Issue - meetings

This application was for the development of 101no. dwellings with associated access, infrastructure and demolition (to include the rebuilding of 1no listed building and conversion of 1no. listed building, to provide 3no dwellings), and the creation of an open watercourse, and publically-accessible historic interpretation zone (Full Planning Application) on the site of AGA Rayburn, Coalbrookdale Works, Wellington Road, Coalbrookdale, Telford, Shropshire.

A site visit had taken place on the afternoon prior to the Committee Meeting.

This application was before Planning Committee as the application had been validated as A Non-Determination Appeal by the Planning Inspectorate (PINS) and it was necessary for the Planning Committee to confirm to PINS their likely determination had the application been presented to them with a recommendation.

Planning Officers considered that the level and nature of representations on this application would have warranted a Committee decision.

Planning Applications TWC/2021/0356 and TWC/2021/0358 would be heard together but the vote on the recommendations for each application would be taken individually.

Councillor C Healy, Ward Member, spoke against the likely determination be approval of the application due to the potential harm caused to the World Heritage Site.  She considered that there had been a downplaying of the harm and the perceived benefits overstated and referred to the concerns raised by the International Council on Monuments & Sites (ICOMOS) in relation to the Outstanding Universal Value (OUV) of the World Heritage Site Status.  It was requested that the north west four storey apartment block be removed and this area be left as open fields and the archaeology remain untouched which would reduce the density.  Whilst it was recognised the site needed to be developed, further revisions should be sought to make the scheme acceptable and, in this regard, she would have suggested the application be refused.

Councillor M Bragg, the Gorge Parish Council, spoke against the application on behalf of local residents who raised concerns regarding the impact on the local community and the risk to the World Heritage Status.  Key concerns were the density of the site, particularly in relation to the apartment block, the level of viability, single bedroom units being more appropriate for a town centre, non-adherence to planning guidance, separations standards not being met, flood risks with no betterment to the existing scheme and parking and highway issues along the Wellington Road. 

Ms M Blockley, a member of the public, spoke against the application as a resident and as the Chair of the WHS Steering Group.  She raised concerns regarding the significant harm to the universal site, buried archaeology, the potential damage from the proposed concrete rafts at 3m depth with buildings from the Darby era being at 1.5m deep, the application was contrary to the NPPF.

Mr A Sheldon, Applicant, spoke in favour of the likely determination and informed Members that in relation to the archaeological depths, following the investigations, this could be conditioned.  As the site was currently derelict it needed to be brought back into use as it was an eyesore.  The scheme was  ...  view the full minutes text for item 54