Planning Permission in Stockton-on-Tees
Unitary Authority in North East · Last updated April 2026
Stockton-on-Tees is a unitary authority in the Tees Valley covering the towns of Stockton, Thornaby, Billingham, and Yarm, along with the large residential suburb of Ingleby Barwick and the upmarket Wynyard development. The borough straddles the River Tees and has a strong connection to railway heritage — the world's first public railway, the Stockton and Darlington Railway, opened here in 1825.
The Stockton-on-Tees Local Plan was adopted on 30 January 2019, covering the period to 2032. A new Local Plan is expected to commence preparation in 2026 with adoption targeted for March 2029. The council offers free pre-application advice for all types of development, which is unusual among English local authorities.
The borough has 11 conservation areas and 468 listed buildings (7 Grade I), including several medieval churches and the historic market town of Yarm. There is no Green Belt, but the council protects open land through green wedge designations. Major regeneration is transforming Stockton town centre, with the former Castlegate Centre demolished and the High Street being reimagined as a riverside park.
Planning a project in Stockton-on-Tees? Start here.
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What can I build in Stockton-on-Tees?
| Project type | Likely permitted development | May need planning permission | Likely needs planning permission |
|---|---|---|---|
| Rear extension (single storey) | Most of Stockton-on-Tees outside protected zones | Properties near boundaries | Conservation areas (11), Article 4 zones (2), listed buildings |
| Rear extension (two storey) | Most of Stockton-on-Tees outside protected zones, if within 3m limit | Check distance to boundary ≥7m | Conservation areas (11), Article 4 zones (2), listed buildings |
| Side extension | Detached houses outside protected zones | Semi-detached properties (half-width rule) | Conservation areas (11), 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 (Conservation areas (Norton, Billingham Green, Bute Street, Cowpen Bewley, Hartburn), HMO borough-wide (proposed)) | Conservation areas (e.g. Thornaby Green, Hartburn, Egglescliffe), listed buildings, flats |
| Loft conversion (Velux/rooflight) | Most of Stockton-on-Tees | Front-facing rooflights in conservation areas | Listed buildings, Article 4 areas |
| Outbuilding / garden office | Most of Stockton-on-Tees 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 Stockton-on-Tees (internal works) | If changing external appearance significantly | Listed buildings |
This is general guidance based on Stockton-on-Tees's planning constraints. Your specific property may differ — use our free PD checker to get a result tailored to your address.
Permitted development in Stockton-on-Tees
Permitted development rights in Stockton-on-Tees broadly follow national standards under the General Permitted Development Order. Article 4(2) directions from 1973 restrict certain PD rights in five conservation areas: Norton, Billingham Green, Bute Street, Cowpen Bewley, and Hartburn. A proposed borough-wide HMO Article 4 direction was agreed by cabinet in January 2026 but has not yet been confirmed by full council. In all 11 conservation areas, additional restrictions apply to demolition, cladding, satellite dishes, and roof alterations. The council does not charge CIL; developer contributions are secured through Section 106 agreements.
What Stockton-on-Tees expects from your project
Design guidance is provided through the Sustainable Design Guide SPD implementing Local Plan Policy SD8. A Draft Local Design Guide SPD is at consultation stage. The Wynyard Masterplan (adopted November 2019, jointly with Hartlepool Borough Council) guides development at the Wynyard sustainable settlement. The Yarm Back Lane and Harrowgate Lane Masterplan covers strategic development land. Stockton town centre is undergoing major regeneration, with the former Castlegate Centre demolished and plans for a reimagined riverside park along the High Street. The Infinity Bridge, a 273-metre pedestrian and cycle bridge with asymmetrical arches reaching 40 metres above the Tees, is a notable landmark. Preston Park museum and grounds received Levelling Up Fund investment for improvements.
Local Plan: Stockton-on-Tees Local Plan 2019–2032
Stockton-on-Tees Borough Council adopted its Local Plan in January 2019. The plan directs significant growth to Stockton town centre and the Tees Valley waterfront, building on the Tees Valley City Deal investment programme. The borough includes both major urban areas and the rural Tees Valley countryside.
Emerging / replacement plan
Stockton-on-Tees is preparing a new Local Plan within the Tees Valley Combined Authority strategic planning framework. A Regulation 18 consultation is anticipated in 2025.
93% approval rate
Stockton-on-Tees approves 93% 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 Stockton-on-Tees
11 designated conservation areas
Stockton-on-Tees has 11 conservation areas covering diverse settings from the medieval market town of Yarm (one of the widest High Streets in England, designated 1969) to the Georgian and Victorian planned settlement of Stockton Town Centre (designated 1974). Norton retains its historic village green character, while Cowpen Bewley is a small rural hamlet. Eaglescliffe with Preston (designated 2002) is the most recently designated. Conservation area appraisals are available on the council website. Five conservation areas have Article 4(2) directions from 1973 restricting external alterations. All 7 Grade I listed buildings are medieval churches, the oldest being the Church of St Cuthbert, Billingham (9th century).
Article 4 directions in Stockton-on-Tees
2 Article 4 direction areas
Listed buildings in Stockton-on-Tees
There are 468 listed buildings in Stockton-on-Tees. 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 Stockton-on-Tees's conservation team before starting any work on a listed property.
Planning application statistics
Year ending September 2025 | Source: MHCLG planning application statistics
Stockton-on-Tees received 662 planning applications and decided 642 in the year ending September 2025. The approval rate of 93% 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.
Stockton-on-Tees' planning service processes around 662 applications per year, with a high 93% approval rate, well above the national average. Performance on speed is strong: 95% of major applications, 91.8% of minor applications, and 92.2% of householder applications determined within target timeframes, with a delegation rate of 96.4%. The Housing Delivery Test score of 124% exceeds requirements, with 1,525 homes delivered against a requirement of 1,234. Two neighbourhood planning areas are designated (Egglescliffe and Eaglescliffe, Wynyard) but neither has yet reached the made stage. The borough is part of the Tees Valley Combined Authority, and the South Tees Development Corporation (covering the Teesworks site in neighbouring Redcar and Cleveland) is a significant regional influence on planning and development strategy.
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 Stockton-on-Tees
Browse what's been approved near you
Seeing what similar projects have been approved near your property can help you understand what Stockton-on-Tees expects in terms of scale, materials, and design. It's also useful for gauging how quickly the council processes applications.
Search planning applications on Stockton-on-Tees'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 Stockton-on-Tees
Housing Delivery Test 2023 measurement | Source: MHCLG
Stockton-on-Tees delivered 1,525 homes against a requirement of 1,234 over the three-year measurement period, giving a Housing Delivery Test score of 124%. This is above the 95% threshold, which means there are no government-imposed consequences for housing under-delivery. Planning applications in Stockton-on-Tees are assessed on their own merits under standard planning policies.
Lawful Development Certificates in Stockton-on-Tees
A Lawful Development Certificate (LDC) is formal confirmation from Stockton-on-Tees 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.
Stockton-on-Tees decided 373 householder applications in the year ending september 2025. Their 8-week performance of 92.2% 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 Stockton-on-Tees
You can apply for a Lawful Development Certificate through the Planning Portal or directly through Stockton-on-Tees'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
Stockton-on-Tees 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 Stockton-on-Tees.
Pre-application advice in Stockton-on-Tees
Free pre-application advice — Stockton-on-Tees 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 Varies.
Pre-app advice is especially 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 →Free, confidential pre-application advice from planning officers for all types of development. Enquiries reviewed by a planning team member.
Planning fees and timelines in Stockton-on-Tees
| 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 pre-application advice |
Fees are set nationally and correct as of April 2026. Pre-application fees are set by Stockton-on-Tees and may change. Building regulations fees are separate — see the building control section below.
Building regulations in Stockton-on-Tees
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 Stockton-on-Tees is provided by In-house. LABC member. Dedicated portal available at buildingcontrol.stockton.gov.uk. You can also use a private approved inspector instead of the council's service.
Building control contact
Stockton-on-Tees planning department
Your building project checklist for Stockton-on-Tees
- Check if your property is in a conservation area — Stockton-on-Tees has 11 conservation areas. Use our free checker or see the list above.
- Check for Article 4 directions at your address — Stockton-on-Tees 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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