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Little Meadows Darlington Road Elton Stockton-On-Tees TS21 1AG

25/2586/RETRetrospective ApplicationRefused
Discharge / amendments

Refused on 6 March 2026

Delegated (officer decision)3 reasons for refusal

Approximate site (title boundary)
Boundary © HM Land Registry, © Ordnance Survey · details

This information is subject to Crown copyright and database rights 2026 and is reproduced with the permission of HM Land Registry. The polygons (including the associated geometry, namely x, y co-ordinates) are subject to Crown copyright and database rights 2026 Ordnance Survey AC0000851063. Conditions of use.

Proposal

Retrospective change of use of land to residential. Demolition of existing 1No. residential accommodation, erection of 1No. new single storey dwellinghouse and retention of 1No. existing detached outbuilding, including associated landscaping.

Received
9 December 2025
Decision level
Delegated (officer decision)
Public comments
5
Ward
Eaglescliffe West
Agent
Ward Hadaway LLP
  1. Received9 Dec
  2. Validated7 Jan
  3. Consult.28 Jan
  4. Target4 Mar
  5. Decided6 Mar

Decided in 58 days (council typically 49)

About this application

This is an application to amend a permission at Little Meadows Darlington Road Elton Stockton-On-Tees TS21 1AG. Stockton-on-Tees has handled 323 applications of this type. This one was decided in 87 days, 5 weeks longer than Stockton-on-Tees's typical decision time. There have been 3 other applications at this address. In the past year there have been 35 applications across Eaglescliffe West. We hold 445 applications in total for the TS21 postcode area.

92% of amendment applications at Stockton-on-Tees Borough Council were approved. Across all application types, the council typically decides in about 7 weeks (median).

Based on decided applications received in the last 3 years.Planning something similar? See what gets approved on your street

Why it was refused

  1. The proposed development lies outside the limits to development as identified by the Stockton-on-Tees Local Plan and, in the opinion of the Local Planning Authority, the proposal would introduce unjustified built form into the open countryside, resulting in an undesirable incursion that would erode its rural character and harm its intrinsic beauty. No special circumstances have been demonstrated to outweigh this identified harm. The proposed development is therefore contrary to Policies SD3 and SD5 of the Stockton-on-Tees Borough Local Plan and paragraph 187 of the National Planning Policy Framework.
  2. In the opinion of the Local Planning Authority, the proposed site is in an unsustainable location for additional residential development in view of the site having limited access to services and the lack of realistic and convenient alternative transport options, thereby requiring future occupants to rely on travel by private motor vehicle for employment, education, retail and recreational uses, in direct conflict with Local Plan Policies SD1, SD3 and SD5 and the provisions of the National Planning Policy Framework.
  3. In the opinion of the Local Planning Authority the future occupiers of the proposed dwelling would have unacceptable level of amenity both within the proposed dwelling and in the external amenity space. The noise, nuisance and general disturbance, caused from the close proximity of the site to the A66 would be contrary to paragraph 135 of the NPPF which seeks to secure a good standard of amenity for all existing and future occupants of land and buildings and Local Plan Policy SD8.

From the council's decision notice.

Application details

Postcode
TS21 1AG
Application type
Retrospective Application
Scale / size
Small
Parish
Elton Parish Council

Planning application dates

Date validated
7 January 2026
Consultation expiry
6 February 2026
Consultation start
7 January 2026
Consultation end
28 January 2026
Neighbour consultation start
7 January 2026
Neighbour consultation end
28 January 2026
Last date for comments
6 February 2026
Target decision date
4 March 2026

Applicant and agent

Agent
Ward Hadaway LLP
Agent address
Sandgate House 102 Quayside Newcastle Upon Tyne NE1 3DX

Planning decision

Statutory period
56 days

Publicity

Site notice start
16 January 2026
Site notice end
6 February 2026

Appeal history

6007311
Allowed
Type: Planning AppealProcedure: Written RepresentationsDecision: 5 August 2026Dev Type: Minor DwellingsReason: refused

Additional information

Planning Portal ID
PP-14552498
Documents
31

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

Designations that overlap or adjoin the site outline.

  • Nutrient neutrality catchment: Teesmouth and Cleveland Coast SPA/RamsarApplies to new homes and overnight accommodation
  • Flood zone 1: Low probability (rivers and sea)

Not published by this council, so not checked: Article 4 directions and tree preservation orders. Ask the council if these matter.

Also checked, none recorded (21)

flood storage areas, conservation areas, listed buildings, green belt, scheduled monuments, World Heritage Sites, World Heritage Site buffer zones, registered parks and gardens, registered battlefields, Heritage at Risk entries, national parks, National Landscapes, SSSIs, Special Areas of Conservation, Special Protection Areas, Ramsar sites, ancient woodland, national nature reserves, local nature reserves, heritage coasts and brownfield registers.

A guide only, from official open data; it is not a planning search. Flood zones cover rivers and sea, not surface water.

Data © Crown copyright and others · sources and licences

Contains public sector information from planning.data.gov.uk (MHCLG and local planning authorities), licensed under the Open Government Licence v3.0. © Crown copyright and database right 2026.

© Historic England 2026. Contains Ordnance Survey data © Crown copyright and database right 2026. The Historic England GIS Data contained in this material was obtained on 2026-11-03. The most publicly available up to date Historic England GIS Data can be obtained from HistoricEngland.org.uk.

© Natural England copyright. Contains Ordnance Survey data © Crown copyright and database right 2026.

© Environment Agency copyright and/or database right 2026. All rights reserved. Flood Map for Planning, Open Government Licence v3.0.

Contains Ordnance Survey data © Crown copyright and database right 2026.

Source: Office for National Statistics licensed under the Open Government Licence v.3.0. Contains OS data © Crown copyright and database right 2026.

Associated applications

  1. 2026
    14 Oct

    Information to discharge condition no5 (Nutrient Credit Certificate) of planning approval 25/2586/RET

    PendingDischarge of conditions26/1982/DCH
  2. 2025
    9 Dec

    Retrospective change of use of land to residential. Demolition of existing 1No. residential accommodation…

    This applicationRefusedAmendment25/2586/RET

Source: Stockton-on-Tees

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