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Proposed two storey extension to side and rear including external staircase to create new ground floor retail unit E(a) with flat above.

278 - 280, Linthorpe Road, Middlesbrough, TS1 3QS

Application RefusedReference: 24/0159/FULMiddlesbrough Borough Council

Last published check: 28 Sept 2026, 11:55. Check the council record for more recent changes.

Application location

278 - 280, Linthorpe Road, Middlesbrough, TS1 3QS

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Application summary

Status
Application Refused
Application type
Full Planning
Received
23 Apr 2024
Validated
1 May 2024
Determination deadline
18 Jun 2024
Local authority
Middlesbrough Borough Council

Application overview

Proposed two storey extension to side and rear including external staircase to create new ground floor retail unit E(a) with flat above.

Proposal details

Reference
24/0159/FUL
Alternative references
PP-12931740
Ward
Central
Agent
Ben Wears
UPRN
100110774776

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Documents 15 of 15

DocumentPublishedAction
Proposed front and rear elevations - 08Drawing23 Apr 2024View
Proposed side elevations - 07Drawing23 Apr 2024View
Proposed ground floor and first floor plan - 06Drawing23 Apr 2024View
Block plan of the site 05Drawing23 Apr 2024View
Existing front and rear elevations - 04Drawing23 Apr 2024View
Existing first floor plan and existing side elevations -03Drawing23 Apr 2024View
Existing ground floor plan and roof plan - 02Drawing23 Apr 2024View
Block plan of the site 01Drawing23 Apr 2024View
The location planDrawing23 Apr 2024View
Light Sensor informationSupporting Documents23 Apr 2024View
Application Form - Without Personal DataApplication Form23 Apr 2024View
Application FormApplication Form23 Apr 2024View
Neighbour Notification ListNeighbour Notification List2 May 2024View
Decision NoticeDecision13 Jun 2024View
Officer ReportReport13 Jun 2024View

Documents open on the council website. Browse council documents if a link has changed.

Application timeline

Council milestones and published deadlines. A deadline passing does not confirm a decision.

  1. Application date

    Published milestoneCouncil source

  2. Received date

    Published milestoneCouncil source

  3. Registration date

    Published milestoneCouncil source

  4. Valid date

    Published milestoneCouncil source

  5. Consultation expiry date

    Past published deadline

    A published target or deadline. It does not confirm an outcome.

    Council source

  6. Statutory expiry date

    Past published deadline

    A published target or deadline. It does not confirm an outcome.

    Council source

  7. Dispatch date

    Published milestoneCouncil source

  8. Decision date

    Published milestoneCouncil source

  9. Decision due date

    Past published deadline

    A published target or deadline. It does not confirm an outcome.

    Council source

Decision & conditions

Refused
Decision Notice
Planning conditions
  1. Dominating, Low Quality Development By virtue of the scale and low quality design the development (including the appearance of the building, the external staircase and the yard/bin store), the development will be dominating in its appearance having a detrimental impact on the visual amenity of the area when viewed from the public highway and surrounding properties, contrary to Local Plan policies CS4 (l), CS5 (c and f) and DC1 (b), guidance in the Urban Design SPD, and paragraph 135 of the NPPF.
  2. Detrimental Impact on Amenities The proposed development will have a detrimental impact on the light, outlook and privacy of existing residents and of the future occupiers of the proposed development. The development lacks external amenity space and the yard that is proposed does not provide adequate space for the bin stores for both the existing and proposed retail and residential units. The development is contrary to Local Plan policies DC1 (c), CS5 (C), guidance in the Urban Design SPD, and paragraph 135 of the NPPF.
  3. Nutrient Neutrality Not Achieved The proposal would result in an increase in population and a consequential increase in wastewater and nutrients (specifically nitrogen) entering into the drainage system which would, in turn, add to existing nutrient burdens within the River Tees. Unmitigated, this proposal would have an adverse impact on the Teesmouth and Cleveland Coast Special Protection Area, which would be contrary to Local Plan Policies CS4 (j) and DC1 (a) and the NPPF and would fail to meet the legal requirements of the Conservation of Species and Habitat Regulations 2017.
  4. Insufficient Information The information that has been submitted is insufficient as a result of information that is missing, and inaccuracies in the details that have been submitted. The development is considered to be in conflict with the requirements of policy DC1 (a).
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