The Telford and Wrekin Council Planning Committee met to discuss planning applications, approving a new housing development in Arleston and a retrospective application for a Gypsy/Traveller site in Sugden, while also considering applications for change of use for residential properties in St Georges and Trench. The committee approved the terms of reference for 2025/26.

Land off Arleston Lane, Arleston

The committee voted to grant delegated authority to the Development Management Service Delivery Manager to grant outline planning permission for up to 250 dwellings on land off Arleston Lane in Arleston. This is subject to the removal of a holding objection from National Highways¹, and the applicant entering into a Section 106 agreement² with the local planning authority. The application had been referred to the Planning Committee at the request of Councillor M Boylan and the Lawley & Overdale Parish Council.

According to the planning officer, the site is mostly greenfield land³ with some tree coverage. The illustrative masterplan sets out separation distances, proposed dwellings, screening and landscaping. The Section 106 agreement includes:

• £650 per dwelling towards enhancements and upgrades to local sport and recreational spaces
• £294 per bed space towards development of primary care infrastructure
• £2,197,081 for primary and secondary school provision
• £35,000 towards the upgrade of the Wrekin Way from Dawley Road to the development area
• £250,000 towards the remodelling of the existing one way road between Pepper Mill and Lawley Primary School
• £5,000 towards travel plan monitoring for 5 years
• A 1% monitoring fee for Section 106 contributions

Mr H Armatage, Applicant's Agent, said that the site would include seven hectares of landscape and proposed a cycle tract and formal and informal play areas. He added that buffer zones had been implemented following extensive public consultation, and that there would be a 5-10% biodiversity gain with natural features preserved, including the Wrekin Way, and new footpaths created across the site.

The Highways Officer stated that the local highway authority had helped to shape how the application could evolve with conditions and financial contributions to mitigate the impact and bring benefits to residents. A 40-space car park would be delivered prior to commencement of any work on the site, and a one-way system would be put in place. It was proposed that a section of Arleston Lane be closed to prevent its use as a rat run . A management plan would be put in place with no construction traffic or deliveries during school drop off and pick up, and no construction traffic allowed on Arleston Lane.

During the debate, some members asked that the buffer between the existing and new buildings be retained and that the development did not go too close to the three small houses on Arleston Lane. There was also a query about the deer currently living on the land and if they would be moved to another area, and whether the trees could remain in place.

The Planning Officer confirmed that the buffer areas would be considered at the reserved matters stage. He had spoken with the Ecologists and the deer were known to roam the area of land within a 30-mile radius and they would happily transition naturally when the work started.

Land adjacent Oak View, Sugden Lane, Sugden

The committee voted to grant delegated authority to the Development Management Service Delivery Manager to grant planning permission for a retrospective planning application for a Gypsy/Traveller site with 2 mobile homes and hardstanding on land adjacent Oak View, Sugden Lane, Sugden.

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

Councillor G Thomas spoke against the application, raising concerns in relation to land drainage and highway access. He questioned whether the proposal was adequate, as an application on the same site two years previously had been refused due to issues with flooding in adjacent lanes. He also stated that the proposed highway access was on a 60mph road, on a bend and a slight hill, and that he considered that there was poor visibility.

Mr P Ashdown, a member of the public, also spoke against the application, echoing comments made by Councillor Thomas. He considered that this was a speculative application which had bypassed the proper process and did not satisfy policy, and that the site was not supported by local shops, public transport or employment.

Ms R Munns, Applicant's Agent, spoke in favour of the application, noting there were no objections from the council's consultees and no conflict with the development plan. She stated that there was an unmet need for gypsy and traveller sites in Telford and this application would help fulfil that.

The Planning Officer informed members that the application had been assessed against Policy H08 and H09 of the TWC Local Plan, NPPF⁴ and Planning Policy for Travellers Sites (PPTS). He stated that there was currently an unmet need for 26 pitches, of which twenty could be achieved via expansion two existing sites, and that no technical objections had been raised in relation to highways, drainage or flooding. During the debate, some members raised concerns regarding the retrospective application and asked for clarification in relation to the maximum amount of mobile homes and caravans that would be on site. Further concerns were raised regarding the septic tank and if the capacity was sufficient, and whether a temporary application for a few years to ascertain viability would be more appropriate.

The Planning Officer confirmed that the caravans had been in place since mid January 2024 but the application has been prepared and submitted earlier in 2025. There was a condition to restrict the site to 2 mobile homes plus one tourer for each mobile home and there would not be separate families (unless visiting for short periods).

Tzigane House, Freeston Avenue, St Georges

The committee discussed an application for the change of use of 4 dwellinghouses at Tzigane House, Managers Office, Rhapsody House, Maurice House and Ravel House, Freeston Avenue, St Georges, from Use Classes C3⁵ and C3(b)⁶ to Residential Institutions (Use Class C2)⁷. The application had been referred to the Planning Committee at the request of St Georges and Priorslee Parish Council.

The submitted documents outline that one child and one staff member will be present in each unit of accommodation, totalling 4 children and 4 staff members on the site at any one time. The children to be housed at the site will be aged between 5 years old and 18 years old. The proposed development would operate 24-hour, 7-days per week, 365 days a year, with staff coverage organised into two patterns.

St Georges & Priorslee Parish Council objected to the application, raising concerns about traffic, parking, and the number of vehicles accessing and parking on the site.

The TWC Specialist Housing Team commented that there was a sufficiency need for the form of accommodation proposed and raised no objection to the principle of development on this site.

Fourteen letters of objection and one comment were received from the public, raising concerns about the impact on the highway network, inadequate parking, the impact on the amenity of neighbouring properties, the suitability of the location, concerns over anti-social behaviour, and insufficient private amenity space for the children to use.

The Planning Officer stated that the site sits in a sustainable location, located approximately 200 metres from local shops and has good transportation links to Telford Town Centre. He added that as the scheme is not proposing any external changes to the buildings, the scale, design and form of the dwellings are considered to be acceptable and it is considered to meet the specific needs of its proposed residents.

The Local Highways Authority requires one parking space to be provided on the site, per staff member and a further space to be provided per 4 bed spaces. The proposed site plan shows provision of ten car parking spaces being provided within the boundary of the site. The LHA have reviewed the submitted plan and have confirmed that this is considered to be sufficient to accommodate for staff change-over periods and any visitor/manager visits to the site.

It was recommended that delegated authority be granted to the Service Delivery Manager to grant full planning permission subject to conditions relating to time limit, parking, loading, unloading and turning, development in accordance with deposited plans, development in accordance with operational management plan, and restriction on use and number of children in care (4).

181 Teagues Crescent, Trench

The committee discussed an application for the change of use of a dwellinghouse at 181 Teagues Crescent, Trench, from Use Class C3 to a small children's residential home for up to two young persons (Use Class C2).

The application is being heard at Planning Committee as the proposal has received a significant number of objections.

The proposed care home will provide a home for two young persons between the ages of eight (8) and eighteen (18) under the care of two full-time staff members and one manager, in a safe and secure environment. No external alterations are proposed to the existing dwelling.

The Local Planning Authority received 8 objections and 2 letters of support on the proposed scheme. Issues raised in objection included concerns that the proposal would change the dynamic of the area, increase noise, set a precedent for further businesses, devalue house prices, and potentially cause anti-social behaviour.

The Highways Department supported the application subject to conditions, stating that the applicant had provided a site plan demonstrating the on-site parking provision available, including adequate space for up to 4 cars on the existing driveway.

The Specialist Housing Team raised no objection, stating that the provider is well established in this service and has run similar homes, so will bring the correct experience to the role.

It was recommended that delegated authority be granted to the Development Management Service Delivery Manager to grant planning permission subject to conditions relating to time limit, full parking, loading, unloading and turning area, development in accordance with plans, development in accordance with planning statement, and restriction on use and number of children in care (2).

Terms of Reference 2025/26

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.

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

The committee voted unanimously to approve the Terms of Reference for 2025/26.