The Northern Planning Committee of Shropshire Council met on 15 July 2025, and made decisions on several planning applications, including granting permission for a sand and gravel quarry near Tern Hill, and approving a non-material amendment to the Riverside Shopping Centre development in Shrewsbury. They also noted recent appeal decisions.

Land Adjacent Former Tern Hill Quarry

The committee voted to grant delegated authority to the Planning Services Manager to approve a planning application for a sand and gravel quarry on land adjacent to the former Tern Hill Quarry, subject to the completion of a Section 106 agreement¹ and planning conditions.

The proposal involves mineral extraction of sand and gravel, phased restoration using imported inert material, and the installation of solar panels. Stoke upon Tern Parish Council and Sutton upon Tern Parish Council objected to the application, raising concerns about traffic, pedestrian safety, noise, and dust.

The Environment Agency recommended conditions relating to water monitoring and pollution control. The Ministry of Defence (MOD) initially objected, but withdrew their objection subject to conditions relating to a quarry management strategy, dust management, and site management to address bird strike risks at the nearby RAF Shawbury airfield. Shropshire Council's Highways department recommended conditions relating to access and HGV routing. HMP Stoke Heath requested conditions to minimise noise and dust impacts on the prison, including a later start time on Saturdays and ongoing communication with the applicant.

The report notes that the proposed quarry site is within a broad location identified in the Core Strategy policy CS20 for future sand and gravel extraction. It also states that the proposal aligns with SAMDev Plan policy MD5, as it would meet an unmet need for mineral resources and would not prejudice the development of allocated sites. The planning application included a Market Review that concluded there is a need for additional inert fill capacity in north Shropshire.

The committee was told that the design of the proposal incorporates measures to minimise potential impacts, such as limiting extraction to above the groundwater level, providing buffer zones from residential properties, and phasing operations. The initial works would include advance boundary planting of trees and hedgerows. The solar panels would provide electricity to power the quarrying operation, with any excess exported to the national grid.

The report acknowledged that the proposal would result in the temporary loss of best and most versatile (BMV) agricultural land, but this would be offset by the economic benefits of working the mineral resource and the temporary nature of the proposal. The Council's Archaeology team recommended a condition requiring further archaeological evaluation in advance of the commencement of operations.

The report stated that a noise assessment report concluded that the noise impact from the proposed activities would be 'slight'. The Dust Assessment concluded that, subject to the site being operated in accordance with the Dust Management Plan, there would be a negligible impact for the majority of nearby receptors. A Glint and Glare Assessment concluded that the impacts on Tern Hill Airfield have been deemed acceptable.

The committee was told that the proposed access design is considered to be suitable for the intended type of vehicles and includes satisfactory visibility splays. The Transport Assessment (TA) stated that the proposed development would result in a 2.9% increase in HGVs travelling from the site to the A41, and a 2.2% increase in HGVs travelling in the opposite direction.

The committee was told that the Ecological Assessment concluded that the loss of the arable habitat would result in slight to moderate negative impact, but that this would be compensated for through the creation of new habitats and hedgerows. The proposal would result in a biodiversity net gain (BNG) of approximately 35%, which would be secured through a Section 106 agreement.

Proposed Residential Development Land Adjacent Holmleigh, 34 Shrewsbury Road, Hadnall

The committee voted to grant permission for the erection of two dwellings and associated landscaping on land adjacent to Holmleigh, 34 Shrewsbury Road, Hadnall.

Hadnall Parish Council objected to the proposals, stating that Hadnall is designated Open Countryside under the existing Adopted Local Plan and is not identified as a settlement to accommodate market residential development. The Parish Council also raised concerns regarding infrastructure (drainage and sewerage). One letter of objection was received, citing ongoing drainage issues.

The report noted that the application site is located within the village of Hadnall, which is not an identified Community Hub or Cluster within the adopted Development Plan. The application, for open market housing, would conflict in principle with Development Plan policies including CS5 of the Core Strategy and MD1 and MD7a of the SAMDev Plan.

The committee was told that the Council published its most recent assessment of the housing land supply in Shropshire, within the 'Five Year Housing Land Supply Statement (2024)' on 13 February 2025. This assessment concludes that Shropshire has a 4.68 years' supply of deliverable housing land.

The report stated that paragraph 11 d) of the NPPF requires the decision-maker to apply more weight to the presumption in favour of sustainable development as a significant material consideration, when reaching a decision.

The committee was told that Plot 1 is proposed as a 3-bed bungalow to be accessed off the adjacent housing estate Willow Court. The plans for Plot 2 have been amended slightly during the course of the application removing the obscure glazing from the upper floor bedroom windows and re-arranging the fenestration detail on this floor to prevent any issues with regard neighbouring amenity.

The report stated that Severn Trent have previously stated that currently Hadnall does not have the capacity for further connections to the public sewer but that they hope to do so in future. However as this is a development for 2 houses rather than a larger scheme it is considered that there may be other options available to the applicant in relation to drainage other than connecting to mains sewer, for example package treatment plants, septic tank etc.

Riverside Shopping Centre, Pride Hill, Shrewsbury

The committee voted to grant permission for a non-material amendment to the previously approved planning application for the Riverside Shopping Centre, Pride Hill, Shrewsbury, to amend Condition 2 and the approved plans to show:

• Reconfigured staircase and lift shaft between the park area and Frankwell footbridge;
• Relocation of internal plant equipment;
• Addition of bullnose ends to terraced seating steps; and
• Relocation of 1no. new tree.

The amendments being sought are part of ongoing minor works to partially implement the scheme in incremental stages of construction.

The report stated that the amendments being sought are as a result of the construction programme and certain elements of the park not being built-out in its entirety for an interim period, whilst other elements of the development await construction – namely the podium level platform.

The report stated that the amended drawings show minor alterations to the hard/soft landscaped elements of the park and a slight increase (150mm) to the overall height of the lift shaft to accommodate the internal equipment and lift car. The changes to the internal plant area, whilst affecting the internal part only and not 'development', are included for completeness as the plant area is now shown in a previously unused area as shown on the originally approved plans. The amendments to trees includes the relocation of 1no tree from the future phase to this part of the scheme, whilst a further 1no tree has been deferred to a later phase as its species and size does not relate to the planting typology elsewhere within this phase of works.

Appeals

The committee noted the schedule of appeals and appeal decisions as at 15 July 2025, as detailed in the Appeal Schedule 15 July 2025.

The committee noted that an appeal had been made against the refusal of prior approval for an agricultural storage/shelter building North East Of Fitz Mytton, Shrewsbury.

The committee noted that an appeal had been made against the refusal of prior approval for the change of use from agricultural to form one residential unit at Little Ropes Hinstock.

The committee noted that appeals had been made against the refusal for a change of use to residential, all associated internal alterations and alterations to roof profile at 8B College Hill Shrewsbury.

The committee noted that an appeal against the refusal for the erection of a new dwelling at Coldridge Drive Shrewsbury had been dismissed, as detailed in the Appeal Decision - Land West of 46 Coldridge Drive Shrewsbury.

The committee noted that an appeal against the refusal for the erection of a building for private horse riding practice and associated works, to include change of use of land at Land South of Nook Lane Weston Under Redcastle had been allowed, as detailed in the Appeal Decision - Land South of Nook Lane Weston Under Redcastle.

The committee noted that an appeal against the refusal for the change of use from agricultural to form two residential units at Agricultural Barn Charity Farm Burlton had been dismissed, as detailed in the Appeal Decision - Agricultural Barn Charity Farm Burlton.

The committee noted that an appeal against the refusal for the change of use of land to a mixed use for the keeping of horses (existing) and use as a residential caravan site for an extended Gypsy family, with a total of 4 No. caravans, including the laying of hardstanding and erection of 4 No. amenity buildings at Caravan At Heartlands Farm Northwood Ellesmere had been dismissed, as detailed in the Appeal Decision Heartlands.

The committee noted that an appeal against the refusal for the erection of 1No dwelling To The South Of Beehive Lane Shrewsbury had been dismissed, as detailed in the Appeal Decision Land between Longden Road and Beehive Lane.