URL: https://democracy.telford.gov.uk/ieDecisionDetails.aspx?ID=273

Decision Maker: Planning Committee

Outcome:

Is Key Decision?: No

Is Callable In?: No

Purpose:

Content: This was an application for the subdivision of existing unit to 2no. retail units (Use Class E) and 1no. hot food takeaway (Use Class Sui Generis) following the erection of a single storey side extension, first floor extension and associated external alterations at 23 Bridge Road, Wellington, Telford, Shropshire, TF1 1ED.   This application was before Committee at the request of Wellington Town Council.    Councillor G Cook, representing the Town Council, explained that he wasn’t opposed to new business, but that there had previously been issues with takeaways.  He raised concerns regarding the drainage, the air conditioning and the air pollution, lack of proper insulation, parking, deliveries and the lack of space within the car park, bin storage and litter and the impact on the neighbouring public house.    Councillor P Davis, Ward Member, spoke against the application and raised concerns regarding the unacceptable harm to the character of the area as an historic market town, impact on the highway network, traffic movement, deliveries and parking.  Further concerns were raised regarding the extraction systems and cooking odours and the company previously being prosecuted via enforcement action.  If Members were minded to approve the application, it was requested that odour be controlled through a management plan, high quality materials be used, compliance with a traffic management plan and agreement of delivery times and waste collection as well as hours of operation.    A Bruce, Applicant’s Agent, spoke in favour of the application and set out that the Applicant was in agreement with all conditions set out in the report, particularly in relation to highways, air quality, odour control and bin collections.  He explained that the current system in operation was not cost effective and the applicant considered that the new site offered a good opportunity to ensure a more robust system be installed on the first floor which would irradicate noise and odour as they did not wish to be prosecuted again.  It was agreed that an appropriately worded condition be set out by the Environmental Team in order that there were no issues going forward.  In relation to deliveries, the car park was considered sufficient and it would be an improvement in respect of highways issues.  He asked that the application be approved.   The Planning Officer informed Members that the site was located within the built-up area but whilst it was situated within the Market Town of Wellington it sat outside of the designated primary shopping area. Consideration had been given to Policies EC6 of the Telford and Wrekin Local Plan and Policy EC7 of the emerging Local Plan and supported the change of use to retail and it was therefore accepted in principle.  The over-proliferation of similar uses such as takeaways within an area was considered and as the unit would be positioned between a proposed E Class Use unit and an estate agent it was considered that this complied with policy.  Officers were satisfied that the site was large enough to accommodate the proposed use and would not lead to an overdevelopment of the site. The proposed extensions were considered proportionate to the existing building and fairly modest and would not detrimentally impact the character and appearance of the site.  The site was approximately 50 metres from the Wellington Conservation area boundary and next to a building of local interest but Officers were satisfied that the development would be an enhancement to the site as a whole.  The Council’s Built Heritage Specialist raised no objections to the scheme.  Should the application be approved, a separate advertisement consent would be required for signage.  Conditions would be required in relation to samples of materials, details of the windows and doors to ensure that the scheme was appropriate.  In relation to parking, 14 spaces had been demonstrated on the site plan which was a shortfall of 1 space but the application was in a highly sustainable location and benefitted from a range of public car parks all within walking distance of the site.  Peak operating hours of the three units on the site would differ and the site would work together as a whole.  A highways technical note had been produced which included a tracking exercise for delivery vehicles and this demonstrated that there was sufficient space for delivery vehicles and the Highways Authority have raised no objection to the proposal.  The submission of a Delivery Management Plan would be conditioned.  Officers were satisfied that the scale and positioning of the extensions would not cause significant detrimental harm by way of loss of light and privacy or have an overbearing impact.  In relation to odour and noise, particularly the proximity of the extraction equipment to the neighbouring site, a Noise Impact Assessment had been submitted and no fundamental concerns had been raised by the Environmental Protection Team, although an updated Noise Impact Assessment would be required and that would be conditioned.  Whilst a full Odour Impact Assessment had not been submitted as it was not deemed necessary, Environmental Protection had requested a condition for suitable extraction, filtration and odour abatement measures and further assessment would be undertaken in order to ensure that the proposal did not result in detrimental harm to nearby sites.   In relation to the control of fats and oils, this would be looked at separate to the planning application by the Environmental Protection Team.  The proposed bin store would be conditioned and a Litter Management Plan requested in order that this can be suitably controlled.  In conclusion the scheme was considered acceptable due to its compliance with both local and national policies and it was recommended that that application be approved.   During the debate, some Members raised concerns regarding previous issues with odour and the necessity for adequate conditions in relation to extraction in order to minimise the impact on neighbouring properties, opening hours, parking, the impact on the highway, the bin store and refuse collections.  Other Members considered that the application would be an improvement of the area due to its run down nature and that it had previously run as a shop and had meat deliveries so it would be sustainable in that respect, there were no adjoining houses on the proposed site as it was located next to a public house, conditions would be imposed in relation to the extraction unit and the application was considered acceptable.   The Planning Officer explained that at its current site there were two takeaways next to each other and Highway Officers had given consideration to this.  The opening hours for each unit would peak at different times.  The finer details of the extraction unit and its orientation would be conditioned and a Delivery Management Plan would be requested in order that deliveries could be controlled.  A Litter Management Plan would also be requested and these would be assessed in more detail once received and would contain details relating to litter and refuse.   On being put to the vote it was, by a majority:   RESOLVED – that delegated authority be granted to the Development Management Service Delivery Manager to grant Planning Permission (with the authority to finalise any matter including Condition(s)) subject to the following:   a)    the Condition(s) 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 22, 2026