45 Ruskin Avenue, Middlesbrough, TS5 8PG

Planning appeal 3358162 at 45 Ruskin Avenue, Middlesbrough, TS5 8PG (Middlesbrough Council *) was dismissed on 22 April 2026 by Inspector Baxter C, by written representations. The main issue, as the Inspector framed it: Whether a separate residential unit is created including the effect on the character of the surrounding area.

without planning permission, the erection of a single storey garden building – outlined and cross hatched in black on the attached plan - divided into four rooms providing self-contained residential accommodation (“the garden building”)

Authority: Middlesbrough Council *
Appeal type: enforcement · Enforcement Notice
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Baxter C
Postcode: TS5 8PG

Main issues, as the Inspector framed them

Whether a separate residential unit is created including the effect on the character of the surrounding area
The effect of the development on the living conditions of occupiers of neighbouring properties in terms of light and overbearing effect

What decided it

The garden building constitutes a separate dwelling that is harmful to the character of the surrounding area and the living conditions of neighbouring occupiers, conflicting with the development plan with no material considerations to outweigh this.

What the Inspector cited

Development plan policies: Policy CS4Policy CS5Middlesbrough Urban Design Supplementary Planning Document 2013

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

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The decision letter

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More decisions in Middlesbrough

The authority’s record since 2016 · every decision in 2026

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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.