Land South Of Staindrop Road Staindrop Road Darlington Data via plota.co.uk

26/00602/NMA - Non-material Amendment Approved

Proposal

Non Material Amendment of planning permission dated 29 Sept 25 (Application for reserved matters approval relating to appearance, landscaping, layout and scale for the erection of 428 No. dwellings (Phase 1) attached to outline permission dated 6 June 2024 (Outline planning permission for residential development of up to 985 dwellings (Use Class C3), convenience store with up to 400 sqm retail floor space (Use Class E), a GP (Class E) land for proposed primary school and early years school (Use Class F1) and sports pitches with associated parking, public open space, landscaping and sustainable drainage system (SUDS), onsite nutrient mitigation scheme and vehicular access points from Staindrop Road with all matters reserved except means of vehicular access) to permit change from Poet-Life house types to Plane house types and associated drawings Data via plota.co.uk

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View original council record ↗Last checked 6 Aug 2026, 20:22

Street View

Application progress

✓

Received

18 Jun 2026

✓

Consultation

2 Jul 2026

✓

Approved

24 Jul 2026

Approved on 24 Jul 2026 · Delegated Decision · Last checked 6 Aug 2026

Documents 5

Associated applications 8

Part of

Outline7 Jul 2017council archive

Conditions 39 discharged · 15, 37, 45, 57, 58 awaiting decision
- Reserved matters9 Apr 2025archive
  - AmendmentNon Material Amendment (Application for reserved matters approval relating to appearance…This application18 Jun 202626/00602/NMA
- Show 5 more · 1 approved, 4 pending
  - Reserved mattersApplication for reserved matters approval relating to appearance, landscaping, layout…20 Jul 202626/00671/RM1
  - ConditionsApproval of details reserved by condition 45 (CMP)(Phase1) (residential development of up…5 Jun 202626/00553/CON
  - ConditionsApproval of details reserved by condition 37 (Travel Plan)(Phase 1) (Outline planning…22 May 202626/00492/CON
  - Show 2 earlier · 1 approved, 1 pending
    ConditionsApproval of details reserved by condition 15 (landscaping), 57 (BNG Metric), 58 (BEMP)…26 Mar 202626/00294/CON
    ConditionsApproval of details reserved by condition 39 (PROW Strategy) (residential development of up…16 Jan 202626/00013/CON

Site constraints 2

Nutrient neutrality catchment: Teesmouth and Cleveland Coast SPA/Ramsar

New homes and overnight accommodation must show nutrient neutrality before approval.

Natural England advice: extra wastewater in these catchments harms protected habitats, so schemes must offset their nutrient load, usually through credits.

Agricultural land, grade 3a

Best and most versatile land (grades 1, 2 and 3a). Source: the Predictive Agricultural Land Classification Map (Defra and Natural England, 2025; the Welsh Government's Predictive ALC Map 2 in Wales), a model rather than a site survey. Natural England's Provisional ALC map (1:250,000, 1970s), which most planning maps still show, had this area as grade 2. The predicted grade is Defra's current estimate; only a site survey settles it.

Where development of farmland is needed, policy prefers poorer land over the best and most versatile (grades 1, 2 and 3a). Three sources: Natural England's post-1988 field surveys, which are definitive where they exist; the Defra predictive map for England (2025) and the Welsh Government predictive map, modelled from the soil map with 3a and 3b split; and the 1970s provisional map, which planners and other services still show, coarser and with grade 3 undivided. Where the provisional and predicted grades disagree, treat the predicted grade as the current estimate and expect an application to carry its own survey.

Not affected

Outside flood zones 2 and 3 · Not green belt · No listed building at the site

Checked on 6 October 2026. Historic England, the Environment Agency, Natural England and council datasets, Open Government Licence. A boundary can run through a site and the council holds the definitive record: confirm with the council before relying on this.

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Important details

Council: Darlington
Application type: Non-material Amendment
Received: 18 Jun 2026
Validated: 18 Jun 2026
Ward: Heighington And Coniscliffe
Parish: Low Coniscliffe And Merrybent PMs
Case officer: Show
Target decision: 16 Jul 2026
Decision: Approved
Decision date: 24 Jul 2026
Decision level: Delegated Decision
Applicant: Show
Agent: Lichfields

Public comments

No public comments yet.

Last counted 6 Aug 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference: PP-15021121
Planning Portal ref: PP-15021121
Consultation: 2 Jul 2026
Comments by: 23 Jul 2026
Statutory expiry: 16 Jul 2026
Env. assessment: No

Darlington

Planning Authority Score

7.5/10

Good

#43 of 296 councils

Relevant to this application:

Major dwellings

Darlington ranks #137 out of 296 councils for householder decision speed. Householder applications are more likely to be approved here than most councils, with a 98% approval rate vs 90% nationally.

More permissive than most councils

98% approved vs 90% nationally

These figures are council-wide context, not a prediction for this application. View full council performance

Darlington decision statistics

Based on MHCLG data, the year to March 2026

90%

Overall approval rate

Above avg (87%) #109 of 296

98%

Householder approved

Above avg (90%) #14 of 296

67%

Decided in 8 weeks

Above avg (63%) #137 of 296

33%

Extended time limit

Below avg (41%) #73 of 296

88%

Minor dwellings approved

16 decided (1-9 homes)

100%

Major dwellings approved

4 decided (10+ homes)

76%

Change of use approved

25 decided

465

Total decisions

46 refused in the year to March 2026

Land South Of Staindrop Road Staindrop Road Darlington Data via plota.co.uk

Proposal

Application progress

Documents 5

Decision & officer reports 1

Plans & drawings 2

Application forms 1

Consultation & comments 1