Local Plan Examination

The Darlington Local Plan 2016-2036 was submitted to the Planning Inspectorate for examination on 22 December 2020.

All updates about the Local Plan Examination process, timetable and other relevant information will be made available on this page.

Planning Inspector

William Fieldhouse BA (Hons) MA MRTPI has been appointed by the Secretary of State on 4 January 2021 to conduct an independent examination of the Local Plan.

Programme Officer

Contact our Local Plan Programme Officer, Liz Sheard, by email at [email protected],by phone on 01325 406656 or by post at Town Hall, Feethams, Darlington, DL1 5QT.

Latest news and updates

View the latest news and updates

Accessible documents

Examination documents can be provided in OpenDocument Text or another format if required. Anyone requiring such documents should contact the Programme Officer with their request. Email: [email protected]  tel: 01325 406656

Hearing sessions

Examination hearing sessions were held between 25 May and 24 June 2021.  Video recordings of all of those sessions are available to view via the links below.

A further hearing session will be held on Tuesday 7 September 2021 to consider some of the Council’s responses to action points and some of its proposed main modifications

View the sessions by clicking on the relevant link below:

Week 1 - 25/05/2021 - 26/05/2021

• Tuesday 25 May morning session [external link]
• Tuesday 25 May afternoon session [external link]
• Wednesday 26 May morning session [external link]
• Wednesday 26 May afternoon session [external link]

Week 2: 15/06/2021 - 17/06/2021

• Tuesday 15 June agenda and participants [pdf document]
• Tuesday 15 June morning session [external link]
• Tuesday 15 June afternoon session [external link]
• Wednesday 16 June agenda and participants [pdf document]
• Wednesday 16 June morning session [external link]
• Wednesday 16 June afternoon session [external link]
• Thursday 17 June agenda and participants [pdf document]
• Thursday 17 June morning session [external link]
• Thursday 17 June afternoon session [external link]

Week 3: 22/06/2021 - 24/06/2021

• Tuesday 22 June agenda and participants [pdf document]
• Tuesday 22 June morning session [external link]
• Tuesday 22 June afternoon session [external link]
• Wednesday 23 June agenda and participants [pdf document]
• Wednesday 23 June morning session [external link], please note that due to a technical error the audio does not begin until 45 minutes into the session
• Wednesday 23 June afternoon session [external link]
• Thursday 24 June agenda and participants [pdf document]
• Thursday 24 June morning session [external link]
• Thursday 24 June afternoon session [external link]

 

Due to the current coronavirus legislation and restrictions, and the related capacity issues at Darlington Town Hall, the hearing sessions will be held virtually using Microsoft Teams. All of the sessions will be broadcast on YouTube [external link].

To view the hearing session live, please follow the link to You Tube, click on ‘Uploads’ above the thumbnail images and choose ‘live now’.

The dates on which each matter will be discussed, and participants for each session, is set out in Inspector’s Note No. 4 was published in early April.

Examination documents

Inspector's examination documents

• IN1 Inspector’s Examination Guidance Note (14 January 2021) [pdf document]
• IN2 Provisional list of matters and dates for hearing sessions (23 February 2021) [pdf document]
• IN3 Preliminary questions to the Council (24 February 2021) [pdf document]
• IN4 Matters, issues and questions; participants; and hearing programme (1 April 2021) [pdf document]
• INV4 Annex 3 revised [pdf document]
• IN5 Supplementary questions to the Council [pdf document]       
• IN6 Hearing sessions: Guidance for participants [pdf document]
• IN7 Supplementary questions to the Council [pdf document]
• IN8 Further supplementary question  to the Council [pdf document]
• IN9 Further supplementary question  to the Council [pdf document]
• IN10 Action points following week one hearings [pdf document]
• IN11 Action points following week two hearings [pdf document]
• IN12 Action points following week three hearings [pdf document]
• IN13 Further Supplementary questions to the council [pdf document]
• IN14 Further supplementary questions relating to revised National Planning Policy Framework [pdf document]

Council's examination documents

• DBC1 Council’s response to the Inspector’s Preliminary Questions [pdf document]
• DBC2 Proposed Main Modification Table [pdf document]
• DBC3 Proposed Minor Modifications Table [pdf document]
• DBC4 Proposed Policies Map Amends [pdf document]
• DBC4.1 Update to Policies Map [pdf document]
• DBC5 Statement of Common Ground between Darlington Borough Council and Historic England [pdf document]
• DBC5.1 Statement of Common Ground between Darlington Borough Council and Historic England [pdf document]
• DBC6 Council's response to IN5 - supplementary questions [pdf document]
• DBC6.1 Council's response to IN5 - supplementary questions (2) [pdf document]
• DBC6.2 Council response to IN5 [pdf document]
• DBC7 Additional main modifications schedule May 21 [pdf document]
• DBC8 Council response to FSQ2 IN9 [pdf document]
• DBC9 Council response to IN7 [pdf document]
  • DBC9 MSG Rural Gap [pdf document]
  • DBC9 Hurworth Place Rural Gap [pdf document]
  • DBC9 Great Burdon and Urban Area Rural Gap [pdf document]
  • DBC9 Barmpton and Urban Area Rural Gap [pdf document]
• DBC10 Council response to FSQ1 IN8 [pdf document]
• DBC11 Council response to Inspector's Note 10: Action points following week one hearings [pdf document]
  • Appendix 1 Viability Addendum [pdf document]
  • Appendix 2 Viability Addendum [pdf document]
  • Appendix 3 Industrial Land Transactions [pdf document]
  • Appendix 4 Brownfield Transactions [pdf document]
• DBC12 Site Typologies and Values [pdf document]
• DBC13 Policy H10 Amends - 16.06.2021 Skerningham Comments [pdf document]
• DBC14 Council's response to AP30 of Inspector's note IN11 [pdf document]
• DBC15 Council response to question raised by Christine Fishwick [pdf document]
• DBC16 Council's response to the Inspector's document Darlington IN11 [pdf document]
  • Appendix A - Policy H10 Revised Wording [pdf document]
  • Appendix B - Comparison of HNT and GCP [pdf document]
  • Appendix C - Barmpton Rural Gap [pdf document]
  • Appendix D - Indicative Masterplan (Without Golf Club Relocation) [pdf document]
  • Appendix E - Indicative Masterplan (With Golf Club Relocation) [pdf document]
  • Appendix F - Skerningham Masterplan Framework Revised [pdf document]
• DBC17 Council's response to the Inspector's document Darlington IN12 [pdf document]
  • Appendix A - Revised Policy H11 Greater Faverdale [pdf document]
  • Appendix B - Greater Faverdale Masterplan Framework [pdf document]
  • Revised Policies map [pdf document]
  • Policies map modification schedule (List of changes) [pdf document]
• DBC18 Greater Faverdale Design Code [pdf document]

Other examination documents

• OTH1 Study to identify boundaries of new and existing District and Local Centres [pdf document]
• OTH2 Middleton St George Neighbourhood Plan March 2021 [pdf document]
• OTH3 Skerningham Estates response to SQ4 [pdf document]
• OTH4 Response to SQ4 D Clark [pdf document]
• OTH5 Response for Darlington Green Party [pdf document]
• OTH6 Darlington Green Party Plan Review [pdf document]
• OTH7 MHCLG Garden Communities Prospectus [pdf document]
• OTH8 Darlington/Tees Valley Cycle Map [pdf document]
• OTH9 Darlington Bus Map [pdf document]

Hearing Statements

Matter 1 - Legal, procedural and general matters

• Darlington Borough Council M1 [pdf document]
• Banks Property M1 [pdf document]
• Bellway Homes M1 [pdf document]
• Church Commissioners M1 [pdf document]
• Clark D M1 [pdf document]
• Cowen R M1 [pdf document]
• Darlington Green Party [pdf document]
• Gladman Developments M1 [pdf document]
• Hellens Land and Homes England [pdf document]
• Holroyd B M1 [pdf document]
• Home Builders Federation [pdf document]
• Low Coniscliffe Merrybent PC M1 [pdf document]
• Maddison K M1 [pdf document]
• Middleton St George PC M1 [pdf document]
• Phillips D M1 [pdf document]
• Skerningham Estates M1 [pdf document]
• Skerningham Estates M1 appendix [pdf document]
• Story Homes M1 [pdf document]
• Swainston A M1 [pdf document]
• Taylor Wimpey M1 [pdf document]
• Whinfield residents M1 [pdf document]

Matter 2 - Amount of development needed in the Borough

• Darlington Borough Council M2  [pdf document]
• Banks Property M2 [pdf document]
• Bellway Homes M2 [pdf document]
• Bradley R M2 [pdf document]
• Bussey and Armstrong M2 [pdf document]
• Church Commissioners M2 [pdf document]
• Clark D M2 [pdf document]
• Cowen R M2 CPRE [pdf document]
• Darlington Green Party M2 [pdf document]
• Darlington Green Party M2 appendix [pdf document]
• Gladman Developments M2 [pdf document]
• Hallam Land Management M2 [pdf document]
• Hellens Land and Homes England M2 [pdf document]
• Hellens Land and Homes England M2 Appendix [pdf document]
• Holroyd B M2 [pdf document]
• Home Builders Federation M2 [pdf document]
• Low Coniscliffe and Merrybent PC M2 [pdf document]
• Maddison K M2 [pdf document]
• Middleton St George PC [pdf document]
• Miller Homes M2 [pdf document]
• Skerningham Estates M2 [pdf document]
• Story Homes M2 [pdf document]
• Taylor Wimpey M2 [pdf document]
• Teesside International Airport M2 [pdf document]

Matter 3 - Visions, aims, objectives and spatial strategy

• Darlington Borough Council M3 [pdf document]
• Banks Property M3 [pdf document]
• Bellway Homes M3 [pdf document]
• Bussey and Armstrong M3 [pdf document]
• Church Commissioners M3 [pdf document]
• Clark D M3 [pdf document]
• Darlington Green Party M3 [pdf document]
• Gladman Developments M3 [pdf document]
• Hallam Land Management M3 [pdf document]
• Hellens Land and Homes England M3 [pdf document]
• Holroyd B M3 [pdf document]
• Low Coniscliffe and Merrybent PC M3 [pdf document]
• Maddison K M3 [pdf document]
• Middleton St George PC M3 [pdf document]
• Miller Homes M3 [pdf document]
• Raistrick G M3 [pdf document]
• Raistrick G M3 Appendix 1 [pdf document]
• Skerningham Estates M3 [pdf document]
• Story Homes M3 [pdf document]
• Swinbank N M3 [pdf document]
• Taylor Wimpey M3 [pdf document]
• Teesside International Airport M3 [pdf document]

Matter 4 - Housing development

• Darlington Borough Council M4 [pdf document]
• Banks Property M 4 [pdf document]
• Bellway & Story Homes M4 [pdf document]
• Bellway Homes M4 [pdf document] 
• Bowey C M4 [pdf document]
• Bradley R M4 [pdf document]
• Busseyarmstrong M4 [pdf document]
• Busseyarmstrong M4 Appendix [pdf document]
• Carroll L M4 H10 [pdf document]
• Church Commissioners M4 [pdf document]
• Clark D M4 H10 [pdf document]
• Clark D M4 H10 Ecology Report (002) [pdf document]
• Clark D M4 H10a [pdf document]
• Clark D M4 H10b [pdf document]
• Cowen R M4 CPRE [pdf document]
• Cowen R M4 Durham Bird Club [pdf document]
• Darlington Green Party M4 [pdf document]
• Darlington Green Party M4 Appendix 1 [pdf document]
• Darlington Green Party M4 Appendix 2 [pdf document]
• Fitzpatrick R M4 H10 [pdf document]
• Gladman Developments M4 [pdf document]
• Green M M4 [pdf document]
• Greenhow FW M4 [pdf document]
• Greenhow FW M4 Appendix [pdf document]
• Hallam Land Management M4 [pdf document]
• Hellens Land & Homes England M4 [pdf document]
• Hellens Land & Homes England M4 Appendix [pdf document]
• Hellens Land & Homes England M4 Appendix 1 SOCG [pdf document]
• Hellens Land & Homes England M4 Appendix 2 Highways [pdf document]
• Holroyd B M4 [pdf document]
• Home Builders Federation M4 [pdf document]
• Hutchinson A M4 [pdf document]
• Low Coniscliffe Merrybent PC M4 [pdf document]
• Maddison K M4 [pdf document]
• Maddison K M4.1 [pdf document]
• Maddison K M4.4 [pdf document]
• Middleton St George PC M4 [pdf document]
• Miller Homes M4 [pdf document]
• Persimmon Homes M4 [pdf document]
• Phillips D M4  [pdf document]
• Raistrick G M4 [pdf document]
• Rudkin A M4 [pdf document]
• Skerningham Estates M4 [pdf document]
• Skerningham Estates M4 Appendix 1 [pdf document]
• Skerningham Estates M4 Appendix 2 Infrastructure [pdf document]
• Skerningham Estates M4 Appendix 3 Transport [pdf document]
• Skerningham Estates M4 Socg [pdf document]
• Story Homes M4 [pdf document]
• Story Homes M4 Appendix 1 [pdf document]
• Story Homes M4 Appendix 2 [pdf document]
• Swainston A M4 [pdf document]
• Swinbank N M4 [pdf document]
• Taylor Wimpey M4 [pdf document]
• Whinfield Residents M4 [pdf document]

Matter 5 - Meeting particular housing needs

• Darlington Borough Council M5 [pdf document]
• Banks Property M5 [pdf document]
• Bellway Homes M5 [pdf document]
• Bussey and Armstrong M5 [pdf document]
• Church Commissioners M5 [pdf document]
• Darlington Green Party M5 [pdf document]
• Gladman Developments M5 [pdf document]
• Hellens Land & Homes England M5 [pdf document]
• Homebuilders Federation M5 [pdf document]
• Middleton St George PC M5 [pdf document]
• Miller Homes M5 [pdf document]
• Phillips D M5  [pdf document]
• Raistrick G M5 [pdf document]
• Skerningham Estates M5 [pdf document]
• Story Homes M5 [pdf document]
• Taylor Wimpey M5 [pdf document]

Matter 6 - Gypsy and traveller accommodation

Darlington Borough Council M6 [pdf document]

Matter 7 - Economic development

• Darlington Borough Council M7 [pdf document]
• Cowen R CPRE M7 [pdf document]
• Darlington Green Party M7 [pdf document]
• Hellens Land & Homes England M7 [pdf document]
• Skerningham Estates M7 [pdf document]
• Teesside International Airport M7 [pdf document]

Matter 8 - Town centres and retail development

• Darlington Borough Council M8 [pdf document]
• Banks Property M8 [pdf document]
• Cowen R CPRE M8 [pdf document]
• Darlington Green Party M8 [pdf document]
• Hellens Land & Homes England M8 [pdf document]

Matter 9 - Transport and other infrastructure

• Darlington Borough Council M9 [pdf document]
• Bellway Homes M9 [pdf document]
• Bradley R M9 [pdf document]
• Cowen R Bishop Auckland CC M9 [pdf document]
• Cowen R CPRE M9 [pdf document]
• Cowen R CPRE Map M9 [pdf document]
• Darlington Green Party M9 [pdf document]
• Fitzpatrick R M9 [pdf document]
• Hellens Land & Homes England M9 [pdf document]
• Home Builders Federation M9 [pdf document]
• Maddison K M9 [pdf document]
• Persimmon Homes M9 [pdf document]
• Phillips D M9  [pdf document]
• Skerningham Estates M9 [pdf document]
• Story Homes M9 [pdf document]
• Taylor Wimpey M9 [pdf document]
• Whinfield Residents M9 [pdf document]

Matter 10 - Other strategic and development management policies

• Darlington Borough Council M10 [pdf document]
• Banks Property M10 [pdf document]
• Bellway Homes M10 [pdf document]
• Green M M10 [pdf document]
• Hellens Land & Homes England M10 [pdf document]
• Low Coniscliffe Merrybent PC M10 [pdf document]
• Maddison K M10 [pdf document]
• Middleton St George M10 [pdf document]
• Phillips D M10  [pdf document]
• Raistrick G M10 [pdf document]
• Story Homes M10 [pdf document]
• Taylor Wimpey M10 [pdf document]
• Whinfield Residents M10 [pdf document]

Matter 11 - Other issues

• Darlington Borough Council M11 [pdf document]
• Hellens Land & Homes England M11 [pdf document]

Core documents (CD)

• CD01 Darlington Proposed Submission (Reg 19) Local Plan 2016-2036 [pdf document]
• CD02 Darlington Proposed Submission (Reg 19) Local Plan Policies Map 2016-2036 [pdf document]
• CD03 Darlington Borough Local Plan 2016-2036 (Regulation 19) Sustainability Appraisal [pdf document]
• CD05 Statement of common ground including Duty to Cooperate [pdf document]
• CD07 Habitat Regulations Appropriate Assessment – Screening report [pdf document]
• CD08 Local Plan Viability Assessment [pdf document]
  • Appendix A-F [pdf document]
  • Appendix G Commercial Viability Testing [excel spreadsheet]
  • Appendix H-K [pdf document]
  • Appendix L Costar Office Lease Cops Table 2 years [excel spreadsheet]
  • Appendix M Costar Retail Lease Cops Table 2 years [excel spreadsheet]
  • Appendix N-T [pdf document]
  • Addendum to CD08 Local Plan Viability Assessment [pdf document]
• CD09 Draft Local Plan (Summer 2018) [pdf document]
• CD10 Darlington Borough Local Plan Issues and Scoping (2016) [pdf document]
• CD11 Darlington Local Plan 2016-2036 Sustainability Appraisal Framework [pdf document]

Procedural documents (PD)

• PD01 Consultation Statement [pdf document]
• PD02 Publication Representations
• PD03 Equality impact assessment [pdf document]
• PD04 Local Development Scheme 2020-2023 August 2020 [pdf document]
• PD04 Local Development Scheme 2020-2023 Cabinet Report 15 September 2020 [pdf document]
• PD05 Statement of Community Involvement July 2016 Updated August 2020 [pdf document]
• PD06 Statement of Representations Procedure [pdf document]
• PD07 Summary of regulation 19 representations and Council response [pdf document]

Council topic papers

• Spatial Distribution of Development Topic Paper [pdf document]
• Climate Change Topic Paper [pdf document]
• Housing Topic Paper [pdf document]
• Transport Topic Paper [pdf document]

Supporting documents (SD)

SD01 One Darlington: Perfectly Placed. Sustainable Community Strategy for Darlington (2008-2026) (Amended 2014) [pdf document]

Design, climate change and construction

• SD03 Flood Risk Sequential and Exceptions Test (2020) [pdf document]
• SD04 Darlington Level 1 Strategic Flood Risk Assessment April 2019 [pdf document]
  • The Development Site Assessment and specific flood risk area interactive maps can be downloaded from the Local Plan microsite [external link]
• SD05 Tees Valley Authorities Local Standards for Sustainable Drainage (2015) [pdf document]
• SD06 Joint Strategic Needs Assessment (JSNA) 2008 [pdf document]

Housing

• SD07 Darlington 5 Year Housing Land Supply Position Statement (2020) [pdf document]
• SD08 Darlington Strategic Housing Market Assessment (SHMA) 2020 [pdf document]
• SD09 Darlington Strategic Housing Market Assessment (SHMA) 2017 [pdf document]
• SD10 Housing and Economic Land Availability Assessment (HELAA)(2017) (including appendices) [pdf document, 76MB]
• SD11 Darlington Housing Strategy (2012-2017) [pdf document]
• SD12 Council’s Annual Caravan Count July 2017 [pdf document]
• SD13 Gypsy and Traveller Accommodation Assessment Update (2017) [pdf document]
• SD14 Gypsy and Traveller Accommodation Assessment (2014) [pdf document]

Employment for economic growth

• SD15 Darlington Future Employment Needs Report 2017 [pdf document]
• SD16 Employment Land Review 2017 [pdf document]
• SD17 Employment Land Review 2012 [pdf document]
• SD18 Tees Valley Strategic Economic Plan (2016-2026) [pdf document]
• SD19 Darlington Economic Strategy (2016-2026) [pdf document]
• SD20 Experience Darlington: A Visitor Economy Strategy 2016-2026 [pdf document]
• SD21 Darlington Local Logistics Sector Study 2015 [pdf document]

Town centre and retail

• SD22 Darlington Town Centre and Retail Study, and Retail Study Update (2017) [pdf document]
• SD23 Retail and Town Centre Study (2014) [pdf document]
• SD24 Darlington Town Centre Strategy (2019-30) [pdf document]
• SD25 Town Centre Action Plan (2012) [pdf document]
• SD26 Town Centre Fringe Master Plan (2013) [pdf document]
• SD27 The Bank Top Station Masterplan [pdf document]

Environment

• SD28 Local Green Space Designation Report January 2020 Update [pdf document]
• SD29 Heritage Impact Assessment Update (2020) [pdf document]
• SD30 Heritage Impact Assessment, Solstice Heritage (2019) [pdf document]
• SD31 Landscape Sensitivity of Potential Housing Sites in Darlington Borough (2019) [pdf document]
• SD32 The Impact of Growth of Demand for Sports Facilities (2019) [pdf document]
• SD33 1825 Stockton and Darlington Railway: Historic Environment Audit (2019 revision) [pdf document]
• SD34 Heritage at Risk Register 2018 [pdf document]
• SD35 Darlington Landscape Character Assessment (2015) [pdf document]
• SD36 Darlington Playing Pitch and Sports Facility Needs Assessment and Strategy (2015) [pdf document]
• SD37 Northumbria River Basin Management Plan (2015) [pdf document]
• SD38 Darlington Green Infrastructure Strategy (2013-2026) [pdf document]
• SD39 Darlington Characterisation Study (2009) [pdf document]
• SD40 Tees Valley Local Biodiversity Species (2018) [pdf document]
• SD41 Open Spaces Strategy 2007-17 [pdf document]
• SD65 Blackwell Grange Park Statement of Significance [pdf document]

Transport and infrastructure

• SD42 Tees Valley Strategic Transport Plan 2020-2030 [pdf document]
• SD43 Tees Valley Local Cycling and Walking Infrastructure Plan 2020 [pdf document]
• SD44 Transport for the North: Strategic Transport Plan 2019 [pdf document]
• SD45 Darlington Infrastructure Delivery Plan (published 30 March) [pdf document]
• SD46 Darlington Local Transport Plan 3 (2017-2020) [pdf document]
• SD47 Darlington Local Plan Strategic Transport Modelling 2015 [pdf document]
• SD48 Tees Valley Strategic Infrastructure Plan (2014) [pdf document]
• SD49 Darlington Draft Sport and Physical Activity Strategy 2013-2018 [pdf document]
• SD50 A High Quality Place for Every Child, School Organisation Plan (SOP) 2013-2017 [pdf document]
• SD51 Third Local Transport Plan – Transport Strategy 2011-2026 [pdf document]
• SD52 Rights of Way Improvement Plan [pdf document]
• SD53 Spare reference number
• SD54 Spare reference number
• SD66 Strategic Transport Modelling Report (35MB) [pdf document]
• SD67 Coniscliffe Aimsun Modelling [pdf document]
• SD68 North Darlington Aimsun Modelling [pdf document]
• SD69 A66 Corridor Vissim Model [pdf document]

Adopted local plan documents (LP)

• SD55 Low Coniscliffe and Merrybent Parish Neighbourhood Plan (2019) [pdf document]
• SD56 Planning Obligations SPD (adopted January 2013) [pdf document]
• SD57 Core Strategy Development Plan Document (DPD) adopted May 2011 [pdf document]
• SD58 Borough of Darlington Local Plan (1997, including adopted alterations 2001) [pdf document]
• SD59 Borough of Darlington Local Plan 1997 additional information [pdf document]
• SD60 Tees Valley Minerals and Waste Core Strategy SPD (adopted October 2011) [pdf document]
• SD61 Tees Valley Minerals and Waste Policies and Sites DPD (adopted October 2011) [pdf document]
• SD62 Revised Design of New Development SPD (adopted July 2011) [pdf document]
• SD63 Conservation Management Plan for Darlington Town Centre Fringe 2010 [pdf document]
• SD64 Tees Valley Highways Design Guide [pdf document]

Privacy notice

The Privacy Notice [external link] for the Local Plan.