Agenda and draft minutes

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To confirm the minutes of the previous meeting held on 4 September 2024.

RESOLVED – that the minutes of the meeting of the Planning Committee held on 4 September 2024 be confirmed and signed by the Chair.

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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 applications TWC/2024/0612 and TWC/2024/0633.

This was an application for change of use from dwelling house (use class C3) to Residential Institution (use class C2) at 34 Avon Close, Little Dawley, Telford, Shropshire, TF4 3HP.

This application had been referred to Planning Committee as the proposal had received a notable number of objections.

Mr Blair, member of the public, spoke against the application on behalf of the local community and neighbours.   He raised concerns in relation to the impact on the close-knit community and older people in the cul-de-sac, traffic, parking, the nearby pool, noise and impact on amenity.  Further concerns were raised in relation to the Deed which had been signed by all local residents that no trade or business would be undertaken in the private dwelling that would cause nuisance or annoyance to any adjoining houses.  He suggested other areas may be more suitable for this application.

Mr Wiatt, applicant, spoke in favour of the application and following on from comments from the previous speaker he felt that this was the perfect place for the care home.  The application complied with planning legislation and would be a family-like setting for two children.  Hours of operation would be 24-7 and would have three staff on site at any given point as set out in the staff operational plan.  High safety perimeters and fencing panels, together with vegetation would decrease any impact on the local community.  Ofsted regulations would also set out mitigation measures required but the home would work as a loving home for children to give them a stable family life and would fill the gap left by the lack of foster families.

The Planning Officer informed Members that an amended site plan had been received showing three parking spaces, together with additional information in relation to staff shift patterns.  The application site was in the built-up area of Telford where the principle of development was considered acceptable and was within an existing dwelling.  There would be no external alteration but internal conversion to allow for a third bedroom/office for staff.  The scale and design would not be altered or have an impact on the street scene and was considered acceptable for the type and level of care proposed.   Policy HO7 stated that this specialist housing need required Use Class 2 and the Specialist Housing Team supported the proposal.  Care would be provided by two support workers, a senior officer and a manager with staff changeover every 48 hours but staggered to limit disruption.  A maximum of three staff to be present at any one time with the manager on call.   It was considered that visits from other professionals would be infrequent.  Staff meetings and training would not take place on site.  A balanced approach had been taken and a temporary two year planning consent put forward to ascertain if the use can be undertaken without detriment to the locality and the site managed successfully.

During the debate, some Members noted that the Parish Council had not commented on the application.  There was  ...  view the full minutes text for item PC6

This application was an outline application for the erection of up to 100no. dwellings with associated infrastructure and landscaping works on land north of St Georges Bypass, St Georges, Telford, TF2 9LF.

The Application had been brought before Planning Committee due to the significant level of public objection.

An update report was tabled at the meeting and detailed a correction to the committee report in relation to it incorrectly stating “Grant Full Planning Permission.”  The application before Members was to consider granting outline planning permission.  It also gave details of further representations received. 

Councillor A Harrison, St Georges & Priorslee Parish Council spoke on behalf of local residents who had given significant opposition at three Parish meetings.  There was a need for new homes but this was not a suitable site for them.  Although it was noted that there had been a reduction in dwellings from 120 to 100 it was considered that this had not gone far enough and it was asked that the numbers reduce further.  There would be a negative impact on the biodiversity and this was one of the few remaining large green spaces within St Georges & Priorslee.  It would significantly impact local infrastructure, schools, residents, doctors and dentists.  There were no public transport links to this site.

Councillor T Nelson read out a statement on behalf of Councill R Tyrrell, adjoining Ward Councillor, who was unable to attend at the meeting.  Over 300 objections had been received on this application and a previous application on this site had been withdrawn on 29 January 2024.  The application did not form part of the allocation within the Local Plan and there was no identified need for the development.   The drainage had not been addressed and there was a site of historical interest with a Roman moat immediately adjacent to the site.  A desk-based report had taken place rather than site inspections.  The Local Plan 2018 acknowledged its own limitations.  Other concerns were lack of play facilities, overdevelopment, lack of parking and the impact on local roads.  The block of flats was not in keeping with the village style and the application was silent on the property type.  Highway safety in relation to the new junction on A5 Telford Way and the busy road at Limekiln roundabout and traffic would use alternative local roads.  Priorslee was very busy from development and the rebuild of the secondary school and traffic concerns in relation to this had proved correct.  There would be loss of amenity and green space, flora, fauna and wildlife.  Quality affordable housing was required but this did not satisfy the need.  It was important to protect the green space and heritage.

Mr A Whittle, Member of the Public, spoke against the application and raised concerns in relation to the NPPF and the proposed reforms.  He felt the application should be based on current national policy.  There had been a huge number of objections and the sentiment was evidence that there a real risk that this development would take  ...  view the full minutes text for item PC7

This application was for a change of use from Residential Dwelling (Use Class C3) to Residential Care Home (Use Class C2) at Breffni House, Farm Lane, Horsehay, Telford, Shropshire, TF4 2NE.

The application was before Planning Committee due to the notable number of objections.

An update report had been tabled at the meeting and gave details of additional neighbour representations objecting to the proposed scheme.

Mr L O’Dwyer, Applicant’s Agent, spoke in favour of the application.  The business had been established for 10 years and gave therapeutic childcare in a safe, nurturing and enriching environment.  It puts the children’s past experiences behind them and recognises their potential allowing them to leave care and gain independent jobs and become valuable members of the community.  It was a specialised service and was run by a wealth of experienced professionals with a clinical director and regional manager who provided the highest levels of care.  Positive outcomes had been received from Ofsted inspections.  A key element of the inspections was how they engaged, supported and enhanced development and social connections of the children.  The children were encouraged to exchange gifts and cards with neighbours during special occasions.  It was understood that opening a children’s home could create concerns and all of the homes were strategically situated in built up areas in order the children grow up within the community.  Concerns are quickly alleviated and only suitable children were accommodated in the community environment.  There had only been one complaint during the last three years which demonstrated the positive relationships with the community and recognised their value to the local area.  There would be negligible impact on the local road network.  They were an excellent and valued employer and Telford and Wrekin Council’s Commissioning Team agreed that it met local needs in the borough and complied with policies in relation to specialist housing need. 

The Planning Officer informed Members that the principle of development was acceptable.  This was an existing six bedroomed dwelling which would be converted into a four bedroomed care home for four young people aged 7-17 years.  There would be no external alteration so it would not impact the existing street scene.  Some internal changes would be necessary suitable for the type and level of care.  Care staff would be on site and share night shifts.  The dwelling was near to Lightmoor Village Primary School and the Morrisons supermarket with a bus stop 0.3 miles from the site.  The development was compliant with Policy HO7 of the Local Plan and specialist housing needs Policy C2.  The Specialist Housing Team were supportive of the application and it filled local sufficiency needs.  Supporting documentation had been provided in relation to staffing levels on site which would be one manager and four care staff.  Two staff would be present during the day with the others throughout the night.  There would be a short staff changeover period during the morning.  It was felt that visitors to the site would be infrequent and staff meetings would be  ...  view the full minutes text for item PC8