation areas (17), Article 4 zones (2), listed buildings |
| Rear extension (two storey) | Most of Redcar and Cleveland outside protected zones, if within 3m limit | Check distance to boundary ≥7m | Conservation areas (17), Article 4 zones (2), listed buildings |
| Side extension | Detached houses outside protected zones | Semi-detached properties (half-width rule) | Conservation areas (17), Article 4 zones (2), listed buildings |
| Loft conversion (dormer) | Houses outside conservation areas and Article 4 zones | Properties on prominent corners or in Article 4 areas (Saltburn Conservation Area, Coatham HMO (proposed)) | Conservation areas (e.g. Upleatham, Wilton, Skinningrove), listed buildings, flats |
| Loft conversion (Velux/rooflight) | Most of Redcar and Cleveland outside conservation areas | Front-facing rooflights in conservation areas | Listed buildings, Article 4 areas |
| Outbuilding / garden office | Most of Redcar and Cleveland 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 Redcar and Cleveland (internal works) | If changing external appearance significantly | Listed buildings |
This is general guidance based on Redcar and Cleveland's planning constraints. Your specific property may differ — use our free PD checker to get a result tailored to your address.
Permitted development in Redcar and Cleveland
Permitted development rights in Redcar and Cleveland broadly follow national standards under the General Permitted Development Order. The most significant restriction is the Saltburn Conservation Area Article 4 direction, in force since 10 September 2021, which removes PD rights for most external alterations including windows, porches, re-roofing, and painting. A Local Development Order accompanies this, granting automatic permission for works meeting sympathetic design standards. A proposed Article 4 direction for HMO conversions in Coatham is expected to come into force in October 2026. The council does not charge CIL; developer contributions are secured through Section 106 agreements via the Developer Contributions SPD.
What Redcar and Cleveland expects from your project
Design guidance is provided through several adopted SPDs including the Design of Residential Areas SPD (2011), Residential Extensions and Alterations SPD, Urban Design Guidelines SPD (2006), and the Greater Eston Design Code SPD. The South Tees Area SPD (2018) guides development on the Teesworks site. The Saltburn Conservation Area Management Plan SPD sets detailed design standards for this important Victorian resort. Saltburn's planned grid layout, distinctive valley gardens, and cliff tramway create a unique setting. The Skelton and Brotton Neighbourhood Development Plan has been made and includes design policies for that area, with an accompanying SPD adopted.
Local Plan: Redcar and Cleveland Local Plan
The Local Plan was adopted in May 2018 and covers the plan period to 2032. It applies to the borough outside of the North York Moors National Park area. The development plan also includes the Tees Valley Joint Minerals and Waste Development Plan Documents, adopted jointly by the five Tees Valley local authorities.
Emerging / replacement plan
A new Local Plan is being prepared to replace the 2018 plan. A Call for Sites consultation ran from 7 April to 2 June 2025, marking the first formal step in the plan preparation process.
96.8% approval rate
Redcar and Cleveland approves 96.8% of planning applications, above the national average of 86.9%. Well-designed residential applications in this area tend to have a good chance of success.
Conservation areas in Redcar and Cleveland
17 designated conservation areas
Redcar and Cleveland has 17 conservation areas ranging from the Victorian planned resort of Saltburn-by-the-Sea to the medieval market town of Guisborough and rural villages like Upleatham and Liverton. Kirkleatham contains an outstanding heritage ensemble including Sir William Turner's Hospital (Grade I), the Turner Mausoleum, and the Church of St Cuthbert. Conservation area appraisals have been completed for 15 of the 17 areas, with Saltburn's updated in 2019. Two conservation areas (Hutton Lowcross and Staithes) fall within the North York Moors National Park Authority's jurisdiction. The council maintains a Local List of buildings of special local interest alongside statutory listed buildings.
Article 4 directions in Redcar and Cleveland
2 Article 4 direction areas
Listed buildings in Redcar and Cleveland
There are 526 listed buildings in Redcar and Cleveland. 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 Redcar and Cleveland's conservation team before starting any work on a listed property.
Planning application statistics
Year ending September 2025 | Source: MHCLG planning application statistics
Redcar and Cleveland received 483 planning applications and decided 440 in the year ending September 2025. The approval rate of 96.8% is above 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.
Redcar and Cleveland's planning service processes around 483 applications per year, with a notably high 96.8% approval rate, well above the national average. Performance on speed is strong for major applications (97.1% on time), though householder applications at 89.8% are slightly below the national average. The borough's Housing Delivery Test score of 645% is exceptionally high, with 1,325 homes delivered against a requirement of only 205, reflecting significant housebuilding activity. Despite being one of 20 government CIL pilot councils in 2011, the council decided not to adopt CIL after viability analysis, relying instead on Section 106 agreements.
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 Redcar and Cleveland
Browse what's been approved near you
Seeing what similar projects have been approved near your property can help you understand what Redcar and Cleveland expects in terms of scale, materials, and design. It's also useful for gauging how quickly the council processes applications.
Search planning applications on Redcar and Cleveland'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 Redcar and Cleveland
Housing Delivery Test 2023 measurement | Source: MHCLG
Redcar and Cleveland delivered 1,325 homes against a requirement of 205 over the three-year measurement period, giving a Housing Delivery Test score of 645%. This is above the 95% threshold, which means there are no government-imposed consequences for housing under-delivery. Planning applications in Redcar and Cleveland are assessed on their own merits under standard planning policies.
Lawful Development Certificates in Redcar and Cleveland
A Lawful Development Certificate (LDC) is formal confirmation from Redcar and Cleveland 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.
Redcar and Cleveland decided 176 householder applications in the year ending september 2025. Their 8-week performance of 89.8% is below the national average of 93%, so LDC applications may take longer than the 8-week target. LDC applications follow the same 8-week statutory determination period as householder planning applications.
How to apply for an LDC in Redcar and Cleveland
You can apply for a Lawful Development Certificate through the Planning Portal or directly through Redcar and Cleveland'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
Redcar and Cleveland 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 Redcar and Cleveland.
Pre-application advice in Redcar and Cleveland
Free pre-application advice — Redcar and Cleveland is one of the few councils to offer householder pre-app advice at no charge. Take advantage of this before submitting your planning application. You can typically expect a response within Enquiries acknowledged within 10 working days.
Pre-app advice is especially if your project is borderline, your property is in a conservation area, or your home is a listed building.
Think your project might be permitted development?
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Check your PD rights now →Redcar and Cleveland does not currently charge for pre-application advice, including householder enquiries. All enquiries are acknowledged within 10 working days. Contact the development management team on 01642 774774 or email planning_admin@redcar-cleveland.gov.uk.
Planning fees and timelines in Redcar and Cleveland
| 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) | Free | No charge for householder or any pre-application advice |
Fees are set nationally and correct as of April 2026. Pre-application fees are set by Redcar and Cleveland and may change. Building regulations fees are separate — see the building control section below.
Building regulations in Redcar and Cleveland
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 Redcar and Cleveland is provided by Redcar and Cleveland Building Control. In-house local authority building control service. They offer both the Building Notice route (for smaller domestic works) and the Full Plans route. You can also choose an approved private inspector as an alternative. You can also use a private approved inspector instead of the council's service.
Building control contact
Contact building_control@redcar-cleveland.gov.uk for a personalised quote or to discuss your project. Free initial advice and guidance is available.
Redcar and Cleveland planning department
Your building project checklist for Redcar and Cleveland
- Check if your property is in a conservation area — Redcar and Cleveland has 17 conservation areas. Use our free checker or see the list above.
- Check for Article 4 directions at your address — Redcar and Cleveland has 2 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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