This week in Shropshire:

• The Northern Planning Committee was scheduled to discuss the redevelopment of the Riverside Shopping Centre and new fencing for the Raven Meadows Multi Storey Car Park.

Northern Planning Committee - Tuesday 22 April 2025

The Northern Planning Committee of Shropshire Council scheduled a meeting to discuss planning applications for the Raven Meadows Multi Storey Car Park and the Riverside Shopping Centre. The committee was also scheduled to note recent appeal decisions.

Riverside Shopping Centre Redevelopment

The committee was scheduled to consider an outline planning application for the comprehensive mixed-use redevelopment of the Riverside Shopping Centre site on Pride Hill, Shrewsbury.

The proposal includes construction of a podium with undercroft car and cycle parking, creation of three plots for offices, hotels, residential and medical practices, construction of a new road, and landscaping. The application seeks outline planning permission with access matters to be considered concurrently, while other matters such as design, layout, scale, and landscaping are reserved for later approval. The application aims to establish the parameters and design principles for subsequent detailed applications.

The proposed development seeks flexibility in the end-use or quantum of development¹, setting a maximum quantum of development between 22,127 and 25,501 sqm gross internal area, limited to specific use classes.

The report pack notes that the future intention of this site has been well established as set out in adopted masterplan and framework documents including the BigTown Plan and Smithfield Riverside Development Framework, all of which set out a vision for the Riverside area to become a mixed-use area.

The areas under the podium will provide opportunity to accommodate undercroft car and cycle parking, and plant/servicing requirements for the buildings, and will also assist in the management of flood water on site.

The application is supported by an Environmental Statement (ES), which concludes that the development has limited adverse environmental impacts, with the majority of effects being negligible or beneficial. Any significant adverse effects are limited to the construction phase or can be suitably mitigated.

The parameter plans define the limits within which the development must be designed, and need to be read in conjunction with the design principles set out in the Design Code.

The report pack notes that funding for the project is achieved through the Government's Levelling Up Fund (LUF) and is subject to compliance with the completion of demolition and enabling works to be completed by March 2025.

The following meanwhile uses are proposed as part of this application: pop-ups/pavilion, food & beverage/retail, embankment area, and planter/viewing terraces.

SC Historic Environment raised no objections subject to conditions, and SC Public Protection raised no objections subject to conditions relating to air quality, traffic noise, amenity impacts from commercial uses and lighting impacts.

The Environment Agency stated that there is a high degree of uncertainty around what could come forward in regard safe access and egress during a flood event and the application could be refused on flood risk grounds.

Historic England raised concerns regarding the application on heritage grounds, stating that the application does not give sufficient consideration to the historic character and identity of this part of Shrewsbury and would not enhance the significance of heritage assets.

Active Travel England recommended deferral as they were not currently in a position to support the application.

Two letters of objection were received by the ‘Bus Users of Shrewsbury’, querying how practical the replacement bus interchange at the railway station is, stating that the proposed interchange is of a too small a scale and unclear how passengers will alight in two lanes of one-way traffic.

Raven Meadows Multi Storey Car Park Fencing

The committee was scheduled to discuss a full planning consent application for the installation of 2.434m high perimeter fencing at levels 8-13 inclusive at Raven Meadows Multi Storey Car Park, Raven Meadows, Shrewsbury. The stated purpose of the fencing is to prevent danger to life and increase public safety.

SC Conservation (Historic Environment) initially raised concerns about the colour finish of the fencing, suggesting a muted or recessive colour to preserve or enhance the character or appearance of the Shrewsbury Conservation Area². However, following additional information, the Conservation officer concluded that the green fencing was selected to blend into existing green anti-climb fencing and the landscape/hills views, and withdrew their objections.

Shrewsbury Town Council agreed with the Conservation Officer's initial comments and agreed the applicant needs to consider the colour of the fencing to ensure it is as opaque on the skyline as possible.

Shrewsbury Civic Society supported the need for safety measures but raised concerns that the proposed works would unnecessarily disfigure the building, suggesting setting the fencing back from the parapet and using a galvanised steel finish instead of green.

Appeals

The committee was scheduled to note the appeals and appeal decisions for the northern area.

The report pack included a schedule of appeals as at 22 April 2025, including appeals against:

• Refusal of prior approval for the change of use from agricultural to form two residential units at SE of Charity Farm, Burlton, Shrewsbury.
• Refusal for the siting of 2 fast EV chargers together with ancillary electrical equipment on Shaw Road, Shrewsbury.
• Refusal for the erection of 1No dwelling to the South Of Beehive Lane, Shrewsbury.
• Refusal for the erection of a terrace of 3no dwellings following demolition of existing buildings at Site Of Stone Merchants, Salop Road, Oswestry.

The report pack also included details of determined appeals:

• An appeal against refusal for the erection of a two storey extension at Hillberry, Pant, Oswestry was allowed.
• An appeal against refusal for a garage conversion and extension to create annexe at 1 Laundry Cottages, Dudleston Heath, Ellesmere was dismissed.
• An appeal against refusal for a garage extension and carport at 131 The Mount, Shrewsbury was dismissed.
• An appeal against a condition imposed on a grant of planning permission for a change of use from restaurant to bar/venue at River Thai Restaurant & Bar, Smithfield Road, Shrewsbury was dismissed. The condition stated that a maximum of six amplified live performances could take place in the outside area within a calendar year and to finish at 11:00pm, with no DJ sets at any time.