Category Archives: Planning Updates

Residential Planning Applications

Telford & Wrekin Council has adopted a Householder Local Development Order (LDO) across the borough. This means that some alterations no longer need planning consent.

If your proposal involves any of the following you may be able to benefit from the new fast track process:

  • Single storey/first floor/two storey rear or side extension
  • A porch
  • Thermal cladding
  • Dropped kerb

If your proposal complies with the criteria set out in the LDO you will need to apply for a certificate of compliance. At the same time you can also apply for either your building regulations or your highways application for a dropped kerb (S184). These are joint applications and you no longer need to apply separately.

With the new LDO there will be a faster process, taking no longer than 2 weeks to determine the application at a reduced fee of £150. In addition, you are guaranteed approval if your proposal meets the LDO criteria. Separate charges and timescales apply for building regulations and dropped kerb applications.

The LDO guidance and frequently asked questions documents provide more information about these changes.

The following types of properties are not included in the LDO scheme:

a. land, properties and buildings in a Conservation Area and its Identified Exclusion Zone as shown on plans attached at Schedule 5

b. land, properties and buildings in the World Heritage Site and its Identified Exclusion Zone as shown Schedule 5.

c. listed Buildings and development within its curtilage

d. a flat or a House in Multiple Occupation

e. properties within the Area of Outstanding Natural Beauty

f. properties within a Site of Special Scientific Interest

g. properties within Historic Parks and Gardens

h. Local Interest Buildings

i. land, property or buildings where permitted development rights have been removed

Many properties in the Parish, especially in Lawley and The Rock, do not qualify for the new scheme as they fall under section (i) above.

Please check the LDO Guidance or contact Telford & Wrekin Planning Team on 01952 380380 or at planning.control@telford.gov.uk first to make sure your home meets the criteria of the LDO before you apply.

Public protest March Saturday 3rd December at 10am against Greenways Recycling planning application

There is a Public Protest March on Saturday 3rd December.

The March is due to set off from the green between Ketley Cod and Shropshire Star –  meeting at 10am.

TWC/2016/1042 Recycling House, Rock Road, Ketley  Amendment and variation of various conditions of existing planning approval W2005/0906 to allow more HGVs, longer working hours and more waste tonnage, new zoning layout of external storage areas and internal traffic flow, widening of existing entrance/exit, provision of additional weighbridge and wheel wash and installation of two balers

You are invited to attend a PUBLIC MEETING re GREENAWAYS RECYCLING APPLICATION

Cllr. Joy Francis (Ward Member for Ketley & Overdale) has organised a public meeting to discuss the application to extend the Recycling Centre and increase the number of lorries accessing the site.

Full details of application below:

TWC/2016/1042 Recycling House, Rock Road, Ketley

Amendment and variation of various conditions of existing planning approval W2005/0906 to allow more HGVs, longer working hours and more waste tonnage, new zoning layout of external storage areas and internal traffic flow, widening of existing entrance/exit, provision of additional weighbridge and wheel wash and installation of two balers

The meeting will be held at 6.30pm on 25th November at Ketley Parish Council Offices.

Greenaways have agreed to send a representative to the meeting.

Whilst this site is not in our Parish, it has impact on residents daily lives that do live  in our Parish. There will be Parish representation at this meeting. We object to these proposals.

 

LOCAL DEVELOPMENT ORDER CONSULTATION

Town and Country Planning (Development Management Procedure) (England) Order 2015

NOTICE UNDER ARTICLE 38 OF PROPOSAL FOR LOCAL DEVELOPMENT ORDER GRANTING PLANNING PERMISSION

 

Proposed development on any land in the area of Borough of Telford & Wrekin except land, properties or buildings described in the Schedule to this Notice.

 

I give notice that the Borough of Telford & Wrekin proposes to make a local development order granting planning permission for:

  • the erection of single storey, two storey and first floor rear and side extensions to dwelling houses
  • single storey extensions to dwelling houses that were previously offices / storage and distribution units / shops / Amusement Arcades / Agricultural Buildings already converted under permitted development rights,
  • the erection of porches on dwelling houses
  • the installation of External Thermal Cladding on dwelling houses and;
  • the installation of a dropped kerb on an unclassified road when it relates to a dwelling house access point.

A copy of the draft order and a statement of the Council’s reasons for making the order are available for inspection at Planning First Point, Wellington Civic Offices, Larkin Way, Wellington, TF2 2FH, Monday to Friday between 8.15am and 5.15pm and are published on the Council’s website at www.telford.gov.uk/HHLDO

Anyone who wishes to make representations about this proposed local development order should write to the Council at FAO Valerie Hulme Planning Delivery Group Manager, Planning First Point, Wellington Civic Offices, Larkin Way, Wellington, TF2 2FH by 7th November 2016

Schedule

Development is not permitted under the Order for the following types of properties:

  1. land, properties and buildings in a Conservation Area and its identified exclusion zone
  2. land, properties and buildings in a World Heritage Site and its identified exclusion zone.
  3. listed Buildings and development within its curtilage
  4. flat or a house in multiple occupation
  5. properties within the Area of Outstanding Natural Beauty
  6. properties within a Site of Special Scientific Interest
  7. properties within Historic Parks and Gardens
  8. Local Interest Buildings
  9. land, property or buildings where permitted development rights have been removed

 

David Fletcher, Service Delivery Manager, Development Management

On behalf of Telford & Wrekin Council

Date: 10th October

Statement of owners’ rights

The grant of planning permission does not affect owners’ rights to retain or dispose of their property, unless there is some provision to the contrary in an agreement or in a lease.

Statement of agricultural tenant’s rights

The grant of planning permission for non-agricultural development may affect agricultural tenants’ security of tenure.

http://www.telford.gov.uk/info/20170/planning_applications_and_guidance/1201/householder_local_development_order#maincontent

Above is the link to further information on this consultation.

 

Planning Application for Land adjacent To Silver Birches, off Dawley Road

The Parish Council are strongly opposed to this application as it is outside the planned boundary for local development and will further add to the burden on overstretched local infrastructure. We have “green carded” the application which means that it will have to be discussed at Telford & Wrekin’s Planning Committee meeting.

The full details given for the objection are detailed below:

  • The Strategic Housing Land Availability Assessment 2012 (SHLAA). The SHLAA 2012 Lawley site map clearly indicates that this particular field is not even considered within the scoping project.
  • The Wrekin Local Plan, which is valid up to 2016 indicates that the built up area for Telford & Newport is delineated to the East of this land and therefore ‘The rural area is defined as all land outside of the built up areas of Telford and Newport’ this includes this field as it is to the West of the demarcation. Relevant policies in the Telford and Wrekin Core Strategy 2007 say: ‘Rural Area: Development within the rural area will be limited to that necessary to meet the needs of the area. It will be focussed on the settlements of High Ercall, Tibberton and Waters Upton. Outside of these settlements development will be limited and within the open countryside will be strictly controlled.’
  • Policy CS11 Open Space seeks to protect and enhance formal and informal areas of open space and Policy CS12 Natural Environment states that the natural environment will be protected and enhanced. The proposed development will contradict these 2 polices if granted. Open Space: Within the context of the development needs of the Borough, this policy seeks to protect and enhance areas of open space, both formal and informal. Development on open space will only be permitted if it can be demonstrated that: There will be significant community and environmental benefits delivered by the proposal and clearly this does not apply to these proposals.
  • The Local Green Infrastructure Needs Study – June 2013 clearly indicates in appendix 1 that the proposed site is designated agricultural land. For many years this field was in regular agricultural use with a variety of crops being grown and sustained a variety of wildlife. Development will render this principal asunder and set a precedent that if passed, more potential development projects could be realized for other nearby sites on the same side of Dawley Road.
  • Previous applications within the “rural area” locality such as TWC/2015/0342 were refused on grounds that ‘The site lies in countryside outside the built up area of Telford, as defined on the Wrekin Local Plan Proposals Map, where new development is to be controlled’. As such this application as it falls within the area should adhere to the same principal and be refused
  • Telford & Wrekin Five Year Housing Land Supply Statement 2014-2019 published 20th March 2015. Appendix 1 is a Schedule of sites with planning permission at April 2014. Of the 4,709 total deliverable supply, 2014-19, 1,009 are allocated to the Lawley area, this provides over 21% of the total required for the period with a remainder provision of 1499 already allocated for the period after 2019. In comparison the next largest contributor to the deliverable supply is the Lightmoor area with 471 (10% of the total required) and a remainder of 291 after 2019. So Lawley is by far the biggest contributor to the deliverable supply until 2019 and possibly beyond.
  • The proposed density of housing per hectare on this site is significantly higher than similar developments in the area and of the area designated H17 in the emerging Local Plan. It is more than double the density of the area designated as H16 in the emerging local plan.
  • Local infrastructure is already struggling to cope with the existing planned development, which is less than 40% completed. There is a long wait for appointments at the medical centre, the dentist is not taking new patients and local school children who live within metres of the existing schools are having to travel to schools across Telford as the local Primary schools are already full. In their Access Statement the Developers refer to 2 Secondary Schools being accessible, however Thomas Telford is selective and open to pupils from across Telford who pass the entrance exam; and Ercall Wood can only be travelled to by a car journey of at least 20 minutes at peak times or by a 55 minute bus journey via Telford Town Centre. The Developers Access Statement also states that the site would be served by local buses, however there is no public transport along the Dawley Road. ARRIVA withdrew the 2 bus services referred to in their statement more than a year ago.
  • Dawley Road is a very busy route which is used by thousands of Telford motorists to travel to Wellington as an alternative to using the M54. Traffic monitoring data collected by both Telford & Wrekin Council Highways Team and local residents over the last 2 years indicates that the average speed is consistently well above the 30mph limit on the stretch by the proposed development. There are no details of proposed access routes to this site however we have major safety concerns over the number of vehicles associated with an additional 110 dwellings both accessing the road and adding to the already heavy use of this road.