The Planning Committee has decided to grant outline planning permission for up to 250 dwellings in Telford, subject to conditions and a Section 106 Agreement.

URL: https://democracy.telford.gov.uk/ieDecisionDetails.aspx?ID=236

Decision Maker: Planning Committee

Outcome:

Is Key Decision?: No

Is Callable In?: No

Purpose:

Content: This was an application for outline planning permission for the delivery up to 250 dwellings (Use Class C3) with all matters reserved on land off Arleston Lane (South side), Arleston, Telford, Shropshire   The application had been referred to Planning Committee at the request of Councillor M Boylan and the Lawley & Overdale Parish Council.   A site visit took place on the afternoon prior to the meeting.   The Planning Officer informed Members that further traffic data had now been received and the National Highways had removed their holding response subject to a construction and environmental management plan.  Since publication of the report four further representations had been received with comments already being addressed within the committee report.  Illustrative plans had been provided which demonstrated that the site could accommodate up to 250 dwellings but details such as layout, scale, access, landscaping and appearance would come forward with a reserved matters application.   Mr H Armatage, Applicant’s Agent, spoke in favour of the application and fully supported the Officer’s recommendation to approve 250 high quality homes which would meet an identified housing need as set out in the adopted Local Plan.  The site would include seven hectares of landscape and proposed a cycle tract and formal and informal play.  Buffer zones had been implemented following extensive public consultation.  There would be a 5-10% biodiversity gain and natural features preserved including the Wrekin Way and new footpaths created across the site.  Section 106 contributions would enhance the connection to Wellington and the development would integrate a safe route.  The existing highway had been challenging and they had worked with highway officers and the primary school to reduce any impact with a 40-space car park of offsite improvement works around the school, together with a drop off and pick up area being proposed.    Education, local health care, open space provision and 25% affordable housing were set out in the S106 agreement and exceeded £2.8m, but it was noted that if an alternative access was required the scheme would be rendered unviable.  There were no objections from statutory consultees and, if approved, a reserved matters application would subsequently bring forward the details of what could be achieved.   The Planning Officer informed Members that this application was mostly greenfield land with some tree coverage across the central band of the site with varying topography.  Significant engineering would be required to achieve the residential units that would come forward at reserved matter.  The site was in the urban area of Telford and sat in proximity to existing facilities, Lawley Primary School, community centre and nursery.  The application sought outline permission and an illustrative masterplan set out separation distances, proposed dwellings, screening and landscaping.  A noise assessment had not been provided but would come forward at the reserved matters stage.  Included in the application were enhancements and upgrades to recreation facilities, primary and secondary education, upgrade of Wrekin Way and remodelling and a one-way road around Pepper Mill and Lawley Primary School, travel plan monitoring and 25% affordable housing.  There were no objections to the scheme and financial contribution would mitigate the impact.  National highways had removed their objection following receipt of an environmental management plan.    The Highways Officer informed Members that the site was allocated within the local plan with a strong level of merit in favour of development.  These were indicative proposals for a reserved matters application.  The Local Highway Authority have help to shape how the application could evolve with conditions and financial contributions and mitigate the impact by bringing benefits to residents.  There was no direct access and the land for this connection was not available so the application would need to be assessed on its merits.  Traffic impact would be mitigated via a 40-space car park would be delivered prior to commencement of any work on the site.  A one-way system would be put in place and there would be no impact for existing resident parking.   In relation to Arleston lane, it was proposed that a closure of a section of the road be put in place in order to prevent its use as a “rat run” and this would offset any additional traffic.  As this was a sensitive location, 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 could not find any reason to refuse the application as the detail would come forward at the reserved matters stage.  It was 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.  A query was raised in regard to the deer currently living on the land and if they would be move to another area.  Rather than clearing the trees could they remain in place and ensure that 25% affordable housing did come forward.  It was important that the S106 contributions came forward to address the impact of the development.  Other Members asked if there was a limit for streets being brough to an adoptable standard, had the transport assessment taken into account larger 3 and 4 bedroom houses having 4 or 5 cars and how were the education contributions split between primary and secondary.  It was also raised that if someone called in the application were they not duty bound to attend the meeting to speak.   The Highways Officer responded that the trip rates and modelling were benchmarked against the data from the Lawley Phase 6 development.  In relation to the adoption of the roads, this would be conditioned and the completion plan would set out the development phases.   The Planning Officer confirmed that the buffer areas would be considered at the reserved matters stage.  With regard to the woodland area, there were a lot of unknows at the present time.  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.  In respect of education contributions, these would be split £1,576,216 for primary and £547,220 for secondary.    In relation to S106 contributions, there would need to be a formal process alongside viability appraisals.   The Development Management Service Delivery Manager addressed the call in procedure and on this occasion, there had been mitigating circumstances and a discussion had taken place with the Democratic Services Team.  As the application had been evolving, no further concerns had been raised on the application.   On being put to the vote it was, unanimously:   RESOLVED – that Delegated authority be granted to the Development Management Service Delivery Manager to grant outline planning permission subject to the removal of the Holding Objection, from National Highways, and any requested mitigation (with the authority to finalise any matter including Condition(s), Legal Agreement Terms, or any later variations) subject to the following:   a)    the Applicant/landowners entering into a Section 106 Agreement with the Local Planning Authority (subject to indexation from the date of committee with terms to be agreed by the Development Management Service Delivery Manager) relating to:   i)              £650.00 per dwelling towards enhancements and upgrades to local sport and recreational spaces (with the final amount payable confirmed at the reserved matters stage, where the final number of dwellings will be confirmed);   ii)             £294.00 per bed space towards Development of Primary Care Infrastructure (with the final amount payable confirmed at the reserved matters stage, where the final number of dwellings and their break-down will be confirmed);   iii)          £2,197,081 Primary and Secondary School Provision;   iv)          £35,000 towards the upgrade of the Wrekin Way from Dawley Road to the development area;   v)            £250,000 towards the remodelling and an increase in effectiveness of the existing one way road between Pepper Mill and Lawley Primary School;   vi)          £5,000 towards Travel Plan Monitoring for 5-years;   vii)         1% Monitoring Fee for Section 106 Contribution(s); and   b)   the conditions and informatives set out in the report (with authority to finalise condition(s) and reasons for approval to be delegated to Development Management Service Delivery Manager).

Date of Decision: July 9, 2025