The Planning and Development Committee of Middlesbrough Council met on 4 September 2025, to discuss several planning applications and updates. The committee approved a retrospective application for industrial units on Emmerson Street and the construction of a community building on Stokesley Road, while refusing an application to change the use of a property on Outram Street to a house in multiple occupation (HMO). The committee also reviewed weekly planning updates, delegated planning decisions, and planning appeals.

Hemlington Grange Housing Development

The committee approved a reserved matters application for the erection of 225 dwellings at the Hemlington Grange housing development, subject to conditions and a legal agreement. This relates to phases 3b and 4b of the wider site.

The application received objections from local residents, raising concerns about the impact on the character of the estate, highway safety, increased congestion, lack of infrastructure, loss of open space, and impact on wildlife. Despite these objections, planning officers recommended approval, stating that the proposed development would provide a good mix of dwelling types, high-quality design and materials, and an appropriate layout.

The committee noted that the Highway Authority had no objections to the proposals and that the development was in broad accordance with the design principles and masterplan secured through the granting of outline consent. The approval is subject to a Section 106 agreement¹ to secure nutrient neutrality mitigation.

Community Building on Stokesley Road

The committee approved an application for the construction of a single-storey community building on vacant land adjacent to the new medical centre on Stokesley Road.

The Development Control Manager noted that the application site was allocated for residential development in the council's 2014 Local Plan, but that Policy HO4d in the Publication Local Plan (PLP) stated that the application site was allocated for residential development, a care home and a community hub, and therefore the proposals for a community building were considered to be acceptable.

A resident spoke in support of the application, stating that they were looking forward to using the building and that the general design was good and in keeping with the area.

The approval is subject to conditions detailed in the report and additional conditions to address site investigation, remediation works, and noise from plant and machinery.

Change of Use to HMO on Outram Street

The committee refused an application to change the use of a two-storey, two-bedroom mid-terrace property at 50 Outram Street to a three-bedroom HMO.

Councillor Jill Ewan objected to the application, raising concerns about the impacts on the area's character, highway issues, overlooking and loss of privacy, capacity of physical infrastructure and incompatible uses.

Planning officers recommended refusal, stating that the proposed HMO did not meet the requirements of the council's Interim Policy on the Conversion and Sub-Division of Buildings for Residential Uses, in terms of size, space, usability, and amenity. The officers considered that the proposed development would not provide a suitable standard of accommodation for long-term residents.

The committee agreed that the proposed conversion would result in a poor standard of accommodation and inadequate amenity, contrary to local and national planning policies.

Weekly Planning Updates

The committee reviewed a list of new planning applications received over the past month. Members raised concerns about accessing online applications, and it was agreed that the Development Control Manager would provide training before the next meeting.

Delegated Planning Decisions

The committee noted details of planning applications that had been approved in accordance with delegated authority.

Planning Appeals

The Development Control Manager provided an update on various planning appeals and enforcement notices, including decisions on appeals relating to:

• Nunthorpe Grange, TS7 0PD
  • The appeal was allowed, granting planning permission for the erection of 69 residential dwellings with associated access, landscaping, and infrastructure.
• 99 York Road, Middlesbrough, TS5 6LJ
  • The appeal was dismissed, upholding the refusal of planning permission for a porch to the front, two roof lights to the rear and retrospective removal of chimney without complying with a condition attached to planning permission Ref 23/0259/FUL.
• Land off Stokesley Road, Nunthorpe, Middlesbrough
  • The appeal was dismissed, upholding the refusal of planning permission for a gospel hall with ancillary car parking and landscaping.

Other Urgent Items

The Chair informed the committee that data on planning applications, appeals received, and appeals overturned/dismissed would be presented at the next meeting and annually going forward.