URL: https://democracy.telford.gov.uk/ieDecisionDetails.aspx?ID=272

Decision Maker: Planning Committee

Outcome:

Is Key Decision?: No

Is Callable In?: No

Purpose:

Content:  The application was for the erection of 166no. dwellings (Class C3), means of vehicular access off the A518, open space, landscaping, play area, footpaths, drainage and all other ancillary and enabling works on land south of, The Dale/The Crescent, Church Aston, Newport, Shropshire.   An update report was tabled which set out details in relation to a typographical error in relation to the Parish Council, additional comments from Councillor Eade regarding a formal pedestrian connection across the A518, additional objections received and an additional representation from Severn Trent Water.   A site visit had taken place on the afternoon prior to the Committee meeting.   Councillor A Eade, Ward Member, together with the Church Aston Parish Council, had requested that the application be determined by the Planning Committee.   Councillor A Eade, Ward Member, spoke against the application and raised concerns regarding site not being within the urban boundary of the Local Plan, the number of objections to the application, the impact on Church Aston and the need to protect its identity.   If Members were minded to approve the application, it was asked that consideration be given to making the route as safe as possible for pedestrians and detailed the crossing at the Clock Tower in Donnington as a precedent along the A518 and whether S106 monies could be used to provide this which would also enhance health and wellbeing, social mixing, and cohesion.   G Johnson, Applicant’s Agent, spoke in favour of the applications which had been included on the emerging Local Plan under Policy HO3.  The Planning Inspector had not raised any issues in regard to the application and this had given significant weight, together with the affordable, social, shared and private housing within the development.  It met national space standards and all SPD requirements in relation to M42 and M43 standards with a net density of 28.4 per hectare.  There were no objections from any statutory consultees, Highways Officers or the Ecology Officer who had no objection to the 10% biodiversity net gain.  A central open space and play area would be retained as well as cycleways and paths.  The s106 agreement would fund the existing NEEP, the Public Right of Way, health and infrastructure.     The Planning Officer informed Members that the site sat outside of the current settlement within the current adopted Local Plan but that the site had been allocated within the emerging Local Plan and a thorough examination by the Planning Inspector was at a very advanced stage and no changes had been requested.  The principle of development was acceptable.  In accordance with both the adopted and emerging Local Plan 35% affordable housing in a mix of two to five bedroom properties and seven bungalows had been put forward.  Most of the protected trees, located in the central area of public open space, would remain with a small areas of trees to the north west being removed to facilitate the roundabout.  The design, type and materials had been set out in a design code statement to reflect the character of the surrounding area and the proposed layout allowed for the separation distance to be exceeded in relation to the neighbouring properties and the boundary treatments would be retained.   It was accepted that there would be a change of outlook, but a loss of view was not a material consideration.  In relation to the flood risk, a sustainable drainage strategy had been submitted.  The application included a new roundabout and transport modelling which was acceptable to Highways Officers and not create severe impact.  In relation to a formal pedestrian crossing, connection to the existing footpath would be conditioned with the creation of a cycleway and a cycling and walking infrastructure plan would fit into the wider strategy.  Highways would not be supportive of a signalised connection across the A518 on the balance of pedestrian movements but dropped kerbs and a central reservation was already installed and the roundabout would slow down traffic to help with the connection. The biodiversity net gain would be conditioned as well as the veteran trees remaining on site.   During the debate some Members raised concerns regarding the doubling of the size of Church Aston and that the application was contained within the emerging Local Plan which should be ratified fully before this application came forward.  Further concerns raised were health services, flooding, and that 35% affordable housing be the final figure supplied and not reduced later, pedestrian safety whilst crossing, fencing off the attenuation ponds, impact on local schools, lack of local shops and the need to install public bins.  Other Members were unable to find material reasons to refuse the application, but asked that the road not be closed for several weeks for the installation of the roundabout if this could be avoided.   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), 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 (item i. subject to indexation from the date of committee), with terms to be agreed by the Development Management Service Delivery Manager, relating to:    i           Strategic Highway Contribution: £233,229.84 ii          Travel Plan: £5,000  iii         Public Rights of Way Improvements : £75,000  iv         Education Contribution: £1,286,091   v          NHS (ICB) Contribution: £181,555 vi         Public Open Space and Recreation: £738,825  vii        Sports and Recreation: £207,795  viii       Public Transport Improvements: £10,000  ix         S106 Monitoring: £20,000  x          Affordable Housing at 35% xi         Biodiversity Net Gain Monitoring for 30 years     b)   the conditions contained within the report and update 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