Agenda and draft minutes

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To confirm the minutes of the previous meeting held on 26 March 2025.

RESOLVED – that the minutes of the meeting of the Planning Committee held on 26 March 2025 be confirmed and signed by the Chair.

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The Legal Advisor presented the report on the Terms of Reference 2025/26.

The Constitution requires that Full Council should agree at its Annual Meeting the Terms of Reference for each of its Committees to enable the Council to efficiently conduct its business.

At the Annual Meeting of the Council on 15 May 2025, Full Council delegated authority to each Committee to review its own Terms of Reference. The Terms of Reference forms part of the Constitution and was approved by Full Council in that context on 3 March 2022.

There were no changes to the Terms of Reference from the previous municipal year.

Upon being put to the vote it was, unanimously:

RESOLVED – that the Terms of Reference for 2025/26 be approved.

Please note that the order in which applications are heard may be changed at the meeting.  If Members have queries about any of the applications, they are requested to raise them with the relevant Planning Officer prior to the Committee meeting.

Members had received a schedule of planning applications to be determined by the Committee and fully considered each report and the supplementary information tabled at the meeting regarding planning TWC/2025/0314.

This was an application for outline planning permission for the delivery up to 250 dwellings (Use Class C3) with all matters reserved on land off Arleston Lane (South side), Arleston, Telford, Shropshire

The application had been referred to Planning Committee at the request of Councillor M Boylan and the Lawley & Overdale Parish Council.

A site visit took place on the afternoon prior to the meeting.

The Planning Officer informed Members that further traffic data had now been received and the National Highways had removed their holding response subject to a construction and environmental management plan.  Since publication of the report four further representations had been received with comments already being addressed within the committee report.  Illustrative plans had been provided which demonstrated that the site could accommodate up to 250 dwellings but details such as layout, scale, access, landscaping and appearance would come forward with a reserved matters application.

Mr H Armatage, Applicant’s Agent, spoke in favour of the application and fully supported the Officer’s recommendation to approve 250 high quality homes which would meet an identified housing need as set out in the adopted Local Plan.  The site would include seven hectares of landscape and proposed a cycle tract and formal and informal play.  Buffer zones had been implemented following extensive public consultation.  There would be a 5-10% biodiversity gain and natural features preserved including the Wrekin Way and new footpaths created across the site.  Section 106 contributions would enhance the connection to Wellington and the development would integrate a safe route.  The existing highway had been challenging and they had worked with highway officers and the primary school to reduce any impact with a 40-space car park of offsite improvement works around the school, together with a drop off and pick up area being proposed.    Education, local health care, open space provision and 25% affordable housing were set out in the S106 agreement and exceeded £2.8m, but it was noted that if an alternative access was required the scheme would be rendered unviable.  There were no objections from statutory consultees and, if approved, a reserved matters application would subsequently bring forward the details of what could be achieved.

The Planning Officer informed Members that this application was mostly greenfield land with some tree coverage across the central band of the site with varying topography.  Significant engineering would be required to achieve the residential units that would come forward at reserved matter.  The site was in the urban area of Telford and sat in proximity to existing facilities, Lawley Primary School, community centre and nursery.  The application sought outline permission and an illustrative masterplan set out separation distances, proposed dwellings, screening and landscaping.  A noise assessment had not been provided but would come forward at the reserved matters stage.  Included in the application were enhancements and upgrades to recreation facilities, primary and secondary education, upgrade of Wrekin Way and remodelling and a one-way road around Pepper Mill and Lawley Primary School, travel plan monitoring and 25% affordable  ...  view the full minutes text for item PC41

This was a retrospective planning application for full planning permission for a Gypsy/Traveller site with 2no. mobile homes and hardstanding on land adjacent Oak View, Sugden Lane, Sugden, Telford, Shropshire.

The application was before the Planning Committee at the request of Councillor G Thomas, Ward Councillor.

An update report was tabled at the meeting which set out details of a further representation in relation to development plans and drainage which had been received following publication of the report.

The Planning Officer set out details of the application, together with the receipt of an additional objection in relation to enforcement matters.  Confirmation had been received that, if Members were minded to approve the application, the applicant’s grandchild (upon reaching school age) would attend the local school and that they had an existing registration at the local doctors surgery and the provision of broadband had already been arranged.

Councillor G Thomas, Ward Councillor, spoke against the application and raised concerns in relation to land drainage he questioned whether the proposal was adequate, as an application on the same site two years previously had been refused as there had been issues with flooding in adjacent lanes.  The proposed highway access was on 60mph road, on a bend and a slight hill and he considered that there was poor visibility.  The Parish Council had raised a number of concerns in relation to the lack of facilities in the immediate area including shops and schools and that this application was retrospective.

Mr P Ashdown, member of the public, spoke against the application and highlighted concerns in relation to the site and its location and echoed comments made by Councillor Thomas.  He considered that this was a speculative application which had bypassed the proper process and did not satisfy policy.  The site was not supported by local shops, public connection or employment and there were limited services over four miles away.  A previous application on the site had been refused in 2022 and there had been no changes to policy since that time.  He also raised concern on the amenity on neighbouring property and planning creep which would set a precedent.

Ms R Munns, Applicant’s Agent, spoke in favour of the application and noted there were no objections from the Council’s consultees and no conflict with the development plan.  There was an unmet need for gypsy and traveller sites in Telford and this application would help fulfil that.  Following amendments to the PPTS in 2024, these sites were assessed very differently from bricks and mortar and where sites were located outside settlement boundaries applications may be acceptable.  The site was in close proximity to Rodington and as set out in Policy H09 it was supported by local services.  The residents were registered with the local GP Surgery in Shawbirch a short drive away and there were two pubs, a playground and a well-serviced bus stop within a mile of the site.  The proposal offered a stable and settled base with access to health and education and  ...  view the full minutes text for item PC42