TELFORD...Wrekin Local Plan 1995-2006 THE WREKIN LOCAL PLAN WAS ADOPTED BY TELFORD & WREKIN COUNCIL 11TH FEBRUARY 2000. Michael Barker, Head of Planning and Environment pre chapter

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

1 9 9 5 - 2 0 0 6

WREKIN

L O C A L

P L A N

TELFORD��

��

Wrekin Local Plan 1995-2006

THE WREKIN LOCAL PLAN WAS ADOPTED BY

TELFORD & WREKIN COUNCIL

11TH FEBRUARY 2000.

Michael Barker, Head of Planning and Environment

pre chapter pages 5/4/00 6:04 pm Page 1

Telford and the Wrekin District has come a long way in the last 30 years and I am pleased to say that we now have athriving community living in a high quality and attractive environment.

This enviable position has not been achieved by accident but by careful planning and thought over many years. Thefoundations were laid in 1970 when the Telford Basic Plan was published by the Telford Development Corporation,setting out plans and principles for the future development of a vibrant New Town.

Since then, there have been radical and far-reaching changes in the character and fortunes of both Telford and theWrekin District as a whole. The District has experienced a transformation that has strengthened and enhanced itsphysical surroundings, its social and economic well being, and its future prospects.

It is this Council’s aim to maintain and enhance the many advantages and positive qualities of the District. Our visionis to create a successful and prosperous community for the 21st century and provide a high quality of life for thepeople of Telford & Wrekin.

To achieve this aim, the District cannot and must not stand still. Telford continues to play a major role as an area ofgrowth in the region and so the town building process in the District must be continued to meet the future needsand aspirations of all its residents.

The challenge for this Council is to ensure that future development in the District will be in the most sustainableform. We aim to ensure that any proposed development adds value and brings maximum benefit to the community.

The Wrekin Local Plan has been drawn up in close consultation with the local community and this is the firstdemocratically prepared plan for the whole of Telford & Wrekin District.

The Plan is the cornerstone in the Council’s drive to create a sustainable future for the District. It embodies theprinciples of sustainable development, which are essential for the 21st century, and provides a clear framework toguide the location and form of new development.

By adopting this Plan, Telford & Wrekin will be well placed to face and meet the challenges of future growth anddevelopment. I commend the Plan to you.

i

Wrekin Local Plan 1995-2006 Foreword

Councillor Charles SmithChair of the Environment & Development Policy Board

Telford & Wrekin CouncilFebruary 2000


ii

Wrekin Local Plan 1995-2006Contents

CHAPTER 1 INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . 1

CHAPTER 2ENVIRONMENT . . . . . . . . . . . . . . . . . . . . . . . . 7Natural ResourcesEnvironmental HealthUrban Design

CHAPTER 3EMPLOYMENT . . . . . . . . . . . . . . . . . . . . . . . . 31

CHAPTER 4HOUSING . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45

CHAPTER 5SHOPPING AND SERVICE CENTRES . . . . . 67

CHAPTER 6TELFORD TOWN CENTRE . . . . . . . . . . . . . . 83

CHAPTER 7ACCESS AND TRANSPORT & COMMUNICATION . . . . . . . . . . . . . . . . . . . 93

CHAPTER 8COUNTRYSIDE AND OPEN LAND . . . . . . 109

CHAPTER 9LEISURE, RECREATION AND COMMUNITY FACILITIES . . . . . . . . . 121

CHAPTER 10HISTORIC ENVIRONMENT . . . . . . . . . . . . 129

CHAPTER 11SEVERN GORGE . . . . . . . . . . . . . . . . . . . . . 145

pre chapter pages 12/4/00 11:47 am Page 2

APPENDIX A USE CLASS CATEGORIES . . . . . . . . . . . . . 157

APPENDIX BPARKING STANDARDS . . . . . . . . . . . . . . . . 159

APPENDIX CNOISE CRITERIA . . . . . . . . . . . . . . . . . . . . . 167

APPENDIX DMAPS(The Proposals maps are not available to view on the internet,

however all maps can be viewed at our offices)

MAP 1: Gateways and Corridors

MAP 2: Priority Road Network

MAP 3: Bus Priority Network

MAP 4: Bus Routes served by a bus service with a frequency of at least every half hour

MAP 5: Footpaths/ Cycle ways in Telford

MAP 6: East Ketley Inset Plan

PROPOSALS MAP This is contained in an envelope at

the back of the Plan

iii

Wrekin Local Plan 1995-2006 Contents

pre chapter pages 12/4/00 11:48 am Page 3

iv

Wrekin Local Plan 1995-2006

The Wrekin Local Plan covers the whole of the administrative area of Telford & Wrekin. The Plan replaces the TelfordLocal Plan and those covering Newport and the Rural Area.

In April 1998, Wrekin Council became a unitary authority. Whereas there were no changes to the administrativeboundaries of the area, to signify the change in status, the District formally changed its name to Telford & Wrekin.

Since the publication of the Amended Draft Wrekin Local Plan a number of other organisations referred to in the Planhave also under gone changes in their administrative and organisational structure. Where appropriate, theseorganisations are referred to in the Plan by their current name. These are listed below:

• The National Rivers Authority: Environment Agency • Her Majesty’s Inspectorate of Pollution: Environment Agency• Waste Regulation Authority: Environment Agency• Commission for the New Towns (CNT): English Partnerships (EP)• Countryside Commission: Countryside Agency • West Midlands Development Agency: Advantage West Midlands• English Partnerships: Advantage West Midlands

Timetable of Plan Production

February 1995: Consultation Draft Wrekin Local Plan

February 1996: Amended Draft Wrekin Local Plan

February - May 1997: Public Local Inquiry

April 1998: Inspector’s Report

February 1999: Proposed Modifications to the Amended Draft

January 2000: Notice of Intention to Adopt the Wrekin Local Plan

February 2000: Adoption of the Wrekin Local Plan

Explanatory Notes


CHAPTER 1 : INTRODUCTION . . . . . . . . . . . . . . . . . .1

CHAPTER 2 : ENVIRONMENT

NATURAL RESOURCES

NR1 Location of Renewable Energy Developments . . . . . . . . . . . . . . . . . . . . . . . . .14

NR2 Proposals for Wind Turbines . . . . . . . . . . . . . .15

NR3 Energy Use . . . . . . . . . . . . . . . . . . . . . . . . . . . .16

NR4 Water Resources . . . . . . . . . . . . . . . . . . . . . . .16

NR5 Surface Water Run-off . . . . . . . . . . . . . . . . . . .16

NR6 Waste Disposal and Recycling Facilities . . . .16

NR7 Development Near High Voltage Overhead Power Lines . . . . . . . . . . . . . . . . . .17

ENVIRONMENTAL HEALTH

EH1 Pollution . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .19

EH2 Drainage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20

EH3 Flooding . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20

EH4 Noise : New Development . . . . . . . . . . . . . . .21

EH5 Noisy Outdoor Facilities . . . . . . . . . . . . . . . . .22

EH6 Transport Noise . . . . . . . . . . . . . . . . . . . . . . . .22

EH7 Contaminated Land . . . . . . . . . . . . . . . . . . . . .23

EH8 Remedial Action on Contaminated Land . . . .23

EH9 Residential Development On or Within 50 Metres of Gassing Landfill Sites . . . . . . . .23

EH10 Other Development On or Within 50 Metres of Gassing Landfill Sites . . . . . . . .24

EH11 Development Between 50 and 250 Metres of a Gassing Landfill Site . . . . . . .24

EH12 Hazardous Installations . . . . . . . . . . . . . . . . . .24

EH13 Light Pollution . . . . . . . . . . . . . . . . . . . . . . . . .24

EH14 Land Stability . . . . . . . . . . . . . . . . . . . . . . . . . .25

URBAN DESIGN

UD1 Reinforcing Local Distinctiveness and Design Quality . . . . . . . . . . . . . . . . . . . . .27

UD2 Design Criteria . . . . . . . . . . . . . . . . . . . . . . . . .27

UD3 Urban Design Assessments . . . . . . . . . . . . . . .28

UD4 Landscape Design . . . . . . . . . . . . . . . . . . . . . .29

UD5 Public Art . . . . . . . . . . . . . . . . . . . . . . . . . . . . .29

UD6 Major Transport Corridors and Gateways into Telford . . . . . . . . . . . . . . . . . . .29

CHAPTER 3 : EMPLOYMENT

E1 Employment Land Supply . . . . . . . . . . . . . . .36

E2 Employment Land Allocation . . . . . . . . . . . . .37

E3 Unneighbourly Uses . . . . . . . . . . . . . . . . . . . .37

E4 Development on Unallocated EmploymentSites in the Urban Area . . . . . . . . . . . . . . . . . .38

E5 Employment : Home Working . . . . . . . . . . . . .38

E6 Rural Employment General . . . . . . . . . . . . . . .39

E7 Hotel, Motel and Conference Facilities . . . . .41

E8 Holiday Accommodation . . . . . . . . . . . . . . . . .41

E9 Non Employment Uses Within Employment Areas . . . . . . . . . . . . . . . . . . . . .41

E10 Expansion of Existing Uses . . . . . . . . . . . . . . .42

E11 The Design of Industrial Development in Urban Areas . . . . . . . . . . . . . . . . . . . . . . . . .42

E12 Conversion of Rural Area Buildings . . . . . . . .43

CHAPTER 4 : HOUSING

H1 Land for New Housing in Telford & Wrekin District . . . . . . . . . . . . . . . . .47

H2 Land Supply . . . . . . . . . . . . . . . . . . . . . . . . . . .47

H3 Distribution of New Housing inTelford & Wrekin . . . . . . . . . . . . . . . . . . . . . . .47

H4 Site Allocations in Telford . . . . . . . . . . . . . . .48

H5 Development at East Ketley . . . . . . . . . . . . . .49

H6 Windfall Sites in Telford & Newport . . . . . . . .50

H7 Large Scale Regeneration Exceptions in Telford & Newport . . . . . . . . . .51

H8 Rural Housing Numbers . . . . . . . . . . . . . . . . .52

H9 Location of New Housing . . . . . . . . . . . . . . . .52

H10 Scale of Development . . . . . . . . . . . . . . . . . . .53

H11 Restrictions on Residential Development in Open Countryside . . . . . . . .53

H12 Residential Development . . . . . . . . . . . . . . . .55

H13 Extensions to Existing Dwellings . . . . . . . . . .56

H14 Development in Rural Settlements . . . . . . . .57

H15 Conversion of Commercial PremisesResidential Use . . . . . . . . . . . . . . . . . . . . . . . .57

H16 Houses in Multiple Occupation . . . . . . . . . . .58

H17 Replacement Dwellings in the Rural Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . .59

H18 Conversion of Non-Residential Buildings to Residential Use in the Rural Area . . . . . . .59

H19 Nursing/Retirement Homes and Hostels . . . .61

H20 Provision for Gypsy Sites . . . . . . . . . . . . . . . .61

H21 Residential Mobile Homes . . . . . . . . . . . . . . .61

H22 Community Facilities . . . . . . . . . . . . . . . . . . . .62

H23 Affordable Housing . . . . . . . . . . . . . . . . . . . . .63

H24 Affordable Housing : Rural Exceptions . . . . . .65

CHAPTER 5 : SHOPPING & SERVICE CENTRES

S1 Service Centre Hierarchy . . . . . . . . . . . . . . . . .68

S2 Site Selection . . . . . . . . . . . . . . . . . . . . . . . . . .68

v

Wrekin Local Plan 1995-2006 Index of Plan Policies


EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

S3 Retail Parks and Retail Warehouses: Controls over Types of Goods Sold and Subdivision . . . . . . . . . . . . . . . . . . . . . . . .69

S4 Garden Centres . . . . . . . . . . . . . . . . . . . . . . . .69

S5 Garden Centres in the Rural Area . . . . . . . . . .70

S6 Farm Shops . . . . . . . . . . . . . . . . . . . . . . . . . . .70

S7 Retailing from Vehicle Refuelling Stations . . .70

S8 Car and Caravan Sales . . . . . . . . . . . . . . . . . . .70

S9 Retailing from Employment Areas . . . . . . . . .71

S10 Wellington Primary Retail Zone . . . . . . . . . . .72

S11 Wellington Secondary Zone . . . . . . . . . . . . . .72

S12 Newport Retail Frontages . . . . . . . . . . . . . . . .73

S13 Newport Secondary Zone . . . . . . . . . . . . . . . .73

S14 Madeley Primary Retail Zone . . . . . . . . . . . . .74

S15 Madeley Secondary Zone . . . . . . . . . . . . . . . .74

S16 Oakengates Primary Retail Zone . . . . . . . . . . .74

S17 Oakengates Secondary Zone . . . . . . . . . . . . .75

S18 Dawley Primary Retail Zone . . . . . . . . . . . . . .75

S19 Dawley Secondary Zone . . . . . . . . . . . . . . . . .76

S20 Hadley Primary Retail Zone . . . . . . . . . . . . . .76

S21 Hadley Secondary Zone . . . . . . . . . . . . . . . . .76

S22 Donnington Change of Use . . . . . . . . . . . . . . .76

S23 Large Retail Developments Within District Centres . . . . . . . . . . . . . . . . . . . . . . . .77

S24 Changes Within Local Centres and Local Shops . . . . . . . . . . . . . . . . . . . . . . . .77

S25 New Local Centres and Local Shops . . . . . . .77

S26 Control of Food and Drink (A3 Uses) . . . . . . .78

S27 Limits to A3 Uses . . . . . . . . . . . . . . . . . . . . . . .78

S28 Hot Food Establishments . . . . . . . . . . . . . . . .78

S29 Garden Centre Design and Siting . . . . . . . . . .79

S30 Design Policy : District Centres . . . . . . . . . . . .79

S31 Shop Fronts, Advertisements and Hoardings . . . . . . . . . . . . . . . . . . . . . . . . .80

CHAPTER 6 : TOWN CENTRE

TC1 Town Centre . . . . . . . . . . . . . . . . . . . . . . . . . . .83

TC2 New Shopping Development in Telford Town Centre . . . . . . . . . . . . . . . . . .84

TC3 Leisure Uses and A3 Uses . . . . . . . . . . . . . . . .85

TC4 Mixed Use Development . . . . . . . . . . . . . . . .85

TC5 A Theatre in Telford Town Centre . . . . . . . . . .86

TC6 Office Development . . . . . . . . . . . . . . . . . . . .86

TC7 Housing Development . . . . . . . . . . . . . . . . . .87

TC8 Telford Town Centre Box Road . . . . . . . . . . . .87

TC9 Bus Access . . . . . . . . . . . . . . . . . . . . . . . . . . . .88

TC10 Town Centre Bus Priority . . . . . . . . . . . . . . . . .88

TC11 Bus Station Alterations . . . . . . . . . . . . . . . . . .88

TC12 Pedestrian and Cyclist Access . . . . . . . . . . . . .88

TC13 Telford Town Centre Car Parking . . . . . . . . . . .89

TC14 Town Centre Design . . . . . . . . . . . . . . . . . . . . .89

TC15 Landscape Protection . . . . . . . . . . . . . . . . . . .91

CHAPTER 7: ACCESS, TRANSPORT &COMMUNICATION

T1 Highway Improvements in Telford . . . . . . . . .94

T2 Road Congestion . . . . . . . . . . . . . . . . . . . . . . .95

T3 Bus Priority Network . . . . . . . . . . . . . . . . . . . .95

T4 Development Principles . . . . . . . . . . . . . . . . .96

T5 Public Transport Corridors . . . . . . . . . . . . . . .97

T6 Bus Stations . . . . . . . . . . . . . . . . . . . . . . . . . . .97

T7 Trains and Rail Communications . . . . . . . . . .98

T8 Rail Corridors . . . . . . . . . . . . . . . . . . . . . . . . . .98

T9 The Footpath, Cycleway and Bridleway Network . . . . . . . . . . . . . . . . . . . . . .99

T10 Long Distance Leisure Routes . . . . . . . . . . .101

T11 Aviation Facilities . . . . . . . . . . . . . . . . . . . . . .101

T12 Movement of Freight by Road . . . . . . . . . . .102

T13 Provision of a Rail Freight Terminal . . . . . . .102

T14 Parking, Servicing and Commuted Parking Payments . . . . . . . . . . . . . . . . . . . . . .103

T15 Vehicle Refuelling Stations . . . . . . . . . . . . . .103

T16 Vehicle Refuelling Stations in Residential Areas . . . . . . . . . . . . . . . . . . . . . .103

T17 Access and Movement in Residential Areas . . . . . . . . . . . . . . . . . . . . . .104

T18 Access for People with Disabilities . . . . . . . .105

T19 Disabled Access to the Countrysideand Tourism . . . . . . . . . . . . . . . . . . . . . . . . . .106

T20 Development in Rural Areas . . . . . . . . . . . . .106

T21 Telecommunications . . . . . . . . . . . . . . . . . . .107

T22 Planning Obligations . . . . . . . . . . . . . . . . . . .107

T23 Commuted Parking Payments . . . . . . . . . . . .108

CHAPTER 8 : COUNTRYSIDE & OPEN LAND

OL1 All Open land . . . . . . . . . . . . . . . . . . . . . . . . .112

OL2 Designated Areas . . . . . . . . . . . . . . . . . . . . . .112

OL3 Green Network . . . . . . . . . . . . . . . . . . . . . . . .113

OL4 Development in the Green Network . . . . . .114

OL5 Extensions and Redevelopment in the Green Network . . . . . . . . . . . . . . . . . .115

OL6 Open Land . . . . . . . . . . . . . . . . . . . . . . . . . . .115

OL7 Development in the Open Countryside . . . . . . . . . . . . . . . . . . . . . . . . . .115

OL8 Agricultural Land . . . . . . . . . . . . . . . . . . . . . .116

OL9 Species Protection . . . . . . . . . . . . . . . . . . . . .116

OL10 Water Bodies . . . . . . . . . . . . . . . . . . . . . . . . .117

vi

Wrekin Local Plan 1995-2006Index of Plan Policies


EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

OL11 Woodlands and Trees . . . . . . . . . . . . . . . . . .118

OL12 Open Land and Landscape : Contributions from New Development . . . .119

OL13 Maintenance of Open Space . . . . . . . . . . . . .119

CHAPTER 9 : LEISURE & RECREATION

LR1 Provision of Community Facilities . . . . . . . .123

LR2 Provision of a New Stadium . . . . . . . . . . . . .124

LR3 Major New Recreational Proposals . . . . . . . .124

LR4 Outdoor Recreational Open Space . . . . . . . .124

LR5 Golf Courses . . . . . . . . . . . . . . . . . . . . . . . . . .126

LR6 Developers Contributions to OutdoorRecreational Open Space Provision within New Residential Developments . . . .126

LR7 Recreational Open Space on Employment Developments . . . . . . . . . . . . .128

CHAPTER 10 : HISTORIC ENVIRONMENT

HE1 Preservation and Enhancement . . . . . . . . . .130

HE2 Demolition in Conservation Areas . . . . . . . .131

HE3 New Development in Conservation Areas . . . . . . . . . . . . . . . . . . . .131

HE4 Detailed Applications . . . . . . . . . . . . . . . . . .132

HE5 Relaxation of Standards in Conservation Areas . . . . . . . . . . . . . . . . . . . .132

HE6 Backland Development in Conservation Areas . . . . . . . . . . . . . . . . . . . .133

HE7 Facadism and Amalgamation of Plots . . . . . .133

HE8 Change of Use and Upper Floor Conversion . . . . . . . . . . . . . . . . . . . . . .133

HE9 The Setting of Conservation Areas . . . . . . . .134

HE10 Advertisements . . . . . . . . . . . . . . . . . . . . . . .134

HE11 Shop Fronts . . . . . . . . . . . . . . . . . . . . . . . . . .135

HE12 Retention of Traditional Features and Floorscape . . . . . . . . . . . . . . . . . . . . . . . .136

HE13 Protection of Trees and Landscape Elements . . . . . . . . . . . . . . . . . . .136

HE14 General Duty . . . . . . . . . . . . . . . . . . . . . . . . .137

HE15 Demolition of Listed Buildings . . . . . . . . . . .137

HE16 Alterations and Additions to Listed Buildings . . . . . . . . . . . . . . . . . . . . . . .138

HE17 Change of Use of Listed Buildings . . . . . . . .138

HE18 Relaxation of Standards for Listed Buildings . . . . . . . . . . . . . . . . . . . . . . .139

HE19 Protection of the Setting of Listed Buildings . . . . . . . . . . . . . . . . . . . . . . .140

HE20 Full Application Details . . . . . . . . . . . . . . . . .140

HE21 Scheduled Ancient Monuments and Archaeological Sites . . . . . . . . . . . . . . . .141

HE22 Archaeological Evaluation and Assessments . . . . . . . . . . . . . . . . . . . . . .141

HE23 Archaeology and Development . . . . . . . . . .141

HE24 Historic Parks and Gardens . . . . . . . . . . . . . .142

HE25 Buildings of Local Interest . . . . . . . . . . . . . . .142

HE26 Duke of Sutherland Cottages . . . . . . . . . . . .144

CHAPTER 11 : SEVERN GORGE

SG1 World Heritage Site . . . . . . . . . . . . . . . . . . . .146

SG2 Area of Special Archaeological Interest . . . .147

SG3 Evaluation of Proposals in the World Heritage Site . . . . . . . . . . . . . . . . . . . .147

SG4 Landscape and Nature Conservation . . . . . .148

SG5 Riverside Development and Works . . . . . . .148

SG6 Development in the World Heritage Site . . .149

SG7 Tourism . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .151

SG8 Museum Sites . . . . . . . . . . . . . . . . . . . . . . . . .151

SG9 Employment . . . . . . . . . . . . . . . . . . . . . . . . . .152

SG10 Ironbridge Power Station . . . . . . . . . . . . . . . .152

SG11 Transport . . . . . . . . . . . . . . . . . . . . . . . . . . . .152

SG12 Retailing and the Role of Ironbridge Centre . . . . . . . . . . . . . . . . . . . . . .154

SG13 Environmental Improvements . . . . . . . . . . .154

vii

Wrekin Local Plan 1995-2006 Index of Plan Policies


EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

introduction

introduction

introduction

introduction

introduction

introduction

introduction

introduction

introduction

introduct ion

introduction

introduction

introduction

1

1.1 INTRODUCTION

1.1.1 The Wrekin Local Plan is the Council’s expressionof its land use policies and how it will manageand control development in the district. TheCouncil is required by statute to prepare thePlan and it is a first and unique opportunity forthe community to set out its vision for the futuredevelopment of the whole of the Telford & WrekinDistrict. It is an opportunity to guide the devel-opment of the District in a way which expressesCouncil policy and the aspirations of the citi-zens of Telford & Wrekin into the 21st century.

1.1.2 Over the past few years and particularly sincethe demise of the Telford Development Corpo-ration, Telford & Wrekin Council has developedits thinking on a number of issues which the Dis-trict faces. The Council is clear in wanting to leadthe completion of Telford - the town-buildingtask - and to manage the future development ofthe District. The Council’s corporate vision is tocreate ‘a successful and prosperous community for the 21st century providing a high quality of life for thepeople of Telford & Wrekin’. It will demonstrate thiscommitment through the full range of its corpo-rate strategies and policies.

1.2 A PLANNING VISION FORTELFORD & WREKIN

1.2.1 In order to express its broad strategy for plan-ning the future of the District the Council hasthe aim of:

1.2.2 Working towards this vision will take the Counciland the District beyond the legacy of the TelfordDevelopment Corporation. It will allow the com-munity to express its concerns and values towardthe development issues that will affect the District into the 21st century. To help achieveand implement the vision for the District, theCouncil has established six broad objectives forthe Plan:

1.3 CONTEXT FOR PREPARING THEPLAN FOR TELFORD & WREKIN

1.3.1 The preparation of the Wrekin Local Plan hastaken into account a number of existing circum-stances and constraints. These are quite signifi-cant and a result of the particular history ofplanning in the District. These have included:

• The New Town background• The Telford Local Plan• The Newport and Rural Area Local Plans• The Shropshire Structure Plan 1989-2006• The West Midlands Regional Planning

Guidance

1.3.2 The legacy of the Telford Development Corpo-ration, which closed-down in 1991, was a Townwhich is accepted as a focus for economic growthwithin Shropshire Telford & Wrekin and the WestMidlands Region. Large areas of developmentland remained with planning permission, mostlyunder the control of English Partnerships (EP),formally the Commission for the New Towns.Telford & Wrekin Council is now the full plan-ning authority, although it does not have thepowers to change the permissions already heldby EP. There remain, however, many uncom-pleted tasks and the Council through this Dis-trict-wide plan is helping to lead the process ofdeveloping the Town.

1.3.3 The Council adopted the Telford Local Plan in1993 as a critical element in the process of man-aging change and development in the formernew town. That Plan recognised the vast areas ofland committed for development and thatTelford would be the dominant focus for newdevelopment in the District up to 2001. It alsoset out new policies which would be used toguide development proposals put before theCouncil. Not least of these is the protection ofTelford’s Green Network of open spaces, a fur-ther legacy of the planning of the New Town.

1

Wrekin Local Plan 1995-2006 Introduction

Building a growing District with the highestquality sustainable environment.

• To enable development that meets the District’sneeds in an environmentally sustainable manner

• To co-ordinate and maximise benefit fromdevelopment according to an agreedstatement of priorities

• To provide a framework for developmentcontrol decisions within the District

• To provide the land use framework withinwhich the Council can pursue its social,community and recreational policies.

• To maintain Telford’s role as the growth pointof the District, Shropshire Telford & Wrekinand in the West Midlands Region

• To implement the national, regional andstrategic guidance as set out by theSecretary of State for the Environment

d_chapter1 5/4/00 6:12 pm Page 1

1.3.4 Outside the boundaries of Telford, the Councilhad already adopted Plans for Newport and theRural Areas of the District in the mid-1980s.These Plans helped to maintain the environ-mental quality of these areas and set out poli-cies of constraint in order to help the process ofguiding development into Telford.

1.3.5 During the preparation of the Telford Local Plan,the Secretary of State gave approval to the Coun-ty Structure Plan 1989-2006 prepared by Shrop-shire County Council. This strategic documentfor Shropshire also confirmed Telford’s role as agrowth town and the continuing policy ofrestraint in the remainder of the District. How-ever, the Structure Plan also looks beyond 2001and considers the needs of Shropshire for a fur-ther 5 years. Additional levels of developmentare identified for inclusion within this District-wide local plan and certain strategic policies forthe protection of landscape and environmentalquality have to be considered.

1.3.6 More recently the Secretary of State has pub-lished Regional Planning Guidance for the WestMidlands Region to 2011 (RPG11). This guidance

identifies Telford as a growth Town in whichdevelopment should be sustainable and basedon maintaining a balanced community. Theguidance also sets out a strategy for urban regen-eration and for sustainable environmental poli-cies which will be part of the framework forconsidering the future development of theTelford & Wrekin District within this Plan.

1.3.7 Within the Local Plan boundary, there is land inthe ownership of the Crown, particularly that ofthe Ministry of Defence at the Base OrdnanceDepot in Donnington. The policies of the LocalPlan will apply as also will the procedures of theSecretary of State as set out in Circular 18/84 (orsubsequent legislation) in relation to proposalsfor the development of Crown land, includingthat at Donnington.

1.4 PLANNING TASKS IN THE DISTRICT

1.4.1 There are many tasks still to be undertaken.Telford was designed in the anticipation of freeand easy use of the motor car, but problems ofnoise, air pollution and the social isolation of

2

Wrekin Local Plan 1995-2006Introduction

The Wrekin Hill


those without a car, mean we now need to lookto providing cheap and efficient public trans-port as an alternative. The large scale and opendesign of Telford makes this a difficult task butthe Plan is able to identify what might be donethrough the planning system.

1.4.2 The older District centres of Wellington, Newport,Madeley, Oakengates, Dawley, Hadley and Don-nington have a vital role to play in the life of thecommunity. The Plan’s policies aim to improvepublic transport to the Centres, by encouragingresidential development and increasing thenumbers of people within easy reach and bydirecting new retail and other activities to thesecentres to increase their attractiveness.

1.4.3 There are still areas of derelict land within theDistrict, areas without drainage and other infra-structure such as roads and footpaths. The Plancan help to focus efforts to alleviate these prob-lems and regenerate urban areas in a co-ordi-nated way.

1.4.4 Similarly, the recent and most welcome improve-ments to the Telford Town Centre should bereinforced so that it offers greater diversity, cul-tural variety and becomes the vibrant city cen-tre we need for the 21st Century. The “liveability”of Telford and the other towns and settlementswithin the District must be an important consid-eration if the Plan is to contribute to their success.

1.4.5 To complement these ideas, the Wrekin LocalPlan can also recognise the natural resources,the landscape and cultural heritage of the Dis-trict as being of fundamental importance to itsattractiveness as a place for new investment andas a place in which to live. The Ironbridge GorgeWorld Heritage Site, Telford’s Green Network,the Shropshire Hills and other areas all con-tribute to making a District which is unique inthis world and which has a quality of life thatmust be protected.

1.5 THE COUNCIL’S STRATEGY FORTHE FUTURE OF THE DISTRICT

1.5.1 Although the Wrekin Local Plan is primarily anexpression of the Council’s land use policies andhow it will shape development in the District, itwill also set the context for other Council poli-cies and the actions of public and private sectoragencies. The policies in the Plan will help to

co-ordinate and direct the use of resources toachieve the planning objectives for the District.

1.5.2 A number of Council strategies are already basedon the context for the future set by the TelfordLocal Plan and increasingly the Wrekin LocalPlan. For example, through its Housing Strategy,the Council’s wishes to enable and to promotethe adequate provision of good quality, afford-able housing for rent or ownership to meet theneeds of the District. It recognises that housingis important in allowing the District to continueto develop successfully, creating jobs and pros-perity and that there are important connectionswith the Council’s role in economic develop-ment, health and land-use planning. Working inpartnership and ensuring development is envi-ronmentally sustainable are key themes. A keyaim is the integration of the Council’s housingand planning activities and part of the purposeof the strategy is to bid for resources from Gov-ernment. The Council wishes to influence pri-vate sector and EP residential developments toensure a supply of affordable housing, to bringback disused buildings into practical use, to pro-vide land - mostly in Telford - for the developmentof over 12,000 new homes by 2006 and the regen-eration of run-down areas within the District.

1.5.3 The Council’s Economic Development Strategyis to achieve sustainable economic growth forthe benefit of all residents within the District.The strategy identifies the three key themes ofworking in partnership, of sustainable develop-ment and of equality of opportunity. Six inte-grated programmes have been identified to helpdeliver the vision, the most relevant to this LocalPlan being to put in place the appropriate eco-nomic infrastructure. The Council’s objective isto encourage and assist developments that con-tribute to the generation of appropriate employ-ment opportunities. Particularly, to ensure anadequate supply of land and floorspace foremployment development, to create an attrac-tive and high quality environment, an efficientand modern communications network, an appro-priate range of educational, cultural and leisurefacilities and the development of the TelfordScience and Technology Park.

1.5.4 The Joint Health Strategy is part of the Council’sinitiative to work in partnership with other agen-cies, to explore links between ill health andpoverty, housing and social conditions. TheCouncil’s response to the Shropshire Health

3



Authority’s consultation on its Health Strategyidentified a number of principles that have rel-evance to the planning function; easy access toservices from areas of deprivation, an increasedrecognition of the importance of wider healthconcerns of lifestyle, poverty and housing andthe importance of adequate public transport.

1.5.5 Through its Leisure and Community ServicesWay Forward 1992-2001 Paper, the Council iden-tified its aim to increase the attractiveness ofthe District as a place in which to live, work andinvest by providing an excellent physical envi-ronment and a high quality and wide variety ofleisure and community services. Specific aimsinclude enhancing community and economicdevelopment, the equitable distribution ofopportunities and the retention and provisionof a diversity of ecological habitats. Furtherprogress has been made on particular aspectsof this strategy with regard to the Voluntary Sec-tor in the district, Community Centres and Com-munity Regeneration, Arts and Entertainment,Outdoor Recreation and Playing Pitches and forIndoor Sports. Other areas of concern will be inpreparing appropriate arrangements for Care inthe Community (particularly ensuring that build-ings and public areas are accessible to every-one), and for the provision of high qualityeducation services.

1.5.6 The Council has made a number of bids for fund-ing. In previous bids the Council, as part of theTelford Partnership, identified three strategicpriorities; to stimulate and support indigenouseconomic growth, to improve Telford’s perfor-mance in education and training and to reducethe level of crime and improve the overall qual-ity of life in the town. A number of key objec-tives were identified - developing the localeconomy, improving the functioning of thelabour market, enhancing the quality of life andmeeting future housing needs.

1.5.7 The Council has responded to growing interna-tional environmental awareness and to the out-comes of the United Nations Earth Summit in1992. Progress is being made in the develop-ment of an Environmental Strategy for Telford &Wrekin through the District’s Local Agenda 21process. A State of the Environment Report hasbeen produced and the Council is committingitself to working with the local community to setout the environmental standards and objectivesit wishes to have for the Telford & Wrekin District.When the Environmental Strategy is in place, it

will provide an environmental framework forother policy and service delivery objectives forthe Council. The development and land-useimplications are far reaching as issues of energyconservation, pollution limitation, protection of en-vironmental assets and capital and the achieve-ment of sustainable development will all requireland use policies to be adapted to these ends.

SUMMARY OF THE STRATEGY

1.5.8 In summary, the Plan proposes to concentratethe development required to meet the needs ofthe District’s citizens in Telford. Focusing popu-lation and infrastructure in Telford will attractthe further investment required to make facili-ties available and which are expected of a city ofthe 21st century. This is also more efficient in theuse of land as it is less likely to take greenfieldsites and use energy in wasteful travel. Theseare important considerations in the develop-ment strategy, as it helps to reduce the produc-tion of greenhouse gases and to combat theproblem of global warming, so giving effect to

4

Wrekin Local Plan 1995-2006Introduction

Telford Town Centre


the national policy of achieving sustainabledevelopment. Indeed, it is the challenge of recon-ciling the growth role of Telford with the need todo this in an environmentally sustainable man-ner which underlies the policies within the Plan.

1.5.9 The broad levels of development required to2006 are set out in the Shropshire Structure Plan,with the policy to focus this growth in Telford.The vast majority of the land required to accom-modate new housing, employment and otherneeds has already been committed in Telfordthrough the former Telford Development Cor-poration and now EP. This Plan identifies addi-tional land at East Ketley in Telford which willmeet the small additional requirement fordwellings to 2006. Over 300 hectares of employ-ment land remain available in Telford while afurther allocation is made in Newport to providefor local jobs. A range of policies are put forwardwhich will help guide development into the mostappropriate locations and to be developed inthe most environmentally acceptable way. Thekey considerations have been to ensure that theDistrict remains an attractive place in which tolive and work, a place in which developmentdoes not contribute to global and local environ-mental problems, and that planning is a posi-tive force in resolving existing environmental,economic and social concerns.

1.6 IMPLEMENTATION OF THE PLAN’SPOLICIES

1.6.1 These objectives give a guiding hand to the poli-cies and proposals that follow within the Plan.They reflect the importance of Telford’s indus-trial and commercial role while maintaining thehigh level of importance attached to enhancingenvironmental quality. The higher profile ofland-use plans following the Town and CountryPlanning Act 1990 has given the Council theopportunity to set out its policy framework fordealing with planning applications and throughthis to help guide its other corporate objectives.

1.6.2 Throughout the Plan, reference is made to howthe objectives expressed within the policy state-ments may be implemented. It is obviously notin the interest of the Council to put forward poli-cies and proposals which cannot be implement-ed. It must also be remembered that the planperiod is to the year 2006 and circumstancesmay change both for the policy objectives andhow they might be achieved.

1.6.3 The principal means of implementation will bethrough the Council’s planning and develop-ment control functions. The Council alreadyinvests heavily in maintaining the environmen-tal quality of the district, for example throughthe extensive Community Related Assets pack-age that was the legacy of the Development Cor-poration for the open spaces of Telford.However, the policies will assist the Council tobid for resources from central government andother agencies. There are a number of otheravenues which are already being pursued andwill be followed in the future, for example:

• the Single Regeneration Budget• Advantage West Midlands Investment Fund• the Council’s capital works programme• partnership schemes with other landowners

to bring forward land for development• English Heritage grant-aid via the Heritage

Economic Regeneration Scheme • Heritage Lottery Fund grant-aid from the

Townscape Heritage Initiative• Countryside Agency and Forestry Authority

grant-aid• negotiation of planning obligations with

developers• ERDF/Objective 2 funds from the European

Union• Lottery/Millennium Schemes• Housing Investment Programme

1.7 STRUCTURE OF THE PLAN

1.7.1 The first part of the Plan sets out the frame-work in which the Council has formulated itspolicies to help achieve sustainable patterns ofdevelopment. This includes an interpretation ofa number of environmental principles identi-fied by the UK Government and others and howthey might be applied in the planning of theDistrict. There then follows a number of envi-ronmental policies which are concerned withnatural resources, urban design and environ-mental health. The subsequent chapters dealwith particular topics; Employment, Housing,Shopping and the Service Centres, Access,Transport and Communications, Open Land andthe Countryside, Leisure and Recreation, theHistoric Environment and the Severn Gorgearea. Included within these chapters there arealso environmental policies which are specificto that particular topic.

5



6


environment

environment

environment

environment

environment

environment

environment

environment

environment

environment

environment

environment

environment

2

2.1 INTRODUCTION

2.1.1 This chapter sets out the framework in which theCouncil has formulated its policies for the Plan.It begins with an interpretation of a number ofenvironmental principles identified by the UKGovernment and others, and assesses how thesemight be applied to the District. From this therefollows a number of environmental policieswhich apply throughout the District, concernedwith natural resources and environmental health.Finally, there are a number of urban design poli-cies which give a general framework againstwhich all developments will be considered.

2.1.2 The structure of the chapter is as follows:-

• Sustainable development principles• Natural resources• environmental health• urban design

2.1.3 These policies all form the basis for the moredetailed policies in the subject chapters whichfollow.

2.2 THE SUSTAINABLEDEVELOPMENT OF TELFORD & WREKIN

SUSTAINABLE DEVELOPMENT – A NEW ENVIRONMENTALDIMENSION

2.2.1 A concern with environmental issues is not newto the District - the Council has had an Environ-mental Charter since 1985. Neither is it new todevelopment planning, as planners have longacted as mediators, trying to balance the con-flicting demands of social and economic goalsand the protection of the environment. However,the concept of sustainable development requiresa fundamental change in the way resources aredeveloped and managed. The earth is alreadyshowing signs of deterioration - climate change,species loss, deforestation and accumulationsof toxic waste are just a few of the threats. TheUK government has decided that prompt actionis required if we are to arrest the damage ourlocal activities are inflicting on the environment.Achieving sustainable development means tak-ing account of how our local activities impactupon the global environment.

2.2.2 Telford has a growth role within the Region andso the Plan must meet the needs of the existingTelford & Wrekin population and also ensureresources are available to meet the needs ofthose people we can expect to move into theDistrict as Telford grows and matures. Telford’sgrowth role in the West Midlands Region mayalso mean that the District will provide, for example, recreational opportunities for a widercatchment than the Telford & Wrekin District.However, the principle of sustainable develop-ment means realising that there are limits to theextent to which our growing demand for goodsand services can be accommodated. Sustain-able development will only be achieved if, ratherthan trying to take all that we want from our envi-ronment we identify our primary needs - light,water, food, shelter, energy, employment, recre-ation and better access to services and facili-ties, and then assess a range of alternativeapproaches to fulfilling these needs. The WrekinLocal Plan represents part of the Council’sresponse to the challenge to plan for a more sus-tainable future.

2.2.3 The degree to which we can achieve sustainabledevelopment locally through the Wrekin LocalPlan is determined by a number of factors. ThePlan is limited to dealing with land use issuesplanning can legally affect. For example theWrekin Local Plan can improve energy efficiencythrough the layout and design of new develop-ment but cannot control the degree of insula-tion or standards of glazing employed inconstruction. Secondly there are local physical,cultural, social and economic factors which con-strain development in Telford & Wrekin. Forexample there are existing areas of ground con-tamination and instability, there are a numbernational and regional countryside designationswhich must be protected from development and,not least, a large number of existing planningcommitments which have already been made.

2.2.4 Sustainability reflects a concern for the futureand the recognition that we are the guardians ofthe environment for the next generation and theone following. The UK Government’s chosen def-inition of sustainable development, derivedfrom the 1987 Brundtland Report is:

“Development that meets the needs of the present with-out compromising the ability of future generations to meettheir own needs”

7

Wrekin Local Plan 1995-2006 Environment


ACHIEVING SUSTAINABLEDEVELOPMENT IN TELFORD & WREKIN

2.2.5 This and other definitions of sustainable devel-opment - notably the UK Strategy for Sustain-able Development - have introduced a numberof key concepts. Implementing these, so far aspracticable through the policies in the Plan, willmove us a considerable way towards our goal ofsustainable development. These are:

• stewardship and equity • carrying capacity • demand management• replacement cost• precautionary principle• polluter pays• environmental appraisal

2.2.6 The Council, through the Wrekin Local Plan, hasa duty to meet the needs of the District’s exist-ing community, but it also has a duty to safe-guard sufficient resources to meet the needs ofthe next generation of Telford & Wrekin resi-dents. The principles of the Rio Declaration onEnvironment and Development identify the linkbetween environmental stress and, on the onehand, poverty and, on the other, unsustainablelifestyles with high consumption of resources. Inorder to achieve sustainable development thePlan must address meeting the basic needs ofthe poor, particularly for housing and jobs andreducing wastage and the use of finite landresources.

2.2.7 Development planning already involves a longertime period than many policy documents. In look-ing ahead 10 years the Local Plan does considerfuture needs. But to achieve development thatwill be truly sustainable it is also necessary toaddress the implications for the next plan period,and assess what impact policy decisions made inthis Plan will have on the range of choices we willhave to choose from at that time. In doing thiswe are seeking to avoid creating foreseeableenvironmental problems or conflicts for future

plans to tackle, or using up more of the Wrekin’sfinite land resources than are necessary to meetexisting housing and employment needs. TheWrekin Local Plan can maximise and protect finiteresources by:

• focusing new development on reclaimed derelictor waste land e.g. The Grooms & E. Ketley,

• maximising the use of existing buildings andcapacity e.g. initiatives such as living over theshop, multiple-occupation and recycling derelictbuildings,

• identifying, conserving and enhancing theimportant elements of townscape, landscapeand the historic environment, and the desig-nation of areas of nature conservation inter-est. Examples would include the ShropshireHills and the World Heritage Site at Ironbridge,

• identifying, conserving and enhancing the bio-logical diversity of the District,

• preventing or reducing the impact of process-es that degrade or pollute the environmente.g. through the integration of environmentalhealth controls on noise, land contamination,water and air pollution and land use policy.

2.2.8 The Wrekin Local Plan can ensure equitableaccess to resources and opportunity by:

• providing a range of housing opportunitiesincluding affordable and low-cost options,

• ensuring residential, employment and recre-ational development is designed for use byall members of the community including theelderly and less mobile,

2.2.9 The earth’s carrying capacity is its ability to pro-vide, and to continue to provide, the physicaland non-physical resources that we need to sur-vive – this includes providing energy and rawmaterials, including the soil resource, absorbingthe waste products of our activities, maintaininga diverse plant and animal life and regulatingthe earth’s climate and atmosphere. In recentyears it has become evident that there are lim-its to the earth’s ability to absorb the impact ofour activities without irreversible change.

8

Wrekin Local Plan 1995-2006Environment

STEWARDSHIP AND EQUITY

The Local Plan must protect and enhanceimportant natural, built and, critically, non-renewable resources for the enjoyment offuture generations.

CARRYING CAPACITY

The earth is our life support system. Thedevelopment proposals made in the Local Planshould be limited to those that do not threaten theearth’s and the district’s capacity to sustain life.


2.2.10 However, if we accept that the earth’s life sup-port systems have limits we have, in turn, toaccept this may limit our choice of developmentoptions at the local level. This does not meanthat no development should take place, indeedin Telford & Wrekin there are benefits in accept-ing development to help complete the achieve-ment of a balanced community. It means thatrather than giving environmental concernsgreater weight within the balance of social, eco-nomic and environmental goals, certain envi-ronmental concerns should lead the choice ofdevelopment path we take. The Local Plan canhelp prevent irreversible damage to the earth’sand local natural resources by:

• not over-allocating development land, butensuring that sufficient residential and em-ployment land is provided to meet the devel-opment needs of this Plan,

• maximising the use of development land and building capacity e.g. increasing densi-ties on appropriate sites with existing plan-ning permission,

• co-ordinating transport and land use decisionsto minimise the need to use the private carand reduce emissions to the atmosphere,

• concentrating new housing development inlocations adjoining existing facilities, e.g. nearto District Centres,

• reinforcing the role of District Centres - as pub-lic transport nodes and the focus for retail,leisure and other community facilities,

• improving the footpath and cycleway linkagesbetween shops, residential and employmentareas

• maximising the exploitation of public trans-port e.g. by grouping transport generatingleisure uses near to public transport nodes,e.g. District Centres and the Town Centre

• reducing commercial and domestic energy use e.g. through the orientation of buildingsto maximise passive solar gain,

2.2.11 The Wrekin Local Plan will help “manage” theprovision of sufficient housing, employment andrecreational opportunities for the District’s population by:

• maintaining a balanced community where newresidential development is matched by newemployment opportunity,

• providing a limited amount of new employ-ment opportunity in Newport and the RuralArea,

• restricting development on the fringes ofTelford to those development proposalswhich cannot be located within the Town e.g.former racecourse proposal,

• encouraging the expansion of road capacityonly where there is significant local environ-mental benefit e.g. to reduce significant con-gestion problems or facilitate easier publictransport movement through the urban area,

• locating new shopping development tostrengthen the existing retail centres of Telfordand Newport.

2.2.12 Almost every activity we undertake requiresenergy but we do not need, or indeed benefit,from all the energy that we consume. Throughthe Wrekin Local Plan we can manage ourdemands for energy while still meeting ourneeds for education, welfare, employment, hous-ing, recreation and access to services by:

• encouraging mixed development areas withemployment sites in close proximity to resi-dential areas reducing the need to travel,

• concentrating new residential and employ-ment development along public transport cor-ridors in order to reinforce demand and use oftransport modes other than the car,

• promoting energy efficient design e.g. orientingbuildings to maximise space heating from pas-sive solar gain and minimising heat loss byavoiding developing in exposed locations orthe creation of wind tunnels.

9


DEMAND MANAGEMENT

The Local Plan will identify and meet the primaryneeds of the current population of Telford &Wrekin and ensure that sufficient resourcesexist to provide for the needs of those movinginto the District.

REPLACEMENT COST

Where the loss of a local environmental assetis accepted because there are demonstrablebenefits towards achieving a global environmentalgoal, the loss will be compensated in kind.


2.2.13 The Wrekin Local Plan will:

• compensate for any loss of local environmen-tal quality or open space by habitat creationor local enhancement work,

• identify, conserve and enhance elements ofcritical natural and historic capital within theDistrict e.g. the Ironbridge Gorge World Her-itage Site, Shropshire Hills AONB, SSSIs.

2.2.14 All forms of development have an impact uponthe environment. But the traditional balance ofachieving social and economic goals, and pro-tecting the environment, has sometimes result-ed in important elements of environmental stockbeing traded for economic or social gain. Forexample policies which have encouraged theunhindered use of the motor car have in effecttraded air quality for the perceived economicadvantage of a faster and bigger but more intru-sive road network.

2.2.15 The recent concerns over the state of the earth’sresources have forced us to realise that thereare certain environmental considerations ofglobal importance that cannot be traded, butrather must act as constraints to achieving othergoals. These make up the ‘critical environmentalcapital’ of the environment which is irreplace-able. These include nationally or international-ly unique examples of species habitat, or, theminimum level of stratospheric ozone neededto protect global atmospheric quality. Examplesof critical environmental capital in the Wrekininclude the historic and cultural resources of theIronbridge Gorge World Heritage Site, the land-scape and visual quality of the Shropshire HillsArea of Outstanding Natural Beauty (AONB), theecological and geological resource within thedistrict’s Sites of Special Scientific Interest(SSSI), Wildlife Sites and Local Nature Reserves,the soil resources of the best and most versatileagricultural land and the high quality water supply we depend upon.

2.2.16 As well as these un-tradeable environmentalassets there are other ‘constant environmental assets’which are important for the environmental quality of the District but which are less impor-tant for the maintenance of the global capital.Locally they might include small parts of theGreen Network, areas of semi-natural habitatand hedgerows. It may be that in order to protect the critical environmental capital we will

be asked to trade aspects of the local environ-ment to achieve global environmental objec-tives. We might, for example, have to accept theloss of a small area of the Green Network as partof a development scheme near to District Cen-tres in order to locate residential developmentnear to local facilities. The wider objective ofhelping to reduce the use of private motor trans-port and hence reduce carbon emissions to theatmosphere may be of greater value in environ-mental terms.

2.2.17 Certain local environmental assets might also,under exceptional circumstances, be traded toachieve significant local social and economicgain. However, in considering these sorts of envi-ronmental and planning issues, the Council willhave to be aware of the contribution these assetsmake to the success of the area in attracting eco-nomic development and the quality of life thatcitizens in Telford & Wrekin require. Many minorerosions of local quality can destroy, for exam-ple, the wider sustainability objectives of devel-oping Telford. The loss of a local asset may onlybe on the condition that equal or greater provi-sion is made elsewhere to balance the loss.

2.2.18 The environmental effects of development choic-es are not always immediately apparent. How-ever if we are to take account of the needs of thenext generation we must act with caution whereirreversible environmental damage is even apotential outcome of development. In imple-menting the precautionary principle the WrekinLocal Plan may require that an alternative courseof action is taken to that proposed, where theoutcome is known and environmentally benign.Alternatively, the Council might impose condi-tions on the permission, which require the devel-oper to take full responsibility for rectifying anyform of environmental damage that might occur,thus minimising the degree of uncertainty. Exam-ples of this might include where land contami-nation is suspected the developer will berequired to determine the nature and degree ofcontamination and detail specific remedial mea-sures to deal with any hazard identified prior to

10


PRECAUTIONARY PRINCIPLE

The Council will act with caution whereirreversible environmental damage is a potentialoutcome of development or where the effectson the environment are uncertain.


development. If noise pollution might be a fac-tor, the Council might ask the developer to enterinto an undertaking that remedial measures willbe undertaken if noise emissions reach a cer-tain level in the future.

2.2.19 The principle of the polluter pays directs thatenvironmental damage of all kinds should bepaid for by those who create it. For the WrekinLocal Plan this means that where the environ-ment is damaged by reason of a developmentdecision e.g. loss of air or water quality or cont-amination of land, the development process willbe required to make reparation for the damage.Thus if development, for example, might causelocal water courses to become polluted or treesto be lost, the developer responsible will berequired to install equipment to mitigate againstthe pollution or to replace the lost trees withequal or greater value. The intention of this prin-ciple is not to raise revenue but to discouragepeople from the risk of causing environmentaldamage. In certain circumstances, however,financial contributions to maintaining or improv-ing the environment might be appropriate tooffset the loss of local amenity or for damagecaused. The planning system controls the devel-opment and use of the land in the public inter-est. In determining the application of thisprinciple the planning interest must focus onthe potential for environmental damage whichmay arise as a consequence of existing and/orfuture use of the land. The application of thisprinciple should not be used to substitute forthe judgement and opinion of the statutory pol-lution control system.

2.2.20 All policies have an impact on the environment,some have only a local effect others will have aglobal impact e.g. in terms of production of CO2.If the outcome of the overall Plan is to be a moresustainable pattern of development all the poli-cies forming the Plan package must be appraisedfor their impact on the environment. Since 1992all Local Planning Authorities have been required,by statute, to undertake a process of appraisingall policies for their environmental impact.

2.2.21 The methodology used in the Wrekin Local Planinvolves the identification of a number of crite-ria which describe areas of global, naturalresource and local environmental concern uponwhich policy in Telford & Wrekin is likely to havean impact. Every policy in the Plan has beenappraised for its affect on these criteria. Theprocess does not seek to quantify the effects oradd up the positive and negative impacts inorder to make policy choices. Rather the processis used to identify areas where the policy has anegative impact upon the environment. Thisinformation can then be used to stimulate asearch for a more environmentally benign poli-cy option or refine particular policies to reduceor mitigate the negative impact or to ensurethrough the combination of policies forming thewhole Plan package that the overall develop-ment strategy achieves at least environmental-ly benign if not environmentally beneficial formsof development and growth.

2.2.22 The Environmental Appraisal Matrix and adescription of the criteria used to assess theenvironmental performance of policy are set outin a separate supplementary appendix andavailable from the Council.

SUSTAINABLE DEVELOPMENTPRINCIPLES

2.2.23 The concepts outlined above have been usedin order to guide the preparation of the policiesof the Plan, to help ensure that the decisionstaken by the Council in the Plan period lead tomore environmentally sustainable develop-ment in the district. From this a number of prin-ciples have been drawn up to provide a morespecific framework. All policies in the Plan havebeen drawn-up in this context and these are setout in the following table.

11


POLLUTER PAYS

Environmental damages will be paid for bythose who create it.

ENVIRONMENTAL APPRAISAL

All the policies in the Local Plan will beappraised at the formulation stage for theirenvironmental effects.


2.3 NATURAL RESOURCES

2.3.1 Many of the ways in which we are currently usingthe earth’s natural resources are degradingrather than enhancing the environment. Rapidpopulation increases - globally and locally hasput increasing pressure on finite resources of land, water and energy and has fuelled theproduction of wastes and pollution. Develop-ment plan policies can help manage the use ofnaturally occurring resources including waterresources, air quality, and energy reserves andalso contribute to the management of waste arising within the District.

THE ENERGY ISSUE2.3.2 Energy drives almost every aspect of our lives,

without it our quality of life would be severelydegraded. But we have gradually moved away

from a natural, self-sustaining energy system toone driven by fossil fuels where the inefficientand wasteful use of energy threatens our envi-ronment and endangers that of future genera-tions. Arguably the greatest threat facing theenvironment is global warming; a direct result ofemissions of greenhouse gases. In response tothis threat, the UK has a legally binding Kyototarget to cut green house gas emissions by 12.5%by 2008 to 2012 as well as a domestic aim of a20% cut by 2010.

2.3.3 In March 1999 the Government launched a con-sultation paper on its proposals for a Renew-able Energy Strategy. The Strategy identifiesthree ways in which planning can contribute to areduction in CO2 production - through linkingland use and transport policy to reduce the needto travel by car, by encouraging the exploitation

12


SUSTAINABLE DEVELOPMENTPRINCIPLES FOR TELFORD & WREKIN

• the protection and enhancementof important natural, built and,critically, non-renewableresources for the enjoyment offuture generations,

• that development proposals are limited to those that do notthreaten the earth’s and the localarea’s capacity to sustain life,

• that the primary needs of thecurrent population of Telford &Wrekin are met and that sufficient resources exist toprovide for the needs of thosemoving into the District in thePlan period,

• that where the loss of alocal environmental asset is

accepted because there aredemonstrable benefits towardsachieving a global environmentalgoal, the loss is compensated in kind,

• that where irreversibleenvironmental damage is apotential outcome of developmentor where the effects on theenvironment are uncertain theprecautionary principle will beimplemented

• that environmental damage ispaid for those by those whocreate it,

• that all the policies in the LocalPlan are appraised at theformulation stage for theirenvironmental effects,

• all development should enhancethe environmental quality of theDistrict,

• integrate environmental healthcontrols and land use policywhere appropriate,

• that transport and land usedecisions are co-ordinated tominimise the need to travel andparticularly travel by private car,

• that new development is focusedprimarily towards reclaimed orderelict land,

• that maximum use is made ofexisting buildings anddevelopment capacity,

• that development on the fringesof Telford is restricted to thosedevelopment proposals whichcannot be located within the Town,

• that sites adjoining District andTown Centres are reviewed fordevelopment as an alternative todeveloping fringe sites on theedge of the towns,

• that the role of District centres aspublic transport nodes and thefocus for retail, leisure and othercommunity facilities is reinforced,

• that footpath and cyclewaylinkages are improved betweenshops, residential andemployment areas,

• that the expansion of roadcapacity is only permitted wherethere is significant localenvironmental benefit,

• that new shopping developmentis located so as to strengthen theexisting retail centres in Telfordand Newport,

• that development maximisesopportunities for improvingenergy efficiency,

• that a balanced provision of jobsand housing is maintained,

• that the investigation anddevelopment of alternative localsupplies of renewable energy isencouraged,

• that all members of thecommunity have equal access tothe District’s resources, thatpublic understanding andinvolvement in the consultationstages of preparing the WrekinLocal Plan is promoted.


of local renewable energy sources and achiev-ing greater energy efficiency.

2.3.4 Achieving a sustainable future for Telford &Wrekin demands that we look closely at how weproduce and use energy resources. Policies inthe Wrekin Local Plan will encourage an increasein the proportion of energy derived from localrenewable sources and propose measures toincrease the efficiency of energy use.

RENEWABLE ENERGY SOURCES2.3.5 Renewable energy sources are naturally occur-

ring, derived from non-exhaustible resourcessuch as; the sun, wind, oceans, falling water, andgeothermal heat. Organic matter derived fromplants and trees, known as “biomass”, can alsobe considered a renewable energy source. Thissource includes specially grown “energy crops”.The combustion of plant materials does releaseCO2, but only to the level absorbed by the plantmaterial during its life cycle. Renewable sourcesof energy offer the hope of increasing the diver-sity and security of energy supply and of reduc-ing harmful emissions to the atmosphere. InTelford & Wrekin there is currently no substan-tial electricity generation from renewable energysources.

2.3.6 Currently only approximately 3% of UK electricitysupply comes from renewable energy sources.As part of The UK strategy to reduce CO2 pro-duction the Government is considering setting atarget of 10% energy generation from renewableenergy sources by 2010. The Government is alsocommitted to promoting combined heat andpower as an efficient generating technology.

2.3.7 Government policy is set out in a number of documents, including PPG22 and the 1989 Elec-tricity Act. Department of Energy Paper 62 - Newand Renewable Energy: Future Prospects in theUK (1994) seeks “to stimulate the exploitation anddevelopment of new and renewable energy sources wherever they have prospects of being economically attractive and environmentally acceptable”. PPG22 setsout the Government’s general aims regardingthe use of land by renewable energy-generatinginstallations.

2.3.8 Plan policy should take account of local, region-al and national requirements and, accepting thatthe primary renewable energy sources are verysite-specific, should consider the contributiontheir area can make to meeting energy needs.

ENERGY FROM RENEWABLESOURCES IN TELFORD & WREKIN

2.3.9 It is Telford & Wrekin Council’s view, supportedby Shropshire County Council’s Draft Supple-mentary Planning Guidance on Renewable Ener-gy, that within the District in the short term, themost viable renewable sources include passivesolar gain, landfill gas, biomass, and wind ener-gy. Active solar technology, including the use ofphotovoltaic cells, is becoming an increasinglyviable option and offers significant potential forfuture power generation.

2.3.10 Proposals involving passive solar gain - It isestimated that 15% of domestic space heating inthe UK already comes from incidental solar heat-ing. Further local reductions in energy con-sumption can be maximised through theorientation of new development and the designof individual buildings. Care will be required inthe application of this approach in ConservationAreas and for Listed Buildings.

2.3.11 Proposals involving the use of active solar tech-nology - The term ‘active solar’ is generallyapplied to a system which collects the sun’s radi-ation and transfers it in the form of heat to water,air or some other fluid. There is enough solarradiation in all parts of the UK to make thesesystems viable. Most systems which exist todayprovide domestic hot water. Swimming poolheating is another common application andother uses include solar space heating, industri-al process heating, and crop drying. Photovolta-ic systems exploit the direct conversion of lightto electricity in a semiconductor device (photo-voltaic cell). The integration of grid-connectedsystems into new buildings, especially commer-cial buildings, is becoming increasingly viable.The system may be mounted as roof covering orwall cladding.

2.3.12 Production of energy from landfill gas - Gas isproduced by the breakdown of biodegradablematter. It can be recovered by sinking wells intothe landfill and used for industrial heat or on-site electricity generation. There are 6 activelandfill sites in Telford & Wrekin and theGranville site is now being used to generateelectricity and others may present similar oppor-tunities. The UK Waste Strategy, which ranks theoptions for waste management according to their‘sustainability’ identifies composting, particu-larly of putrescible materials, above landfilling.Composting avoids the generation of methane.

13



In accordance with the UK Strategy the Councilwill support, where appropriate, opportunitiesto compost putrescible materials. But while suchmaterials continue to be landfilled in Telford &Wrekin District, the Council will encourage allnew landfill disposal sites or extensions to exist-ing sites to install gas recovery equipment.

2.3.13 The production of energy derived from bio-mass - Renewable sources of biomass includes,for example, agricultural residues, livestock slur-ry and crops grown specifically for use as a fuel.Anaerobic digestion is one method of derivingenergy from organic materials, which produces agas with a high methane content. The ‘biogas’can be used to produce heat, electricity or both.Anaerobic digestion also provides useful by-products including compost and liquid fertilis-er. Energy can also be recovered from biomassthrough combustion, either directly or followinggasification of the waste. In the District there ispotential to grow short-rotation coppice and forthe use of wood waste from forestry thinningassociated with the proposed Community For-est around Telford and from energy crops grownon surplus agricultural land.

2.3.14 The Council will promote the generation of Com-bined Heat and Power in association with thelarger commercial and residential sites identi-fied in the Plan, for example at The Grooms.

2.3.15 Energy from non-renewable waste sources - Inaddition to the renewable sources of biomass,energy can also be derived, through the directcombustion or gasification followed by combus-tion, from a significant number of non-renew-able waste sources, the majority of which arecurrently landfilled. While combustion withenergy recovery comes below the reuse andrecycling of materials in the UK waste manage-ment hierarchy, the Council recognises thatwaste combustion is higher up the hierarchy thanlandfilling. The Council is keen to contribute tore-directing the District’s waste from landfill upthe waste management hierarchy and it is pos-sible that a significant reduction in waste goingto landfill could be achieved through the devel-opment of a district wide incineration scheme

2.3.16 The generation of power from the wind - Windpower is being increasingly exploited as a sourceof electricity throughout the UK. The Council willsupport, where appropriate both large and smallscale schemes to generate power from the wind,

within the District. With current technology, forcost effective, large-scale electricity generationfrom the wind an annual mean wind speed inexcess of 6.5 - 7 m/second is required. In Telford& Wrekin only the Wrekin Hill and the easternfringes of the District are sufficiently windy toconsistently reach this minimum speed. Thereis however more widespread potential for small-scale schemes involving only one or two tur-bines, for example, providing power forindividual dwellings or small businesses, par-ticularly in the Rural Area.

2.3.17 National policy with regard to renewable energyissues seeks to stimulate the exploitation anddevelopment of renewable energy sourceswherever they have the prospect of being eco-nomically and environmentally acceptable.Local planning authorities can contribute to thisgoal by promoting appropriate renewable ener-gy schemes within their area. Capturing energyfrom renewable sources may have an impactupon the environment. However, certain sourcesof energy, namely wind, water and landfill gas,can only be exploited in very specific locationswhere the resource occurs. The Council willtherefore need to consider both the immediateimpact of each renewable energy project on thelocal environment and their wider contributionto reducing emissions of greenhouse gases.

2.3.18 Where the Council considers that a proposal islikely to have significant environmental effects,

14


The Council will support proposals for thegeneration of power from renewable energysources within the District. All proposals will beassessed on a site by site basis for theircontribution to reducing local dependence uponenergy derived from fossil fuels, moving theDistrict towards a position of self sufficiency interms of energy production and againstpossible negative impacts on the localenvironment. In this respect all proposals:

• should accord with other policies in the Plan,particularly those regarding Countryside andOpen Land and the Historic environment,

• should not lead to the loss or damage topublic rights of way,

• should not cause electro-magneticinterference to existing broadcasting orreceiving systems and transmission linesbetween development and point of contactwith the national grid.

NR1 LOCATION OF RENEWABLE ENERGYDEVELOPMENTS


then, in accordance with the Town and CountryPlanning Regulations 1988 (as amended), anenvironmental statement fulfilling these regula-tions will be required.

2.3.19 This policy will contribute to the national targetcontained in the UK Strategy for SustainableDevelopment, to return emissions of CO2 andother greenhouse gases to 1990 levels by theyear 2000. The policy also accords with the Coun-cil’s goal to promote development that con-tributes to the District achieving a 30% cut in CO2

emissions over 1990 levels by 2005 in accordancewith the Friends of the Earth ‘Climate Resolution’.

2.3.20 Harnessing wind energy is one of the mostpotentially productive of the primary sources.The energy produced by a wind turbine is strong-ly dependent on the annual mean wind speedat the site. Using currently available technologylarge-scale wind generation, typically involvinga number of turbines becomes viable whenannual mean wind speed is in excess of a mini-

mum of 6.5 m/second. However, technology isimproving continually and generation is possi-ble, at least at a small scale, for example to pro-vide back up power to a single dwelling.

2.3.21 An important consideration, particularly withregard to large-scale wind power generation, isthe visual impact of wind turbines on the land-scape. Wind turbines, most often clustered intowind farms, require a stable, uninterrupted windflow and are therefore best suited to either areasof high ground or areas of isolated open space,both of which tend to be visible for long dis-tances. Wind turbines generally required littleinfrastructure but the impact on the landscapeof providing access roads and linkage to the gridmust be considered. In view of public concernwith this issue, the Council will encourage devel-opers to fully consult with local people and toproduce descriptive materials e.g. photomon-tage to illustrate potential visual impact.

2.3.22 Within Telford & Wrekin there are few areaswhere wind speeds reach a sufficient annualmean wind speed to reasonably support a windfarm (generally considered to be a group of morethan 10 wind turbines). Moreover the windiestarea - the Wrekin Hill - falls within the Shrop-shire Hills AONB where, in line with Governmentpolicy on the development of renewable ener-gy projects within nationally designated areas,the Council will, except under exceptional cir-cumstances detailed in OL2, resist this type ofdevelopment. Realistically in view of the diffi-culty of siting turbines on the steep sides of theWrekin, the high degree of visual intrusion thatwould be caused and the difficulty of servicingturbines in this location it is unlikely that a pro-posal would be forthcoming. Elsewhere only the eastern fringes of the District receive suffi-cient annual mean wind speed to support morethan a single small-scale turbine. As technologyimproves it may be that in the future furtherareas, with lower annual mean wind speeds, will become viable for large scale wind powergeneration.

2.3.23 The Council will encourage the development of small schemes including those involving sin-gle wind turbines. These are most likely to occurin the Rural Area and may be associated withfarms, residential accommodation or small busi-nesses. These applications will still be assessedin terms of their impact upon the surroundinglandscape and amenity, although some of thecriteria listed above may not be applicable.

15


The Council will permit the development ofschemes to generate energy from the windsubject to the Countryside & Open Landpolicies of this Plan and provided that :-

a) the size, grouping and colour of turbines aredesigned with regard to the scale and gradeof the landform to ensure that, while a stableair flow is maintained to the turbine, itsvisual impact on the landscape is minimised,

b) the buildings and infrastructure are designedto minimise their impact on the landscape,

c) the turbines are located so as to avoidsensitive skylines where they woulddominate long distance views,

d) descriptive material, for examplephotomontage, is provided to enable anassessment to be made of the visual impactof the development

e) the links to the electricity grid have nodetrimental impact on wildfowl migratorypathways, wildlife habitats or sites of natural,scientific of archaeological interest,

f) the turbines are located so as to minimisetheir impact on residential development,highways or public right of way withparticular regard to noise, shadow flickerand possible machine failure.

g) the direction of turbine rotation is designedto minimise visual impact,

h) an assessment is made of the likely impactupon operational airfields, radar andtelecommunications,

NR2 PROPOSALS FOR WIND TURBINES


2.3.24 Planning controls cannot affect details of con-struction and insulation within individual build-ings, but the Plan can ensure that the designand density of development maximises energyefficiency. For example, the Council will encour-age the utilisation of passive solar gain throughthe orientation of building layout, the juxtaposi-tion of individual buildings to avoid over-shad-owing and through the use of landscape buffersto reduce wind exposure. Incorporating largesouth facing (and small north-facing windows)can trap the sun’s energy and store it as heatwithin the dwelling. This free heat can be dis-tributed around the building by conduction andconvection. Increased use of daylight alsoreduces the need for artificial electric light whichis of major importance in commercial buildings.Combining these solar design techniques with abuilding layout which minimises heat loss e.g.avoiding windy, exposed locations can make fur-ther energy savings.

2.3.25 Policies that maximise the efficient use of ener-gy are relevant to the design of new develop-ment areas and the renovation of existingbuilding stock, in both the domestic andemployment sectors. However, proposals toincorporate measures to improve energy effi-ciency or to maximise solar gain must be judgedin the context of the site characteristics and cir-cumstances. The Council will not wish propos-als, for example, to lead to a loss of local designquality or create unsafe environments. Particu-lar care will have to be taken within the WorldHeritage Site, Conservation Areas and on ListedBuildings.

2.3.26 Developments, including those for renewableenergy schemes, should be limited to locationswhere adequate water resources already exist,or where new provision of water resources canbe made without adversely affecting existingabstraction, river flows, water quality, agricul-ture and nature conservation. The Council willtake account of the advice of the EnvironmentAgency when assessing the impact of new devel-opment on the availability of water resources.

2.3.27 New development frequently results in anincrease in surface water run-off as permeablesurfaces are replaced by impermeable surfacesincluding roofs and paving. This can result in anincrease risk of flooding downstream, a generalreduction in infiltration to groundwater and alowering of water tables. It may also increaselevels of pollution, silt disposition and causephysical damage to watercourse habitats some-times at some considerable distance from thenew development. Unless appropriate mitigat-ing measures form an integral part of the devel-opment proposal, the Council will not allow suchschemes.

2.3.28 Through the development process, perhaps aspart of the mitigating measures, there may beopportunities to create benefits to the local envi-ronment, such as new wetland or water-basedhabitats. The Council will work creatively withdevelopers to achieve beneficial solutions todrainage issues.

16


In considering applications for development theCouncil will require the design, orientation andaspect of new construction or the conversion,renovation or improvement of sub-standardbuildings to minimise the wasteful use ofenergy and maximise energy efficiency.

NR3 ENERGY USE

The Council will only permit developmentwhere the existing water resources will not becompromised and where adequate waterresources either already exist or will be providedin time to serve the development, withouthaving an adverse impact on existing uses orsites of nature conservation importance.

NR4 WATER RESOURCES

The Council will grant permission for newdevelopment provided that it does not result inan adverse impact on the water environment.The Council will require the provision ofmitigating measures where the proposal mayproduce adverse effects due to additionalsurface water run-off. Proposals must accordwith all other relevant plan policies.

NR5 SURFACE WATER RUN-OFF

The Council will seek to secure the provision ofnew recycling facilities associated with:

• residential development of more than 100dwellings,

• commercial and industrial areas, whereappropriate and

• major retail facilities

NR6 WASTE DISPOSAL AND RECYCLINGFACILITIES


EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

2.3.29 In line with the objectives of the Government’sdraft National Waste Strategy, entitled ‘A Waywith Waste (1999)’; the Council is committed tocontributing to an overall reduction of wastegenerated within the District. The draft Nation-al Waste Strategy advocates concentrating uponthe reuse, reduction and recycling of waste mate-rials in preference to landfill disposal. It stress-es that all sectors of the community includingbusinesses and members of the public have arole to play and that planning policies shouldpromote the provision of an adequate local net-work of recycling facilities that are easily acces-sible to householders and small businesses. Thedraft National Strategy includes a national tar-get for recycling that ‘easily accessible recyclingfacilities are available for 80% of households bythe year 2000’. This policy is based on the ‘prox-imity principle’ which is intended to encouragecommunities to take more responsibility for thewastes which they produce both as household-ers and employees and to limit the environ-mental damage caused by transporting waste.In order to promote recycling within the Districtand to reduce the need to drive to facilities theCouncil is keen to encourage the developmentof ‘local’ facilities - close to home and to employ-ment areas.

2.3.30 Where the residential development is fewerthan 100 dwellings the Council will assess thecapacity of existing local facilities and seek toincrease provision where necessary.

2.3.31 The level of provision, type, siting and designwill be a matter of negotiation but must protectlocal amenity. It must also be an appropriatedistance from, or within, new developments suchthat it can be shown to reduce the need to driveto waste collections facilities.

2.3.32 Both waste collection and disposal are statuto-ry responsibilities and have been carried out byTelford & Wrekin Council, since Wrekin Councilbecame a unitary Authority on 1st April 1998.Various types of recycling facilities exist atnumerous locations around the District. Theyinclude bottle, can, paper and textile banks.

2.3.33 The locations of these facilities include Town,District and Local Centres and some rural vil-lages. Metal, cardboard and oil is also receivedat the Districts Resource Recycling centres.

2.3.34 This Policy together with any proposals madeby this Council to expand provision for recyclingwill help to improve access throughout the Dis-trict to a comprehensive range of facilities. NewCouncil proposals will be generated through theemerging Waste Local Plan and Waste Manage-ment Strategy which will reflect the Govern-ment’s emerging National Waste Strategy.

2.3.35 The NRPB has the responsibility of advising the UK Government on standards of protectionfor exposure to electric and magnetic fields. Themost recent advice from the NRPB is that theresults of existing studies do not prove anycausal link between carcinogenic hazard andresidence near sources of electricity supply.However research on the subject is continuingand there is therefore a need for the Council to have up to date advice when consideringapplications for development in close proximi-ty to high voltage overhead power lines and sub-stations.

2.3.36 The Council is concerned that, while it wishes tohave a flexible approach to development pro-posals, it is important to proceed with cautionwhere the interests of the amenity of District’sresidents are concerned. In view of this the Coun-cil will seek the most up to date position from

17


Developers will be required to make acontribution towards ensuring adequateprovision of recycling facilities are availablewithin a walking distance of houses and workplaces.

The level of provision, type siting and design offacilities sought will be in accordance with theemerging Waste Local Plan, WasteManagement Strategy, emerging RegionalWaste Strategy and the emergingGovernment’s Revised Waste Strategy; as wellas existing provision in the area (as set out inthe Recycling Plan). All applications will also besubject to other relevant policies in the Plan,especially Environmental Health, Urban Designand Open Land.

Where development is proposed beneath orwithin 50 metres of high voltage overheadpower lines or electricity sub-stations the effectof the transmission line or sub-station on theproposed development should be taken intoaccount. Consultation will take place at an earlystage with the National Grid Company or therelevant electricity company, taking into accountthe advice from the National RadiologicalProtection Board (NRPB) with regard toelectro-magnetic fields.

NR7 DEVELOPMENT NEAR HIGH VOLTAGEOVERHEAD POWER LINES


EDRIOV

Cross-Out

EDRIOV

Cross-Out

the NRPB with regard to all applications receivedfor development beneath or in proximity to highvoltage overhead power lines or electricity sub-stations. Studies by the NRPB indicate that theelectric field decreases rapidly with the distancefrom the centre line of the overhead power linesand is significantly reduced at a distance of 25metres from the centre line. There is thereforesupport for the Council to define ‘proximity’ tolines and sub-stations as a distance of 25 metresfrom the centre line. However, in order to takeaccount of gardens and amenity space associat-ed with development, the Council will seek theadvice of the NRPB when determining applica-tions for land use within 50 metres of high volt-age power lines or electricity sub-stations.

2.3.37 Studies of the possible links between electro-magnetic and radio frequency (including micro-wave) transmitters are continuing and the Councilwill remain in contact with the NRPB and up todate guidance on the control of developmentaccordingly.

2.4 ENVIRONMENTAL HEALTH

INTRODUCTION

2.4.1 The Telford & Wrekin district does not suffer thesame level of environmental degradation asother industrial parts of the West Midlands.Much has been achieved in the past 25 years toimprove the environment and the overall qual-ity of air, water and other living conditions ishigh. However, there are some local issues ofenvironmental health concern. Some of these,such as contaminated land, are the product ofthe District’s industrial heritage, while othersare associated with the scale and speed of urbangrowth. Over the next decade Telford will absorbthe greater part of the District’s new develop-ment. As the town matures and continues togrow, the Council must take positive measuresto maintain a high quality environment in orderto continue to attract new investment and protectand enhance the environment of existing resi-dents. Development pressure has also increasedin the rural area and here too policy must seekto maintain a quality and healthy environment.

2.4.2 Measures to reduce the impact of environmen-tal pollutants may be taken at a local level butfrequently have wider implications. The threatposed by pollution can easily be underestimat-

ed as the effects are often invisible, the impli-cations are difficult to quantify, and the impactsare often irreversible but not felt near to thesource of the pollution; an obvious examplebeing the creation and effects of acid rain due tothe release of sulphur dioxide many miles dis-tant. The planning system has the potential toplay a key role in improving environmentalhealth through its powers to determine thenature and location of development. The WrekinLocal Plan is one instrument by which the Coun-cil can establish policies for improving the envi-ronmental quality of the District. This meanspreventing or reducing the impact of processesthat degrade or pollute the environment andseeking to control developments that are detri-mental to human health or diminish the qualityof life in the District. The integration of environ-mental health and land use planning will help toachieve an improvement in the environment ofthe District and also contribute to meeting globalgoals for sustainability and environmental quality.

2.4.3 An example of this is the benefit of encouragingmixed development of employment and hous-ing in close proximity to local facilities in orderto reduce the need for travel, reducing the useof energy and pollution and to help regeneratecommunities. The Council does not considerthat residential development should be allowedwithin existing industrial areas as many of theseareas have been developed to allow full indus-trial use twenty-four hours a day. The existingnoise levels, especially at night, would be toointrusive and these areas contain sites using orstoring hazardous substances.

2.4.4 Irrespective of action taken at the planning stage,residents have full recourse to the law relatingto Statutory Nuisances. This could place bur-dens on the industrial user which would inhibittheir operations to the detriment of the localeconomy. However, measures can be designedin from the start of the development process toallow harmonious co-existence. These measureswill include attention to the design and layoutof the site, the separation of industrial and resi-dential traffic, limits on noise and pollution emis-sions and so on. The policies that are set outhere are aimed at enabling this type of devel-opment to take place. Although it is importantto prevent nuisance to residents, if local con-trols are too tight it will be impossible to achievethe broader aim of mixing uses and the benefitsthat this brings.

18



POLICY STATEMENTS

2.4.5 The Council has a dual role of land-use planningauthority and pollution control agency. It alsoworks closely with other environmental agen-cies. The policy statements of this plan recog-nise that the potential polluting effects ofproposed development are material considera-tions because of their land-use implications. Indrafting policies to cover issues such as pollu-tion, drainage, noise, landfill sites, contaminat-ed land, hazardous sites and a number of specialenvironmental health issues, the Council hastaken its context as PPG23 Planning and Pollu-tion and PPG24 Planning and Noise

2.4.6 It is the Council’s intention to contribute to alle-viating global problems by helping to reduce allemissions to the atmosphere of greenhousegases, oxides of nitrogen, sulphur dioxide, par-ticulate matter, known ozone depletors andvolatile organic compounds.

2.4.7 The planning system has an important role toplay in determining the location of developmentwhich may give rise to pollution. The potentialfor pollution affecting the use of the land is amaterial consideration in deciding whether togrant planning permission. Planning controlsshould not seek to duplicate the controls of thepollution control authorities. Although, because‘harm’ may have a wider meaning under the plan-ning system than that assumed by the Environ-mental Protection Act, the Council may concludethat the wider impact of potential releases onthe development and use of the land is unac-ceptable on planning grounds, despite the grantof a pollution control licence. The Council willrequire an environmental assessment to be car-ried out in accordance with the Town and Coun-try Planning Regulations 1988 (as amended)where projects by virtue of their nature, size or

location are, in the opinion of the Council, like-ly to have significant effects on the environmentgenerally and specifically through emissions into the air, odours, noise and discharges intowater courses, water areas or ground water andthrough contamination of land. The Council willonly permit development which does not gen-erate polluting discharges to surface and groundwaters or where adequate protection measureshave been agreed, as advised in the Environ-ment Agency’s “Policy and Practice for the Pro-tection of Groundwater (1998)”. Where anexisting site creates a source of odour or othernuisance complaint then any new planningapplication for development on the site shouldresult in an overall reduction in odour or othernuisance on the boundary of the site. In casessuch as residential development proposals nearto facilities such as sewage works which createodour, a “cordon-sanitaire” will be created tohelp minimise nuisance. The Council will alsoseek to ensure that the emissions of volatileorganic compounds to the atmosphere will bekept to a minimum. It will strive by liaison withindustry and developers to reduce the use ofsuch materials and where possible to use suit-able alternatives.

PRIOR AUTHORISATION OF PRESCRIBEDPROCESSES

2.4.8 The land use requirements of development thatrequire prior authorisation from either the Envi-ronment Agency or the Council under Environ-mental Protection (Prescribed Processes)Regulations 1991 will be considered at the plan-ning stage. The authorisation of the process willbe carried out in accordance with Part 1 Envi-ronmental Protection Act 1990 and its attendantRegulations and government guidance. It is con-sidered good practice to consider both simulta-neously. Developers and process operators willbe encouraged to enter into discussions at theearliest possible stage and to discuss both theland use and the environmental protectionaspects of their application.

2.4.9 The Council will consider the risk on develop-ments proposed within 500 metres of a Part Aprocess and 250 metres of a Part B process andwill assess the impact of these processes on thatdevelopment. As of September 1999 there are97 Part B processes and 4 Part A processes with-in the District or so close to the boundary as torequire consideration.

19


The Council will grant planning permission fornew development provided it does not causematerial harm by increasing levels of air, noise,water course or ground water pollution asidentified by the criteria within the policies ofthis plan. All planning applications submitted tothe Council must include sufficient informationto allow their environmental impact to beaccurately judged.

EH1 POLLUTION


EDRIOV

Cross-Out

EDRIOV

Cross-Out

2.4.10 Effective foul and surface water drainage is con-sidered to be of paramount environmentalimportance. It can act as a major instrument toprevent pollution and minimise flooding. TheCouncil will seek to ensure suitable and suffi-cient drainage for all new developments. This ismore easily achieved within the Telford Areabut becomes problematical in the rural areas.Current examples of drainage problems exist inthe Ironbridge Gorge, Preston on the WealdMoors, Waters Upton, Kynnersley and Allscott,together with a number of brownfield sites with-in Telford.

2.4.11 Therefore, the Council will be looking for alldevelopments to be drained efficiently and fordevelopment proposals to demonstrate accept-able drainage arrangements. Drainage will nor-mally be to public sewers. Septic tanks andprivate treatment works will be acceptable onlyin exceptional circumstances and applicants willhave to demonstrate that the proposal is feasi-ble and will not cause a public health nuisanceor water pollution prior to granting planningapproval. The Council is preparing a DrainageStrategy to help guide the development process.In areas where drainage problems exist, off-siteworks may be required to allow certain devel-opments to take place. Details of any workrequired, including for example sewer requisi-tion, and the means of implementation shouldbe agreed with the Council before developmentcommences. Where appropriate applicants willbe asked to enter an agreement under section106 of the Town and Country Planning Act 1990.Advice can be obtained from the Council which willwork with the Environment Agency on such issues.

2.4.12 The Council is aware that there are a large num-ber of existing properties within the Wrekin Dis-trict, including within Telford, which are notconnected to mains drainage. It will use whatev-er powers are available to ensure that defectivedrainage is remedied and to bring propertiesonto mains drainage where there are existingenvironmental problems. There are various pro-visions including the Buildings Act 1984 and theWater Industry Act 1991 which may be used, andthe Council will advise where this is relevant.

2.4.13 It would not be reasonable for the Council toseek contributions from new developments toprovide drainage links to existing properties.However, there may be opportunities, throughnegotiation, for drainage systems to be designedin such a way as would enable existing proper-ties to link into the drainage network at a sub-sequent date. The Council will explore suchopportunities as they arise.

2.4.14 Particular types of development will requirespecial treatment. For example, large areas ofcar parking or open storage will need oil inter-ceptors while others, such as car washes, mayneed a special water treatment plant.

2.4.15 Flood plains and areas of low lying land adja-cent to a watercourse are by their very natureliable to flood under certain conditions. Theseareas also provide for storage of flood water andconsequently not only are people and propertyat risk in these areas but any developmentreduces the capacity of the flood plain, impedesthe flow of water and increases the risk of flood-ing elsewhere. The Council is concerned thatflood prevention measures may have adversevisual impact or other environmental effects,particularly in the Severn Gorge. In exceptionalcases in the Severn Gorge, development maybe permitted in the floodplain subject to appro-priate mitigating measures. Where this wouldinvolve unacceptable flood prevention mea-sures, the Council may adopt protection stan-dards slightly below the 1:100 year return eventprotection.

2.4.16 Unless carefully sited and designed, new devel-opment or redevelopment can exacerbate prob-lems of flooding downstream through anincrease of run-off. Development in upper partsof a catchment can have a significant impactupon others downstream. In line with circular

20


All development proposals must demonstratethat they can be adequately drained of foul andsurface water. The Council will expect that thisis to public sewers where practicable.

EH2 DRAINAGE

The Council will grant permission for newdevelopment provided that it is not materiallyaffected by flooding and the development doesnot adversely affect the drainage capacity ofthe natural watercourse system, exacerbateflooding elsewhere or unduly impedewatercourse maintenance access. The Councilwill require the provision of mitigating measureswhere proposals may have an adverse effecton the natural watercourse system. Allproposals must accord with other relevantpolicies in the Plan.

EH3 FLOODING


EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

30/92, conditions may be imposed or an obliga-tion sought from developers to provide suitablemitigating or alleviating measures where appro-priate. Similarly, development which would inter-fere with the ability of relevant agencies to carryout flood control works and maintenance will beresisted. Where development imposes longterm maintenance issues then commuted sumsmay be sought so that the level of flood protec-tion and environmental quality is maintained.

NOISE POLLUTION2.4.17 It has been established that noise can affect

health and be a major environmental nuisance.There are various Government Circulars andGuidance, and standards providing advice toLocal Authorities on how to deal with noise as itaffects existing or proposed developments. Thisallows for local circumstances to be taken intoconsideration. However, noise measurementand assessment is a complex technical issue. Inview of this it is intended to produce noise para-meters for Telford & Wrekin having regard to therelevant British Standards, guidance and otherlocal plans. The Council’s aim is to ensure allnew developments and land uses are protectedfrom and do not cause excessive noise.

2.4.18 A target for overall noise levels should be the World Health Organisation EnvironmentalHealth Criteria 12 Noise and EC 5th Action Plantarget of 55dB(A) one hour LAEQ. As a standardthis would be too onerous and would precludemany existing and proposed developments.However it is still a useful target. It should benoted that this guidance does not deal with the protection of people at work from exposureto high levels of noise nor sound insulationbetween dwellings.

2.4.19 The variety of factors involved in new noisydevelopments is such that no fixed standardlevel of acceptability can be applied to cover alleventualities. Therefore each case requires con-sideration on its merits and it follows that simi-lar permitted noise levels should not beexpected for all premises, or from any particularclasses of premises. However, what can be con-sistent are the means by which each applicationis determined and the factors against which eachproposed development is measured.

2.4.20 The method is based on British Standard4142:1997. This is the method for rating indus-trial noise affecting mixed residential and indus-trial areas and compares the predicted noiselevel with the existing background noise level. Itadopts the principle that the acceptability of anew noise source depends primarily upon theamount by which its level, after appropriateallowances have been made for character andduration, exceeds the existing background noiselevel. Appendix C sets out the approach theCouncil will take.

2.4.21 In order to achieve the broader aims of this Plan,such as encouraging mixed-use development,the Council will take a flexible approach wherepossible. For example, where the predictednoise emission from a proposed developmentis acceptable during normal working hours butnot at other times, the Council may give per-mission subject to a condition restricting opera-tions to certain specified hours. Where vehicularmovements to and from, or within, a proposeddevelopment are likely to be unacceptable dur-ing unsociable hours, the Council may give per-mission subject to a condition restricting suchmovements to certain specified hours.

2.4.22 The Council also wishes to ensure that noisegenerated from new noise sources shall notcause any significant increase in ambient noiselevels for both day and night time conditions.To prevent noise creep, where development ofa large site is carried out by more than one devel-oper or over an extended period of time thenoise impact needs to be assessed as the totalincrease over the original background levelsrather than the level at the time the individualdevelopment is completed.

21


Proposals for industrial, commercial andtransport developments will be permittedprovided that it is demonstrated to the Councilthat they will have no material adverse effectson existing noise sensitive development.Proposals for new residential development willbe required to demonstrate that they are notadversely affected by existing industrial,transport and commercial noise sources.Developers may be required to show that thispolicy can be met through the provision of anoise assessment.

EH4 NOISE: NEW DEVELOPMENT


EDRIOV

Cross-Out

EDRIOV

Cross-Out

2.4.23 The Council recognises that there may be ademand for a suitable site or sites for recre-ational activities that have the potential to cre-ate noise. There is increasing demand forfacilities to be provided to cover an ever increas-ing range of outdoor activities. Many of theseactivities have the potential for significant envi-ronmental impact, especially from noise, e.g.clay pigeon shoots, motorcycle scrambling andmotorcross. The Councils objective will be toensure these are carefully controlled so that theimpact is minimised.

2.4.24 Any application will need to show the impactand the proposed methods of dealing with them.The proposal will have to comply with the Plan’snoise and other policies and they may be con-trolled by conditions covering for example thenumber and frequency of events, times of oper-ation, number of participants, types of equip-ment, other uses on the same site.

2.4.25 New residential development, and allied usessuch as hotels, nursing homes and other useswith a residential component or extensions tothose uses, will be determined according tonoise levels set out in Table 1 below:

2.4.26 Other noise sensitive developments, e.g. hos-pitals, schools, places of worship, will be deter-mined following discussions with the developer,the relevant government departments and theend users.

2.4.27 The noise levels and categories have been takenfrom Planning Policy Guidance Note 24 Planningand Noise, but have been subjected to a reduc-tion of 3dB(A), as permitted by that document,to accommodate the following:

a) Generally low background noise levels withinthe Council’s area, especially the rural fringe.

b)There is not a shortage of permitted residen-tial development land that would prevent thepolicy from being effective.

c) To maintain the high environmental quality ofthe existing residential development in thearea.

2.4.28 The noise levels below are designed to:

a) comply with the World Health OrganisationsEnvironmental Health Criteria 12 - Noise andthe European Commission 5th Action Planlevel of 55dBA LeqT, and

b)allow for the restorative processes of sleepwhich, from the same WHO document, is35dB(A) LeqT.

22


In considering proposals for noisy outdoor sportsfacilities, the Council will require that they areoperated and maintained so as to ensureadjacent land uses are not adversely affected.

EH5 NOISY OUTDOOR SPORTS FACILITY

Developments that are sensitive to noise willonly be allowed near to primary roads, railwaysor aerodrome facilities if it can be demonstratedthat there are exceptional circumstances and inthese cases, where a development is allowed,conditions relating to insulation will be attachedto the planning permission.

EH6 TRANSPORT NOISE

NOISE LEVELS CORRESPONDING TO THE NOISE EXPOSURE CATEGORIES FOR NEW DWELLINGS LAEQTDB

Noise Exposure Category

Noise Source Time A B C D

Road Traffic07.00 – 23.00 < 52 52 – 60 60 – 69 69

23.00 – 0.700 < 42 42 – 54 54 – 63 63

Rail Traffic07.00 – 23.00 < 52 52 – 63 63 – 71 71

23.00 – 0.700 < 42 42 – 56 56 – 63 63

Air Traffic07.00 – 23.00 < 54 54 – 63 63 – 69 69

23.00 – 0.700 < 45 45 – 54 54 – 63 63

Mixed Sources07.00 – 23.00 < 52 52 – 60 60 – 69 69

23.00 – 0.700 < 42 42 – 54 54 – 63 63

TABLE 1

A. Noise not considered a determining factor; should not be considered as a desirable level.B. Noise needs to be considered and where appropriate conditions imposed to ensure an adequate level of protection against noise.C. Planning permission should not normally be granted. In extenuating circumstances may be given with conditions imposed to ensure a commensurate

level of protection against noise. An example would be if there was no alternative quieter site available.D. Planning permission shall be refused.


EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

2.4.29 These requirements are unlikely to cover everysituation and use and the Council will formulatestandards for individual sites and developmentsas appropriate at the planning application stage.This guidance is only applicable when introduc-ing residential development into an area withan existing noise source that is predominantlyfrom transport sources, or where transport noiseis the dominant noise source. Further guidanceis provided, on industrial and commercial noisesources in EH4.

2.4.30 The Council wishes to encourage the re-use ofbrownfield sites but is aware that contaminationmay exist as a result of past activities. In assess-ing the need for and type of remedial action theCouncil will consider the following factors inorder for the effective and most appropriate re-use of “brown” sites:

a) the need to safeguard the future users or occu-piers of the site or of neighbouring land

b)the need to protect any buildings or services(e.g. water) from hazards

c) the need to prevent unnecessary dispersal ordisturbance of contaminants if this wouldcause water or air pollution and/or health andsafety problems.

2.4.31 Where evidence suggests that contamination isslight, planning permission will only be granted

subject to conditions requiring a site investigationand assessment before any development takesplace. It may be appropriate to enter into a Section 106 agreement in certain circumstances,for example if off-site works are required toensure that the safety of a new development issafeguarded.

2.4.32 Any remedial action necessary will be carriedout using a method and means of implementa-tion to be agreed by the Council and should becompleted by the developer before any devel-opment commences.

DEVELOPMENT ON AND AROUND LANDFILL SITES

2.4.33 As a result of its long industrial past and historyof industrial development, Telford & Wrekin hasa legacy of a relatively large number of sites thathave been used for waste disposal. At presentthere are over 90 known closed sites and 6 oper-ational sites throughout the area.

2.4.34 The control of gas at landfill sites is a matter forthe Environment Agency and controls under theEnvironmental Protection Act 1990. Monitoringand experience shows that the vast majority ofthese sites have the potential, if not the provenability, to produce landfill derived gas. The twomain gases of concern are methane and carbondioxide. The vast majority of these sites are with-in Telford and act as a constraint to further devel-opment. As a result of concern for the health andsafety issues surrounding these sites, the Gov-ernment produced Waste Management Paper27 : A Technical Memorandum on Landfill Gas.Using this document as a basis, this Council willapply the following policies for development onand around landfill sites.

23


Before determining planning applications forsites which may be affected by landcontamination the Council will require thedeveloper to carry out a site investigation to:

a) assess the nature and degree ofcontamination using a method ofinvestigation agreed in writing with theCouncil.

b) identify specific remedial measures requiredto deal with any hazard, with the method tobe agreed in writing with the Council.

EH7 CONTAMINATED LAND

The Council will not permit applications forresidential development on or within 50m ofgassing landfill sites. Gardens will not be per-mitted on a gassing landfill site and should notextend to within 10 metres of the site. Extensionsto existing properties will not be permitted ongassing landfill sites. Within 50 metres of suchsites, extensions will only be permitted wherethe applicant can satisfy the Council that therewill be no increase in risk to the property andwhere such works could not affect any futureremedial works to the landfill site.

EH9 RESIDENTIAL DEVELOPMENT ON OR WITHIN 50 METRES OF GASSINGLANDFILL SITES

If the degree of contamination requiresremedial action then planning permission willonly be granted subject to conditions (or with aSection 106 Agreement) specifying themeasures to be carried out and their method ofimplementation.

EH8 REMEDIAL ACTION ONCONTAMINATED LAND


EDRIOV

Cross-Out

EDRIOV

Cross-Out

2.4.35 In line with Government advice, the Councilwishes to protect new houses from the effects of gassing landfill sites and so will restrict development on or adjacent to these sites.Applications for new houses, garden sheds,greenhouses or garages will therefore not bepermitted. Domestic extensions will also beresisted except in the special circumstances out-lined in the policy. However, there maybeinstances where the ground conditions or con-struction details of the property mean that per-mission will not be granted.

2.4.36 For any development on gassing landfilled landan investigation of the site will need to show aquantitative and qualitative analysis of contam-inants. The results of a gas monitoring pro-gramme and measures to deal with gassing willneed to be agreed with the Council prior to per-mission being granted.

2.4.37 The Council wishes to ensure the most appro-priate re-use of brownfield sites without risk tothe occupiers of the site, occupiers of the adja-cent sites and the surface and ground waters.The Council must therefore be satisfied that :

• the development site is not affected and isnot likely to be affected in the future by anygas evolved on the landfilled site; or

• the development proposal includes measuresto prevent a build-up of gas or ingress of gasto the structure.

2.4.38 Permitted Development Rights may be removedor conditions imposed in order to ensure that

ancillary development is carried out to the samelevel of protection as the main development. Inaddition to landfill sites there may be other siteswhich may cause similar problems in terms ofgas generation; for example, gas from mines. Inthese cases guidelines based on policies EH8, 9and 10 will be applied.

2.4.39 There are a number of sites within the Districtwhich are designated under the Control of Indus-trial Major Accident Hazards Regulations 1984and the Planning (Hazardous Substances) Act1990 as hazardous sites. In its planning of theDistrict, the Council wishes to reduce the risk tothe public from new developments within thiscategory or from possible risks associated withdevelopment within their sphere of influence.

2.4.40 Applicants will be expected to demonstrate tothe local planning authority that the scheme pro-posed is the minimum needed for security andworking purposes and that it minimises poten-tial pollution from glare and spillage, particular-ly into:

• Residential areas;• Areas of nature conservation interest: and• Areas where open and remote landscape

qualities would be affected.

2.4.41 Details of any external lighting scheme requiredas part of any new development should be sub-mitted as part of the planning application. Thereduction of light pollution will also reduce theamount of energy wasted, atmospheric pollu-tion, the visual intrusion from new developmentand alleviate the difficulties of viewing the nightsky in built-up areas. Occasionally there may be

24


Proposals for commercial, industrial and otherdevelopment will be permitted subject toproviding information on the gassing regime ofthe landfilled area, evidence or otherwise ofgassing on the development site and evidenceto show how the safety of the development canbe adequately secured.

EH10 OTHER DEVELOPMENT ON OR WITHIN 50 METRES OF GASSINGLANDFILL SITES

Development involving the presence ofhazardous substances and development in thevicinity of hazardous installations will only bepermitted where the Council is satisfied, afterconsulting with the Health and SafetyExecutive, that there will be no unacceptablerisks to the safety of the local community or topotential occupants of the new development.

EH12 HAZARDOUS INSTALLATIONS

In considering development proposals, theCouncil will require pollution from light sourcesto be minimised in order to prevent nuisance.

EH13 LIGHT POLLUTION

The Council will permit development between50 metres and 250 metres of a gassing landfillsite provided that its safety can bedemonstrated.

EH11 DEVELOPMENT BETWEEN 50 AND 250 METRES OF A GASSINGLANDFILL SITE


EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

reasons that developments, such as for civic orartistic display purposes, require high levels oflighting and the Council will treat this type ofapplication on its merits.

MINERAL EXTRACTION AND LANDSTABILITY

2.4.42 The geological history of Telford & Wrekin andparticularly the Telford area, combined with theextensive mineral extraction over the centuries,has led to significant problems of slope insta-bility, undermining of areas and the creation ofmade-up ground in certain locations within theDistrict. These are not issues that necessarilypreclude development but the Council mustgive careful consideration to development pro-posals which may be affected by these factors inorder to ensure the safety of the public.

2.4.43 Mineral extraction (mostly of coal, ironstone andclay) by underground methods in the Telfordarea dates back to the 1750’s. Statutory record-ing of underground workings and mine-entrieswas introduced in 1872. By this date much of theCoalbrookdale Coalfield was exhausted, so asignificant proportion of workings and mine-shafts are unrecorded. A Mineral and MiningConsideration Area has been delimited acrossTelford where this has been an activity in thepast. Infilled quarries, backfilled opencast coalsites and other occurrences of made-up groundpresent specific problems to developments,particularly if buried rock faces are straddled bya foundation. The inter-relationship betweenthe geology and topography has also generatedspecific areas of instability within the Telford &Wrekin District. The underlying geology of the

District is complicated by extensive faulting andfolding. Glacial processes have subsequentlyacted to re-shape the local landscape, mostnotably in the Severn Gorge. Several areas ofactive slope instabilities exist.

2.4.44 Applications for development within the Miner-al and Mining Consideration Area, areas of sus-pected slope instability or where it is suspectedthere is made-up ground, must be accompaniedby appropriate supporting information whichshows that the issue of land instability due toshallow undermining and other factors has beenaddressed to the Council’s satisfaction. Site spe-cific details of age, composition and, where rel-evant, the engineering input afforded to filledground shall be required by the Council in sup-port of applications for development in thesecircumstances.

PROPOSALS FOR MINERAL EXTRACTION2.4.45 The Council1 wishes to minimise the impact of

new mineral extraction on the environmentalhealth of the district. Historically mineral extrac-tion has had a major impact on the District andhas frequently occurred in areas that have hadto suffer the impact for many years. The westernfringe of Telford is a particular case in point. Thisdisadvantage is partially offset by the fact thatthe life span of the majority of sites is relativelyshort. The Council is concerned about the envi-ronmental impact of mineral development. Acomprehensive set of policies and developmentcontrol guidelines are given in the Deposit DraftShropshire and Telford & Wrekin Minerals LocalPlan 1996-2006 which the Council will use toassess proposals for mineral related development.

2.5 URBAN DESIGN

INTRODUCTION

2.5.1 The district wide plan presents the opportunityto raise the profile of urban design throughoutthe district. This section of the plan is concernedwith the quality of the built environment. Thequality of the environment is a central factor inour general quality of life and also the prosper-ity of our towns and cities. It plays in essential

25


The Council will permit development proposalswithin the Mineral and Mining ConsiderationArea, areas of suspected slope instability orwhere it is suspected there is made-up groundprovided that the proposal demonstrates that:-

a) its structural integrity shall not becompromised by slope instability.

b) where active systems exist, the instabilityshall not be exacerbated by thedevelopment.

c) the development can tolerate the groundconditions by special design.

d) there is long term stability of any structuresbuilt on filled ground

EH14 LAND STABILITY

1 In April 1998 Telford & Wrekin Council became the mineralsplanning authority for the District. The Council is now working withShropshire County Council to finalise a Joint Minerals Local Planto be adopted soon after the adoption of this Plan. Cross-reference should be made to the Joint Minerals Local Plan for afuller statement of minerals policies.


role in terms of our daily enjoyment during ourhome life, work and recreation. A high qualityenvironment is also important in attracting newinvestment to the district and creating and main-taining employment opportunities.

2.5.2 The aim of this section of the plan is to set a pol-icy framework which provides the basis for ensur-ing that all new development is based upon theapplication of sound urban design principles.The policies below provide the context for moredetailed work, assessments and guidance whichwill be produced for particular areas or topics,and this may eventually be published as sup-plementary planning guidance.

2.5.3 The environment of Telford &Wrekin is rich andvaried in quality. In the south of the district theIronbridge Gorge is designated as a World Her-itage Site and represents an environment whichis internationally valued. Other parts of the dis-trict have a rich architectural and historic her-itage and are designated as Conservation Areas.More detailed policies are included for theseareas in separate chapters of the plan.

2.5.4 The majority of the urban part of the district -the former New Town area - consists of a mix ofolder established settlements, landscapes andfeatures set amongst the development infra-structure and landscape of the New Town. Thequality here is therefore more varied, with tra-ditional and historic areas sitting cheek by jowlwith more modern and often uninspiring devel-opment. The centre of Madeley, parts of Oaken-gates, Dawley and Muxton for example possesselements of each of these qualities. The planmust recognise this variety in character and qual-ity, and ensure that new development recognis-es and respects local distinctiveness where thisexists, and provides enhancement to the poor-er quality areas through innovative, distinctivenew designs.

2.5.5 Telford Town Centre on the other hand repre-sents a very different situation being a relativelynew development which has emerged incre-mentally in the absence of a cohesive designframework. Similarly the early housing andindustrial estates present their own particulardesign and management problems and this willrequire an imaginative and positive response inrelation to the design of new development.

2.5.6 This mixed form of development is set within alandscape and open space network of a generally

high quality. In Telford, much of this forms partof the Green Network and is a vital componentof the character of the town. It helps to defineand enhance distinct areas and settlementswithin the town whilst providing continuitythroughout it.

2.5.7 The rural area to the west and north of Telfordexhibits a similarly mixed character with a richand varied built and landscape heritage and thePlan’s policies must ensure that new developmentrecognises the varied and distinctive characterof the settlements and their landscape setting.

ACHIEVING A HIGH QUALITY OF DESIGN - GUIDING PRINCIPLES

2.5.8 Through the policies in this Plan the Council isconcerned to achieve a standard of urban designin new development which improves the over-all quality of the environment in the District.This is more than just a matter of detailed designor “architectural style”. New development mustaddress how appropriate it is to its surround-ings and the degree to which it responds to thequalities of its context.

2.5.9 By considering and applying basic urban designprinciples (such as criteria exploiting positivecharacteristics, features and topography of thesite, appropriate layout, density, massing, scale,landscaping, access and movement, views andlandmarks etc.), environments which have truequality in spatial, visual and functional termsand which reinforce local distinctiveness, canbe created.

2.5.10 This is not to say that the detailed design andarchitectural style is not important. As PPG1recognises, these considerations are of funda-mental importance to the overall success of ascheme and its impact upon the local environ-ment. The local architectural style (vernacular)is an essential component of an area’s character.In areas of established character and distinc-tiveness or on particularly prominent and sensi-tive important sites the issue of the detailedarchitectural design and style appearance of thescheme is often a critical factor in determiningits appropriateness to a given locality.

ENHANCING THE ENVIRONMENT2.5.11 One of the principal aims of the Council is to

improve the environmental quality of the dis-trict. The existing quality of the District variesgreatly from area to area. Even within the areasof the highest quality there are locations and

26



sites which are of a poor quality. There is there-fore a need to encourage the enhancement ofthe environment throughout the District throughgood quality new development. The Council willalso use its own development proposals, capi-tal projects, management and maintenance pro-grammes as a means of securing improvements.

POLICY STATEMENTS

2.5.12 The policies set out are the general design poli-cies that will apply throughout the district. Anumber of policies dealing with specific designissues or geographic areas, such as the Town andDistrict Centres, housing design and design ofemployment areas are included within the partic-ular chapters. A separate chapter which includesdetailed policies for the Severn Gorge is includedwithin the Plan and Conservation Areas and ListedBuildings are dealt with in a separate section.

2.5.13 The need to respond to the particular charac-teristics and context of the area is of fundamen-tal importance in creating high qualitydevelopment. By responding positively to thecontext in which it is set, development will rein-force the character and distinctiveness of theTelford & Wrekin District. Development whichfails to relate positively to its setting will impairenvironmental quality and will generally failboth functionally and visually to integrate withthe rest of the town.

2.5.14 The character and distinctive qualities of thelocal environment varies greatly throughout thedistrict. Some parts of the district especiallythose containing elements of older survivingsettlements or mature suburbs, have a highlydeveloped sense of place and local identity.This is produced by a whole range of complexfactors which collectively create a distinctivequality. These may include such things as land-form, spatial quality, building forms and layout,boundary treatments, landscape elements andtype and use of materials. The policy makes itclear that new development should recognise

and complement these characteristics wherethey exist. This approach to local distinctive-ness is supported by the informal Governmentadvice document “Quality in Town and Country”and reinforced in PPG1.

2.5.15 It is recognised however that there are otherparts of the district which are currently of a pooror variable environmental quality and lack cohe-sive overall identity. The policy requires that inthese areas new development should bringabout enhancement and that innovative newdesigns will be encouraged in order to createdistinctive new environments with their ownsense of place. Similarly the development ofgreen field sites requires that a design frame-work is established to guide the developmentprocess towards maximising existing qualitiesand creating a new environment with a distinc-tive quality.

2.5.16 In determining whether or not a developmentproposal is of a sufficient design quality whichresponds positively to the local context and cre-ates distinctive new development the Councilwill consider the proposals against the urbandesign criteria which area set out in UD2 below.

27


Development proposals will be expected toreinforce local distinctiveness whereverpossible and respect and where appropriate,enhance the character and appearance of thelocal environment.

UD1 REINFORCING LOCALDISTINCTIVENESS AND DESIGN QUALITY

In considering whether or not a developmentproposal is of an appropriate design quality,and relates positively to its context, the Councilwill assess it in relation to its scale, massing,form, density, orientation and layout, proportions,materials, landscape elements, access andspatial quality. In making this assessment, theCouncil will test it against the following urbandesign principles, as appropriate, and determinethe degree to which the development:

a) respects and responds positively to thecontext, both visually and functionally, andenhances the quality of the localenvironment through high quality and, whereappropriate, distinctive design.

b) produces a positive spatial structure andsense of place, at a human scale, throughan integrated approach to the site combininglayout, building form and design, hard andsoft landscape elements, access and parking.

c) respects and integrates with the widerlandscape setting, and topography, andretains open spaces which make a positivecontribution to the site and its context.

d) respects and relates to any adjacentbuildings and features of townscape valueand protects or enhances local features ofparticular architectural, historical, landscapeor nature conservation value.

UD2 DESIGN CRITERIA


EDRIOV

Cross-Out

EDRIOV

Cross-Out

2.5.17 This policy is a key reference point for the Coun-cil in considering the design quality of all devel-opment proposals. The approach accords withGovernment advice set out in PPG1 and in theDOE publication “Quality in Town and Country”.It sets out the criteria which will guide the Coun-cil’s decision making in assessing proposals. Itseeks to encourage the highest quality of designappropriate to the district through the applica-tion of urban design principles. The other designpolicies in the Plan set out further considera-tions specific to the particular topic with whichthey are concerned.

2.5.18 The intention of the policy is to encourage newdesigns, which recognise and reinforce the qual-ities of the better environments and areas with-in the District and enhance those areas of a lesserexisting quality, through the creation of positiveand distinctive new development. In adoptingthis approach the Council is using urban designprinciples as a means of securing appropriateand high quality design in the District. Above allthis encourages an integrated approach to thedesign of development to be undertaken, whichensures that development proposals are basedon a sound understanding of the site and its con-text. For example, in relation to larger residen-tial development schemes it is consideredessential to collectively address issues such asbuilding form and design, spatial quality andtreatment, access and road design, movement

patterns and linkages, and landscape elements,in order to produce high quality and successfulenvironments.

2.5.19 It is also important that an integrated approachto the design of development is undertaken.For example, in relation to larger residentialdevelopment schemes it is considered essen-tial to address issues such as building form anddesign, spatial quality and treatment, accessand road design, movement patterns and link-ages, and landscape elements collectively, inorder to produce high quality and successfulenvironments.

2.5.20 Assessments of the visual and design contextmay be required in certain circumstances so thatnew developments pay due regard to the needto visually integrate with the surrounding area.Examples might include a major new housingdevelopment close to an existing community orsettlement, or a major development or redevel-opment in high profile locations such as the Townor district centres. Similarly smaller developmentsof an infill nature may have a major impact on thespatial quality and functioning of a particularlysensitive local environment where attention todetail is important. In these types of circumstancesthe Council may request that an application beaccompanied by enough information for thedesign implications to be made apparent.

2.5.21 PPG1 recommends that the nature and scale ofthe proposals and the characteristics of the spe-cific context will determine the exact nature of

28


e) preserves or reinforces existing or historicstreet patterns, layouts, development grain,traditional frontages and boundary treatments.

f) maintains and exploits important landmarks,views to and from the site, and respects orenhances the quality of the skyline.

g) maximises permeability through protectingand reinforcing existing movement patternsand maximising the potential pedestrian andother links both through the site, and to thesurrounding context.

h) applies other standards in the plan withimagination and flexibility, especially in infillsituations, on sensitive sites where it isotherwise considered necessary to producea design which reinforces the character ofthe context, or produce a sense of place innew developments.

i) produces a safe and secure overallenvironment through careful attention tolayout, the design and orientation of buildingform, hard and soft landscape provision,attractive safe and convenient accessnetwork and parking provision.

The Council will require applicants todemonstrate in a manner appropriate to thenature, location and scale of their developmentproposals, how they have taken account ofurban design principles. For major newdevelopments, those which are likely to have asignificant visual impact, proposals affectingsensitive sites or where there is a particularneed to integrate new development into thesurrounding context, the Council will requirethat an urban design assessment be produced.Such an assessment will be expected to:-

a) include a full survey and design analysis ofthe site and its context.

b) identify key design principles fordevelopment proposals.

c) demonstrate that all of the design criteria inpolicy UD2 have been considered and,where appropriate, addressed.

UD3 URBAN DESIGN ASSESSMENTS


the urban design assessment. It should consistof at least a written statement outlining the basicdesign principles, supplemented by sufficientvisual material to enable the Council to assessthe impact of the development on its surround-ing context. This might include photographs,sketches, sections and perspectives in additionto the normal plans. The assessment shoulddemonstrate how urban design principles havebeen applied to the site and how the develop-ment has responded to them.

2.5.22 The Council wishes to achieve developmentswhich are successful functionally and spatiallywith external environments of a high standardand quality. However, many development pro-posals do not adequately consider the properlandscape design of a scheme or the site at theoutset. This omission not only leads to land-scape proposals which are inadequate but oftenmeans that opportunities are lost for higher qual-ity of overall design. It is important that the inter-ests of landscape design are considered in anintegrated manner within the overall design ofthe scheme. The Council has produced a land-scape design guide to assist developers andwhich sets out the approach and principles ofanalysis and design that will be used to helpevaluate landscape schemes.

2.5.23 The design must make clear the extent of anyfeatures which will be lost and show how existingfeatures will be protected during development.For major developments or developments onsensitive sites, a scheme showing structurallandscape elements based on the site analysisshould be submitted as part of the application.A condition may be imposed which requires thatfull details of the scheme be approved prior tothe commencement of building works.

2.5.24 High quality and appropriate hard and soft land-scape elements, particularly incorporatingnative species, should be used. Considerationought to be given in this choice to designs whichhelp reduce the problems of crime and abuse ofthe environment.

2.5.25 Public art can make a major contribution to theappearance of an area and to the quality of theenvironment to which it relates. The form of thepublic art can include for example, sculpture,attractive brickwork, landscape features or someother outstanding feature in the design of thescheme. It may be part of the building or devel-opment itself or be provided as part of the designof associated public spaces. This provision will beparticularly appropriate on prominent and sen-sitive sites and, where appropriate, the Councilmay seek to negotiate agreements with devel-opers to ensure that such provision is made.

29


The Council will require that an integratedapproach is taken in relation to landscape designand that this is reflected in the form and designof development proposals. Where appropriate, forexample in relation to large-scale developmentsor those on sensitive sites, the Council willrequire that a landscape assessment is producedand submitted as part of the detailed application.Such an assessment will be expected to include:

a) An identification of the existing characteristicsincluding ecology, topography, existing levelsand profiles, existing trees and vegetation,hedgerows, water features and courses,walls, floorscape details, materials and anyother features of interest.

b) A demonstration of how the positive featuresand qualities of the site, identified in theassessment, are to be protected andincorporated into the design of the schemeand make clear the extent of any losses.

c) Where appropriate, a scheme of proposedstructural planting, as well as details of thegeneral landscape treatment of the scheme,including all hard and soft landscapeelements and materials.

UD4 LANDSCAPE DESIGN

The Council will seek to negotiate the provisionof works of public art as part of majordevelopment schemes, defined as:

a) development sites of more than one hectare

b) all non-residential developments of morethan 1000 sq.m.

UD5 PUBLIC ART

The Council will expect development proposalson or adjacent to the main transport corridorsand gateways through and into Telford to be ofa high visual quality.

• Corridors: The design of new developmentalong corridors identified on Map 1(Appendix D) should respect its role in thecontext of the corridor as a whole and relatepositively to the corridor route in terms ofscale, location, form and materials.Development should reinforce the sense ofenclosure and existing views along and out

UD6 MAJOR TRANSPORT CORRIDORS AND GATEWAYS INTO TELFORD


2.5.26 The Council considers that the major corridorroutes and gateway sites in and around Telfordare important priorities for improving the imageand quality of the town. The routes and siteschosen are all important for their strategic impor-tance in the town and for the image that theyportray. Development proposals along corridorsshould relate to and raise the urban quality ofthese routes. Development at the gateway sitesidentified on Plan1, should emphasise the senseof arrival to the town, perhaps through theenhancement of existing features, landscapingand planting or through the offer of public art.

2.5.27 Within the town, the role of other gateway sites,say to the town or district centres, may be bet-ter reinforced with well designed buildings andappropriate landscape design elements. Eachof these locations may also benefit from envi-ronmental improvements and, particularly inthe older urban areas, the Council will give somepriority in its urban regeneration programmesto improving their quality as it works in partner-ship with other agencies.

30


of corridors. Buildings should be locatedpositively to the route so as to make apositive contribution to the townscapequality of the area

• Gateways: Development proposals andenhancement schemes at gateway sitesidentified on Map 1 and in the Telford towncentre inset plan should reinforce thefunction and positive qualities of the gatewaysite. On major entrances to the town, thismay mean emphasising the sense of arrivalwith enhancement of existing features,landscape and planting, or through theprovision of public art. Once within thenetwork the role of other gateways andnodes may be better reinforced with strongbuilding forms of an appropriate scale, formand location, together with enhancement ofthe landscape setting and existinglandscape features of the site.

The design of buildings and sites in theselocations should pay particular attention to theneed to:-

a) be of an appropriate scale, form andmaterials.

b) respect and reinforce existing landmarksand focal points.

c) incorporate high quality boundarytreatments and to carefully locate anddesign car parking and storage areas.

d) include high quality soft and hard landscapetreatments.

e) consider sensitive advertisement design.


employment

employment

employment

employment

employment

employment

employment

employment

employment

employment

employment

employment

employment3

3.1 INTRODUCTION AND BACKGROUND

3.1.1 The key policy objective of the employmentpolicies of the Wrekin Local Plan is the encour-agement of employment growth, whilst main-taining and enhancing the quality of the localenvironment; that is, achieving “sustainable eco-nomic development”.

3.1.2 The creation of economic growth and employ-ment opportunities within the District are impor-tant objectives for Telford & Wrekin Council. Thisis clearly set out in the Council’s EconomicDevelopment Strategy, the overall aim of whichis to “achieve sustainable economic growth for the bene-fit of all residents of the District”. The Wrekin LocalPlan seeks to create the right physical and envi-ronmental conditions for that growth to beachieved. There is a close link between its poli-cies and proposals and those contained in theEconomic Development Strategy.

3.1.3 This approach is consistent with the Govern-ment advice contained in PPG4 (Industrial andCommercial Development and Small Firms)which states that “One of the Government’s key aimsis to encourage economic development in a way which iscompatible with its stated environmental objectives. Eco-nomic growth and a high quality environment have to bepursued together .... There is no contradiction in arguingboth for economic growth and for environmental goodsense. The challenge is to integrate the two.” The poli-cies and proposals contained in this Plan seekto take up that challenge.

3.1.4 The context for the employment policies in thisPlan is set by the Regional Planning Guidancefor the West Midlands and the Shropshire Coun-ty Structure Plan 2006. Both of these documentsidentify Telford as a major regional growth pointand emphasise the need for balanced develop-ment stating that growth should be employmentled. Telford’s recent growth has played an impor-tant part in the regeneration of the West Mid-lands economy. It is envisaged that Telford willcontinue to make a significant contribution tothe growth of the regional economy. Many of thepolicies that follow relate, therefore, to Telford.

3.1.5 The employment policies and proposals con-tained in this Plan will contribute by providingan effective framework for encouraging, enablingand approving appropriate employment gener-ating development within the District.

3.1.6 The required scale of growth of employmentwithin the District over the Plan period, identi-fied in the Shropshire Structure Plan, is consid-erable, as it amounts to approximately 1500 newjobs (net) each year - 16,500 additional jobs upto the year 2006. This scale of required growth isattributable to a workforce increasing at a levelwell in excess of the national rate due to the rel-atively young age structure of the District and ahigh level of in-migration.

3.2 EXISTING SITUATION

3.2.1 The Telford & Wrekin economy, dominated byTelford, experienced a period of rapid growth inthe last decade. Employment rose from 39000 in1983 to 59000 in 1993. The District has beenplaced in the top band of growth in the WestMidlands region. The Henley Centre Report :“Wrekin Futures” predicted a growth of between17.5% and 20% in the local economy between1994-1999, based on an analysis of key econom-ic indicators in the local area. Telford now has asolid and robust industrial base with a welldeveloped business infrastructure

3.2.2 Structurally, the economy has experienced amove away from its traditional metal basedindustries to the more hi-tech industries in elec-tronics, office equipment, data processingmachinery and plastics. Telford & Wrekin stillhas a relatively large manufacturing sector. Fortytwo percent of workers in the District wereemployed in manufacturing businesses in 1993compared to 29.4% regionally and 20.8% nation-ally. This high level of manufacturing activity hasbeen identified as a potential weakness in theeconomy. However, after a period of decline inthe numbers employed in manufacturing (Table1), in 1993, there was a small percentage increasein the level of employment in this sector, con-trary to the decline experienced nationally. Thisillustrates the shift that has taken place in theeconomy, away from the traditional heavy indus-trial manufacturing use to the high-value addedmanufacturing, which now characterises the localeconomy.

31

Wrekin Local Plan 1995-2006 Employment

EMPLOYMENT CHANGE IN THE WREKIN1971-1992

1971 1992 1971-92

Manufacture 62.5% 41% -21.5%

Service 35% 52% +17%

Production/Construction 2.5% 7% +4.5%

TABLE 1 Source: Wrekin Council and Employment Gazette


3.2.3 There has been a very considerable growth inservice employment in the District. This hasbeen focused in and around Telford Town Cen-tre and includes the business park at Snedshill(Central Park). Within this sector, however, thereis an under representation of telecommunica-tions and financial business services.

3.2.4 The industrial diversification experienced in thelocal area has to a large extent been stimulatedby a high level of inward investment. Telford &Wrekin has attracted and facilitated the expan-sion of a number of young and dynamic compa-nies. Telford has been particularly attractive toinvestors as it has a good stock of readily avail-able greenfield sites, a high quality environmentand a large, young and skilled workforce. In thepast this was complemented by a range of devel-opment grants available from the Government.

3.2.5 As a new town and recognised growth point,Telford has often been a location considered forflagship investment and large scale develop-ment. In this instance Telford has competed ona national and international stage. The Councilremains pro-active in attracting inward invest-ment through its co-sponsorship of the TelfordDevelopment Agency, aiming to maintain thegrowth momentum generated by recent and pastsuccesses.

3.2.6 The District is well connected to the nationalMotorway network and will benefit from beinglocated astride the Holyhead/Harwich TransEuropean Network. Telford is also ideally situ-ated for the railway linking Holyhead to Wolver-hampton and further afield via the rail network.The Plan allocates a site at Halesfield for a railfreight terminal which would further enablefreight to be carried by rail to or from the Euro-pean mainland.

3.2.7 Numerically the economy is dominated by thesmall firm sector. Seventy five percent of firmsregistered in the Telford area employ fewer than10 people and 86% of firms employ fewer than20 people. The small firm sector is an increas-ingly important element of the economy, pro-viding flexibility to assist the operation of largercompanies and are themselves a source of inno-vation and potential long term growth. The smalland medium firm sector in the District has beenidentified as being particularly dynamic withnew firm start up being 10% above the nationalaverage. The number of people registered inthe District as self employed rose by 72% in the

period 1981-91 and now accounts for approxi-mately 10% of the workforce.

3.2.8 Growth in the local economy is unlikely, in theshort term, to be as high as in the last decade.However Telford has a well established andmaturing industrial base on which to grow andan underlying dynamism which makes it wellplaced to sustain growth throughout the Planperiod.

3.3 DEMAND FOR EMPLOYMENTLAND

3.3.1 The overall level of demand for employmentland is increasingly difficult to forecast. Telfordhas been identified as being in the highestgrowth band in the West Midlands and throughthe 1989-93 period there was a net growth inemployment in the District. However, the Shrop-shire Structure Plan Monitoring Report on Com-merce and Industry (1995) highlights a drop of15% in the demand for industrial and commer-cial land between 1989-94, based on an analysisof planning applications for that period. Thisindicates that employment growth does notautomatically translate into an increaseddemand for land.

3.3.2 Economic development in Telford & Wrekin isdirectly influenced by national and internation-al trends. Companies are now operating in aglobal economy, with a harsher trading environ-ment forcing companies to focus on ways to con-trol and reduce costs. This has resulted in arestructuring in the operation of companies andchanges in employment conditions.

3.3.3 As a result of this process of rationalisation, thelevel of mobile investment is forecast todecrease. Competition for new inward invest-ment at regional, national and international levelhas become increasingly aggressive. The rush inrecent years to gain a foothold in the Europeanmarket by overseas companies is coming to anend. Whilst Telford remains an attractive loca-tion for inward investment, it can no longer offerthe added attraction of Assisted Area status andassociated grants.

3.3.4 Economic growth in the District through the Planperiod is expected to be based on indigenousgrowth, the result of continued inward invest-ment in the form of re-investment by those companies already established in the area

32

Wrekin Local Plan 1995-2006Employment


EMPLOYMENT LAND SUPPLY IN THE WREKIN 1995Manufacturing Office Storage Retail Wholesale Total

under construction 3 5 1 9

serviced with permission (1) 216 28 3 26 1 274

Sub Total : Readily Available 219 33 3 27 1 283

unserviced (2) 20 8 28

reserve (3) 38 38

Sub Total : Not Readily Available 58 8 66

TOTAL by Sector 277 33 3 35 1 349

TABLE 2 Source: Annual Land Statement 1995/SCC Plandec (figures rounded to the nearest ha)

(1) This land is serviced, has planning permission and is readily available(2) This land, while allocated with planning permission, is not readilyavailable as the sites are unserviced or the site is in poor physical condition.

(3) Land with employment development potential held by existingemployers, identified from an initial survey of Hortonwood and theemployment campus sites in the Town.

intensifying their operations or expanding onsite, acquiring additional land or relocating. Thistrend is already being experienced in Telford asEpson, Ricoh and Maxell have all recentlyexpanded their operations on reserved land attheir existing sites.

3.3.5 The already sizeable small and medium firmssector in the District is forecast to develop fur-ther through the continued down-sizing of largercompanies. The ‘de-laying’ of staff, particularlymanagerial and professional staff will contributeto the establishment and growth of small firmsand a continued increase in the number of selfemployed.

3.3.6 The move to create industrial flexibility ismatched by a move towards employment flexi-bility. The main areas of employment expansionare forecast to be in part-time working (part-time working in Telford & Wrekin increased by47%, 1981-91) and in opportunities for the self-employed. It is forecast that by the end of thecentury, 1 in 7 of the workforce nationally will be self employed. Growth in these forms of employ-ment will result in a reduction in demand foremployment land. Part time working offers theopportunity for employers to intensify opera-tions at their existing premises while many ofthose who are self employed will work at homeor from home.

3.3.7 It is, therefore, the Council’s assessment thatthe overall level of demand for employmentland in the Plan period is going to be lower thanthat which can be forecast by using historic takeup rates of land alone. Further, while a widerange of sites will still be required, analysis indi-cates a change of focus in demand, with a move

away from the larger sites to a demand for medi-um, small and very small sites.

3.4 EMPLOYMENT LAND SUPPLY

3.4.1 The allocation of sufficient and suitable employ-ment land, readily available for development, isvital if sufficient jobs are to be created for theDistrict’s growing workforce. The significantincrease in jobs in Telford during the 1980’s waslargely due to the ready availability of a widerange of sites for employment development inthe Town. Regional Planning Guidance identi-fies Telford’s continuing role as a regional growthcentre within the West Midlands. The growthstrategy for the Region places emphasis on theattraction of large scale inward investment.

3.4.2 There are 349ha of employment land availablein the District (Annual Land Statement 1995)1.This supply is made up of manufacturing, office,storage, retail and warehousing2. Within this sup-ply 283ha are readily available and 66ha are notreadily available: Table 2.3

3.4.3 Within Telford, there are significant land hold-ings in the ownership of companies operating inthe Town. This land was acquired as part of anoriginal site development to allow for futureexpansion. As these companies consolidatetheir operations in the Town, the developmentpotential of this land is now being realised.Extensions to existing development contributeto an increasingly significant element of currentemployment land supply. Together with conver-sions and windfall development, this form ofdevelopment has amounted to an average of4.3ha per annum and accounts for over 30% of all

33


1 This figure includes the 3.5ha allocated in policies E2 of this Plan.2 Based on the National Land Use Classification.3 Based on the Regional Industrial Land Study (RILS) classification.


permissions granted in the period 1989-1995.This development is taking place within exist-ing, established employment areas or on landnot previously allocated for employment useand will effect a net increase in the employmentland supply in the District through the Plan peri-od. If the identified per annum figure is project-ed through the Plan period, a forecast figure ofapprox 47ha will be added to the land supply.

3.4.4 Over 70 % of the 249ha of employment land avail-able in the District is in the ownership of EP andhas planning approvals granted under NewTowns Acts. These commitments will to a largeextent determine the size of sites, nature andtime scale of development in the employmentland in the District.

3.4.5 Within the employment land supply permis-sions have been granted for a wide range of sitesby size and use.

3.4.6 Within the land use categories identified inTable 3 there are further specific designationsand classifications which further add to the rangeand type of sites available in the District. Theseare:

CAMPUS SITES3.4.7 Some 45% of employment land in the District is

classified as being ‘campus’ style development.Campus sites have been developed as singleuser, low density sites resulting in a low employ-ment to land ratio. Analysis of the industrial landsupply in Telford has identified an over provi-sion of campus sites of between 20-40% repre-senting some 30-60 ha of employment land4.This area of land, if developed for general indus-trial use, would represent an increase in poten-tial for employment creation as developmenton general industrial land is generally at a high-er density than that on campus sites. It would

also meet the identified shortfall in the provi-sion of small and medium range sites (1-3 ha)and premises (20-40,000 sq. ft)5. It is understoodthat EP intends to intensify development on thecampus sites at Donnington during the planperiod.

SCIENCE AND TECHNOLOGY PARK3.4.8 Within the existing employment land supply,

the Nedge Hill Campus site has been designat-ed as a science and technology park. It is beingmarketed by the EP for this purpose and waschosen as part of the Government’s Invest inSuccess project. It is the intention that the Sci-ence Park will play a ‘seed bed’ role for the devel-opment of information technology and‘knowledge industries’. It is envisaged that theScience Park will develop in tandem with localindustries and research associations and benefitfrom links with the University. However , there isno formal management company or arrange-ments yet created to administer these activities.The Council will work with EP and the Universi-ty of Wolverhampton to develop this concept.

RAIL FREIGHT FACILITY 3.4.9 Policy T13 of this plan allocates 3.2ha of general

industrial land at Halesfield for a rail freight facil-ity. The provision of a facility of this kind will beof long term benefit to the District and be inkeeping with aims of the Plan to reduce depen-dency on road traffic and improve access to theEuropean Market via the Channel Tunnel.

3.5 EMPLOYMENT LAND REQUIREMENT

3.5.1 It is particularly difficult to assess how muchemployment land will be sufficient to accom-modate employment development in the planperiod. The forecasting of the demand for

34


SIZE AND USE OF EMPLOYMENT SITES AVAILABLE : WREKIN DISTRICT : 1995 Size : ha Manufacturing Office Storage Retail Wholesale

20+ 1

15-20

10-15 4 1

5-10 11 1 3

2-5 19 2 2

1-2 8 2 1

under 1 65 48 8 75 4

TABLE 3 Source : Annual Land Statement 1995

4 Telford : Industrial Property Report : King Sturge & Co, Nov 19945 Telford : Industrial Property Report : King Sturge & Co, Nov 1994


employment land will provide only the broad-est of indications of potential demand.

3.5.2 For this reason three separate measures havebeen used as a means to assess the land supplyrequirements:

(1) Demand - Past Completion Rates: In 1991,with the wind up of the Telford DevelopmentCorporation, Telford entered a ‘post New Town’period. Prior to this date Telford experienced anunprecedented growth in employment devel-opment stimulated by the availability of a rangeof incentives from the Government and theTelford Development Corporation. In the peri-od 1986-92 completions on employment landaveraged 46ha per annum. In the period 1992-95, the post New Town period, this average hasdropped to 14ha per annum. These two distinctperiods in Telford’s development have beenused as a base to forecast land take up for thePlan period (Table 4)6.

Based on past development rates the demandfor employment land will be in the range 151ha-396ha for the period 1995-2006. There are cur-rently 349ha of employment land in the District.

(2) Supply - Readily Available Land : A key fac-tor in the take up of employment land is its avail-ability. There are 283ha of readily availableemployment land in the District (1995). For thissupply to be exhausted in the Plan period,development would have to average 26ha perannum, compared with an average take up of14ha 1992-95. This does not include the forecastfigure for the development of Reserve Landwhich will add 47ha (para 3.4.3) to the readilyavailable supply through the Plan period. Theinclusion of this forecast will increase the annu-al average of readily available land to 30ha perannum enabling development to continue at arate comparable to that of its town building period.

(3) Shropshire Structure Plan Guideline Fig-ure: The Shropshire Structure Plan 2006 identi-fies 480ha of Bclass Planning Use Classemployment land as required to accommodateeconomic growth in the District in the period1989-2006. Table 5 outlines the amount of Bclassland in the District. This represents a short fallof 14ha, a margin of 3% against the 480ha Struc-ture Plan guideline figure.

3.5.3 On the basis of assessments (1) and (2), it canbe seen that the current land supply (includingthe land allocated in Policies E2) would be ableto accommodate employment development ona scale comparable with that pre 1992. Fromassessment (3), the existing land supply up to2006, within an acceptable margin, meets theStructure Plan guideline figure. In the light ofthe lower levels of economic growth forecast inthe District and the significant change in the fac-tors influencing development in the District(paras 3.3.1-3.3.7), the Council considers thatthe current land supply is sufficient to accom-modate employment development in the Planperiod.

3.6 POLICY STATEMENTS

3.6.1 The policies contained in this Chapter seek toencourage and to direct employment develop-ment in the District. The principles of sustain-able development underpin all of the policies.

3.6.2 The employment policies of the Wrekin LocalPlan should be read in conjunction with the otherpolicies of the plan. When employment devel-opment is considered it is particularly impor-tant to consult the transport, environmentalhealth, open land and urban design policies.

35


6 The period for New Town growth is extended to 1979-1992 tominimise the possible distortion of figures due to periods ofeconomic boom and slump in the national economy.

7 NLUC : National Land Use Classification

EMPLOYMENT LAND (NLUC)7

COMPLETIONS 1979-1995 (figures in ha)Total land Average land Forecast

Date take up take up pa 95-2006

1979-95 507 31.7 349

1979-92 466 36 396

1992-95 41 13.7 151

TABLE 4 Source : Shropshire County Council : Plandec

BCLASS EMPLOYMENT LAND IN TELFORD & WREKIN 1989-20061989-95 ha

Completions 4/89-3/95 141ha

Outstanding permissions /allocations 287ha

Bclass employment sites lost 1989-95 -9ha

Sub Total 419ha

1995-2006 ha

Reserve/Windfall estimate (4.3ha x 11) 47ha

Total 466ha

TABLE 5


NEED

3.6.3 The main employment land use patterns for bothindustrial and commercial developments areset by existing land allocations and commit-ments. These are expected to accommodatemost of the employment growth in the plan peri-od. The policies below make specific land allo-cations only to meet identified local need andto deal with specific environmental concerns.

3.6.4 The Council will seek to ensure a sufficient sup-ply of employment land throughout the planperiod. Analysis of the current land supply hasindicated that the existing supply is sufficient toaccommodate employment development forthe Plan period. It is, therefore, not considerednecessary to allocate further employment landbeyond that to meet the needs identified inpolicies E2.

3.6.5 The land supply in the District will be closelymonitored on the basis of land availability. This

will include the identification of the loss of anyemployment land through the redevelopmentof brownfield sites for alternative uses anddevelopment on employment land of nonemployment uses. In keeping with the sustain-ability aims of the plan, the use of employmentbrownfield sites for continued employment usewill be encouraged where appropriate. Wherepossible an intensification of use on allocatedsites will be encouraged to increase the capaci-ty of the existing land supply with the aim ofincreasing employment potential without theneed to allocate further new greenfield sites.Care must be taken to ensure that this higherdensity of development does not lead to an overintensification of the sites compromising thehigh standards of design, layout and landscap-ing that the Plan seeks to achieve. The intensifi-cation of development within existingemployment areas is also encouraged (policyE10).

3.6.6 Within the existing allocations there is a widerange of size and type of employment sites avail-able. The Council will continue to monitor andreview the existing land portfolio in the Districtin relation to market demand. The Council iscurrently engaged in joint working with Shrop-shire County Council on the 2011 Structure Plan.Through this process, a strategic and longer term

36


The Council will seek to ensure there is asufficient and suitable supply of land to meetemployment needs throughout the plan period.

E1 EMPLOYMENT LAND SUPPLY

Small factory units in Hortonwood


EDRIOV

Cross-Out

EDRIOV

Cross-Out

consideration of the employment land supplyin the District will be undertaken in the contextof Regional Planning Guidance for the West Mid-lands and the economic needs of the District.

EMPLOYMENT FOR NEWPORT

3.6.7 Newport’s historic role has been as a markettown serving the surrounding rural area. Thisrole will remain. The decline in the traditionalemployment activities of the rural area has hada direct effect on the economic well being of thetown. This factor and the attractiveness of thetown itself as a residential location has led New-port to increasingly become a “dormitory” settlement for Telford and Wolverhampton, tothe extent that approximately two-thirds of itsresidents in employment now work outsideNewport.

3.6.8 The Local Plan seeks to strengthen Newport’seconomic base to provide employment oppor-tunities for those people living in the town itselfand the immediate rural area and hence reducethe need to travel to work outside the area. Thisin turn will serve to strengthen Newport’s’ roleeconomically and enhance the viability andvitality of the town.

3.6.9 At present, there are 3.5 hectares of industrialland with planning permission in Newport avail-able for development, which would generateapproximately 300 jobs. It is proposed to allo-cate land of a scale similar to that area of landcurrently available. The site is at Audley Avenueand is adjacent to the existing employment areasand has immediate access to the A518 by-pass.In addition to satisfying the general develop-ment policies of the Plan, development on thissite would be expected to satisfy stringent pol-lution prevention controls due to the proximityof the public water supply borehole.

UNNEIGHBOURLY USES

3.6.10 The Council recognises the important contribu-tion that some uses, which are often regarded asunneighbourly, make to the local economy.

Because these uses are environmentally intru-sive and often noisy or dirty, it is difficult to iden-tify appropriate locations for them. These sitesare not coming forward from the existing landsupply at present.

3.6.11 Sites for unneighbourly uses must not conflictwith other uses and activities. They should belocated well away from existing residential areas.It may be appropriate to set the maximum heightthat development can be permitted and usual-ly sites will need to be heavily screened toensure visual amenity. Developments on thesesites will be subject to strict environmental andpollution controls with environmental impactassessments required in appropriate cases. Dueto their characteristics, the Council may imposeconditions as to noise levels, hours of operationand type of use. The Council will explore thepossibility of using other areas of land within itsownership for these uses.

SUSTAINABILITY: THE LOCATIONOF EMPLOYMENT DEVELOPMENTON UNALLOCATED SITES

3.6.12 PPG13 (Transport) emphasises the need to con-sider the inter relationship between housingand employment development with the view toenabling people to live close to where they workand hence to reduce the need to travel for thispurpose. The Transport Chapter in this Planidentifies a number of criteria for the siting ofnew development within the District based onlocational accessibility. New employment devel-opments will be required to meet these criteria.

3.6.13 Indigenous growth in the Small and Medium firmsectors has been identified as a major growtharea through the Plan period. This will be in theform of new firms starting up and existing firmsexpanding in situ or wishing to relocate. Provi-sion is made for development of this kind, with-in the existing employment areas, in terms ofland availability, through the existing alloca-tions. However, many of the developments, by

37


3.5 hectares of Employment land are allocatedat Audley Avenue, Newport

E2 EMPLOYMENT LAND ALLOCATIONS

Unneighbourly uses (such as scrap yards,haulage yards and concrete batching plants)will be permitted on sites where the proposeduses would not cause material harm toneighbouring existing uses or the quality of theenvironment in the locality.

E3 UNNEIGHBOURLY USES


EDRIOV

Cross-Out

EDRIOV

Cross-Out

small and very small firms will take place out-side the existing employment areas and be of ascale too small to deal with through the LocalPlan allocation process. The policies below seekto set out a framework by which to assess thesesmall scale developments and guide them totheir most appropriate, sustainable location.

3.6.14 It is now recognised that it is not always appro-priate to separate small scale industrial andcommercial developments from the communi-ties for whom they are a source of employmentand services. Analysis of employment growth inthe District indicates that pressure for newdevelopment will emerge from small scale busi-nesses in personal and professional services,specialist manufacturing and research anddevelopment etc. and will result in a demandfor smaller sites and premises for developmentnot necessarily on allocated employment sites.The Council welcomes a form of mixed devel-opment in the District as it will create sustain-able employment opportunities. This policyseeks to provide a framework to guide this devel-opment.

3.6.15 PPG13 identifies locational criteria for employ-ment development based on employment useswhich are travel intensive and non travel inten-

sive. For the purposes of this policy, businessesemploying more than 5 people are defined as atravel intensive use and will be encouraged tolocate within 800m of a District centre or 400m ofa local centre, or not more than 400m from a busroute served by at least one bus in either direc-tion every 30 minutes or on brown field sites.Non intensive business uses, those employingless than 5 people will be considered outsidethese locations, subject to them satisfying crite-ria a) b) and c) of this policy. All employmentdevelopment in these areas will be subject tostrict operational and design controls as themain concern will be to ensure that these devel-opments can be accommodated in an area with-out adversely affecting its character and amenity.

3.6.16 Some 3% of the total workforce in the Districtcurrently work at home. The number of busi-nesses operating from a residential location isforecast to grow as the number of new business-es being established in the District increases.For a new business starting up, a residential baseis often the most economically viable location.

3.6.17 These small businesses are important as asource of employment, offering longer termgrowth benefits and potential for expansionwithin the local economy. Furthermore, they sat-isfy the wider sustainability aims of the plan byreducing the need to travel and help to supportand sustain local facilities.

3.6.18 In most cases, the operation of a business fromhome does not cause a problem in planningterms, where it is an activity which is ancillary tothe main residential use of the building and assuch would not require planning permission.The Council will seek to control these business-es when they cease to be ancillary to the resi-dential use and impact on the character andamenity of the area, in terms of visitors, trafficgeneration and noise.

3.6.19 Businesses which are likely to expand, leading toan intensification of use at the premises resultingin a material change in the character of the area,

38


The use of a dwelling house, or the conversionof a building within the curtilage, for thepurpose of employment will only be permittedwhere there is no substantial loss of residentialamenity or adverse impact on the character ofthe area.

E5 EMPLOYMENT: HOME WORKING

Development employing less than 5 people willbe permitted within the built up areas of Telfordand Newport when the following criteria are met:

a) the site is adequately serviced in terms ofcar parking and public utilities

b) the site does not have an adverse impact onadjacent land uses and satisfies theenvironmental health and other policies ofthis plan.

c) the site does not have an adverse impact onthe character of the area.

Development employing more than 5 peopleshould, in addition to satisfying criteria a) b)and c) above, be located:-

d) within or close to a District or Local Centres,or

e) close to an existing public transport routewith a regular service, or

f) on brownfield sites

Employment development on sites in excess of1 ha will be considered on brownfield/redevelopment land within the built up area ofTelford.

E4 DEVELOPMENT ON UNALLOCATEDEMPLOYMENT SITES IN THE URBAN AREA


EDRIOV

Cross-Out

EDRIOV

Cross-Out

should look to a more suitable location on landallocated for employment use, in the District orLocal Centres or in those areas which are ade-quately serviced by public transport.

THE RURAL AREA

3.6.20 The Rural Area will not experience significantpopulation growth during the Plan period. It isalso anticipated that the size of the District’slabour force outside Telford will remain staticup to 2006. In 1993, there were 6,262 jobs in therural area and Newport. Whilst the District’seconomy is dominated by Telford, the Rural Areais important in economic terms and raises a num-ber of economic and employment issues whichthe Plan seeks to address.

3.6.21 Within the Rural Area, agriculture is an impor-tant source of direct and indirect employment,although decreasingly so. The Council recognis-es the need to help sustain the agricultural andforestry industries and to the retain existing ruralarea employers. The encouragement of new ruraljob opportunities and the diversification of therural economy is part of the Councils’ aim to pro-tect and strengthen established rural communi-ties. This is consistent with Government advicecontained in PPG7 (The Countryside and theRural Economy), which states that “The prioritynow is to promote diversification of the rural economy soas to provide wide and varied employment opportunitiesfor rural people, including those formerly employed inagriculture and related sectors”.

3.6.22 However, the Council has also to ensure that theenvironment, essential character and fabric ofthe Rural Area is protected from uses whichwould damage both the visual and functionalquality of the area. For example, much of therural infrastructure consists of narrow roads andlanes which are unsuitable for large volumes ofheavy vehicles. The Council must balance thedesire to promote rural employment with theneed to protect the existing character and fabricof the countryside.

39


Within the Rural Area employmentdevelopment must be:-

• related to local agriculture or forestry orassist in the diversification of the ruraleconomy.

• of an appropriate scale, type and designsensitive to its location and satisfy therequirements of the Urban Design,Transport, Countryside and Open Land,Environmental Health and HistoricEnvironment policies of this Plan

• located in existing rural buildings (Policy E12),a) in or adjacent to a settlement, orb) within a farm unit for purposes of farm

diversification, orc) to enable, where appropriate, the

expansion of an existing employment use.

Where it can be demonstrated that no suitablebuilding capable of conversion exists, new builtdevelopment will be considered within oradjacent to the ‘suitable settlements’ as definedin policy H9, or in locations b) and c) above.

Development in the open countryside will be strictly controlled (OL7) and developmentproposals in designated areas will be resisted(OL2).

E6 RURAL EMPLOYMENT GENERAL

The Plaza in Telford Town Centre


3.6.23 Traditionally, agriculture and forestry have beenthe main employers in the Rural Areas. In recentyears, there has been a sharp decline in theseemployment sectors. There is a need, therefore,to widen the economic base of the Rural Areathrough diversification to provide employmentopportunities for those living and wishing towork in the Rural Area. The creation of jobs inthe rural area will stimulate the local rural econ-omy and satisfy the sustainable goals of the Planby reducing the need to travel by car to reachplaces of work.

3.6.24 The Rural Area is a distinctive environment andGovernment policy seeks to safeguard the coun-tryside for its own sake. The guiding principlefor new employment development in the coun-tryside is that it should both benefit the localeconomy and maintain or enhance the environ-ment. Developments, therefore, should notresult in a significant adverse impact on the localenvironment but should be of a scale and typeappropriate to the local area, be sensitivelyrelated to the existing settlement pattern andsatisfy the Transport, Environmental Health,Countryside and Open Land and Design poli-cies of this Plan.

3.6.25 It is not considered appropriate to allocate spe-cific sites for employment development in theRural Area of the District as many new, smallscale business enterprises can be located in theRural Area without detriment to that area. How-ever, the main focus for new development willbe on existing rural settlements. Sensitive, smallscale employment development will be encour-aged in converted buildings within or adjacentto existing settlements in the Rural Area (policyE12). New built employment development, ofan appropriate scale, form and design, will beconsidered in the ‘suitable settlements’ of theRural Area as defined by policy H9 of this Plan.These villages have been identified as beingsuitable for further development as they have anumber of existing services. Here, developmentwill be better served by public transport, haveaccess to a higher density of potential employ-ees and the new development will contribute tomaking the existing local services and facilitiesmore viable.

3.6.26 The Council recognises the continuing impor-tance of agriculture in the Rural Area. It willremain the major user of rural land and the landuse that most influences the physical appear-ance and character of the countryside as well as

providing the basis for economic activities inthe Rural Area. Farmers are increasingly lookingto diversify their activities to supplement theirincomes and to maintain the economic viabilityof their operations. Development proposals fornew, farm based enterprises away from settle-ments will be considered on their merits. Pref-erence will be given to the re-use of existingfarm buildings. If new buildings are essential,they should, where possible, be related to exist-ing groupings of farm buildings.

3.6.27 The Council will seek to control the expansion ofexisting employment uses (Policy E10). Thereare within the Rural Area a number of existinglarge scale employers, for example British Sugarat Allscott, Dairy Crest at Crudgington and HarperAdams Agricultural College at Edgmond. Theseorganisations make an important contributionto the local economy. The Council supports theircontinuing operation. Large scale expansionproposals by these major employers and relat-ed businesses will be treated on their merits.

TOURISM

3.6.28 Tourism is increasingly important as a source ofemployment within the District. It providesdirect employment for approximately 2400 peo-ple and indirect employment for many more. Itprovides an income in the region of £54.1 mil-lion annually for the District

3.6.29 The Severn Gorge is the main focus for tourismactivity within the District and will remain sogiven its importance as a World Heritage Site.Specific policies for the Severn Gorge are setout in the final chapter of this Plan. The manyleisure and recreational facilities serving theDistrict are themselves tourist attractions gen-erating day trips from within and outside Shrop-shire. The provision and development of thesefacilities are dealt with in Chapter 9 : Leisure,Recreation and Community Facilities.

3.6.30 The Council is eager to widen the range oftourism activity throughout the District to enablea larger part of the District to reap the econom-ic, social, cultural and environmental benefits tobe derived from tourism. For example, theencouragement of appropriate tourism devel-opment within the rural area. Telford Town Cen-tre and its associated attractions, such as theTown Park and the various leisure facilities locat-ed in the Centre, are also being promoted as a

40



destination for the increasingly popular ‘day trip’market. The Council also recognises the growingimportance of business tourism, and is activelypromoting the District as a major conference andexhibition location through the “Telford andShropshire Conferences” initiative. A Strategyfor Tourism was produced by the Council in 1996.

3.6.31 Business and leisure tourism make an importantcontribution to the local economy. It is impor-tant to ensure that the development and growthof the local tourist industry is undertaken in sucha way that it is compatible with maintaining thequality of the local environment and the qualityof life of residents of the District. The Tourismpolicies contained in this plan seek to strike theright balance between these objectives.

3.6.32 Telford & Wrekin is promoted as a centre fortourism and business conferences. There arecurrently about 1,000 bed spaces within easyaccess to Telford Town Centre. The town centresof Telford and Newport, together with the dis-trict centres of Telford are the ideal places forsuch activities to be focused as they are easilyaccessed by public transport. A number of sitesalready have permission for hotel developmentsin the Town Centre, Madeley and at Lightmoor.In recognition of the differing locational require-ments of motel development, proposals for thistype of development will be considered alongmajor routes and highway intersections in oradjoining the built up area of Telford and New-port. Any development outside of the built uparea will be strictly controlled in line with the

environmental, urban design and countrysideand open land policies of this plan. Proposalsfor development in designated areas will beresisted (OL2).

3.6.33 The Council recognises the useful contributionthat these types of accommodation can make tothe local tourist industry and, that, at present,there is an under-provision of such facilities with-in the District. Whilst welcoming the provisionof further facilities, it is important that locationsare chosen which are environmentally accept-able and where the development contributespositively to an existing community. It is of par-ticular importance that any proposal does notdetract from the special quality of an area, whichitself is an attraction to visitors. Development inthe open countryside will be strictly controlledand development proposals in designated areaswill be resisted (Policy OL2). The developmentof caravan and camping facilities around theedge of Telford can fit into, and contribute tothe concept of a multi-purpose Community For-est that provides a range of recreational facili-ties acceptable in a rural area.

41


Major new hotels and conference relatedactivities and facilities will only be supported inTelford Town Centre and within, or immediatelyadjacent to, Newport Town Centre and theDistrict Centres of Telford. Motel developmentswill be considered in these locations and alongmajor routes and at major highwayintersections in or adjoining the built up areasof Telford and Newport.

All new proposals will be subject to :

a) adequate servicing and access being available

b) an acceptable impact on the localenvironment as determined by other policiesof this plan

Smaller hotels and/or bed and breakfastestablishments (under 40 bed spaces) will bejudged on their individual merits in relation topoints a) and b) above.

E7 HOTEL, MOTEL AND CONFERENCEFACILITIES

Holiday caravan, camping or chalet sites of anappropriate scale will be supported on sitesthat:-

a) are adjacent to towns or villages, and

b) can be effectively screened and relatesatisfactorily to existing development, and

c) can be satisfactorily accessed, and

d) comply with the Council’s environmental andopen space policies set out in this Plan.

Development in the open countryside will bestrictly controlled, with proposals fordevelopments in designated areas subject tofurther controls (OL2 and SG7)

E8 HOLIDAY ACCOMMODATION

Use classes A and D (see appendix A) will bepermitted on allocated employment land,providing that, it can be shown :-

a) this will not adversely affect a sufficientsupply of readily available employment landand premises in the District,

b) it is in keeping with the environmental, retailand leisure and transport policies of the plan,

c) there is an absence of a suitable site orpremises in the District Centres OR there is ademonstrable need for the facility in that area.

E9 NON EMPLOYMENT USES WITHINEMPLOYMENT AREAS


EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

3.6.34 The primary purpose of employment land allo-cation is to meet the employment needs of theDistrict. It is important to ensure that this landsupply is not eroded by the development of nonindustrial use in these areas. The Council is par-ticularly concerned by the threat posed by retailand leisure proposals which are capable of beingaccommodated in the Town, District and LocalCentres, seeking to locate in designatedemployment areas.

3.6.35 It is recognised, however, that occasionally, pro-posals will come forward for the introduction ofcertain types of non industrial uses which maybenefit employment areas. Such uses mayinclude canteen and dining facilities, sports facil-ities, day nurseries and small shops selling con-venience goods. In such circumstances, theoverriding considerations will be the retentionof an adequate supply of employment land andbuildings and the impact of the developmenton the District Centres.

3.6.36 The Plan will also seek to safeguard the efficientfunctioning of employment areas and their freedom from unnecessary constraints, whichcould be affected by the introduction of nonemployment uses. Residential development indesignated employment areas will not be permitted.

ENVIRONMENTAL QUALITY

3.6.37 There is a strong link between environmentalquality and economic development. It has beenidentified as a major attraction particularly forinward investment. High quality employmentareas are important for the image of a successfultown and in the contribution that these largeareas make to the overall environmental quali-ty of the town itself.

3.6.38 Indigenous growth has been identified as themain source of economic growth in the plan peri-od. Much of this will take the form of in-situ phys-ical expansion or intensification of use. Thispolicy aims to minimise the impact of thisprocess of intensification to maintain andenhance its local area.

3.6.39 Telford is characterised as having low densitydevelopment on many of its industrial estates.Many of the existing campus sites in the Districtwere acquired with sufficient land to allow forphased development. Telford therefore is wellable to accommodate this form of development.Many sites have sufficient space within their cur-tilage to permit expansion without impact on adja-cent uses or the visual and aesthetic quality of thelocal environment. However, it is important thatover-intensification of employment sites shouldnot occur as this would result in a decrease ofthe existing operational and environmental stan-dards. It is important that this quality is retainedas employment areas continue to develop.

3.6.40 This policy will be of particular importance foremployment uses located outside the designat-ed employment areas where potential for phys-ical expansion and intensification of a site willbe more limited. The intensification of an estab-lished employment use in an urban, residentialor rural area will be strictly controlled to ensurethat the development does not become unac-ceptably intrusive in terms of noise, smell, safe-ty, traffic generation or visual intrusion, resultingin a loss of amenity in the area.

42


The Council will require a high quality of designin the development of industrial schemes andestates in order to maintain or enhance theappearance and character of the local environ-ment and particularly the District’s attractivenessfor inward investment. The following criteria willapply:-

a) industrial estate layouts will be of a highquality, incorporating a full landscaping,access and parking scheme;

E11 THE DESIGN OF INDUSTRIALDEVELOPMENT IN URBAN AREAS

The expansion of existing employment uses willbe permitted provided that the development:

a) does not have a adverse impact on the localenvironment or neighbouring uses in termsof traffic generated or environmental healthconsiderations,

b) satisfies the requirements of the Plan’spolicies for design, landscaping and openland.

c) satisfies the Council’s parking and servicingstandards, as set out in Appendix B of thisPlan.

E10 EXPANSION OF EXISTING USES


EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

3.6.41 Industrial estates are more than just places ofproduction service and work. They are environ-ments in their own right and it is important thatpeople who work in them are able to enjoy goodenvironmental quality. Many employment sitesare located adjacent to the road network and assuch are highly visible. The design and layout ofthese areas are important to general impres-sions gained of the environmental quality of thetown.

3.6.42 PPG 7 recommends that existing rural area build-ings are converted to uses which help to support the rural economy and promote diver-sification. Such an approach helps to provideemployment in the Rural Area and accords withsustainability principles by reducing the needto build on green field sites, and potentiallyreduce employment related trips. The uses towhich these buildings could be put mightinclude small scale and specialist manufactur-ing, rural craft uses, farm shops (where thesemeet the requirements of policy S6 shoppingchapter) or, where possible, low key holiday lets.

3.6.43 In the rural area, the conversion of existing build-ings to these types of uses can often be achievedwithout significant alteration to the buildingstructure and form. For this reason, conversionto low key employment, commercial, recre-ational or community use will be encouraged asa first priority. Conversion to residential use canoften require a higher level of alteration, partic-ularly in relation to traditional farm buildingsand will only be considered once more appro-priate alternative uses have been fully investi-gated (policy H18).

3.6.44 The conversion of existing rural buildings in theopen countryside will be strictly controlled (poli-cies OL7 and OL2). The existence of a buildingin the open countryside will not be, alone, suffi-cient reason to justify its retention. The re-useof buildings which might otherwise be accept-able will not be permitted if it would lead to adispersal of activity on such a scale so as to prej-udice the vitality of nearby settlements.

43


b) the design of the scheme will pay particularregard to the relationship of the developmentto major distributor routes and access roadsso that the quality, form and location ofbuildings and landscape elements enhancethe appearance of these routes;

c) the design should ensure that the negativeimpact on the visual amenity of thesurrounding area, and residential propertiesin particular, is minimised;

d) the design of buildings or their extensionswill be of a quality in terms of scale, form,massing location and materials whichrespects and, where appropriate, enhancesthe quality of the locality; where appropriate,the use of local buildings materials will beencouraged.

e) the design of buildings or their extensionswill be required to consider the importanceof the need to conserve energy.

The Council will, as a priority, encourageproposals to convert and reuse existingbuildings for employment uses of anappropriate scale in relation to their location,provided that

a) the proposed use would not by its naturehave an unacceptable impact in terms oftraffic generation, noise, or pollution andwould not otherwise detrimentally impactupon the rural environment.

b) the building to be converted is of apermanent and substantial construction, itsform, bulk and general design is in keepingwith the surroundings and any specialinterest it possesses is retained in theconversion.

c) The building is capable of conversionwithout requiring complete or substantialreconstruction

d) the proposed development would not lead toa dispersal of activity on such a scale so asto prejudice the vitality of nearbysettlements.

E12 CONVERSION OF RURAL AREABUILDINGS


EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

44


housinghousing

housing

housing

housing

housing

housing

housing

housing

housing

housing

housing

4

4.1 INTRODUCTION

4.1.1 Meeting the housing needs of Telford & WrekinDistrict is an essential part of the Council’s rolein developing the District. The Council hasdeveloped a corporate approach based on thecomplementary relationship between theWrekin Local Plan and the Council’s HousingStrategy Statement. Working towards more sus-tainable development is a key element of thisPlan and the concept of sustainable develop-ment underpins the housing policies.

4.1.2 A number of objectives provided the basis forthe production of the housing policies:

• To adopt a corporate approach to planning forhousing through an integration of the WrekinLocal Plan and the Housing Strategy.

• To identify and attempt to meet the overallhousing needs of the District and, where pos-sible, to accommodate locally the identifiedneed.

• To identify and meet the specific housingneeds of different client groups in the District.

• To enable the district-wide provision of afford-able housing, especially social housing,through the allocation of land and finance.

• To follow approved strategic planning guid-ance on the scale and location of new resi-dential development in the District.Specifically by:i. locating the majority of new development

in Telfordii. elsewhere in Telford & Wrekin operating a

policy of development restraint permittingonly very modest growth sufficient for localneeds.

• To contribute towards achieving developmentthat is sustainable by:i. maximising the use and improving the stan-

dard of current housing stock.ii. maximising the use of land which is already

approved and serviced for residentialdevelopment

iii. reclaiming and recycling derelict and wasteland for housing

iv. locating new housing in areas accessible toemployment opportunities, shops and ser-vices and with adequate access to publictransport

v. promoting the design of new developmentwhich is energy efficient.

HOUSING NEED4.1.3 In the period 1971 – 1991, Telford & Wrekin was the

fastest growing District in the whole of the WestMidlands Region in terms of total populationgrowth. The number of households moving intothe District has been, and will continue to be,significant because of Telford’s regional role as agrowth point. Over the period 1989-2006, migra-tion is projected to account for 60% of populationgrowth, with natural change accounting for 40%.

4.1.4 Whilst the District’s population increased by13.1% between 1981 and 1991, the number ofhouseholds increased at an even faster rate, dueto the fall in the average household size. In 1991there were 23.5% more households in the Telford& Wrekin District than in 1981.

4.1.5 This agreed growth trend must be recognised inplanning for the future housing development ofthe District and will, along with the local housingwaiting list and number of homeless, form thebasis for a forecast of housing need.

HOUSING DEMAND4.1.6 The housing market relates housing supply, par-

ticularly new house building, to housing demand(i.e. people’s ability to pay for housing) ratherthan to the housing need.

4.1.7 Unemployment is a major constraint on housingdemand. In 1990 the unemployment rate hadfallen to around 5%, it’s lowest for a decade. How-ever in October 1994 the rate had risen to around8.8%. In 1991 almost a quarter of non-pensionerhouseholds in the District had no householdmember in employment. This contrasts withsome 43% of households who had two earners.As in many other areas, Telford & Wrekin is seeinga polarisation between, on the one hand, house-holds without anyone in employment or a singleearner on low pay and, on the other, a group ofmore affluent households.

45

Wrekin Local Plan 1995-2006 Housing

HOUSING NEED IN TELFORD & WREKIN DISTRICT

1989 2006 1989–2006

Total Population 137,271 168,160 30,889

Pop in households 136,150 167,040 30,890

No of households 51,122 67,168 16,046

Dwellings required 1989-2006 52,679 70,431 17,752

Completed 1989-95 6,138

Dwellings required 1995-2006 11,614

TABLE 1


4.1.8 A second major influence on housing demand isthe price of housing. Following a period of boomand bust in house prices in the District in late1980’s, prices appear to have stabilised.1 Thereis, however, still a low level of confidence amongfirst time buyers regarding the economy and jobprospects, and this is being translated into fewerpeople entering the housing market.

4.1.9 Both of these factors will affect the ability of peo-ple in the area to translate their housing needinto an effective market demand which the pri-vate sector can meet. A recent study of housingneed has shown that 32% of newly formed house-holds cannot afford to buy their homes anddepend upon social housing provision.2

EXISTING HOUSING STOCK4.1.10 The majority of the housing stock in the District

is of recent construction, although in the estab-lished settlements there are some pockets ofpre-1919 housing together with larger areas ofinter-war housing. In 1991, 66.1% of householdswere owner occupiers and 32.3% rented. TheHousing Association stock accounts for only asmall proportion of the total housing stock with-in the District but it fulfils an increasingly impor-tant role in the provision of social housing.

4.1.11 It is estimated that 16.3% (7,019) of privatehomes, mainly from the pre–1919 period, areeither unfit or in serious disrepair as a result ofthe inability of the owners to afford to invest inmaintenance3. There are also significant prob-lems in the former public sector housing stocknow owned by the Wrekin Housing Trust.4 Thelevel of houses in disrepair or unfit needs atten-tion both for the benefit of the householdersand also for the overall benefit of achieving sus-tainability in the District.

HOUSING LAND REQUIREMENT4.1.12 The following analysis of housing land require-

ment during the Plan period is based on theinformation contained in the 1995 Annual LandStatement.

4.1.13 The strategy of the Wrekin Local Plan will be toencourage housing development in the District

but only to the level of the 2006 Shropshire Struc-ture Plan dwellings requirement. This will pre-vent unnecessary pressure for new developmentwithin the District.

4.1.14 The Structure Plan identifies that an additional17,752 dwellings will be required in the Telford& Wrekin area in the period from 1989 to 2006,based on the projected population increase inthe District. Between 1989 and 1995, approxi-mately 6,138 dwellings were completed, and, asa result, 11,614 dwellings are required over theperiod 1995-2006 (see Table1).

4.1.15 Land currently allocated and available for hous-ing must be taken into consideration. In 1995nearly 97% of the housing land available in theDistrict was located in Telford. The majority ofthat housing land in Telford, 82%, benefits fromplanning approval already granted by the Sec-retary of State through the New Towns Act pow-ers. That percentage has fallen slightly becauseof houses which have been constructed. Thatfall has been alleviated to a certain extentbecause the Commission for New Towns in 1994had identified that on some of its existing com-mitted housing sites an increased number ofhouses is achievable within the terms of theappropriate 7(i) approval. These CNT conclu-sions were agreed by the Council and included inthe 1995 Annual Land Statement and the WrekinLocal Plan housing land supply calculations.

4.1.16 Table 2 reproduces the Key figures from the 1995Annual Land Statement. Within the District thereis dwelling capacity currently available for 9,509houses.

4.1.17 In addition to the land available, the Councilanticipates that a number of dwellings will alsobe provided on windfall sites. These are smallsites within the built up area of Telford and New-port which, although not specifically allocatedin the Plan, may be suitable for housing. Theywill include redevelopment of small sites, con-versions and changes of use. Based on past aver-age planning permissions and completion rates

46

Wrekin Local Plan 1995-2006Housing

EXISTING HOUSING LAND (1995)Type Dwellings

Under development 1,627

Land with approval 7,532

Allocated but not approved 350

Housing land currently available 9,509

TABLE 2

1 Results from “Housing Needs in Wrekin 1993-98”, SAUS. ChapterThree: published in July 1994.

2 Results from “Housing Needs in Wrekin 1995-2001”, SAUS.Published September 1995.

3 Figures from House Condition Survey(Private Sector), carried outby NURAS for Wrekin Council in August 1995.

4 The Council housing stock transferred to the Wrekin Housing Trustin March 1999 and a major improvement programme has nowcommenced.


it is estimated that windfall sites will accommo-date 1,650 dwellings (150 per annum) in Telford,and 55 (5 per annum) in Newport. Over the Planperiod, therefore, a total of 1,705 dwellings arelikely to be provided on windfall sites.

4.1.18 The resulting net dwelling requirement over theperiod 1995-2006 is 400 (see Table 3).

4.1.19 Due to the large supply of approved and avail-able housing land in the District, only about 3%of the residential land required up to 2006remains to be allocated in the Wrekin Local Plan.

4.2 POLICY STATEMENT

THE NEED FOR NEW HOUSINGLAND IN THE DISTRICT

4.2.1 The previous section and Tables 1-3 explain howthis figure is derived. This maximum figure willpermit sufficient housing to meet the needs ofthe population of the District up to 2006, whilstnot over providing and exceeding the StructurePlan requirement. The level and rate of approvalsfor housing development will be closely moni-tored throughout the Plan period.

4.2.2 This is in accordance with Planning Policy Guid-ance Note No. 3 (PPG3) and will ensure that

housing can be built in a programmed way with-out unreasonable constraints on land supply.

4.2.3 There is a clear and well established objectiveto follow approved strategic planning guidanceon the scale and location of new residentialdevelopment in the District. Specifically by:

• locating the majority of the new developmentin Telford as it is the Structure Plan and region-al growth point

• elsewhere in the District, operating a policy ofdevelopment restraint permitting only verymodest growth sufficient for local needs.

4.2.4 The growth role of Telford and the strategic prin-ciples for the pattern of housing distributionwithin Telford & Wrekin were endorsed by theSecretary of State for the Environment when heapproved the Shropshire Structure Plan inDecember 1992 and, more recently, in the newRegional Planning Guidance issued by the Sec-retary of State in September 1995 and confirmedin April 1998.

4.2.5 There are well established planning principlesabout the distribution of housing developmentwithin the District but careful consideration has been given to the precise split of numbersbetween Telford and the Rest of Telford & Wrekin.On a strict interpretation of Structure Plan alloca-tions, the 1995 Annual Land Statement indicatesthat no additional dwellings would be allocatedin the Rest of Telford & Wrekin. Following con-sultation on the Housing Issues Paper and liai-son with Shropshire County Council, the Councildecided to increase slightly the provisions forthe rest of the Telford & Wrekin area so that it ismore realistic for the plan period. The overalldistribution of housing remains in accordancewith the principles of the Shropshire StructurePlan and the objectives of this Plan : the majority

47


5 This includes Church Aston for the purpose of considering newresidential development.

DWELLINGS REQUIRED 1995-2006No. Dwellings required 1995-2006 11,614

Land available 1995 (dwellings) 9,509

Estimated dwellings on windfall sites 1995-2006 1,705

Therefore net dwellings requirement 1995-2006 400

TABLE 3

In order to accommodate a total of 11,614dwellings within the District between 1995 and2006, provision will be made for an additional400 dwellings.

H1 LAND FOR NEW HOUSING IN TELFORD& WREKIN DISTRICT

The Council will ensure that:

a) a five-year housing land supply, sufficient for5,280 dwellings, is available in the Districtthroughout the Plan period.

b) a two-year land supply for 2,110 dwellings isimmediately available for development atany one time.

H2 LAND SUPPLY

The additional 400 dwellings required by thePlan (see policy H1) will be divided in thefollowing way:

a) 160 dwellings in Telford (policy H4)

b) 90 dwellings in Newport5 (para 4.2.6)

c) 150 dwellings in the Rural Area (policies H8to H10)

H3 DISTRIBUTION OF NEW HOUSING INTELFORD & WREKIN


EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

of new dwellings will be concentrated in Telford;in the rest of the District, the number of dwellingsthat are to be permitted are to cater for the needsof the local population.

4.2.6 The detailed housing provisions are set out forTelford in Policy H4 and H5, and for the RuralAreas in Policies H8-H10. National policy guid-ance in PPG3 advises that a policy distinctionhas to be made between the urban areas, in thiscase Telford and Newport, and the Rural Areas.The need for new housing in Newport (90dwellings) has been met through two sites whichwere granted planning permission on appeal inOctober 1996. The final number of houses onthe two sites totalled 107 dwellings. Theoreti-cally, the 17 additional dwellings should bededucted from the figure for the Rural Area. How-ever, in order to maintain a realistic allowancefor new dwellings in the Rural Area, the ruraltotal in policy H3 remains unchanged.

LOCATING THE NEW HOUSINGDEVELOPMENT

Telford & Newport4.2.7 In making its housing allocations, the Plan seeks

to work towards achieving housing developmentwhich is sustainable. To this end it has sought toincorporate the objectives outlined in the intro-duction of this chapter. In particular, the Plan seeksto ensure that new dwellings are easily accessibleby public transport and, accordingly, it has specif-ically linked its housing and transport policies.Within Telford, the Plan proposes to establish a“corridor of concentrated demand” in northernTelford between the Town Centre and Welling-ton via Oakengates (policy T5). The site alloca-tions that follow seek to reinforce this corridor.

Land at East Ketley (415 houses)4.2.8 This site is described further in policy H5.

The Grooms (100- 120 houses)4.2.9 This site covers 7.2 hectares of land located to

the west of Wellington District Centre. 2.9hectares have been allocated for housing whichcan accommodate 100-120 dwellings. The site isvery close to shops and facilities, is well servedby public transport and would lead to a signifi-cant regeneration of the local environment. APlanning Brief to guide the development of thesite was produced in 1990 and a revision wasagreed by Council in January 1995, followingextensive public consultation.

Increased densities on committed housing sites

4.2.10 The Council wishes to encourage higher densi-ties for new housing developments on commit-ted sites in order to reduce pressure on greenfield sites in and around Telford. Negotiationstook place with the Commission for the NewTowns in 1994 to identify certain areas of theTown where an agreement in principle has beenreached to increase densities slightly. The den-sity of development on many of the Commis-sion for the New Towns controlled sites wasrelatively low. This provided an opportunity tomaximise the use of land by increasing densi-ties although the Council will not wish to preju-dice the quality of life and environmental

48


New higher density housing development at Apley

The following sites (as identified on the proposalsmap) are proposed to meet the requirement foran additional 160 new dwellings in Telford, inaccordance with policy H3:

• Land at East Ketley (415 houses)

• Land at the Grooms, Wellington (100-120houses)

Furthermore, through the Plan period,negotiations with landowners, particularly EnglishPartnerships, will be carried out with a view toincreasing the densities on land committed forhousing on accessible housing sites whichmeet the criteria set out in policy H6.

H4 SITE ALLOCATIONS IN TELFORD


EDRIOV

Cross-Out

EDRIOV

Cross-Out

considerations of current and future residents.During the Plan period, other owners and devel-opers of land with an existing residential plan-ning approval can enter discussions with theCouncil about increasing housing densities,especially on sites which meet the accessibilitycriteria outlined in policies H6 and T5.

4.2.11 The comprehensive regeneration of the EastKetley area is a long standing Council commit-ment which has already been promoted throughpolicy OL14 of the adopted Telford Local Plan.

4.2.12 Much of the land to the north of the railway linehas permission for clay extraction and is cur-rently being worked by the landowners Block-leys PLC. However, based on discussions withBlockleys on their planned rate of extraction andland reinstatement, it has been possible to iden-tify land that is not underlain by clay reservesthat can be made available for developmentwithin 3-5 years for the provision of a new sportsstadium (Policy LR2).

4.2.13 An examination of further development oppor-tunities in this northern area will form part of thereview of this Plan. Detailed consideration mustbe given to any development proposals whichare close to the New Hadley Brick Pit SSSI toensure that it is fully protected.

4.2.14 Proposals in this Plan, therefore, are focused onland to the south of the main Wolverhampton-Shrewsbury railway line and north of HolyheadRoad, which is referred to as “East Ketley”.

4.2.15 Within this area, a redevelopment scheme hasbeen developed in partnership with thelandowners for 34 hectares (84 acres) of land,the extent of which is shown on the East KetleyInset Plan (Map 6, Appendix D). This area con-tains 24 hectares (60 acres) of dereliction andhas a poor environment, due to previous miner-al working and a lack of investment during thedevelopment of the New Town.

4.2.16 To deal with the site in a comprehensive fashion,the Council is working with Advantage West Mid-lands, whose support will be needed to reclaimall the derelict land. The redevelopment of thisland will be a long-term process involving majorland reclamation and infrastructure works, includ-ing the construction of a new link road betweenWombridge Way and the Holyhead Road.

4.2.17 The redevelopment will allow sufficient land tobe released within the plan period, to accom-modate up to 415 houses. A master-plan will beprepared to work up detailed proposals for thesite, including the degree to which a mix of com-munity, retail, employment, open space andleisure uses can be incorporated into thescheme. The Council wants the local communityto be actively involved in the preparation of thescheme.

4.2.18 The Council will take a flexible approach to otheruses in Area B, such as employment, as part of amixed-use approach. If an employment usecomes forward in Area B, it will be consideredunder policy E4 - Development on unallocatedemployment sites in the urban area.

4.2.19 A recreational study into existing facilities in thearea has recommended that the redevelopmentscheme should address the needs of the localpopulation by providing a community facility toreplace the Parkside Centre, should it need tobe demolished. The Council will endeavour toretain this facility until a suitable replacementhas been provided.

4.2.20 It is unlikely that the land will be ready for build-ing before the year 2000, so many of the houseswill not be completed until well after the Planperiod. Therefore, with this phased release ofhousing land over a number of years, no signifi-cant excess provision over and above the hous-ing requirement is expected to occur. TheCouncil will continue to monitor and review thecontribution that East Ketley can make towardshousing needs beyond the Plan period.

49


East Ketley Area

Within the area to the south of the railway line(shown on the East Ketley Inset Plan), land isallocated for up to 415 houses in accordancewith policy H4 as follows:-

a) Land east of Broadway (120 houses)

b) Land east of Brickhill Lane (255 houses)

c) Land at Potters Bank (40 houses)

The development will incorporate a 7.3 ha greenwedge of new public open space and a localcentre to meet local shopping/community needs.

Other uses such as employment may bepermitted in areas b) and c), however this willonly be considered as part of a mixed-usedevelopment, incorporating residential,workspace, retail and community uses. It is notanticipated that this will limit housing numbersto fewer than 415.

H5 DEVELOPMENT AT EAST KETLEY


EDRIOV

Cross-Out

EDRIOV

Cross-Out

4.2.21 Subject to the construction of the link road, fur-ther privately owned land to the rear of proper-ties along Holyhead Road could also beconsidered for housing development (Area C).Any development would have to comply withthe Council’s policy for development on oraround landfill sites (see policies EH9, EH10and EH11). Subject to satisfactory remedialworks, it is estimated that the land could accom-modate around 40 houses. As with Area B, alter-native land uses can be considered if residentialdevelopment proves to be inappropriate.

4.2.22 The area lies within the north Telford “corridorof concentrated demand” for public transport(see policy T5). Accordingly, good accessibilityfor public transport will be an integral part ofthe development and new footpaths and cycle-ways that are safe to use will be provided.

4.2.23 Around 13 hectares of public open space wouldbe provided, including the retention of the Ket-ley Recreation Ground playing field and theadjoining ornamental gardens. Open spacebuffers would be provided between new andexisting housing. The Green Wedge has beenallocated to preserve, enhance and open upaccess to this significant “natural” open space.This reflects its ecological and wildlife value.

4.2.24 Any reclamation scheme must consider whetherremedial works would be necessary to preventthe Beveley Glen Tip causing a hazard eitherduring the course of development or to any sub-sequent use of adjoining land if it remains insitu. Alternatively, if it can be proven that Beve-ley Glen Tip can be safely removed in conjunc-tion with restoration proposals for Blockleysoperational land to the north of the railway line,then any additional land released by its removalwould be considered suitable for housing,employment or leisure development.

4.2.25 As explained in para. 4.1.17, the Plan assumesthat 1,650 dwellings will come forward in Telfordand 55 in Newport as windfalls over the planperiod.

4.2.26 A windfall site is land that is not specifically allo-cated for housing, but which may be developedsubject to the criteria set out in the policy above.Government advice in PPG3 suggests a generalstandard of 0.4 ha as a threshold size of resi-dential sites to be shown on the Proposals Mapbut PPG3 recognises that a higher threshold sizemight be appropriate. A higher threshold of 1ha, as employed in the Telford Local Plan, is stillconsidered appropriate for Telford, as the Townis only beginning to mature.

4.2.27 Government guidance in PPG13 encourageslocal authorities to identify “accessibility pro-files” for public transport and concentrate high-er density development along public transportroutes and close to local facilities. This is mostclearly seen in the creation of “corridors of con-centrated demand” (see policy T5). Hence, larg-er windfall sites in Telford (those between 0.4and 1 hectare) will only be permitted when thesite is within walking distance of local facilitiesor served by a regular public transport service(Map 4, Appendix D). A regular service is definedas one which is served by at least one bus every30 minutes in each direction during the day.Focusing development on these sites will assist

50


d) the proposal does not have an adverse impacton the local environment, especially in itsrelationship with adjacent land uses, and

e) the proposal shows a high quality of design,especially in Conservation Areas.

Housing development will also be permitted onland between 0.4 and 1 hectare in Telford whenthe following criteria are met in addition tothose above:

f) the site is located less than 800m (1/2 mile)from a District Centre OR less than 400m(1/4 mile) from a Local Centre OR is within400m (1/4 mile) of a bus route with a regularservice i.e. a bus every 30 minutes, and

g) schemes should generally be of a higherthan average density, and, whereappropriate, provide footpath links to the busroute and improve bus access into the site.

There may be exceptional circumstances whenthe Council will consider permitting housing onwindfall sites between 0.4 and 1 hectare inTelford, which do not meet criteria f) and g),such as derelict land and buildings and buildingsworthy of retention e.g. listed buildings.

Housing development will be permitted on landunder 0.4 hectare that is within the built uparea of Telford and Newport when the followingcriteria are met:

a) the site can be adequately accessed andparking provided (see Appendix B),

b) the site can be adequately drained,

c) the Council is satisfied that, where there areproblems of land stability and contamination,the developer has taken adequate remedialaction,

H6 WINDFALL SITES IN TELFORD & NEWPORT


to reduce people’s need to travel and give agreater choice of means of transport.

4.2.28 On the specific issue of ensuring that windfallsites are adequately drained, the Council’s gen-eral approach will be that no surface water dis-charges into the foul/combined sewer will bepermitted and the method of surface water dis-posal will need to be agreed with the Council’sDrainage Engineers prior to any developmentproposals being granted planning permission.

4.2.29 In requiring that housing sites coming forward inaccordance with this policy are built to a highdensity, the Council does not wish to encouragecramped layouts and poor designs which leadto town cramming and the loss of valuable openspace. Policies UD2 and H12 and the open landpolicies will be applied to all individual sites.

4.2.30 This policy is intended to allow buildings and/orland which have become derelict or obsolete asa result of the cessation of employment uses tobe re-used, where appropriate, for residentialdevelopment. It is anticipated that there willonly be a limited number of such sites, the major-ity of which will be within Telford. The Councildoes not wish to see a reduction in choice ofemployment sites. It may be that a site is moreappropriately used for an alternative employ-ment use than for housing. Where a site or build-ing is more appropriate for housing, it may bethat its location, which made it appropriate foremployment use in the past, may now make itideal for affordable housing provision. Any pro-posal will be of a high quality, especially in a

Conservation Area and will not have an adverseimpact on the local environment, particularly inits relationship with adjacent land uses. Thelevel of reclamation works required on a site willbe taken into consideration in negotiating anappropriate level of affordable housing (PolicyH23). This policy does not refer to land in theGreen Network to which policies OL3 - OL5apply. Any sites released under policy H7 are inaddition to those released as windfall sites (pol-icy H6). The number of dwellings permittedunder this policy will be monitored and the addi-tional dwellings so permitted will be taken intoaccount in future Plans for the District.

THE RURAL AREA

4.2.31 The formulation of rural housing policy has toreconcile competing demands for land with theneed to protect open countryside, the land-scape, historic heritage and natural habitats.This requires an approach that integrates devel-opment and conservation, ensuring that thedevelopment needs of rural communities aremet but of a scale and nature that protects themost important qualities of the countryside6.Housing policies in the Rural Area need toencourage development that meets the needsof the local community and contributes toachieving development that is sustainable andof a high quality of design, maintained within anattractive rural environment and which respectsthe historic character of the area.

4.2.32 The population of the Rural Area is 10,820 (1993Shropshire Population Survey), representing7.5% of the total population of the District. Themajority of this figure is distributed among some47 rural settlements. However, only four villages,Lilleshall, Edgmond, High Ercall and Tibbertonhave a population in excess of 500 and only afurther 15 have a resident population over 100.Over the past decade, the level of populationand number of dwellings in the Rural Area haveremained remarkably stable with an averagegrowth of only 1 to 2% over the past decade. Thelow population growth rate seen in the RuralArea is largely due to a continuing Structure Planand Local Plan policy approach that sought todirect the majority of development to Telford,the Structure Plan and Regional growth point,and to restrict development in the Rural Area.

51


Employment sites within the built up area, asdefined on the Proposals Map, greater thanone hectare in Telford and 0.4 hectare inNewport, which are not specifically allocatedwill only be permitted for housing developmentwhen the proposal can be shown to be themost appropriate use for the site and meets allthe following criteria:

a) reuses derelict or obsolescent buildings orland within the built up area, where theCouncil is satisfied that, where there areproblems of land stability and contamination,the developer has taken adequate remedialaction,

b) meets policy H23 on affordable housing,

c) can be adequately accessed, and

d) can be adequately drained.

H7 LARGE SCALE REGENERATIONEXCEPTIONS IN TELFORD & NEWPORT

6 UK Strategy for Sustainable Development, 1994


52


4.2.33 Since the approval in 1984 of the Rural Area LocalPlan, the issue of achieving more sustainablepatterns of development has become a centraltheme in the preparation of plan policy. Althoughthe Rural Area is never likely to be self containedin terms of housing and employment, due to theproximity of Telford and Newport, policies shouldstrive, where possible, to limit out commuting bysupporting existing village communities, stimu-lating the provision of local services and encour-aging the development of suitable employmentopportunities within the Rural Area.

4.2.34 All the parishes in the Rural Area have been sur-veyed to establish the need for more affordablevillage housing. The results have indicated thatmany of the villages, due to their proximity tothe urban area, have seen an influx of ex-urbandwellers that has had the effect of pushing uphouse prices beyond the reach of some localpeople. Planning policy must therefore seek tostimulate more self-sustaining, socially mixedrural communities through increasing the pro-portion of social housing options available tolocal people.

4.2.35 In line with the Shropshire Structure Plan 1989 -2006, which directs the majority of new devel-opment to Telford, a policy of developmentrestraint is proposed for the Telford & WrekinRural Area. The level of additional developmentto be permitted is intended to provide primari-ly for the housing needs generated by the exist-ing rural population.

4.2.36 Wrekin Council’s 1995 Annual Land Statementand monitoring of the Shropshire Structure Plansuggest that there has been a substantial over-build of the annual building rate set by the Struc-ture Plan for the Rest of Wrekin area. This hasoccurred in Newport as well as the rural villages.Therefore, over the period 1995 - 2006, only an addi-tional 150 new dwellings should be permitted inthe Rural Area in order to avoid a substantial

departure from the Structure Plan. In order torestrain the level of development, permittednew housing development will be restricted tosmall scale infill guided by H10 or the conver-sion of non-residential buildings to residentialuse in accordance with Policy H18, within the listof ‘suitable settlements’ defined by Policy H9.However, in the light of the over-build situation,it is considered that some instrument (in addi-tion to the criteria related to the location of newdevelopment detailed above), is required toensure that the total Rural Area allocation is nottaken up before the end of the plan period. Withthis in mind, the Council will seek to restrict thenumber of dwellings granted permission toapproximately 13 per annum. The level of resi-dential permissions and completions will beclosely monitored and the annual level of devel-opment to be permitted will be more strictlyenforced if an early exhaustion of the rural areahousing allocation is threatened.

4.2.37 New residential development achieved throughthe conversion of existing non-residential build-ings will count towards the 150 additionaldwellings to be provided over the plan period.Currently a significant proportion of new hous-ing stock is produced through the conversion ofnon-residential buildings and this type of devel-opment is taken into account by the StructurePlan figures for the Telford & Wrekin Rural Area.Development permitted under Policy H11 willnot be counted against the total housing provi-sion. This policy permits new housing in theopen countryside only under exceptional cir-cumstances related to the proven need for anagricultural or forestry worker to be available atthe holding at all times. Such dwellings will be thesubject of an occupancy agreement and shouldnot therefore add to the general housing supply.

Approvals for new residential development inthe Rural Area will be limited to 150 additionaldwellings over the Plan period. This equates tolimiting annual permissions to approximately 13dwellings per annum.

All of this additional development will belocated within the ‘suitable settlements’ definedby Policy H9 in accordance with Policy H10, orin accordance with Policy H18.

H8 RURAL HOUSING NUMBERS

New residential development will be permittedonly within the following suitable settlements:

Allscott, Crudgington, Edgmond, High Ercall,Lilleshall, Little Wenlock, Longdon on TernRoden, Rodington, Sambrook, Tibberton,Waters Upton and Wrockwardine

All proposals for new development within thesevillages must accord with Policy H10.

Elsewhere in the Rural Area, there will be apolicy of refusing proposals for new residentialdevelopment except that permitted under theexceptional circumstances detailed in PoliciesH11, H18 and H24.

H9 LOCATION OF NEW HOUSING


EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Text Box

See also Local Development Framework Core Strategy Policy CS7

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

53


4.2.38 The Shropshire Structure Plan states that anyproposals for rural housing development should“fall within the boundary of, or form an accept-able extension to, a suitable settlement, asdefined by the local planning authority. TheCouncil has based its selection of Telford &Wrekin’s “suitable” rural settlements on a num-ber of locational criteria. The settlements select-ed all have a stable existing population base (ofat least 100), have some local services and pub-lic transport links (although the extent variesbetween the villages) and include those settle-ments offering the largest potential employmentopportunities. The scale of new development tobe permitted up to 2006 is very restricted but itis hoped to achieve some positive benefit tothe rural community by targeting new develop-ment to settlements which already provide ser-vices and employment. In this way the newdevelopment will be used to support the exist-ing service base in order to counter the existinghigh incidence of out-commuting for shops andemployment.

4.2.39 For the purpose of new residential develop-ment, Rodington village excludes RodingtonHeath and Waters Upton excludes Sytch Lane.

4.2.40 In the majority of cases infill will involve only asingle dwelling. The development of two dwellingson a suitable infill site will be permitted wherethis form and scale of development would bemore in keeping with the character of the area.

4.2.41 The Structure Plan advocates permitting “accept-able extensions” to villages in order to preventthe loss of important areas of open space throughan over-emphasis on infill development. However,the level of new development to be permitted

in the Rural Area is so small that developmentwhich conforms with the design policies of thePlan will not threaten the loss of village openspace. Furthermore, it is unlikely, if policy wereto permit more than infilling of one or twodwellings, that the Council could restrict devel-opment to the level set by Policy H9. It is theCouncil’s view that policy must exclude permit-ting residential development on sites forming“acceptable extensions” to villages in order toremain in conformity with the Structure Plan’sbuilding rate target for Telford & Wrekin’s RuralArea. New housing development will only bepermitted to form a small extension to the builtarea of a village where the scheme is for socialhousing and conforms with all the criteria setout in the above policy.

4.2.42 In due course, further advice on local design willbe produced and used in the determination ofplanning decisions to ensure that new develop-ment is used to strengthen and enhance theinter-relationship of the built and open spaceelements of individual villages. Developmentproposals should also avoid causing the loss ofimportant natural features - trees and hedges -which contribute to the character of the village.This is obviously particularly relevant to treeswhich are the subject of preservation orders.

4.2.43 Proposals should conform with the environmen-tal health policies of this Plan, particularly thoseconcerned with minimising the impact on newresidential development of noise pollution, forexample, from local employment activitiesincluding farming activities.

Within the suitable settlements identified inpolicy H9, development will be permittedwhere:

a) it involves one or two dwellings on a suitableinfill plot within the existing built up frontage,

b) the site does not cause the loss of animportant area of open space, nor cause anextension of the village into opencountryside,

c) the proposal conforms with policy EH2 ofthe Plan, and

d) the proposal conforms with policies H12,H14 and UD2 of the Plan.

H10 SCALE OF DEVELOPMENT

The Council will not permit new residentialdevelopment in the open countryside exceptwhere, under the following circumstances,permission is granted for agricultural or forestryworkers’ dwellings. This will only occur where:

a) it is essential for the proper functioning ofthe agricultural or forestry enterprise for aworker to be available on site at all times,

b) The use concerned has been established fora minimum of three years, has beenprofitable for at least one year, is financiallysound and is likely to remain so. A financialtest will be required to determine ifaccommodation is justified and the size ofthe dwelling it could sustain.

c) the housing requirement cannot be met byexisting accommodation, or

H11 RESTRICTIONS ON RESIDENTIALDEVELOPMENT IN OPEN COUNTRYSIDE


EDRIOV

Cross-Out

EDRIOV

Cross-Out

4.2.44 Recent years have seen a consistent pressurefor housing development in the open country-side. However, there is an on-going need to pro-tect the open countryside for the sake of itsbeauty, diversity of landscape and its ecologicaland agricultural value. Moreover, developmentin the open countryside represents an unsus-tainable form of development. It encouragescommuting for employment and service provision,puts pressure on the rural highway network,threatens visual intrusion and may cause thegrowth of a fragmented development pattern.The development of new residential accommo-dation away from selected suitable settlements,therefore, will be resisted.

4.2.45 In exceptional circumstances, a new dwellinghouse may be permitted to accommodate anagricultural or forestry worker required to liveat, or in the immediate vicinity of, their place ofwork. The Council would prefer that suchaccommodation be provided in a neighbouringvillage identified under Policy H9. However,there may be occasions where it is essential tothe proper working of the farm or forestry enter-prise for one or more employee to live at or closeto the site. In this case the Council will permitthe development of a new dwelling only where itcan be demonstrated that the accommodationcannot be provided through the conversion of

an existing farm building. Permission will only begranted where the accommodation is essentialto the functioning of the enterprise and notbecause of the personal preferences of the indi-viduals involved. It will entail conditions restrictingoccupancy to an employee engaged in agricul-ture or forestry and prevent the sale of thedwelling for general housing. Dwellings shouldbe of a size appropriate to the requirement ofthe farm or forestry enterprise. Dwellings whichare unusually large or expensive to construct, inrelation to the agricultural need or income ofthe unit, should not be permitted.

4.2.46 In order to ensure that this type of developmentis only permitted where there is a genuine needfor employee accommodation, the applicantmay be required to fulfil a functional test. Thefunctional test is intended to establish that, forthe proper functioning of the unit, an employeeis required to live at or near to the enterprise atmost times; for example, if the individual isrequired to be able to deal day and night withanimals requiring attention at short notice. Afinancial test will also be necessary to prove anactivity is viable. In addition it will also helpdetermine what size of dwelling the activity willsustain.

4.2.47 In some cases where, for example, the activity isnew and there is uncertainty about the futureprospects of the enterprise, the Council mayagree to a temporary permission for the siting ofa caravan or mobile accommodation to allowtime to establish the viability of the operation.This should only be for a maximum of three yearsand the structure should be removed at the endof this time. Any temporary dwelling will only beallowed in a location where a permanentdwelling would be acceptable.

4.2.48 To protect the countryside against the risk ofpressure for new housing, the Council mayimpose an occupancy condition, not only on thedwelling proposed but also on existing dwellingson the unit. This will ensure that a dwelling isnot sought under this policy simply to allowexisting dwellings under the control of the appli-cant to be sold off on the open market.

4.2.49 Development permitted under this policy willnot be counted against the housing numbersdetailed in Policy H8. However, the level of per-missions will be closely monitored over the planperiod.

54


d) the housing requirement cannot be met in aneighbouring village, preferably a suitablesettlement, as identified in Policy H9, or

e) the applicant can demonstrate thataccommodation cannot be provided throughthe conversion of existing farm buildings,and

f) the dwelling is of a size commensurate withthe established functional requirement, and

g) where the proposed site and design are wellrelated to the existing farm buildings.

Where the agricultural or forestry need for anew dwelling is accepted by the Council,permission will be subject to an occupancycondition to ensure that the dwelling is keptavailable for meeting this need.

This condition or agreement may extend to allother dwellings on the holding which are underthe control of the applicant, do not have anoccupancy condition and, at the time of theapplication, need to be used in connection withthe farm.

A permission for a temporary dwelling for up tothree years may be considered for a newenterprise where viability has not yet beenestablished.


EDRIOV

Cross-Out

PROVIDING HIGH QUALITYHOUSING

4.2.50 The Council will require new residential devel-opment in the District to be of a high standard.Developers will be expected to demonstratethat they have analysed and responded to thecharacteristics and distinctive qualities of thesite, and paid regard to all other policies in thePlan. The Council has published a LandscapeDesign Guide to illustrate the general approachthat developers should take in bringing forwardlandscape proposals for their schemes. In thePlan, the Council has set out standards whichshould be applied with imagination and shouldnot result in standard or monotonous layoutsand designs. In exceptional circumstances, theCouncil will relax standards where it can bedemonstrated that the resulting design pro-duces an innovative and high quality layout with-out compromising the overall objectives of thestandards in question or public safety.

4.2.51 In securing a high quality of residential design,the Council will expect developers to meet therequirements of policies LR6 on the provision of

55


Residential development at Priorslee

New housing development7 schemes will beexpected to:

a) ensure a high standard of amenity in respectof sunlight, daylight, privacy, low noiselevels, parking and adequate garden orprivate amenity space,

b) ensure that the layout and design of newdevelopment does not unreasonably affectthe amenities of adjoining, existing orproposed development,

c) provide appropriate, integrated, attractiveand safe pedestrian and cycleway links (seepolicies T9 and T22),

d) meet the requirements of housing for peoplewith disabilities,

e) ensure that the design, aspect andorientation of new housing development willminimise the wasteful use of energy andgive consideration to how buildings may bedesigned to increase thermal insulation andto make use of energy conservationtechniques. (See also Policies NR3 and NR6)

H12 RESIDENTIAL DEVELOPMENT

7 As defined in the Town & Country Planning Act 1990


EDRIOV

Cross-Out

EDRIOV

Cross-Out

outdoor play space. Policy NR3 (Energy Use)and NR6 (Disposal and Recycling Facilities) willalso be relevant in the consideration of resi-dential applications.

4.2.52 It is essential that a reasonable standard of pri-vacy is offered to future residents of any newdevelopment and to existing residents affectedby such development. Careful design and ori-entation can achieve good standards even onhigh-density schemes.

4.2.53 Allied to the issue of adequate distancesbetween dwellings, is the provision of adequateprivate space attached to dwellings. Occupiersmust be able to enjoy a reasonable sitting outand garden area. Where small gardens (under93 square metres) are accepted, permitteddevelopment rights may be removed.

4.2.54 Parking should be provided, based on the park-ing standards as set out in Appendix B. Provi-sion should be as conveniently located aspossible and, as a general rule, spaces shouldnot be more than 30 metres from dwellings.

4.2.55 The recently extended requirements of Part Mof the building regulations cover access arrange-ments to new residential dwellings. In the caseof applications for the conversion or change ofuse of a property to residential use, the Councilwill consider provision for disabled access ontheir merits. Similarly there may be instances,such as where listed buildings, properties inConservation Areas and in the World HeritageSite are converted to residential use, where theprovision of accessible and wheelchair housingmay be detrimental to the character of an area.Again, in such cases, all applications for the pro-vision of wheelchair access will be consideredon their merits.

4.2.56 This policy refers to alterations and extensionsof existing property not permitted within theprovisions of the General Development Order.

4.2.57 It is important that any extensions to existingdwellings should respect the character andamenity of the existing dwelling, adjacent prop-erties and the surrounding area. Care should betaken to ensure that extensions are subsidiaryin scale and not out of proportion with the orig-inal character of the building. Extensions whichcreate, or would be capable of creating, a sepa-rate dwelling will not be acceptable. Two storeyextensions with flat roofs that are visible fromoutside of the site are unlikely to be acceptable.Moreover, the extended dwelling should not bedisproportionate to the surrounding buildings,cause the over-development of the site, loss ofcar parking or amenity space nor infringe theprivacy of neighbouring properties. The Councilhas published guidelines in its “45 Degree Code”(available from the Planning and EnvironmentService) for all applications. It will also seek topreserve private garden space. In some areas,there is a danger that existing close knit devel-opment can be radically affected by widespreadextensions of existing property, and intrusive“terracing” effects can occur.

4.2.58 Applicants will be required to produce detailedplans indicating the scale, style and design ofthe proposed changes. The provision of detailedplans and drawings will be particularly impor-tant where the proposal concerns the extensionof an isolated building in the open countrysidewhich may threaten visual intrusion into the sur-rounding landscape. Development in opencountryside includes small hamlets, scatteredclusters of buildings and farm buildings.

4.2.59 In exceptional circumstances, the personal cir-cumstances or hardship of an applicant mightbe a material consideration in the determina-tion of a planning application. The Council willassess each case on a site by site basis to ensurethat the risks of visual intrusion and loss of char-acter are minimised. Any application on healthor disability grounds must be supported by theindividual’s General Practitioner and local Town

56


Extensions to existing residential property willonly be permitted where:

a) the extension is not disproportionate in sizein relation to the existing dwelling/ plot anddoes not alter substantially the character ofthe dwelling,

b) the extended dwelling respects thecharacter of the area,

c) the design remains in keeping with theexisting dwelling and building materials,

d) the new building can be adequately accom-modated within the curtilage of the existingdwelling without adversely affecting its amenityor the amenity of neighbouring property.

H13 EXTENSIONS TO EXISTINGDWELLINGS


EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

or Parish Council. The fundamental criterion inthe development decision must be the essen-tial need to live in the locality rather than a gen-eral desire or the availability of land capacity.

4.2.60 The rural area of the District has a rich heritagein the form of long established settlements andhamlets with a diverse form and character. Thesesettlements are located within a rural landscape,which itself is varied and rich in character. Muchof the larger scale development which has takenplace over previous decades in the Rural Area

has had an adverse impact on many of the set-tlements and upon the rural landscape in whichthey are set. This impact has been compound-ed by changes in agricultural practices. Morerecently, the detailed design of smaller infilldevelopments has still in many cases been inap-propriate to the locality and failed to respond toand reinforce the qualities and character of thearea, often replacing long establish local ver-nacular with the convenience of standard mod-ern designs.

4.2.61 It is essential that future development, in theform of infilling, reinforces local distinctivenessand responds positively to its context, therebyenhancing the character and appearance of thesettlements and the rural landscape. This prin-ciple reflects the research and guidance produced by the Countryside Commission (nowthe Countryside Agency) and ensures that therichness and diversity of character in the RuralArea is maintained and enhanced and not sub-sumed by standard urban “anywhere” designsolutions.

4.2.62 The Council has produced a survey and analysisof the setting of the villages in the Rural Areawhich will help provide guiding principles forthe form and location of new development. TheCouncil will develop this by producing a Coun-tryside Design Summary which will identify char-acter areas in the Rural Area, summarise thespecific landscape and settlement qualitieswhich each possesses and give guiding princi-ples for new development in each area. TheCountryside Design Summary will be publishedas Supplementary Design Guidance.

MAKING THE MOST OF THEEXISTING BUILDING STOCK

57


The Council will expect development in therural settlements to reinforce the local diversityand distinctiveness of the villages and be of ahigh design quality which respects thecharacter and form of the settlement to which itrelates. Development proposals should:

a) respect longer views of the settlement andreinforce the essential character of thesettlement in its topographical and widerlandscape setting.

b) reflect and harmonise with the character,townscape and form of the village to which itrelates and respect historic plot patterns,street patterns and layout, building frontages,key views and landmarks and skyline.

c) reflect the scale, form, massing, proportions,roofscape, features and details of the context;and materials should be of an appropriatesize, colour and texture to the locality.

d) respect open spaces which make a positivecontribution to the character of thesettlement or provide important settings forexisting buildings and features.

e) conserve important townscape or landscapefeatures, such as walls, traditional boundarytreatments, ancillary buildings, trees orhedgerows.

f) where appropriate, provide access andparking in a way which reinforces thetraditional townscape and boundarytreatments. Where possible, ancillarybuildings such as garages and storage/utilitybuildings will be located to enhanceenclosure and definition in the street scene.Normal parking and access standards maybe relaxed to achieve these design aims.

g) in the case of sites on the edge of villages,pay particular regard to the need to respectand reinforce the established visualboundaries of the settlement and otherfeatures which contribute to the setting ofthe village.

h) also accord with the relevant criteria inpolicies H12 and UD2.

H14 DEVELOPMENT IN RURALSETTLEMENTS

The conversion of upper floors of commercialproperties to residential use will be permitted inmost circumstances. However, there arecircumstances where this would not beappropriate including:

a) where provision for parking cannot be madein accordance with policy T14,

b) the commercial use of the premises oradjoining premises involve noisy mechanicalprocessing that is in operation between19.30 and 07.30 the following day,

H15 CONVERSIONS OF COMMERCIALPREMISES TO RESIDENTIAL USE


EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

4.2.63 The conversion of upper floors of commercialproperties and whole commercial properties canre-use empty property to provide additional res-idential accommodation. Other benefits of thisare the increased vitality of District and LocalCentres, especially during the evening, andsecurity is improved on a 24-hour basis. The useof vacant property and mixed land use accordswith the principles of sustainable development.

4.2.64 The proposal must accord with the environmen-tal health policies of the Plan. The introductionof noise and odour sensitive uses into areas thathave become accustomed to not having sensi-

tive neighbours must be handled carefully. Allsound insulation between the proposed unitsthemselves and the adjacent premises both ver-tically and horizontally to be provided by thedeveloper in order to comply with the currentnoise insulation requirements of the BuildingRegulations. Adequate protection against noisemust be provided where the proposal does notinclude any building alterations. A proposal willusually have to meet the parking requirements(Appendix B). The Council will be as flexible aspossible. However, in certain circumstances,where it is not possible to provide parking direct-ly with the property, the Council will expect com-muted sums to enable the provision of carparking in the locality. This is fully outlined inPolicy T14.

4.2.65 It is recognised that HMO’s make a valuable contribution to meeting the needs of smallhouseholds and lower income groups. However,this form of accommodation should not be pro-vided at the expense of small properties whichmake a valuable contribution to the housingstock as small family dwellings. Their conver-sion to flats or bedsits will be discouraged. Inaddition, some properties, by virtue of their lim-ited garden area and relationship with adjoiningproperties, may not be suitable for multipleoccupation. HMO’s may also cause parking prob-lems and increased noise and disturbance tothe detriment of the amenities of neighbouringresidents. Even where adequate parking can beaccommodated within the curtilage of the prop-erty, the Council will resist the use of gardens forparking where it would lead to a change in thecharacter of the area.

58


Applications for the conversion and subdivisionof existing residential properties to flats andbedsits, resulting in the multiple occupation ofthat property will be granted when theproposal:

a) has adequate amenity space, car parking,soundproofing,

b) is not detrimental to the character of the area,

c) is not detrimental to adjacent dwellings, interms of loss of light, privacy, and additionalnoise,

d) is for a property which is of sufficient size toallow multiple occupation, and

e) accords with the relevant criteria of PolicyH18 in the Rural Area.

H16 HOUSES IN MULTIPLE OCCUPATION(HMO’s)

c) where the proposal cannot demonstrate thatthe new residential use will not be adverselyaffected, by either noise or odour emanatingfrom adjacent non-residential uses.

d) the premises is used for hot food trade asset out in policy S28,

e) the premises are not suitable for residentialdevelopment on upper floors, and

f) where the conversion would result in theinappropriate subdivision and alteration of ahistoric building.

Residential development above shops in the High Street, Newport


EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

4.2.66 Car parking standards for HMOs are to be calcu-lated per bedspace (see Appendix B). Usually,it is assumed that each bedroom contains onebedspace; however there will be instanceswhere the Council believes that each bedroomcan incorporate more than one bedspace andseek to apply parking standards accordingly.Where the applicant wishes to demonstrate thatthis is not the case, he will be required to enterinto a Section 106 agreement limiting the num-ber of occupants of the dwelling. A “LandlordsHandbook” for owners of Houses in MultipleOccupation is available from the Council’s HousingService.

HOUSING IN THE RURAL AREAS

4.2.67 Outside of the settlements selected in policyH9, permission for replacement dwellings willbe strictly controlled. A new dwelling will onlybe permitted where it replaces a dwellingdestroyed or damaged by fire or accident orwhere it can be shown that the cost of renova-tion is uneconomical.

4.2.68 The new dwelling should respect the characterand amenity of any adjacent properties and thesurrounding area. To minimise the visual impact,the proposed dwelling should not be larger (takinginto account permitted development rights)than the dwelling it replaces. The design, mate-rials and siting should be in keeping with H12.

4.2.69 PPG7 promotes the reuse of buildings in therural area for employment use as a priority (PolicyE12). Government guidance urges local authori-ties to consider all conversions of buildings inrural areas to housing with care, particularlywhere the character of the building or country-side may be altered. This is particularly the casewithin Telford & Wrekin where there are strictlimits on housing in the Rural Area (see policiesH3 and H8) and a wealth of traditional farm build-ings some of which are vulnerable to decay,

59


Outside of the suitable settlements listed inpolicy H9, planning permission may be grantedfor a replacement dwelling where an existingdwelling has been seriously damaged by fire oraccident, or where the cost of renovation isuneconomic provided that:-

a) the dwelling is not of historic, visual orarchitectural interest,

b) the use has not been abandoned,

c) the proposed development is notdisproportionate in size in relation to theprevious dwelling,

d) siting, design and materials are in keepingwith the locality and accord with policy H12.

Within the suitable settlements identified inpolicy H9, permission will be granted for areplacement dwelling so long as the applicationaccords with policies H8, H10 and H12.

H17 REPLACEMENT DWELLINGS IN THERURAL AREA

The conversion of non-residential buildings toresidential use in the Rural Area will be strictlycontrolled.

Within the suitable settlements listed in Policy H9, all proposals for residential conversionshould:

a) show that the applicant has made everyreasonable attempt to secure suitablebusiness re-use, by supporting theapplication with a statement of the effortswhich have been made. (Policy E12);

b) be of permanent and substantial construction;

c) not lead to dispersal of activity on such ascale as to prejudice town and village vitality;

d) ensure that their form, bulk and generaldesign are in keeping with theirsurroundings; and

e) show that if the buildings are in the opencountryside, they are capable of conversionwithout major or complete reconstruction.

f) where applicable conform with policy H15.

g) conform with policy H8, Conversions foragricultural or forestry purposes will not besubject to policy H8.

In addition to the above criteria, elsewhere inthe Rural Area, the conversion of nonresidential buildings to residential use will onlybe permitted where the building is, in theopinion of the Council, of sufficient architecturalor historic merit or makes a significantcontribution to the character of the local area,to justify residential conversion to ensure itsretention; or, it would meet an essentialagricultural or forestry need, or be part of ascheme for the re-use of a building or complexof buildings for employment purposes.

Reasonable conditions may be imposed on aplanning permission in order to overcome anylegitimate planning objections (for example onenvironmental or traffic grounds) which wouldotherwise outweigh the advantages of re-use.

H18 CONVERSION OF NON-RESIDENTIALBUILDINGS TO RESIDENTIAL USE INRURAL AREAS


EDRIOV

Cross-Out

EDRIOV

Cross-Out

demolition and adverse alteration. The creationof dwellings through the conversion of non-res-idential buildings will be strictly controlled.There may be cases where the loss of tradition-al buildings would be detrimental to the char-acter of the local area, and where residentialconversion is the only way of ensuring theirretention and enhancement. Outside the suit-able settlements, conversion for residential usewill be restricted to buildings of architectural,historic or local merit. This will limit new hous-ing development to only that which conformswith Policy H8 and will help to avoid the prolif-eration of isolated dwelling houses where cartravel is the only option for residents to get toshops, services and employment.

4.2.70 Residential conversions can have a detrimentaleffect on the fabric and character of historicbuildings and, therefore, it is important toensure that the new use is sympathetic to therural character of the building and its surround-ings. The building to be converted should be ina sound state and should not require major alter-ation or reconstruction to achieve the conver-sion. The applicant may be required to submitstructural reports and survey drawings as part ofthe planning application.

4.2.71 Once the principle of conversion is accepted, itis then essential that proposals are very carefullydesigned so that the essential character, fabric,form and setting of the buildings is maintainedand enhanced. This will require full surveydetails and detailed submissions to be submit-ted. The guiding principle must always be thatthe character, form and fabric of the building dic-tate the extent and form of the conversion. Afterconversion, the building should still retain itsessentially agricultural appearance and charac-ter and, therefore, the Council will considerremoving permitted development rights.

4.2.72 A number of design principles will be used bythe Council in considering proposals and theseinclude:-

• retaining and re-using the existing structure,openings and original materials. New open-ings will rarely be appropriate.

• retaining the existing roof plane, ridge line,and eaves line. The insertion of dormer win-dows will be discouraged and conservationroof lights will only be permitted on a limitedbasis where the character of the building willnot be adversely affected.

• retaining, repairing, reusing or carefully repli-cating original features such as windows anddoors (including pegged frames), trusses andframe members, shutters, pad stones, hingesand metal work, cast and timber posts, venti-lation and barn holes etc.

• respecting the original function of the build-ing by retaining, where appropriate, at leastpart of the structure open to the ridge withtrusswork exposed.

• recessing the infilling to redundant openingswith glazing or boarding to retain a verticalemphasis and full height openings in the formof a “midstrey” should be carefully detailedwith full height glazing and the retention oforiginal doors as shutters, avoiding the inser-tion of floors.

• all new internal and external features such asstaircases, windows, doors and garage doors(including frames) must be simply and robust-ly detailed in traditional materials; the use ofpseudo- period features and UPVC materialswill be discouraged.

• the insertion of chimney stacks will rarely beappropriate, flues must be provided by sim-ple metal flues painted a dark colour.

• standard domestic and suburban featuressuch as service boxes, ornamental lamp stan-dards and coach lamps, larch lapp or otherfencing and standard steel “up and over”garage doors will rarely be appropriate.

• the existing spatial quality of the setting of thebuildings will be respected and sub divisioninto private garden areas will be discouraged.

• existing traditional floorscape materials willbe retained and, where appropriate, reinstat-ed and replicated. Rolled and sealed gravelshould be used for larger areas and approachroads, while large areas of tarmacadam andstandard concrete kerbs will be discouraged.

4.2.73 It is also important to ensure that, once convert-ed, the future integrity of the buildings and theirexternal setting is maintained. These buildingconversions should be seen as an exceptionalcase, offering an alternative way of living fromthat provided by normal suburban conditions.Even minor additions and extensions are likelyto have an adverse impact upon the characterand integrity of the building or building group.Similarly, the setting of the buildings may beadversely affected if the standard plot and gar-den boundaries and minor buildings are per-mitted. The Council will therefore consider,through planning conditions or agreement, theremoval of normal permitted development

60



rights under the GDO where it is felt that this isnecessary to protect the character and setting oftraditional rural area buildings

4.2.74 The need for housing suitable for people withspecial needs is increasing as a result of popu-lation changes and the Government’s Care inthe Community programme. Elderly peoplehave the highest levels of disabilities and carownership by people with special needs is oftenlow. This means that proximity to shops and ser-vices will be particularly important. The rede-velopment of existing premises, close to shopsand facilities, will be encouraged providing thatthe proposal meets with the above criteria. Fur-thermore, due to the specific problems associ-ated with providing foul drainage from theseforms of development, the Council will need tobe satisfied that adequate facilities can be pro-vided, particularly in areas that are not servedby public sewers.

4.2.75 Local authorities no longer have a statutoryobligation to provide caravan sites for gypsiesfollowing the Criminal Justice and Public OrderAct 1994 which repealed Part II of the CaravansSites Act 1968. Sites for gypsies will now be pro-vided by the private sector and applications willbe determined in relation to the above criteriawhich are based on advice contained in Circular1/94. However, it may be that no one site canmeet all of these criteria and, therefore, a degreeof compromise may be necessary.

4.2.76 The Council will work with relevant partners toenable the provision of gypsy sites during thePlan period in accordance with the identifiedneeds of the District. In terms of existing sites,there is a permanent residential site at LodgeRoad in Donnington and a further site at LawleyFurnaces. It is considered that these two sitesmeet the immediate need.

4.2.77 Mobile homes can make a valuable contributionto the supply of affordable housing in the urbanarea. Proposals will be subject to the same

61


The Council will permit proposals fornursing/retirement homes and hostels providedthat:

a) it is within the built up urban area of Telfordor Newport and the proposal is on landsuitable for residential development,

b) when the proposal is in the Rural Area, it isfor the conversion of an existing building andaccords with Policy H18,

c) there are suitable access arrangements andadequate provision for parking,

d) the site can be adequately drained,

e) there is no adverse impact on the characterof the local area, and

f) the site is close to local facilities and publictransport.

H19 NURSING/RETIREMENT HOMES ANDHOSTELS

Applications for gypsy sites will be permittedwhen the proposal meets the identified level ofneed and the site:

a) meets the locational needs of Gypsies,

b) is close to facilities, especially schools,shops and health facilities,

c) is close to public transport,

d) has good vehicular access from the publichighway and provision for parking, turning,and servicing on site,

H20 PROVISION FOR GYPSY SITES

Proposals for mobile home developments willbe permitted when:

a) the proposal is in the built up urban area ofTelford or Newport and the site is suitablefor residential development

b) the scale and design of the development issuch that it does not have a detrimentalvisual impact on the locality,

c) the site can be adequately accessed andparking provided (see Appendix B)

d) the site can be adequately drained, and

e) the site is close to local facilities and publictransport.

e) is capable of accommodating business usewithin the curtilage of the site withoutcausing unacceptable noise to anyneighbouring residential properties,

f) is not located in areas of open land wherenational designations severely restrictdevelopment e.g. Areas of OutstandingNatural Beauty, Sites of Special ScientificInterest and other protected areas, such as,local nature reserves,

g) is not immediately adjacent to residential orother areas where a serious measure ofincompatibility would be likely to arise, and

h) is capable of being screened from roads and any nearby residential properties.

H21 RESIDENTIAL MOBILE HOMES


EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

62


design criteria as for general residential devel-opment but, in addition, because of the tempo-rary nature and appearance of mobile homes,particular care will be required in the design of thedevelopment and the choice of suitable locations.

4.3 IMPLEMENTATION

PLANNING OBLIGATIONS

4.3.1 When sites come forward for development, theCouncil will seek a range of planning obligationsto meet the needs generated by the develop-ment or offset harmful impacts arising from it.Policies for the circumstances when the Councilwould seek planning obligations and the typesof obligations sought are contained throughoutthe Plan. In particular, attention is drawn to poli-cies regarding open space contributions, poli-cies regarding leisure and recreation contributionsand policies regarding on and off site road, foot-path and transport related facilities.

4.3.2 Major new housing development is likely to havea clear impact upon existing levels of educa-tional provision. It is reasonable that contribu-tions should be sought from new housingdevelopment towards the educational needsthat it will be generating, in accordance with theguidance contained in Circular 1/97. On smallsites this is very difficult to quantify. On largersites, particularly one which would generate theneed for at least one extra classroom (approxi-mately 30 children of primary school age), sucha provision will be easier to demonstrate. TheCouncil, therefore, will seek contributions fromdevelopers for primary education facilities onhousing developments, commensurate with itssize. This contribution may either be in the formof land, a financial contribution, or both.

4.3.3 Similarly, major new housing is likely to put pres-sure on the existing provision of both communi-ty facilities and local health care facilities. Withinthe District, there are areas which are deficient

in the provision of these facilities, or where majornew development would put a strain on existingfacilities. As part of the aim of the Local Plan ofcreating sustainable communities which have arange of local services available to them, it isimportant that local, accessible community facil-ities are provided. It is not the purpose of plan-ning obligations to remedy existing deficienciesin community provision. However, it is reason-able that on major new developments, where itcan be shown that the need for community pro-vision or local health care facility is required asa result of the development, then the Councilwill seek a contribution towards such facilities,in accordance with the guidance contained inCircular 1/97. This may take the form of the pro-vision of a new facility or the upgrading of anexisting facility.

4.3.4 In providing any facilities through this policy, itwill be necessary for the applicant to enter in toa section 106 agreement with the Council.

AFFORDABLE AND SOCIALHOUSING

4.3.5 The Council is required by Government PlanningGuidance to take a consistent approach towardsaffordable housing throughout the Plan period.It is important that the Council can give somecertainty to owners and developers as to what itis seeking to achieve through its enabling powers.

4.3.6 The circular on Planning and Affordable Housing(6/98) supplements the 1992 Planning PolicyGuidance Note 3 on Housing, (PPG 3) and setsout the Governments preferred approach toaffordable housing provision, through the plan-ning system. Circular 6/98 strongly encourageslocal authorities to ensure that there is a mix oftypes of housing to encourage the developmentof mixed communities. In particular, it states thatwhere there is a shortage of affordable housingand a good supply of market housing, it is desir-able to encourage an element of affordablehousing on suitable sites. Whilst much of theCircular is related to the broad concept of afford-able housing, the most acute need in the Telford& Wrekin District is for social housing.

4.3.7 There is significant need for cheap, small unitsto buy as well as housing for rent and so it isconsidered relevant to distinguish between thetwo types of affordable housing which the Coun-cil will be seeking through negotiation :

Contributions will be sought from major newresidential development towards the provisionof the following in appropriate circumstances:-

a) primary education facilities,

b) community facilities,

c) local health care facilities.

H22 COMMUNITY FACILITIES


Social Housing: New social housing consists ofunits which are subsidised in some way such asbeing rented from, or part owned with, a man-aging body, usually a registered social landlord.

Low-cost Market Housing: Particularly smallunits, such as starter homes, as well as otherlow-cost market housing, designed to providehousing for those whose incomes generally denythem the opportunity to purchase homes on theopen market because of the relationshipbetween local incomes and local market price.

4.3.8 The Council has a long term policy approach foraffordable housing throughout the Plan period(Policy H23). However, it is recognised that, par-ticularly in Telford where so much of the allocat-ed land supply has existing planning approvals,granted under the New Towns Act, it will takesome time for policy H23 to produce significantamounts of land for social housing.

4.3.9 In recognition of this special situation in Telford,the Council was successful in Spring 1993 insecuring Government support for an integratedplanning and housing strategy in the Districtwhich included the release of land, in the own-ership of the Commission for the New Towns(now English Partnerships) on special terms toHousing Associations which to enable the provi-sion of genuine social housing.

4.3.10 The Commission for the New Towns has releasedaround 5 hectares of land each year 1994/5 to1997/98 for social housing. Given that the major-ity of the land allocated in the District for hous-ing in the Plan period is still in the ownership ofEP and has existing planning approvals, it isessential that the Council continues to work withEP to bring forward affordable housing on theirland. Low-cost market housing will also beactively encouraged on all suitable EP sitesthroughout the Plan period.

4.3.11 However, in terms of future implementation, theCouncil is faced with a series of issues:

• The level of Government housing finance • The latest information on housing needs pre-

pared for the Council • the special position of EP, as the dominant

owner of housing land and the importance ofcontinued partnership.

4.3.12 This policy approach is a progression of the pol-icy H4 in the Telford Local Plan and it is in accor-dance with Government guidance in PPG3 andCircular 6/98 (Planning & Affordable Housing).

i. The percentage target that will be negotiatedon each site reflects the 1995 SAUS HousingNeeds Study8 which concludes that 32% ofnewly forming young households in the Dis-trict could only afford to rent property. In thelight of Government advice, the Council isunable to achieve this provision on the basisof tenure but it is legitimate to secure its imple-mentation via registered social landlordswhich usually offer housing for rent or sharedownership. Through this mechanism the Coun-cil can enable the most acute housing needsin the District to be met.

ii. It should be more meaningful over the wholePlan period than the Telford Local Plan policyH4 because it relates to both new allocationsand existing planning approvals. This placesthe Council in a much stronger position in

63


On new housing land allocations in Telford of0.5ha or above or 15 dwellings or above,throughout the plan period, the Council willpursue, through negotiation, an overall target of38% of dwellings for affordable housing, bothsocial housing and low cost market housing,via registered social landlords or through theuse of planning conditions or obligations.

In Telford these percentages would result intargets of:Sites Whole Site Affordable total

SE Hadley 415 158

The Grooms 120 45

TOTALS 535 203

The significant specific need for social housingmeans that across the District as a whole, forthe period 1995 to 2001, the Council willpursue through negotiation the provision of 900units of social housing via registered sociallandlords.

A proportion of affordable housing will besought on other sites in Telford and Newportwhich come forward for residential developmentduring the plan period, where there is identifiedlocal need. The actual amount will depend onthe level of local need, the specificcircumstances of the site and whether therehave been specific costs incurred to enable thesite to be brought forward for development,which would help fulfil other objectives of theLocal Plan.

H23 AFFORDABLE HOUSING

8 Housing Needs in Wrekin 1993-98, School of Advanced UrbanStudies, september 1995.


terms of negotiating with prospective devel-opers to secure the appropriate planningobligations. In relation to existing planningapprovals, the Council will encourage thislevel of provision on sites with existing resi-dential planning approvals, especially on EPland in Telford.

iii.The approach would apply not just to Telfordbut also the urban area of Newport. This is in accordance with PPG3 and the need foraffordable housing in Newport, which washighlighted in the SAUS Study and by New-port Town Council. The importance of, andlocal need for affordable housing in Newporthas been recognised in various planningappeal decisions.

TELFORD4.3.13 There is a constraint on the supply of land for

affordable housing in Telford (Para 4.3.8), also,there is no guarantee that the outstanding afford-able housing need can be achieved through thesites which EP may provide. The Council con-siders that it should make available as manyopportunities to negotiate for the provision ofaffordable housing as possible. The Inspectorconsidered that there are “very special circum-stances” in Telford, which mean that the use ofthe usual target size of 1ha for seeking afford-able housing is inappropriate. The Council will,therefore, in accordance with paragraph 10.i) ofCircular 6/98, use the lower threshold of 0.5 ha.or 15 dwellings as the base threshold for Telford.The use of the local housing waiting list, as wellas proximity to public transport, shops and ser-vices will also be important in evaluatingwhether a site may be suitable for affordablehousing and also determining what sort of hous-ing might be most appropriate for the site.

4.3.14 Each of the allocated sites identified in policyH23 has outstanding, additional developmentcost implications or legal responsibilities. TheseTelford sites will require significant funding toreclaim them to an acceptable standard for rede-velopment. There are also various traffic man-agement implications for each site.

4.3.15 The 38% target for Telford is a gross figure whichwill reasonably ensure that households who can-not afford to buy on the open market will haveaccess to affordable housing. The assessmentsof housing need will need to be kept up-to-datethroughout the Plan period.

NEWPORT4.3.16 In Newport the potential supply of land for

affordable housing is also constrained. Two sitesfor housing were originally allocated; however,these were the subject of planning appeals andare now committed sites in the Plan. The deci-sion dated 31st October 1996 resulted in 15affordable units being assigned to the StaffordRoad site but none on the Old Showground.

TELFORD & NEWPORT 4.3.17 On all other housing sites in Telford and New-

port, when negotiating the percentage of afford-able housing, the Council will be prepared toconsider other relevant factors, such as the recla-mation of a derelict site, which secure otherimportant Local Plan objectives. The net afford-able housing provision sought on any site willbe negotiated, taking into account existing com-mitments and re-lets. Not all sites will be con-sidered suitable for affordable housing. Sitesize, site suitability, the economics of provisionand the need to achieve a successful housingdevelopment will also be taken into account.

4.3.18 A contribution to the provision of affordablehousing on a different site, in lieu of on-site pro-vision, may be acceptable in appropriate cir-cumstances; but this would not be sought wherethe site in question is not otherwise suitable forsome affordable housing provision, in accor-dance with Circular 6/98.

SOCIAL HOUSING4.3.19 The Council’s overall target for social housing is

to ensure that 32% of dwellings are available forrent or shared ownership and that this is securedvia a registered social landlord.

4.3.20 Where social housing is not provided through aregistered social landlord, conditions and plan-ning obligations will be used to ensure that suchhousing can be provided as social housing inperpetuity. The criteria for eligibility for socialhousing will include restricting to local residents,people being employed locally or people withlocal connections. The use of the Council’s hous-ing waiting list will also be important. The detailsof the conditions and obligations will be influ-enced by the circumstances of each case andwill be subject to negotiation.

4.3.21 The 1995 SAUS study also recommended thatabout 900 social housing units be provided by reg-istered social landlords up to 2001. The Council’s

64



close partnership with the five housing associa-tions in the Wrekin Charter Group will be a valu-able means of securing the implementation ofthis policy. The 1994 SAUS Study showed a largevolume of units to be in progress but with a warn-ing about the negative impact of a severe cur-rent cutback in Government resources. The 1994and 1995 estimates of need for social housingwere carried out during the lowest point of thehousing cycle and are extremely sensitive tohouse prices and interest rates. In addition thecalculation of need may over-estimate the capac-ity and willingness of households to purchaseproperties as a result of factors which affect confi-dence, such as the perceived lack of job security.The housing need assessments are being keptup-to-date during the Plan period. Completed orfirmly committed additional social housing willbe deducted from the total of 900 units to arriveat the outstanding need at any particular time.

LOW COST MARKET HOUSING 4.3.22 The Council will also encourage the direct pro-

vision of low cost market housing for sale by theprivate sector on all urban housing sites. The1995 SAUS report found that there was also aneed for low-cost market housing on top of socialhousing needs. Work has been undertaken toconsider the differences between social and lowcost market housing within the affordable cate-gory. It has been decided to use the same defi-nition that was used for “low cost” housing inthis plan as “affordable housing” in the adoptedTelford Local Plan. This is defined as “being nor-mally 2 bedroom flats, semi-detached or ter-raced units, available either rented, or for sale,or shared ownership.”

4.3.23 The Council will prefer registered social land-lords to be used in order to control the occu-pancy of affordable properties. However, in theevent that they are not used, the Council mayuse relevant conditions and obligations to helpensure that the properties remain affordable tothose who need them in the future. These con-ditions and obligations will be influenced bythe circumstances of each case and will be sub-ject to negotiation.

AFFORDABLE HOUSING IN RURAL AREA

4.3.24 In accordance with PPG3, a totally differentapproach to site selection has been adopted inthe Rural Areas. This is set out in policy H24.

4.3.25 The availability of affordable housing is of pri-mary concern to most people in the Rural Area.Circular 6/98 Planning and Affordable Housingwhich supplements Planning Policy GuidanceNote 3, sets out the Government’s chosenapproach to the provision of affordable housingin rural areas. In line with this guidance, in theRural Area, the Council aims to increase the stockof affordable housing for those in genuine localhousing need through the release of sites foraffordable housing that would not generally beconsidered appropriate for housing. In theTelford & Wrekin Rural Area, Housing Surveyshave been conducted in all Parishes. These haveindicated that a small amount of immediate

65


The Council may permit small scale affordablehousing schemes within or adjoining villages inthe Rural Area as an exception to general ruralhousing policy provided that:

a) the application is accompanied by astatement demonstrating that the proposal ismeeting local affordable housing need,which cannot be accommodated in anyother manner. The statement must besupported by the findings of the relevantParish Housing Survey and should indicatethe letting/selection criteria proposed,

b) the scheme falls within, or adjoins a village,preferably one of the ‘suitable settlements’defined in Policy H9. Schemes will only bepermitted in villages other than those listedin Policy H9 where the applicant can prove,to the satisfaction of the Council, that noappropriate site can be identified within oneof the ‘suitable settlements’ in the Parish oran immediately adjoining Parish.

c) the proposal does not have an adverseimpact upon the character and setting of thevillage nor are there any overridingenvironmental problems; and the accessand services are satisfactory,

d) the scheme involves no more than 8dwelling units,

e) the proposal accords with other appropriatepolicies in the Plan,

f) adequate occupancy controls are in place,to reserve the housing in question for localneeds in perpetuity either through amanagement agreement involving aregistered social landlord (eg, a HousingAssociation), or, where a social landlord isnot involved, through the use of conditionsor planning obligations.

g) all dwellings are available for rent, sharedownership or as low cost housing.

H24 AFFORDABLE HOUSING RURALEXCEPTIONS POLICY


housing need exists but is widely spreadthroughout the villages and not concentrated inany single location. In line with the Surveyresults, it is proposed that affordable housingprovision in the Rural Area should primarily befor rented or shared ownership accommodation.To conform with the District-wide policyapproach to the provision of affordable housingconsidered in Policy H23, the Council will per-mit affordable housing, secured with a legalagreement, provided that it will remain avail-able to people in housing need in perpetuity,through the involvement of a Housing Associa-tion or other registered social landlord or, if aregistered social landlord is not involved,through the application of conditions or plan-ning obligations. The details of the conditionsand obligations will be influenced by the cir-cumstances of each case and will be subject tonegotiation. This should not preclude theinvolvement of private sector developers solong as the accommodation provided accordswith this Policy and is the subject of secure occu-pancy controls.

4.3.26 Although affordable housing schemes areintended to be exceptional to general housingpolicy, this does not justify permitting develop-ment that threatens the environmental quality,loss of open space or character of the villages ofTelford & Wrekin. In view of this, the ‘exceptions’initiative will refer only to a partial relaxation ofPolicies H9 and H10, permitting the considera-tion of affordable housing on sites that adjointhe built up area of the village and in terms ofthe number of units that may be permitted perapplications. In order to ensure that affordablehousing schemes are directed towards settle-ments which have a range of local services andreasonable access to public transport provision,the Council will encourage applicants to identifysites within the villages listed under Policy H9.

4.3.27 Although affordable housing schemes mayinclude more than 1 or 2 dwellings, they shouldstill be limited in size. This will reduce the riskof visual intrusion and will encourage schemesto be implemented where they are actuallyneeded rather than only in a few selected loca-tions. The limitation of 8 dwellings per schemealso takes account of the advice of local HousingAssociations regarding the existing financial sit-uation in relation to rural social housing

schemes. The Rural Housing Trust have alsoendorsed schemes of this size as offering thebest opportunity to meet the typically scatterednature of rural social housing need.

4.3.28 Once the Council has agreed to the develop-ment of a specific site within a suitable settle-ment, the individual needs assessment of thoseapplying for the accommodation will be madeon a local basis by the relevant Parish Council inconjunction with the registered social landlordor, in the absence of a social landlord beinginvolved, with the landowner or developerinvolved in the scheme.

4.3.29 Those with a genuine local affordable housingneed might include, for example:

• people who have been resident in the samevillage or parish or an immediately adjoiningparish for approximately 15 years, needingseparate accommodation e.g. couples cur-rently living with parents or in tied accommo-dation,

• people who have previously resided in thevillage, parish or adjoining parish for a periodof approximately 15 years who continue tohave strong links with the village or parish e.g.elderly people who need to move back to avillage to be near relatives,

• people with the offer of a job in the village orparish or adjoining parish who cannot take upthe offer because of lack of social housing,

• retired people who have lived in the village,parish or adjoining parish for a period ofapproximately 15 years, who are unable topurchase or rent property at the prevailingmarket value or for whom a suitable type ofhousing is unavailable,

• people whose work provides an important ser-vice and who need to live closer to the localcommunity.

4.3.30 It is stressed that the release of sites to provideaffordable housing for local needs will be addi-tional to the general housing provision made inthe Plan in accordance with Government advice.However, when the plan is reviewed, the contri-butions which affordable housing developmenthas made to meeting housing need may beincluded in the new calculations of the housingneed which must be met.

66



shopping & service centres













5

5.1 INTRODUCTION

5.1.1 The Plan’s retail policies need to recognise marketconditions and be realistic about what can beachieved. They must also look to sustaining thevitality and viability of those facilities and ser-vices upon which a community depends. Retail-ing is one of the most dynamic sectors of theeconomy and is consequently, difficult to pre-dict; policies must therefore be flexible enoughto accommodate or contain retail trends whichcan either benefit or disadvantage a community.

5.2 CHANGING SHOPPING PATTERNSIN TELFORD & WREKIN

RECENT TRENDS5.2.1 In the last few years there have been some

important shifts in national and local retail pat-terns:

• The high levels of consumer spending whichcharacterised the phenomenal retail growthof the mid 1980s have peaked. In some cen-tres this has led to an increase in shops whichare difficult to let.

• There has also been an increasing tendencytowards retail decentralisation spurred by newmethods of retailing and rising car ownershiplevels. In Telford this has led to the creation ofretail parks and the major off-centre foodsuperstores.

CONVENIENCE SHOPPING5.2.2 Within the District it is estimated that the provi-

sion of convenience shopping is about equal tothe demands that are generated within thecatchment area. Foodstore commitments inWellington (Grooms Alley), Donnington andWrekin Retail Park are coming on stream by 2001ensuring supply will have kept pace withdemand. However, convenience shopping pro-vision is not evenly distributed throughout thedistrict. There is sufficient convenience retailingin terms of the size of the local catchment areain the Central and Northwest sector of Telfordbut an under-supply exists in the southern andnorth eastern sectors of Telford and some under-provision in Newport. Existing planning permis-sions at Donnington and Lightmoor in theNortheast and South of Telford, if and whenimplemented for food retailing, will resolve theunequal distribution of foodstores, but in the

short term will lead to an oversupply of conve-nience floorspace. However, a more evenly bal-anced position with the supply of conveniencefloorspace matching demand will be achievedbeyond 2001 as a result of the expected popu-lation increases and no further major allocationsof land for additional foodstores can be justified.

COMPARISON SHOPPING5.2.3 Comparison shopping provision is equal to the

demands that are generated within the catch-ment area. However, the implementation ofexisting permissions granted by the Secretary ofState at Wrekin Retail Park, Telford Bridge andTelford Forge Retail Parks, together with currentvacancy levels in shops within the District Cen-tres and improvements in trading efficiencywithin shops will initially lead to a significantover-capacity in the comparison sector in termsof expenditure available to support it. The gapbetween expenditure and supply will inevitablynarrow as a result of population and expendi-ture growth leading to a demand for further com-parison retail provision beyond 2000.

5.2.4 Until this balanced situation emerges, the nextfew years will be characterised by a period ofcomparatively slow retail development anduncertainty at the District Centre level. In thiscontext no additional allocations of major retailland could be justified.


SHOPPING NEED5.3.1 The Council wishes to ensure the continued

vitality and viability of the District Centres as afocus for convenience shopping and local per-sonal, community and leisure services. At thesame time it wishes to support and promote theother parts of the retail pattern to give con-sumers an appropriate degree of choice andconvenience, and also to reinforce the sub-regional attraction of the Town Centre.

5.3.2 This will be achieved by the maintenance of aretail hierarchy. Retail centres at the first levelof the hierarchy perform a district wide and sub-regional role. The Centres at the second levelcater for a more localised and more limited shop-ping role, while the third level centres andgroups of local shops (defined as at least 4 shops)meet local convenience shopping needs.

67

Wrekin Local Plan 1995-2006 Shopping and Service Centres


5.3.3 The maintenance of the retail hierarchy is seenas the best way of reinforcing the viability ofexisting centres and ensuring that there is anadequate distribution of shops and facilities tomeet the needs of all the community. This pat-tern recognises the proper role of the DistrictCentres and also recognises the part to beplayed by retail parks and food superstores inmeeting the shopping needs of the community.

5.3.4 New retail developments will be expected tolocate within the Town and District Centres inaccordance with their role in the hierarchy. Thereis sufficient capacity either already approved orwithin the retail hierarchy to meet the demandfor new retail provision until after the year 2000.Policies S10 to S21 and TC1 and TC2 indicatethe boundaries of the Town and District Centreswherein retail development can take place, sub-

ject to the provision of Policy S23, which seeksto ensure that the scale of such developmentdoes not adversely impact upon the vitality ofthe shopping core and upon the character of thecentre. Proposals which come forward which areon the outside edge of these centre boundarieswill be subject to the controls set out in policy S2.

5.3.5 The Council is concerned that an oversupply ofshops will further undermine the trading posi-tion of the District Centres, it therefore wishesto ensure that additional retail provision is relat-ed to anticipated population and expendituregrowth. The need for further provision is notexpected to become apparent until after theyear 2000. It is acknowledged however that retail-ing is a dynamic industry and subject to constantchange in response to consumer expenditureand market fluctuations and proposals maycome forward in response to these pressures. Inthe first instance the Council expect retail devel-opment to be located within the establishedhierarchy, however in order to maintain flexibil-ity the Council will adopt a sequential approachto site selection. Where it can be shown thatsites within centres are unavailable or unsuit-able then alternative edge of centre sites maybe considered providing they will not have anadverse impact upon these centres. The Coun-cil’s definition of unavailability or unsuitabilitywill be based upon land use planning criteria,such as access, parking, mass and scale, usetype, traffic impact etc. and not upon the com-mercial or operating preferences of the pro-posed retailer.

TELFORD TOWN CENTRE5.3.6 The main function of Telford Town Centre is to

fulfil a town wide and sub-regional role. Its keycomponents are major comparison shoppingfacilities and groupings of major services plus a

68

Wrekin Local Plan 1995-2006Shopping and Service Centres

A hierarchy of service centres will be maintainedby directing development and investment intothe existing service centres in accordance withtheir role in the hierarchy. This will consist of:-

• Level 1 Telford Town Centre and the TelfordBridge, Telford Forge and Wrekin Retail Parks

• Level 2 Newport Town Centre and theDistrict Centres of Wellington, Oakengates,Madeley, Dawley, Hadley and Donnington

• Level 3 Other local centres and group oflocal shops

Development within these areas will be subjectto the provisions set out in policy S23. TheCouncil will only permit new retail developmentoutside of the hierarchy if it conforms to thoseexceptions defined in policies S2-9.

S1 SERVICE CENTRE HIERARCHY

The Council will adopt a sequential approach tosite selection where it is demonstrated to theCouncil’s satisfaction that the sites within thehierarchy are either unavailable or unsuitable.Proposals must meet the following criteria:

1. There should be no adverse impact uponthe Town and District Centres demonstratedby a retail impact study;

2. Sites should be accessible by a variety ofmeans of transport including a viable level ofpublic transport

3. The range of goods should conform to thelimitations set down in policy S3

S2 SITE SELECTION

Telford Town Centre


EDRIOV

Cross-Out

EDRIOV

Cross-Out

wide range of leisure, business and recreationalfacilities accessible to a wide catchment. TelfordTown Centre has an important role to play as theheart of the town and as a focus for the activitiesof the people of Telford and the District as awhole. Policies for the Town Centre are con-tained in the Town Centre Chapter (Chapter 6).

OUT OF CENTRE SHOPPING5.3.7 The retail parks in Telford fulfil an important role

in the retail hierarchy specialising largely in thesale of bulky goods. This kind of trading hasbecome well established and caters for con-sumer needs that complement rather than com-pete with the Town and District Centres. Theproximity of the Telford Bridge and Telford ForgeRetail Parks to the Town Centre helps to focusactivity within the Town Centre, while the WrekinRetail Park fulfils a more limited town-wide retailrole. As a result of earlier planning approvalsthere is sufficient retail warehouse floorspace tomeet the needs of the District for the foresee-able future. This capacity would enable alterna-tive forms of shopping to develop such as retailwarehouse clubs and factory outlets without theneed to allocate additional land.

5.3.8 The Council recognises that stores which focusthe majority of their sales on bulky goods suchas furniture, carpets, and DIY requiring exten-sive display areas can sometimes only be locat-ed on sites outside of the Town and DistrictCentres. These can be permitted in accordancewith policy S2. However, the Council wishes toensure that retail parks and free standing retailwarehouses do not develop into hybrid shop-ping centres competing with and threateningthe viability of the Town and District Centresrather than complementing them. The Councilwill seek to ensure that the sub-division anddiversification of existing and proposed retailwarehouses does not duplicate the range andtype of goods which are a particular strength ofthe Town and District Centres. These includethe sale of clothing including sports wear and

children’s clothing; shoes; fashion accessoriesincluding handbags and luggage, watches andjewellery; watches and perfume; books; music;records, video and audio tapes.

5.3.9 Garden centres are not normal retailers. Althoughtheir products are often comparison in type andso similar to those offered by other comparisonretailers, the main business remains seasonal,specialist, and leisure orientated. Locationswithin existing retail centres may not always beappropriate.

5.3.10 Garden centres will vary in size depending upontheir intended market. Large centres may aimfor a town and district-wide and possibly even asub-regional catchment. Small garden centresmay have a much more local market. The Coun-cil recognises the value of both types to the retailprovision within the district, but consider thatthere are important differences in locationalrequirements.

5.3.11 It will often be impractical in terms of siterequirements for garden centres to be locatedwithin district centres. Thus, there is justifica-tion for the location of large garden centres out-side of existing retail centres. Nevertheless, inorder to minimise journeys, it is important tofocus provision within areas where there will bethe greatest level of demand and which are mostaccessible by public transport. Therefore, onlylocations which can be served by public trans-port will be acceptable. Sites which involve theuse of land within the Green Network or abut

69


Conditions will be applied that restrict retailwarehouses from being sub-divided and whichrestrict their diversification by limiting the rangeof goods sold including those specified inparagraph 5.3.8 below.

S3 RETAIL PARKS AND RETAILWAREHOUSES: CONTROLS OVER TYPESOF GOODS SOLD AND SUB DIVISION

Within the boundary of Telford and Newport,garden centres will be permitted outside of theestablished retail hierarchy subject to thefollowing criteria:

a) the sites within the Green Network will besubject to the provisions of Policy OL4,

b) they are not located on a site required tomeet essential employment growth and arelocated along or close to a major road andpublic transport corridor or demonstrate thattheir establishment will create permanentpublic transport provision,

c) the building, parking, access, open storageare designed in sympathy with thelandscape quality of the site and adjacentareas and particularly sensitive parts of theGreen Network,

d) they are subject to the provisions of Policy S29.

S4 GARDEN CENTRES


EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

open countryside, will need particularly sensi-tive design and siting. The use of Green Net-work for part of the development may bepermitted when this is intended to accommo-date the “open” part of the development suchas external storage and display, car parking,associated landscape screening etc.

5.3.12 A distinction can be drawn between garden cen-tres in which retail is ancillary to a horticulturaloperation and those which are wholly retail.Those garden centres with a strong horticulturalbasis will require a substantial area of land. Forthis reason locations in open countryside maybe the only means of achieving provision. How-ever, the Council considers that these enterpris-es should not be permitted to create a strongretail attraction in open countryside. Neverthe-less some element of retail which is ancillary toa main horticultural operation and which maybe an important contributor to the overall via-bility of the holding and which helps to diversifythe rural economy is acceptable where the salesarea does not exceed the approximate size ofan average modern shop 300 m2 (around 3,000 ft2).

5.3.13 Shops attached to farms and selling producegrown on the holding may not require planningapproval if the building falls within certain per-mitted dimensions and operates from the agri-cultural holding. Farm shops which sell producegrown or processed elsewhere, or operate on alarger scale, may need planning permission. If

small scale, these uses often create no prob-lems. However, problems can arise in relation toparking, traffic circulation on adjacent highwaysand with advertising signs. The importation ofproduce grown or processed elsewhere can sig-nificantly increase the scale of the operation andintensify problems. They may also competeeither singly or cumulatively with the estab-lished retail centres.

5.3.14 Most vehicle refuelling stations are located out-side of the existing retail hierarchy. Many fillingstations now sell a wide range of convenienceand comparison goods aimed at the motorist.This need not be a problem but if allowed toproliferate they could undermine existing retailcentres, particularly local shops and centres.Customer shopping can also lead to congestedforecourts creating access and egress problemsfrom the adjoining highway.

5.3.15 However, where there is no local shop, a conve-nience store attached to a filling station can provide a viable and valuable local service, par-ticularly in rural areas. The Council is concerned,however, that these developments are not per-mitted to undermine the viability of local shop-ping centres or village shops.

5.3.16 Filling station shops will therefore be opposedor limited in size unless it is shown that therewill be no adverse impact on nearby shoppingareas or village shops.

5.3.17 In all cases, proposals must also be acceptablein term of their parking arrangements, accessand egress and their effect on the adjacent high-way network.

70


In the area outside the boundaries of Newportand Telford shown on the Proposals Map, theCouncil will only permit the development ofgarden centres with a retail element which isancillary to a horticultural operation and whichwill not have an adverse impact on the viabilityof nearby village shops, subject to the sitingand design requirements of policy S29.

Proposals which are located on or immediatelyoutside the boundaries of Telford and Newportwill be considered on their merit, bearing in mindthe principles established by policies S4,5,6.

S5 GARDEN CENTRES IN THE RURAL AREA

Proposals for farm shops which requireplanning consent will be permitted where thepotential effect on the viability of nearby retailcentres, local amenity and local trafficcongestion is acceptable.

S6 FARM SHOPS

The sale of comparison and conveniencegoods from vehicle refuelling stations will notbe permitted where this would adversely affectthe viability of nearby shopping areas or villageshops and subject to acceptable parking,access and circulation arrangements.

S7 RETAILING FROM VEHICLEREFUELLING STATIONS

The Council will not permit the sale of motorvehicles and caravans in areas of opencountryside, Conservation Areas and residentialareas. Elsewhere proposals will be judged ontheir individual merit.

S8 CAR AND CARAVAN SALES


EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

5.3.18 In sensitive locations, car sales can have anadverse impact on the surroundings. Car show-rooms, although often more compatible withtheir surroundings, are still urban in characterand will most appropriately be located within oradjoining commercial areas or secondary areaswithin District Centres. Each proposal will needto be considered on its individual merit but theyare not considered to be appropriate uses with-in open countryside, predominantly residentialareas or Conservation Areas.

5.3.19 The prime purpose of the industrial and employ-ment areas is to provide employment and buildthe District’s modern industrial and commercialbase. Whilst retail uses can create jobs, theseare often displaced from other retail centres andresult in no net gain to employment. Therefore,job creation is not considered an important cri-terion upon which to judge retail applications.There are, however, two exceptions: retail whichis ancillary to a main manufacturing or assemblyplant; and retail which is primarily aimed atmeeting the convenience shopping needs ofemployees.

NEWPORT TOWN CENTRE ANDDISTRICT CENTRE POLICIES

General Policy Context5.3.20 Newport Town Centre and the District Centres

of Wellington, Oakengates, Madeley, Dawley,Hadley and Donnington provide a secondarylevel of shopping provision, mainly to meet themore frequent convenience shopping and ser-vice needs of their local communities. They alsoprovide a more specialist and complementarycomparison retail role to the Town Centre andretail parks.

5.3.21 The District Centres are a focus for communityidentity and act as a particularly cohesive force inthe community, bringing together in one location

a variety of different facilities, activities andsocial groupings. They form key points in thedistrict’s road and public transport network,enabling one journey to serve many differentpurposes. District Centres will be promoted notsimply as shopping centres, but as multi-pur-pose service centres contributing to a range ofimportant activities and social needs, includinghousing, employment and leisure. There will beopportunities within each centre to play a partin meeting these needs.

5.3.22 Maintaining the viability of District Centres is akey objective and the Council will seek to directand encourage new retail investment, employ-ment and residential uses to appropriate cen-tres. Each centre varies in its capacity toaccommodate new investment. Specific policiesare therefore set out for each centre.

Policy Aims5.3.23 Retailing is a critical underpinning mechanism

for much of the activity that takes place withinthe District Centres. Therefore, the maintenanceof viable trading levels must take prominence.

5.3.24 Newport Town Centre and Telford’s District Cen-tres traditionally fulfilled the main food and con-venience shopping needs of the district but theyhave tended to be superseded by the major off-centre food superstores. However, they still playan important role. Many consumers withoutaccess to private transport rely on supermarketsand convenience shops within District Centresfor much of their convenience shopping needs.A substantial number of customers who mayshop elsewhere also use the Centres for theirtop-up shopping. There is a positive link at Dis-trict Centres between food shopping and com-parison shopping and the use of various services.Food shopping is therefore crucial to sustainingthe overall trading levels of District Centres andis an important priority.

5.3.25 Comparison shopping at Newport and the Dis-trict Centres is relatively small scale and some-times more specialist. The District Centres havecontinued to lose comparison trade, althoughdecline has been ameliorated to some extentby an increase in population and growth inexpenditure. Wellington and Newport, whichalso fulfil an important comparison shoppingfunction within the district have tended to main-tain a better trading position comparative toother District Centres

71


Retailing from employment areas will only bepermitted where it is for small scale convenienceretail (no greater than 300 m2 of grossfloorspace) or A3 uses aimed at satisfying theimmediate day to day needs of the workforceand which are some distance (in excess of 10minutes walking) from existing facilities.

S9 RETAILING FROM EMPLOYMENT AREAS


5.3.26 The aim of the Plan is to:

• Encourage diversity within the centres.• Maintain and enhance food retailing provision.• Encourage the development of large sites

within the District Centres for retail usewhere they can be satisfactorilyaccommodated within the townscapewithout adverse effect upon the character ofthe area.

• Encourage good design and improvementsto environmental quality

5.3.27 These aims will be achieved by consolidatingretail within a central core area thereby rein-forcing their essential retail character. At thesame time it is intended to encourage aroundthe core a variety of uses (including retail) whichwill enable the District Centres to diversify andbuild on their multi functional role. These pri-mary retail and secondary areas are identifiedon the proposal map. However, there are markeddifferences between the District Centres interms of size, function and opportunity and thepolicy approach is sensitive to these differences.

WELLINGTON DISTRICT CENTRE5.3.28 Wellington performs an important role in the

District, containing a wide range of specialistand convenience retailing which complementsthe Town Centre. There is a large and clearlydefined primary retail core where retail usespredominate. Beyond this area there is a sec-ondary area of mixed uses, which includes com-mercial buildings and vacant land with thepotential for a variety of uses.

5.3.29 The main focus of shopping within the centre isNew Street, Market Square, Bell Street, DukeStreet, Crown Street and part of Market Street.The essential character of this area is retail.

5.3.30 While non-retail uses are important to the Cen-tre, the Council is concerned that they shouldnot be permitted to dilute or undermine theessential retail character which is responsiblefor drawing in customers and which underpins agreat deal of district centre activity. The Councilwill therefore control the changes that contributeto the displacement of important retail frontageby non-retail uses (Non-retail uses are definedas uses which fall within Classes A2, A3, B, C andD of the Use Classes Order 1987).

72


Within the prime retail zone, changes of use atground floor level to non retail uses withinClasses A2 (financial and professionalservices) and A3, C1, D2, (restaurants, take-aways, hotels and hostels, leisure uses)launderettes and amusement centres will onlybe permitted where the proposal does notthreaten the primary zone’s function as ashopping area by the creation of unacceptablelevels of non retail use.

Unacceptable levels of non-retail areconsidered to occur when :

a) non retail uses within a continuous frontagewould exceed one in every four ground floorunits and:

b) where the proposal consists of a non-retailfrontage in excess of 6m.

S10 WELLINGTON PRIMARY RETAIL ZONE

Wellington Market

Within the secondary zone, the followingground floor uses will be acceptable subject totheir size, design and overall impact on theenvironmental quality of the Centre.

a) small scale business and service unitsconforming to A2 and offices falling withinClass B1;

b) housing including hostels and hotels withinClass C1;

S11 WELLINGTON SECONDARY ZONE


5.3.31 It is believed that policies, which aim to consol-idate retail within a confined core, must also besufficiently flexible to reinforce the Centre’smulti-purpose role and diversify the economicbase. To this end, a secondary zone of mixeduses around the shopping core has been identi-fied, where a variety of uses which could con-tribute to the viability of the Centre will bepermitted. This zone also has a part to play inaccommodating retail which would be difficultor inappropriate in the retail core or specialistretailers who do not require prime frontages.

NEWPORT TOWN CENTRE5.3.32 Newport performs an important role in the dis-

trict, providing a wide range of specialist com-parison and convenience shopping whichcomplements Telford Town Centre whilst alsomeeting local needs. In the short term it is unlike-ly that Newport Town Centre could sustain anysignificant retail growth in either comparison orconvenience shopping but there may be oppor-tunities to encourage some small scale growthand in the longer term, as a result of populationand expenditure growth, there could be somegeneral recovery. It may also be able to developa more specialist and independent retail roleand its architectural and historical character willbe a particularly strong asset in this respect.

5.3.33 In Newport there are clearly defined retailfrontages where there is a predominance of retailuse. These extend on both sides of High Streetbetween the area around St Nicholas’s Churchand Abbey Court and it is therefore importantthat the prime retail area is confined to keyfrontages rather than a specifically defined“zone”. While non-retail uses are important tothe Centre, if they are allowed to proliferate theycould weaken the retail character of the centreand undermine its longer term potential.

5.3.34 Beyond the retail core there is a secondary zoneof mixed uses based mainly on frontages wherethe emphasis is non-retail or marginal retail uses,and backland burgage plots with redevelop-ment or refurbishment potential.

5.3.35 Whilst the use of alleyways and burgage plotsfor retail conforms with the aim to encouragesmall specialist and independent retailers, in aperiod of slow growth and high vacancy ratesthere is a risk that the main retail frontages couldbe undermined. The priority should be toencourage the use of vacant sites and premisesin the secondary zone for other small business-es, services and residential uses which supportthe role of the Centre.

MADELEY DISTRICT CENTRE5.3.36 The main strength of Madeley is its remoteness

from competing centres and its range of conve-nience shopping, together with a small but valu-able durable sector. This has helped maintain itsviability through periods of recession. Anotherimportant strength is the compactness of theretail core and its proximity to car parks andgood access to public transport.

73


c) local leisure and community facilities withinClass D2;

d) any retail use subject to the provisions ofpolicy S23

e) restaurants, cafes and public houses withinClass A3 subject to the limitation set out inpolicies S26, 27 and 28.

Within the secondary zone, the followingground floor uses will be permitted subject totheir size, design and overall impact on theenvironmental quality of the District Centre:-

a) small scale business and service unitsconforming to A2 and offices falling withinClass B1;

b) housing including hotels and hostels withinClass C1;

c) local leisure and community facilities withinClass D2;

d) restaurants, cafes and public houses withinClass A3 subject to the provisions ofPolicies S26, S27 and S28.

S13 NEWPORT SECONDARY ZONE

Within the primary shopping frontages,changes of use at ground floor level to nonretail uses within Classes A2 (financial andprofessional services), A3, C1, D2,(restaurants, hotels, take-aways and leisureuses) launderettes and amusement centres,will only be permitted where the proposal doesnot threaten the primary shopping frontagesfunction as a shopping area and result in anunacceptable level of non-retail use.

Unacceptable levels of non-retail areconsidered to occur when:-

a) non retail uses within the prime retailfrontage exceeds one in every four groundfloor units and,

b) where the proposal consists of a non-retailfrontage in excess of 6 m.

S12 NEWPORT RETAIL FRONTAGES


5.3.37 In a period when retail growth is expected to beslow, the Council is anxious to maintain a strongcentralised retail core based on Anstice and Rus-sell Squares. The primary retail area which isproposed is comparatively small and compactand consequently the growth of non-retail couldhave a more serious impact on its retail charac-ter. It is therefore considered that a greaterdegree of control over changes to non-retail isrequired than in some other District Centres.For this reason a lower non-retail to retail thresh-old is introduced and changes of use to A3 usesand amusement centres are specifically excluded.

5.3.38 Beyond the retail core of Anstice Square andRussell Squares, there is a peripheral area ofmarginal retail and service uses based on HighStreet and Court Street, which make up the sec-ondary zone. The empty properties in the sec-ondary area present opportunities for someretail growth. However, both capacity anddemand for retail in this area appears to be lim-

ited. As retail development in the secondaryzone is only marginal to the success and vitalityof this Centre, the Council will encourage theuse of premises within these streets for officesand residential.

5.3.39 There has been an increase in restaurants/take-aways occupying vacant shop units. It is felt thatthese are now reaching the maximum accept-able level established by policy S27 and that nofurther A3 uses should be permitted in this area.

OAKENGATES DISTRICT CENTRE5.3.40 Oakengates Centre performs an important local

role providing the northeast of Telford with convenience shopping and a range of services.Oakengates’ main strength and hence its futurelies in its convenience, specialist and serviceroles. Priority will be given to assisting the devel-opment of an additional medium sized foodstore and ensuring that policies encourage thedevelopment of comparison shops as demandincreases.

5.3.41 Retail uses are dispersed throughout the centreand the retail frontages are less extensive thanin the other centres. Nevertheless, there is acore of retail uses concentrated in the lower westside of Market Street and Limes Walk. Dilutionof this focal point would undermine the centre’soverall attraction.

5.3.42 However, a policy approach aimed at limitingthe incursion of further non-retail into this area against a background of slow growth isunlikely to succeed in strengthening the centrewhich must rely on improving its service role. Itis therefore felt that some control should beexercised over the growth of non-retail in this

74


Within the primary retail zone, changes of useat ground floor level to non retail within ClassesA2 (financial and professional services) C1,D2, laundrettes, will only be permitted wherethey do not threaten the primary shoppingzone’s function as a shopping area and resultin an unacceptable level of non-retail use.

Unacceptable levels of non-retail areconsidered to occur when :

a) non retail uses within a continuous frontagewould exceed one in every five ground floorunits and,

b) where the proposal consists of a non-retailfrontage in excess of 6 metres.

S14 MADELEY PRIMARY RETAIL ZONE

Within the secondary zone, the followingground floor uses will be permitted subject totheir size, design and overall impact on theenvironmental quality of the district centre andhave regard to the amenity of occupiers ofnearby residential property:

a) small scale business and service unitsconforming to A2, and offices within Class B1,

b) housing, including hostels and hotels withinClass C2,

c) local leisure and community facilities withinClass D2,

d) any retail use subject to the provisions ofPolicy S23.

S15 MADELEY SECONDARY ZONE

Within the primary retail zone, changes of useat ground floor level to non retail within ClassesA2 (financial and professional services), C1,D2, launderettes, will be permitted where itdoes not threaten the shopping zones primaryfunction as a shopping area and result in anunacceptable level of non retail use within theshopping zone.

Unacceptable levels of non-retail areconsidered to occur when:

a) non retail uses within a continuous frontagewould exceed one in every three groundfloor units and,

b) where the proposal consists of a non-retailfrontage in excess of 9 metres.

S16 OAKENGATES PRIMARY RETAIL ZONE


area but that more flexible limits will be appro-priate. Oakengates is well represented by A3uses and in order to maintain the primary area’sintegrity as a shopping focal point, changes ofuse to A3 uses and amusement centres arespecifically excluded.

5.3.43 Within the remainder of the centre, a flexibleapproach aimed at securing the beneficial useof any vacant units will improve the overall trad-ing position and sustain greater future invest-ment and retailer confidence. It is thereforeproposed to allow any use within the Secondary

Zone which would lead to an improvement inthe centre’s trading position.

DAWLEY DISTRICT CENTRE5.3.44 Dawley’s main strength is its convenience role,

although this has declined with the recent clo-sure of one of the local supermarkets. Compari-son retail is on the whole low key with aconcentration on the lower end of the marketwith a few specialist shops catering for a widercatchment.

5.3.45 This centre draws on a catchment with compar-atively weak spending power and is in sharpcompetition with the Town Centre and otherlocal and District Centres which together offermore retail choice and extensive parking andpublic transport facilities. It is concluded that it would be difficult to create a retail revival inthis Centre and that its viability is likely to besustained by maintaining a convenience shop-ping and services role. Controls on change of

75


Within the secondary zone, the followingground floor uses will be permitted subject totheir size, design and the overall impact on theenvironmental capacity of the Centre.

a) small scale business and service unitsconforming to A2 and offices falling withinClass B1,

b) housing including hostels and hotels withinClass C1,


d) any retail use subject to the provisions ofPolicy S23,

e) restaurants, cafes and public houses, withinClass A3 subject to the limitations set out inpolicies S26, S27 and S28.

S17 OAKENGATES SECONDARY ZONE

Proposals for change of use from retail to nonretail which would lead to the loss of importantlocal shopping facilities will only be acceptableif they are no longer required or viable. It willneed to be demonstrated that the premiseshave been unable to find a user following aperiod of continuous marketing of not less than12 months.

S18 DAWLEY PRIMARY RETAIL ZONE

Dawley High Street


use are unlikely to be successful in this contextand any proposal which will maintain vitality anddiversify the customer base will be welcome.However, in order to maximise opportunities forretail development, proposals which would leadto the loss of existing retail units will need toshow that retail is no longer required or viable.

5.3.46 Beyond the main shopping frontages a flexibleapproach which is aimed at securing the benefi-cial use of any vacant units will improve the over-all trading position and sustain greater futureinvestment and retailer confidence.

HADLEY DISTRICT CENTRE5.3.47 Within Hadley, a small catchment area charac-

terised by weak spending power and competi-tion from other centres has led to a situationwhere all forms of retailing have declined. TheCentre fulfils a local convenience shopping rolewhich is boosted by passing trade and this roleis important in providing the local communitywith essential food and convenience shopping.The policy aim, therefore, is to encourage thecentre to maintain a viable convenience shop-ping role within a key shopping area and pro-mote diversification in the wider area.

5.3.48 Shopping provision is concentrated almostexclusively within the modern shopping precinctand this is the focal point for most of the districtcentre activity. Proposals which would lead tothe loss of existing retail units within this areawill undermine the attraction of the centre andwill be resisted. However, in the context of acomparatively weak catchment and slow retailgrowth, rigid policies controlling change of usecould be counterproductive and a policyapproach needs to be adopted which wouldallow changes of use in situations where it canbe shown that retail is not viable.

5.3.49 Beyond the main primary shopping area a flexibleapproach is required, aimed at securing the ben-eficial use of any vacant units which will improvethe overall trading position and sustain greaterfuture investment and retailer confidence.

DONNINGTON DISTRICT CENTRE

5.3.50 Donnington Parade contains a good variety ofsmall food and convenience shops and a smallsupermarket. These provide a wide catchmentarea with essential food and convenience shop-ping. A large proportion of households within

76


Within the secondary zone, the followingground floor uses will be permitted subject totheir size, design and the overall impact on theenvironmental capacity of the centre.




d) any retail use subject to the provisions ofpolicy S23,

e) restaurants, cafes and public houses withinClass A3 subject to the limitation set out inpolicies S26, S27 and S28.

S19 DAWLEY SECONDARY ZONE


S20 HADLEY PRIMARY RETAIL ZONE

Within the secondary zone the following groundfloor uses will be permitted subject to their size,design and the overall impact on theenvironmental capacity of the centre.




d) any retail use subject to the provision ofpolicy S23,

e) restaurants, cafes and public houses withinClass A3 subject to the limitations set out inpolicies S26, S27 and S28.

S21 HADLEY SECONDARY ZONE


S22 DONNINGTON CHANGE OF USE


the Donnington area carry out main shopping inone of the larger supermarkets elsewhere inTelford. The recent development of the Aldistore may have reclaimed some of this “losttrade”. The extent to which Donnington Parademay have benefited from these changes isunknown and some shops within the Centrecould become vulnerable.

5.3.51 The policy aim is to encourage the centre to main-tain a viable convenience shopping role. Propos-als which would lead to the loss of existing retailunits along Donnington Parade will be resistedand in this respect a similar policy approach tothat set out for Hadley District Centre, other localshops and local centres is considered appropriate.

5.3.52 Large developments within the “secondary area”of a District Centre can make a valuable contri-bution to the viability of a Centre if developedfor uses which would either improve the cus-tomer base or improve its attraction as a com-mercial/shopping centre. These could includeresidential or office uses or retail for bulky goodssuch as DIY, car sales and parts, and supermar-kets. Where retail proposals are concerned, it isvitally important that they should be integratedwith the main shopping area. Badly locatedstores could draw essential trade from the coreof the Centre, thereby undermining its retailcharacter and thus its viability. The Council willexpect proposals to make proper provision forpedestrian links, access to car parks, and inte-gration of the development into the rest of thecentre, either as part of the scheme or paymentto the Council for works which need to be car-ried out both on and off site.

LOCAL CENTRES AND LOCAL SHOPS

5.3.53 Local shopping provision is represented by localcentres, small shopping parades and cornershops which cater for the more frequent andurgent day to day convenience purchases.

5.3.54 Shopping provision at local shops is often vul-nerable to change. The move to more centrallylocated facilities and increased car ownership hascreated situations where many local shoppingparades offer no more than small supermarket/newsagent, video hire and a series of non-retailservices. The Council is concerned to ensure thatthe loss of local retail provision does not deprivea community of important local shopping facili-ties. However, if there is no longer demand forretail use, the vacant units can be difficult to letand change to more viable non retail enterprisescan help to bring customers back into the centre,thus reinforcing the viability of the remainingshops. In this context, changes of use to non-retailcan be beneficial. The Council recognises theimportant role that rural shops can play provid-ing a valuable facility to local communities andreducing the need to travel to obtain goods andservices. The Countryside Agency provide practi-cal support to stem the decline in rural servicesThe Council would expect in the case of proposalsto change from food retail to non retail, the helpof the Countryside Agency to have been sought.

5.3.55 Extensive areas of residential development dis-tant from existing shopping facilities, for example

77


The Council will permit the location of largeretail developments within the secondary zoneof Newport Town Centre and the DistrictCentres of Telford providing:

a) they do not undermine the viability of theretail core (i.e. the primary retail zone) byforcing closure of key stores or groups ofshops. This should be demonstrated by aretail impact study;

b) they make a positive contribution to thephysical functioning of the centre in terms ofpedestrian linkages, parking provision andaccess and will not lead to unacceptablelevels of traffic congestion;

c) they do not harm the built character of thecentre in terms of scale and design.

S23 LARGE RETAIL DEVELOPMENT SITESWITHIN DISTRICT CENTRES

Proposals for change of use from retail to nonretail which would lead to the loss of importantlocal shopping facilities will only be acceptableif they are no longer required or viable. It willneed to be demonstrated that the premiseshave been unable to find a user following aperiod of continuous marketing of not less than9 months and, in the case of shops within therural area, the advice of the CountrysideAgency has been considered.

S24 CHANGES WITHIN LOCAL CENTRESAND LOCAL SHOPS

The District Council will permit the creation ofnew shops of a size and scale related to theneeds of the immediate communities whichthey serve subject to satisfactory arrangementswith respect to access, servicing and parking.

S25 NEW LOCAL CENTRES AND LOCALSHOPS


EDRIOV

Cross-Out

EDRIOV

Cross-Out

Lawley, could justify the provision of new con-venience shops. In order not to undermine theretail hierarchy and threaten the viability ofother retail centres, it will be necessary to con-strain the size and number of new shops to meetthe immediate needs of the local population.

CONTROL OF A3 (FOOD AND DRINK USES)

5.3.56 Restaurants, take-aways and public houses canmake important contributions to the viability ofall the main shopping centres bringing in addi-tional trade at lunch times and in the evenings.As a general approach, the Council takes theview that these uses are better directed to theDistrict Centres or large local centres where theycan maximise the benefit to other businessesand utilise existing infrastructure such as carparking. New facilities outside these centres canbe justified where they are planned to meet theneeds of new employment or residential areaswhich do not have access to them within rea-sonable walking distance (approximately 10minutes) or where the proposal requires a siteby virtue of it size or operational requirementthat is not available within a nearby centre.

5.3.57 In order to avoid nuisance to residential areasaccess by road should normally be via a non-residential road.

5.3.58 The displacement of important retail space with-in shopping areas and the general degradationof the retail image has been a problem withinthe district centres. During a period of highvacancy rates and slow retail growth, furtherpressure from A3 uses on retail areas can beexpected. The specific impact on importantretail frontages within each of the District Cen-tres will be controlled by the policies specific toeach Centre (identified in policies S10-S23).

5.3.59 In order to ameliorate the effects and particu-larly the cumulative effect on the residential andshopping environment and achieve a balancebetween A3 and other retail and non retail uses,the Council aims to limit the growth of A3 usesto a certain threshold and impose controls gov-erning the siting, parking, emission of odoursand hours of operation. These conditions areset out in the Environmental Health and Trans-port policies of this plan.

5.3.60 The average ratio of catering establishments(restaurants and pubs) to other ground floor useswithin Shropshire towns and Telford is 9%. It isfelt that this achieves a reasonable degree ofchoice without undermining the retail area, orcreating undue nuisance. The Council will lookat the average provision in the District as a meansof judging the affect of further such uses. It wouldnot be practical to define limits within smallerareas, such as local centres. In areas such as this,the Council will consider each proposal on itsmerits bearing in mind the affect on the localamenity the other criteria set out in policies S28and the potential displacement of importantlocal retail facilities.

5.3.61 Conditions will vary according to individual cir-cumstances of the proposal, however, they arelikely to cover the following aspects:

a) All cooking fumes to be collected in a canopyand discharged to atmosphere by a high veloc-ity terminal without any physical obstructionat a point at least one metre above the eavesgutter of the premises or any adjacent premises

78


A3 uses will be permitted outside the RetailHierarchy under the following circumstances:

a) serves large residential / employment areasnot otherwise served by this type of facility orwhere there is no suitable site of sufficient sizewithin a nearby District or Local Centre; and,

b) the proposed site is accessed by a nonresidential road and will not create unaccept-able traffic hazard or congestion; and,

c) is accessible by public transport; and,

d) there is sufficient car parking in accordancewith the Councils car parking standards, and;

e) where there will be no detrimental impact onresidential amenity.

S26 CONTROL OF FOOD AND DRINK (A3 Uses)

The Council will permit new A3 uses inNewport Town Centre and the District Centresof Telford unless this would create, within theboundary of that centre, an excessive provisionof such uses.

S27 LIMITS TO A3 USES

The Council will not permit the use of premisesfor the sale of hot food uses falling within ClassA3 if there is judged to be a detrimental impacton residential amenity or if it, or any immediateadjacent property, is used for residentialpurposes, except where the accommodation isprovided for the sole use of the business.

S28 HOT FOOD ESTABLISHMENTS


EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

if they are significantly taller, or all fumes tobe suitably treated so that the odour is unde-tectable at its point of discharge.

b)Hours of operation and take-away foodpremises in residential areas will usually berequired to close by 11.30 p.m.

c) All air movement equipment shall be con-structed and maintained in such a manner sothat the noise is not audible at the boundaryof the property.

d)Adequate provision of waste receptaclesimmediately adjacent to the premises.


5.3.62 Most garden centres will have similar require-ments in terms of cultivation and sales underglass, associated buildings, security fencing,open storage and car parking. These need to becarefully controlled to reduce their visual impactupon their surroundings and in accordance withthe urban design policies of the Plan.

5.3.63 Newport Town Centre and Telford’s District Cen-tres are visually important assets to the District.Their unique character offers opportunities tobuild an individualistic and specialist retail role.The Council is concerned that this opportunityshould not be eroded by inappropriate alter-ations to buildings and shop fronts. This Plan’sUrban Design and Conservation policies set out

the conditions and principles that will beapplied to new developments. The Council willseek improvements to the District Centres andNewport Town Centre such as: public transport,access, mobility, street lighting, traffic calmingand enhancements to the streetscape.

5.3.64 The Council wishes to support the role andimportance of the District’s retail centres as theyform the focus for the social and communityactivities of local residents. There is a cruciallink between high quality, responsive and imag-inative design and the successful regenerationof these centres. It is important that new devel-opment raises the quality of these areas in orderto make them attractive for people to shop with-in and use for other activities. These areas arehighly distinctive and have their own character.They provide an alternative and different envi-ronment from the Telford Town centre. Particu-larly for this reason, in considering alldevelopment proposals, the Council will expectapplicants to comply with policy UD2.

5.3.65 The Council has carried out extensive environ-mental improvements in the district centres and,where possible will continue to enhance theseareas through using its own capital programme,grants and partnership funds as well as the pos-sible negotiation of planning obligations tosecure environmental improvements from devel-opment schemes.

79


All garden centre proposals must be designedto reduce their visual impact on theirsurroundings in accordance with the followingdesign principles:

a) car parking areas should conform to theCouncil’s parking standards and be welllandscaped;

b) open storage and open sales area shouldnot be visible from the public highway oradjacent to residential areas;

c) security fencing should be set back fromhighway and public footpath verges andconcealed by landscaping;

d) sales areas should be accommodated inpurpose designed buildings constructed inmaterials sympathetic to the surroundings;

e) there should be significant landscapescreening and the proposal should beaccompanied by full landscape and plantingplans.

S29 GARDEN CENTRE DESIGN AND SITING

The Council will require development inNewport Town Centre and the District Centresof Telford to maintain and where appropriateenhance the character and appearance of thecentres. Development proposals should:

a) be sensitive and appropriate to the Centreand incorporate mixed uses whereverpossible;

b) possess a form, scale and layout whichreinforces the character and function of eachCentre;

c) provide for the sympathetic conversion andpositive re-use of existing and vacantbuildings which contribute to the character ofthe Centre, including the conversion ofvacant upper floors which retain the integrityand features of the buildings;

d) maintain and enhance the townscape andlandscape quality of the Centre.

S30 DESIGN POLICY: DISTRICT CENTRES


EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

5.3.66 Shop fronts, particularly security shutters andgrills, and advertisements can have a majorimpact upon the character and amenity of anarea and the buildings within it, and need to becarefully located and designed. A proliferationof ill designed advertisements can result in alevel of visual clutter which not only detractsfrom the quality of the environment, but mayalso cause nuisance and danger to the users andoccupiers of public space. If not properly sitedand controlled, illuminated signs can be a par-ticular problem as they may impair the amenityof residents in the immediate location, obscure

important traffic signs and generally produce anunacceptable level of visual clutter and domi-nate the character of an area.

5.3.67 In line with the Council’s aim to reduce energywaste, the use of illuminated signage will be dis-couraged unless it can be shown to contributeto either public safety, or contributes to theambience of retail or leisure areas.

5.3.68 Larger advertisements such as hoardings willonly be permitted in established areas of indus-trial activity or commercial centres and eventhen they will be strictly controlled. Hoardingscan have a significant impact on the surroundingarea and need to be considered carefully. Theywill only be permitted where there is an overallenvironmental benefit to the area and wherethey would not detract form the character of abuilding and locality, create undue clutter orharm amenity. A hoarding will not be permittedif it blocks important views, or due to its siting,cause a hazard to traffic or pedestrians.

5.4 IMPLEMENTATION

5.4.1 Proposals for retail and other business and com-mercial developments within retail centres willusually be carried out by the private sector. TheCouncil will steer these proposals to appropri-ate locations in accordance with the policies out-lined in this Plan.

5.4.2 The Council will expect all large retail develop-ers to make a positive contribution to the widerphysical and cultural environment of which theyare a part. This may take the form of benefitsprovided and constructed as part of the devel-opment or payment towards the cost of facilitiessuch as pedestrian links, car parking, improvedpublic transport facilities and other environ-mental improvements.

5.4.3 The Council will also liase with all major landown-ers to achieve the planning objectives, particu-larly English Partnership and the owners of theTown Centre. Where the Council is the landown-er, it will seek to bring forward sites for devel-opment in accordance with the principles,policies and constraints set out in this Plan.

5.4.4 The perception of District Centres as comfort-able places to visit and shop in influences theconsumers’ choice of shopping centre. A goodquality environment is important in attracting

80


The Council will take the following matters ofenergy conservation, amenity and public safetyinto account when considering applications foralterations to shop fronts and advertisementconsent:

a) The shop front, including any proposedshutters and grills and associated featuresincluding security grills and advertisementshould be compatible with and respect thecharacter, appearance and scale of thebuilding and /or surroundings in terms ofsize, proportions, location, form, design,materials and use of colour;

b) Security shutters should be designed asopen grills;

c) Any advertisement should be designed andpositioned so that it is not detrimental byway of dominating the individual building orstreet scene;

d) Any advertisement should not lead to anunacceptable level of visual clutter or anexcess of advertising as a result of thedegree of advertising already existing in thearea or on an existing building;

e) Any advertisement should not prejudice theamenity of the occupiers and users of adjacentor nearby dwellings or other buildings;

f) Any advertisement should not be designedor located in such a way that it obscures thevisibility of, or causes undue distraction to,users of the highway;

g) The colours or intensity of the advertisementand any form of illumination should notobscure or reduce the clarity of any trafficsign;

h) It must not hinder the free passage ofpedestrians;

i) Illuminated advertisements will be restrictedto locations where illumination has thefunction of contributing to the ambience of aleisure or retail focal point, or contributes topublic safety.

S31 SHOP FRONTS, ADVERTISEMENTSAND HOARDINGS


investors as well as shoppers. Failure to maintainthis perception by appropriate improvementsto the quality and management of the shoppingenvironment will lead to a drop in visitor num-bers and weaken their trading position. TheCouncil has sustained a long-term commitmentto improving the quality of the Centres. It intendsto continue with this commitment but will needto place greater emphasis on private sectorinvestment secured through planning obliga-tions in relation to new development proposals.

81



82


te l ford town centre

telford town centre

telford town centre

telford town centre

telford town centre

telford town centre

telford town centre

telford town centre

telford town centre

telford town centre

telford town centre

telford town centre

telford town centre

6

6.1 INTRODUCTION

6.1.1 In the last decade the Town Centre has grownrapidly, developing a clearly established role. Itnow contains the largest shopping centre in thetown, several civic and administrative buildings,a large concentration of employment opportu-nities and a range of leisure facilities.

6.1.2 By 2006 Telford’s population is expected to havegrown to around 160,000. It is important that thetown should aim to provide an appropriate levelof services and employment opportunities forthis growing population. The Town Centre willneed to play a role in this growth, building on itsexisting range of facilities and providing oppor-tunities for further new development which willstrengthen Telford as a whole and consolidateits emerging position as a growth point in theWest Midlands.

6.1.3 The main function of Telford Town Centre is tofulfil a town wide and sub-regional role. It has animportant role to play as the heart of the townand as a focus for the activities of the people ofTelford and the District as a whole. It is clearlyimportant that the Council continues to supportthe development of a strong and vibrant TownCentre. This is critical to the creation of a strongfocal point for the Town and the sense of wholetown identity, which is paramount in securing amature and economically prosperous district.

6.1.4 In recognition of this Telford & Wrekin Counciltogether with English Partnerships have spon-sored a new urban design master plan for theTown Centre which will provide a more detailedcontext for it’s future development. The policiesset out here set out the overall context for thestudy and, as the detailed work on the masterplan progresses these policies may be comple-mented by policy reviews, development briefsand design codes which may be subsequentlyadopted as supplementary planning guidance.


6.2.1 Its key components are major comparison shop-ping facilities and groupings of major servicesplus a wide range of leisure, business and recre-ational facilities accessible to a wide catchment.

6.2.2 The Council believes that a successful and viableTown Centre will be one which is multi function-al with the different uses mutually reinforcingone another. The Council’s aim, therefore, is topromote strong links between leisure, housing,shopping and work and to encourage develop-ments, which contribute to its image and statusas a growing sub-regional centre.

6.2.3 Therefore, the Plan seeks to:-

• promote new shopping, leisure, housing andbusiness developments where this will rein-force its status as a sub regional centre andprovide or support town wide activities.

• improve access to and around the shoppingcentre, particularly for pedestrians, cyclists,the disabled and users of public transport,and also to improve access around the centreafter shopping hours.

• improve the quality and image of the TownCentre by public art, landscaping and build-ing design.

6.2.4 The growth and development of the Town Cen-tre has created both opportunities and con-straints to achieving these objectives. Policesand proposals to overcome problems and makeuse of opportunities are set out below.

PROMOTING NEW DEVELOPMENT

SHOPPING AND LEISURE DEVELOPMENTS6.2.5 The Council aims to encourage new facilities by

• defining policies where new food/drink,leisure and retail uses may be permitted

• identifying key development opportunities

SHOPPING6.2.6 The main focus of the Town Centre is the

enclosed shopping malls owned by the Univer-sities Superannuation Scheme. These shops aresupplemented by the Telford Bridge and TelfordForge Retail Parks which, although catering fordifferent types of shopping opportunity, helpssupport and consolidate a strong central retailfunction within Telford and the District. Its cen-tral position serving the Town and the districtbeyond and as a focus for the public transport

83

Wrekin Local Plan 1995-2006 Telford Town Centre

Within the Town Centre boundary defined onthe inset plan, the Council will permit newdevelopment and changes of use whichcontribute to its function as a multi-purpose subregional centre subject to the provisionsidentified in policies TC2, 3, 4, 6 and 7.

TC1 TOWN CENTRE


network contributes to the creation of a sustain-able development pattern.

6.2.7 The refurbishment and extensions that the Cen-tre has undergone demonstrate the commitmentby the owners to improving the quality and quan-tity of shopping opportunities there. Much ofthe comparison shopping needs of the Districtare now met by the shopping centre. However,there are notable weaknesses marked by incom-plete representation by some of the major chainstores, as well as under representation andrestricted choice in some categories of goodssuch as toys, electrical, household and furnituregoods. Demand for additional shopping facili-ties is expected to grow during the plan periodand there will be scope to expand shopping pro-vision at the Town Centre to meet both unmetneeds and growth in expenditure.

6.2.8 Retailing is an important underpinning mecha-nism helping support and attract leisure andbusiness uses to the Town Centre. Failure tokeep pace with rising demand will result inexpenditure being lost to competing towns suchas Shrewsbury and Wolverhampton. Significantleakage of expenditure will weaken opportuni-ties to strengthen and reinforce Telford Centre’smulti-functional role and undermine Telford’sposition as a major sub-regional growth point.The Council therefore sees an important contin-uing and expanding role for retail within theTown Centre.

6.2.9 The main issue will be to ensure that new retailgrowth is located in such a way as to reinforceand consolidate the retail core of the Town Centre.

6.2.10 It is appropriate that in seeking to enhance thevitality and viability of the Town Centre any addi-tional conventional comparison-shopping isdirected towards the existing shopping centre.It is important to consolidate and broaden therange of choice in a way, which is accessible tothe majority of shopping centre customers, dis-abled people and from the bus station; andwhich strengthens its image as a comprehensive

and one stop shopping centre. It is equallyimportant that new proposals do not exacerbateexisting problems of access, circulation and carparking. In order to achieve this additional shop-ping should be developed around and integrat-ed with the existing Telford Centre. Acceptablelocations are defined on the Inset Map. Thusproposals for new shopping development inperipheral areas around the Town Centre willnot be permitted.

CHANGE OF USES TO NON RETAIL6.2.11 In many town and district centres the operation

of the market has led to the displacement ofretail uses from important shopping frontagesleading to the erosion of the retail character andsubsequent loss of important facilities and gen-eral degradation in the viability of the centre.The Council has powers to control changes ofuse within the enclosed shopping malls ofTelford Town Centre. However, the owners (USS)also exert control via lease agreements and amarketing policy in line with their objective ofsecuring the Centre as a major retail enterprise.In this context the Council does not consider

84

Wrekin Local Plan 1995-2006Telford Town Centre

Development of further shopping within theTown Centre boundary shown on the proposalsmap will only be permitted in areas defined onthe Town Centre proposals Inset Map and inaccordance with policies TC3, 4, 6 and 14.

TC2 NEW SHOPPING DEVELOPMENT INTELFORD TOWN CENTRE

The shopping centre in Telford Town Centre


that it will be useful to impose additional con-trols and no change of use policies are proposedfor the enclosed malls within the Centre.

6.2.12 Policies in respect of the Telford Bridge andTelford Forge Retail Parks are dealt with underpolicy S3.

LEISURE6.2.13 The Council’s objective is to support the devel-

opment of additional leisure facilities whichserve the whole town, i.e. those of significanceand which therefore require a central location.The Council also aims to raise the attraction ofTelford Town Centre after shopping hours.Although over the last few years Telford has beensuccessful in attracting major leisure develop-ments into the town, the Centre still lacks therange of facilities, particularly restaurants, cafesand pubs, associated with towns of a similar size.Such facilities would further complement theretail and business uses and brings greater lifeand vitality to the Town Centre, particularly dur-ing the evening.

6.2.14 Government guidance supports the principlethat leisure uses are attracted to town and dis-trict centres. Within the Town Centre area thereare a number of development sites which offerthe potential for leisure and food and drink uses.However, the Council considers that this type ofdevelopment should be directed in the firstinstance to the main shopping and leisure areawhere it will reinforce other retail and leisureuses, serve to strengthen the focal point of thetown, be more easily accessible by public trans-

port and share common infrastructure such ascar parks. The area which meets this criteria isshown on the proposals inset map. Leisure andfood and drink uses outside of these areas willonly be permitted elsewhere in the town centrewhere they reinforce existing public transportroutes or will stimulate new ones and can belinked visually and in terms of direct pedestrianroutes. Policy T4 identifies the criteria by whichthe Council defines public transport routes witha regular service.

DEVELOPMENT OPPORTUNITIES

MIXED USE DEVELOPMENT6.2.15 Leisure activities are currently focused on two

key areas. Southwater Square and the area adjacent to the cinema. Both offer major devel-opment and redevelopment opportunitieswhich if developed for additional leisure, cater-ing and retail uses would strengthen the imageof the centre as a leisure destination and willfurther support the retail function of the TownCentre.

6.2.16 When development proposals come forward onsites within these areas the opportunity to carryout a mixed scheme which includes food anddrink premises should be taken.

6.2.17 In creating areas with a mix of leisure uses, it isimportant that proposals enhance the pedestri-an environment. Southwater Square is impor-tant as a “gateway” between the shopping centreand the leisure facilities of the Town Park. Anydevelopment here should face onto the squareand enhance its role, status and quality. Out-side the cinema there is a pedestrian area, how-ever this is smaller and less attractive. Proposalsshould seek to create an area where people canmeet and move easily between the cinema,other leisure facilities, and the shopping centre.

85


Re-development of the sites identified on theinset map will be required to satisfy thefollowing criteria:-

a) follow the design principles set out underpolicy TC14;

b) secure enhancement of the public spacessurrounding the proposed development;

c) contain a mix of uses accommodated in avariety of unit sizes

TC4 MIXED USE DEVELOPMENT

Within Telford Town Centre boundary asdefined on the inset map the Council will adopta sequential approach to considering proposalsfor leisure and food and drink uses (within useclasses D2 and A3 respectively) as follows:-

i) within the areas defined on the Town Centreinset map for these uses,

ii) elsewhere within the Town Centre whereexisting public transport routes with aregular service exist to serve the proposal orwhere the proposal will generate thedemand for such a service.

Applicants will be required to demonstrate thatall potential options have been thoroughlyassessed within area i) and that there is a needfor the development, before proposals in areaii) will be considered.

TC3 LEISURE USES AND A3 USES


6.2.18 The Council wishes to see a good balance betweendifferent uses and does not wish these impor-tant potential mixed-use areas to be dominatedby one particular use or user. It is most impor-tant to ensure that key frontages onto Southwa-ter Square contain a reasonable proportion ofleisure and A3 uses. To ensure that a balance ismaintained the Council will try to ensure thatthe ratio of retail to D2 and A3 uses alongfrontages in the mixed-use redevelopment areasdoes not exceed 50% for each area.

6.2.19 It is considered important to try and encouragethe introduction of several smaller users in orderto achieve variety and diversity. It is importantthat the design doesn’t include unusually widefrontages that would also lead to the domina-tion by one or two users. As a guide the Councilwill try to ensure that the maximum width offrontage should not exceed 30 metres.

6.2.20 Unlike most towns of a similar size in the country,Telford does not have the benefit of a full rangeof leisure and cultural facilities. The creation ofa theatre and arts centre within the Town Centrewill help improve its vitality and signal its posi-tion as a focal point in the commercial and cul-tural life of the district. A site in the ownershipof the Council has been identified within theleisure area of the Town Park and the Councilwill seek to safeguard it for the purpose of build-ing a theatre when resources become available.

OFFICE DEVELOPMENT6.2.21 The last several years has seen large-scale office

growth within the Town Centre. This has beenwelcomed not only in terms of widening the dis-trict’s employment base and the support it offersto other facilities in the Town Centre, but alsofor the contribution that it makes to the moderncharacter and image of the Town Centre. Theoriginal growth in office accommodation initial-ly gave rise to high vacant floorspace levels butmuch of this has now worked through. There maynow be scope for small office developmentcatering for the professional services. When fur-ther pressure arises, the Council will supportthe development of new office accommodationin the right location.

6.2.22 In order to sustain a strong central retail andleisure core, major new office developments willnot be permitted within the retail and leisurezones identified unless they form part of a com-prehensive development scheme that enablesa good retail and leisure focal point to be creat-ed in accordance with the principles establishedby policy TC4. In order to avoid dead frontagesand a domination of commercial/business usesthe proportion of A 2 frontage should not exceed25% of the total A1 retail and A3 frontage in anydevelopment proposal.

86


Proposed office developments within the retailand leisure areas defined on the proposal mapwill be permitted if they can be accommodatedin a way that enables the Council’s objectivesto create a strong leisure and retail focal pointto be realised. The proportion of non- retailfrontage should not exceed 25% of the total A1and A3 use in any development proposal.

TC6 OFFICE DEVELOPMENT

View across to Central Park

The Council will reserve the site shown on theproposals inset map for the development of atheatre and arts centre.

TC5 A THEATRE IN TELFORD TOWNCENTRE


EDRIOV

Cross-Out

EDRIOV

Cross-Out

HOUSING DEVELOPMENT

6.2.23 At present there is no allocated housing landwithin the Town Centre. The proximity of areassuch as Malinslee and Hollinswood means thatthe opportunities to live close to the Town Cen-tre already exist. In order to create a vibrant andsustainable Town Centre, the Council, throughits Town Centre Master Plan will seek to encour-age residential accommodation of a type suit-able for urban locations. However, the Councilwill wish to avoid encouraging the loss of landwhich would be suitable or required for the con-tinued growth of the Town Centre as a commer-cial and retail centre serving the sub region.

6.2.24 No specific sites are put forward or allocatedbut areas around Central Park, Old Park,Malinslee House as well as potential conversionof vacant office space would be appropriate aswell as above the potential redeveloped mixeduse areas identified in policy TC4.

PROMOTING BETTER ACCESS AND CIRCULATION

6.2.25 It is important that the Town Centre should beaccessible to all those reaching the centre by caror public transport, pedestrians, cyclists, and thedisabled. Furthermore, travel within the Centreshould be convenient, attractive and safe to use.The popular perception of the centre is that whilstit is accessible by car and partially by bus, the sameis not true for pedestrians; a feeling heightenedby fact that malls are closed after shop hours.

6.2.26 The existing road network encourages both hightraffic speeds and large volumes of cross towntraffic travelling through it. While access by caris a valuable contributor to the Centre’s attrac-tiveness, the Council takes the view that thisshould not be at the expense of other modes oftransport, nor should it be allowed to constraint

opportunities for further development and fur-ther expansion of the Centre.

6.2.27 The box road in the Town Centre was developedas an efficient distributor of traffic, and it hasbeen successful in this respect. However, thereare some negative effects of having a large threelane ring road in the Town Centre; it isolates theshopping centre from the rest of the town cen-tre, makes access for pedestrians into andthrough the centre difficult (particularly aftershopping hours) and severely limits opportuni-ties for the town centre to develop in a way thatintegrates its different areas.

6.2.28 A traffic study commissioned by the Council fromtransport planners Scott Wilson Kirkpatrick hasidentified that it would be possible for certainparts of the Box Road to be closed, and trafficdiverted to other routes around and away fromthe town centre and onto the wider road net-work. Closing parts of the Box Road, or restrict-ing traffic movements along sections of it (by forexample reducing the width of sections of roador providing dedicated pedestrian crossingpoints at key locations), would allow improve-ments to be made for pedestrians and cyclists,and a design solution to be achieved whichwould improve the overall image and urbanquality of the centre and create significant devel-opment opportunities. It would also transfer traf-fic onto roads that can more satisfactorilyaccommodate it, away from the Town Centre andadjacent residential areas. The Council willensure that the design of any schemes on the

87


Housing accommodation will be permittedwithin the town centre subject to:

a) achieving a satisfactory living environment interms of the policies set down in Policy H12,H15 and H16;

b) the land not being committed or required foremployment, retail or other commercial usesthat should be located within the towncentre.

TC7 HOUSING DEVELOPMENT

Proposals to close Coach Central, WoodhouseCentral and Grange Central within the Box roadaround the shopping centre, or restrict trafficmovements within sections of it, will bepermitted, provided they demonstrate that:-

a) traffic can be diverted around the wider roadnetwork without causing serious congestion,noise, road safety hazards and pollution,especially within residential streets;

b) they enhance a high level of accessibility forpublic transport and protect public transportcorridors;

c) they improve accessibility for pedestriansand cyclists through the Town Centre;

d) they physically and visually integrate theshopping centre with the rest of the TownCentre, and

e) they improve the image and urban quality ofthe Centre.

TC8 TELFORD TOWN CENTRE BOX ROAD


EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

Box Road does not result in additional traffic ornoise pollution being directed into Hollinswoodand other nearby residential areas.

BUS ACCESS

6.2.29 The Council will work to examine opportunitiesto improve traffic flows in the Town Centre wherethis improves bus access. Moreover, during theplan period proposals for development thataffects the box road may well come forward. Oneof the functions of the Box Road is to provide fastand convenient access into the heart of the towncentre for buses and to achieve a good link intothe bus station. Although this system works wellit could be improved and the Council will seekto secure improvements as part of any compre-hensive development proposal. Within the TownCentre a number of opportunities for improve-ments to bus access / circulation can be identi-fied. However, these will largely depend on howthe centre continues to develop. Any modifica-tions to the Box Road must maintain and enhancelinks for buses into and through the town centre.

6.2.30 The establishment of a bus service linking thevarious parts of the Town Centre such as theshopping areas, leisure areas, business areas,car parks, railway station and bus station is seenas essential. This will draw together the rela-tively dispersed and varied land uses andimprove the functioning of the Town Centre. Aswell as making a contribution to the viability ofthe Town Centre, it will improve employmentand public transport opportunities. It is alsointended that the service will function as a parkand ride facility and contribute to reducing thenumber of vehicle movements in the Town Centre.

6.2.31 The Council will therefore seek to secure theprovision of this service and associated infra-structure in conjunction with the owners of exist-ing and new developments. The aim will be forthe service to access directly into key develop-ments, stopping at locations that provide themost convenient access for users. So far as theassociated infrastructure is concerned, the aim will

be to have high quality shelters and informationsystems. To maintain reliability it will be neces-sary for direct dedicated routes to be providedwhich avoid other traffic and reduce congestion.

6.2.32 As a priority, the creation of a contra flow buslane from bus station to St Quentin Gate andsignals at the corner of Grange Central and Coachcentral would be particularly helpful. The mea-sures to bring improvements to the bus networkmay be directly brought about by new develop-ment opportunities.

6.2.33 Access from the bus station into the shoppingmalls is reasonably good but very poor into otherparts of the Town Centre- notably the two leisureareas and the Town Park which can only bereached, when the shopping centre is closed,by circuitous routes involving underpasses orunofficial at-grade crossing points on the busybox road.

6.2.34 Redevelopment options for the town Centre maymean that the relocation of the bus station needsto be reconsidered. It is felt that it may be pos-sible to relocate the bus station and either main-tain or considerably improve linkages to theother parts of the shopping and leisure areas.Proposals would need to demonstrate that allaims are achieved if relocation is accepted.

PEDESTRIAN ACCESS

88


The Council will promote the completion of buspriority schemes within the Town Centre andwill safeguard the route of a proposed buspriority link between the bus station and StQuentin Gate.

TC10 TOWN CENTRE BUS PRIORITY

Proposals that would involve a change to orrelocation of, the bus station will only bepermitted where they retain the bus stationscurrent high level of accessibility for buses andretain and enhance current levels of pedestrianaccessibility.

TC11 BUS STATION ALTERATIONS

The Council will protect the line of all existingfootpaths and cycleways within the Town Centreand will secure the improvement and enhance-ment of the pedestrian and cycle routes identifiedon the Town Centre Inset Proposals Map

TC12 PEDESTRIAN AND CYCLIST ACCESS

When considering any development proposalsin the Town Centre the Council will seek tosafeguard and improve access for buses. It willalso seek to facilitate the establishment of ahigh quality dedicated bus service linking thevarious parts of the Town Centre.

TC9 BUS ACCESS


EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

6.2.35 It is important that the Town Centre is accessi-ble for pedestrians and cyclists. The extensivenetwork of footpaths and cycleways within thetown centre which link the centre to nearbyneighbourhoods and the rest of the town stillcontain a number of weak links and gaps. Fur-thermore many are poorly lit or otherwise noteasy or attractive to use. In particular the eveningand weekend closure of the shopping malls sev-ers important links which are crucial to the safeand efficient connections between the variouscomponent parts of the Town Centre such as busand railway stations and the leisure areas. Anumber of routes through the Town Centre areidentified as part of the footpath and cycle waynetwork on the Inset Proposals Map. In appro-priate cases, the Council will seek a contributiontowards improving existing/ providing new foot-paths and cycleways throughout the town centreas part of major developments. The Council willpromote and encourage the creation of secure,convenient and free cycle storage and parkingin the town centre

CAR PARKING

6.2.36 Ease of access to the Town Centre, and ease ofparking are major contributory factors in the suc-cess of Telford as a sub regional shopping cen-tre. As the Town Centre has grown there has beenincreasing pressure on existing parking spacesin the centre. During times of peak use of thecentre, problems are being experienced includ-ing a perceived lack of spaces (and their distri-bution) and parking in unauthorised areas andverges. Whilst the Council supports furtherdevelopment of the Town Centre, this must notbe allowed to occur without provision for theextra visitors that this will bring. An associatedissue is that there are few areas of land avail-able close to the Shopping Centre for majordevelopment opportunities except for the exist-ing car parks. It is therefore likely that at sometime during the Plan period, alternatives to cre-ating further areas of surface car parking willneed to be found.

6.2.37 The Council supports the principle in PPG13 thatparking requirements are kept to the opera-tional minimum and that alternatives to the carare provided. Other policies in this Plan demon-strate how the Council hopes to achieve areduced dependence on the car. Within TelfordTown Centre the Council will actively encouragealternative means of resolving parking prob-lems, including Park and Ride facilities andimproving facilities for public transport (poli-cies T5 to T8). However, it is accepted that addi-tional parking provision will need to be madeavailable, and subject to location and designcriteria, multi storey parking would be support-ed. Particular care will need to be taken wheremulti storey car park proposals affect, or areaffected by, changes to the Box (see policy TC8).


TOWNSCAPE AND BUILDING DESIGN

6.2.38 The Town Centre has developed rapidly and theresulting quality is mixed- varying on the onehand from many new modern office buildings

89


Development in the Town Centre should be of ahigh standard of design, which will be expectedto reflect the role of the centre as a focal pointfor the town, and as a sub-regional shoppingcentre. Particular regard will be paid to thefollowing criteria:

a) development shall enhance the quality andappearance of the area and shall be of anappropriate scale for the site, and the centreas a whole and relate positively to the maincorridors and focal points of the centre.

b) buildings should be appropriately located onthe site so that they reinforce and enhancethe townscape quality of the area and preventthe formation of characterless frontages.

c) development should enhance the roofscapeof the town centre and contribute to thecreation of a skyline that befits the centre asa focal point for the town.

d) the need to create a positive spatial qualityand sense of place with the surroundingbuildings. The opportunity to create positivepublic spaces and squares will be encouragedalong with the need to maximise conveniencefor pedestrians and the disabled.

The Gateway sites identified the Telford TownCentre Inset Plan will be expected to complywith the requirements of policy UD6.

TC14 TOWN CENTRE DESIGN

As Telford Town Centre continues to grow, theCouncil will permit the creation of multi storeycar parking subject to minimising their impacton residential areas and existing traffic flows,and strictly controlling their quality, design andlocation.

TC13 TELFORD TOWN CENTRE CARPARKING


EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

and higher quality buildings grouped aroundthe Civic Square to buildings of a more modestand functional standard. The rapid growth hascreated a number of problems with lay out andbuilding orientation. There are a lack of strongfocal points and comparatively few areas ofunique character and identity, and large expans-es of unattractive surface car parks. The Councilaims through control of new development toachieve buildings of better design quality andbuildings which make a contribution to the cre-ation of vistas, skyline, landmarks, and help createfocal point and sense of place. The aim is to rein-force the high quality and modern image of the

town centre. Weak and indifferent design mustnot be allowed to undermine this objective. TheCouncil will expect the highest standards ofarchitecture and urban design to be achieved.For these reasons, the Council will examine allproposals in the town centre very closely againstthe criteria set out in policy UD2, and all pro-posals on gateway sites against policy UD6.

OPEN SPACE/ LANDSCAPE PROTECTION6.2.39 Telford Town Centre is set within a high quality

landscaped environment. There are a numberof important views, gateways and entrancepoints that require special consideration.

90


Telford Square


6.2.40 Landscaping considerations are therefore inte-gral to any plans / proposals for the town centresfuture development

6.2.41 The landscape framework which defines the set-ting and character of the centre is structured onboth ‘natural’ elements such as the mounds andperimeter of the town park and on the morerecently made elements and features createdas part of the road and building programme forthe town centre. The extent to which new pro-posals will be allowed to encroach upon thislandscape network will depend on its value,location and function.

6.3 IMPLEMENTATION

6.3.1 The control of development and its appearancewill be implemented by the Council operatingits development control function.

6.3.2 Proposals for new development will be imple-mented largely by the private sector. Where pro-posals affect or influence the operation ofimportant infrastructure or facilities such as carparking, public transport, public open space,the Council will expect the developer to fund ordirectly carry out works, which compensate forany loss or disbenefit. This may include contri-butions towards car parks, access improve-ments, road and bus routes open space andlandscape enhancements.

91


When considering proposals for newdevelopment which encroach upon thelandscape links and structure identified in theTown Centre inset plan the Council will applythe following principles:

a) Landscaping elements that are importantbut not critical. These are defined on theproposals inset map. New development willbe allowed to encroach into these areas, butcareful design and layouts will be required tominimise loss and damage and it may benecessary to replace or compensate loss ofopen space and landscape damage.

b) Green Network. A number of the areas ofGreen Network identified within the towncentre are important, not only in their ownright, but also as areas of visual importancewhich are critical to the character of thetown centre, providing a backdrop to thedevelopment that takes place there. As wellas protecting these, the Council will seek toensure that views through to them areprotected as new development proposalscome forward. Proposals that fail toadequately respect these areas may not besupported.

TC15 LANDSCAPE PROTECTION


EDRIOV

Cross-Out

92


t ransport

transport

transport

transport

transport

transport

transport

transport

transport

transport

transport

transport

transport

7

7.1 INTRODUCTION

7.1.1 Good transport underpins Telford’s economicsuccess and is vital to the individuals’ quality oflife. The Plan appraises the present provisionfor access throughout the district and seeks tomaximise levels of access for all sections of society.There is a balance to find between the need toprotect and enhance the environment for all thecitizens of the District, and to provide for theneeds of growth and new development that arean important part of the District’s future. ThePlan also has to consider Telford’s dependencyon the car and how, in the light of local and globalenvironmental concerns, this can be reconciledwith a need to promote access within the districtfor those without cars. In doing these things, theCouncil is aware of the potential impact of Euro-pean, National and Local Transport Plan policies.1

7.1.2 The Council in July 1999 published its first LocalTransport Plan (LTP). This first Plan is a provisionaldocument and will form the basis for a strategic,5 year Plan, to be produced in July 2000 and there-after reviewed on an annual basis. The Trans-port policies in the Wrekin Local Plan must beread in conjunction with those of the current LTP.

7.2 THE STRATEGY

7.2.1 The strategy for transportation in the WrekinLocal Plan is based upon a number of key points:-

• The district will grow by approximately 25,000people up to 2006. In order to achieve employ-ment growth targets, 1,500 new jobs will needto be created in the district every year.

• the needs of those without access to a car andthe disabled, alongside the car borne.

• the need to introduce planning policies thatreduce peoples need to travel and depen-dence on the car.

7.2.2 Traffic is generally free moving throughoutTelford with comparatively low levels of conges-tion. This is widely perceived as being impor-tant for the present and future economy of thetown, in fulfilling its role as a balanced and selfsustaining growth point within the West Mid-lands region. Although this means that the area

of the town is significantly larger than most townsof equivalent population, and therefore jour-neys within the town are longer, this does notmean that levels of atmospheric pollution aretherefore proportionally greater2. Ensuring thatcongestion levels are controlled is therefore partof the strategy of this Plan.

7.2.3 However, this pattern of development makes itdifficult for public transport to operate effec-tively due to the overall low density of popula-tion and the spread of facilities. Car availabilityin certain areas of the town is low, particularly inone-car households where one member of thefamily uses the car for work. There is conse-quently a significant proportion of the popula-tion which relies on public transport for much ofthe day. The strategy must address how publictransport patronage in the town can be enhanced.New developments should be easily served bypublic transport and, where investment is beingmade in the road network, it should give a highpriority to public transport routes.

7.2.4 Furthermore, as Telford continues to grow therewill be particular pressure on areas of country-side around the Town, thus threatening to per-petuate the present pattern of developmentand further increase journey distances. The strat-egy for transport in the Plan therefore needs toreconcile these conflicting aims; ensuring thattraffic, particularly public transport, flows freelywhilst limiting the further spread of the town.

7.2.5 The strategy needs to improve the useage ofpublic transport, and to encourage develop-ments to be located and designed in such a waythat reduces the need for people to travel forwork, shopping and recreation. It also needs toconsider the needs of pedestrians and cyclists.

7.2.6 Newport and the Rural Areas face a number ofdifferent issues. Newport, as a traditional markettown at an important road junction (the A41 andA518) has witnessed both heavy congestionthrough its centre and significant investment torelieve this with the construction of first the A41by-pass and more recently the A518 by-pass. Itfaces a number of local traffic issues but the gen-eral approach of the strategy is nonethelessappropriate here. The Rural Areas face particular

93

Wrekin Local Plan 1995-2006 Access,Transport & Communication

2 There is also a strong link between free flowing traffic and CO2

emissions. Congestion is a major cause of increasing levels ofCO2, and therefore per kilometre travelled, CO2 emissions aremuch lower in Telford than in towns with comparable population.

1 The Plan needs to respond to a changing climate of opiniontowards the car, as recently highlighted by the Royal Commissionon Environmental Pollution.


pressure on existing local roads from both a moremobile population and from increasing develop-ment pressures. This pressure needs to be man-aged, and development in this area controlled.

7.2.7 The strategy therefore is as follows:-

• To locate developments to minimise theneed to travel.

• To improve facilities for pedestrians, cyclistsand users of public transport.

• To maintain the current low levels ofcongestion in Telford.

• To protect the character of the rural area andresist developments that would putpressure on the character of rural roads.

7.2.8 As a focus for this strategy, the Plan proposes thecreation of a “corridor of concentrated demand”in north Telford. This is an area in which a numberof measures are proposed to bring new housingand employment development, in conjunctionwith highway and footpath proposals into an areaof derelict land in the heart of Telford. The corridorarea for this policy has been chosen because ofboth its good development opportunities andits ideal location for public transport throughthe heart of the town, linking the Town Centre withOakengates and Wellington. In transport termsit offers significant opportunities to improvepublic transport provision in this area and pro-vide development sites that are accessible topublic transport, areas of work, recreational andshopping facilities. The extension of this con-cept to relate to the area covered by the Bus Pri-ority Route3 is addressed in the Provisional LTP.

7.2.9 The Plan is limited in its ability to achieve theseobjectives. Partly as a result of the legacy ofTelford Development Corporation, the vastmajority of land allocations required during thePlan period have already been made (84% ofhousing allocations and 88% of employment).The Council has no control over these and thislimits the influence that this Plan can have ontransport and mobility within Telford. However,this does not undermine the validity of thesepolicies. The Plan’s approach aims to set a newdirection for transport policy that can be builtupon as successive local plans are produced.


TRANSPORT MODES

7.3.1 Congestion is a major cause of increasing CO2

levels, and the Council is committed to main-taining the free flow of traffic around the District,particularly Telford. The policies for highwaysare based on this.

7.3.2 The Council has identified areas within the pri-ority road network of Telford where the greatestcongestion is either occurring now, or will do soduring the Plan period as sites that have alreadybeen allocated come forward for development.The Council will promote schemes that, whereappropriate, will give priority to public trans-port (Policy T3) to help reduce congestion, par-ticularly the above schemes listed in the policy.Developer contributions towards these schemeswill also be sought in appropriate cases.

7.3.3 Since the opening of the M54, Telford Town Cen-tre has become increasingly important as a focusfor business activity in Telford. There is a needto facilitate the maturing and continuing devel-opment of the Town Centre. A traffic manage-ment scheme for the Town Centre is beingdeveloped5.

94

Wrekin Local Plan 1995-2006Access,Transport & Communication

The Council will seek to undertake improvementsto the highway network, particularly wherethese will reduce unacceptable congestion andassist public transport. The following schemesin particular will be promoted 4:-

a) Apley Castle Roundabout

b) Ketley Brook Roundabout

c) Trench Lock Interchange

d) Haybridge Roundabout

e) Hollinsgate Roundabout

f) Hollinswood Interchange

g) Junction of Watling Street, Mill Bank (at the Cock Hotel), Wellington

h) Junction of Watling Street, Bennetts Bank,Haybridge Road and Arleston Lane (Bucks Head public house)

i) Beveley Roundabout

T1 HIGHWAY IMPROVEMENTS IN TELFORD

3 Identified as the Quality Bus Network in the Provisional LTP.4 The Provisional LTP contains further details of these proposed

schemes.

5 The Council is currently preparing an Urban Design Masterplanfor the Town Centre. This Plan will deal with all traffic and accessissues in the Centre.


EDRIOV

Cross-Out

EDRIOV

Cross-Out

7.3.4 One of Telford’s key advantages in attractinginvestment is its free flowing highway network.It is important for the present and future pros-perity and development of the Town that thissituation remains. Where new developmentthreatens to cause unacceptable levels of con-gestion to build up on the local road network,this development should either be prevented,encouraged to examine how it can reduce theamount of traffic that it generates, or required toprovide improvements to the highway network.Serious congestion of the road network beginsonce an RFC of 85% has been exceeded, and theCouncil will wish to examine all proposals whichwill result in an increase in traffic of 5% or morein any traffic stream to see whether they willcause the RFC of 85% to be exceeded.

7.3.5 Where measures to reduce traffic congestion arerequired by a new development, the Councilwill consider a wide range of measures includ-ing those that reduce reliance on the car. Pro-posals to improve public transport or pedestrianand cycling facilities will be encouraged as anappropriate alternative to further highwayinvestment, but only where it is clearly demon-strated that these measures would directlyreduce levels of car use generated by the newdevelopment. Furthermore, measures whichactively restrict the use of cars will also be con-sidered alongside these; for example, throughlimiting the number of parking spaces where thedevelopment lies adjacent to a good bus route.

7.3.6 The exception to this policy would be a devel-opment such as a stadium, which has extremebut very short-term peak flows (such as beforeand after matches). To require that such a devel-opment provide for such peak flows would beunrealistic and undesirable.

7.3.7 The approach taken by this policy is part of thePlan’s aim of keeping Telford’s priority road net-work freely flowing and promoting alternativeforms of transport to the car. The Council willpromote the use of “commuter plans”8 on devel-opments that are largely employment basedwhere these help to identify means by which carusage may be reduced

7.3.8 This Council supports the designation of theM54 and A5 as part of the “Trans European Net-work”(TEN)9 link between Holyhead and Har-wich, and will oppose measures that reduce theroad’s ability to fulfil this function. The M54presently takes large quantities of heavy goodsvehicles, some of which are bound for Holyheadand Ireland. Clearly the M54 is the only roadthrough Telford that can effectively perform thisfunction. It also performs an important functionas a vital part of the local road network, distrib-uting local traffic within Telford. The Council willresist measures that may take some traffic off theM54 and on to other, less suitable, roads withconsequent effects on noise and air pollution.The Council will, for example, oppose the intro-duction of electronic tolling on the motorway.

PUBLIC TRANSPORT

95


Measures to improve the quality and demandfor bus services within the bus priority network(Map 3, Appendix D) will be promoted. Inparticular, the Council will seek to implementthe following improvements:-

a) Within the “corridor of concentrated demand”(see policy T5), particularly along the old A5,

b) junction of King Street/ Victoria Road,Wellington (traffic island)

c) junction of Stadium Way/ Britannia Way,Hadley (traffic island)

d) Hills Lane to Sutton Hill (link bus lane)

e) Mill Bank/High Street, Wellington. (Buspriority measures)

f) Holmer Farm Way/Stirchley Interchange.

T3 BUS PRIORITY ROUTES10

Developments resulting in the ratio of flow tocapacity (RFC) exceeding 85%6 on any part ofthe priority road network7 (Map 2, Appendix D)will not be permitted unless the developer canincorporate measures to avoid this level beingexceeded. The design year shall be 10 yearsbeyond the proposed completion date andmedium growth factors (based on an averageof the 1989 National Road Traffic Forecast(NRTF) low and high growth factors) shall beused. This policy will apply where thedevelopment results in an increase in traffic of5% or more in any traffic stream.

T2 ROAD CONGESTION

6 A road with an RFC of 85% will experience heavy congestionwith stop-start conditions, delays of many minutes at junctionsand stop-start condition on link roads.

7 The Priority Road Network is identified as the Core TrafficNetwork in the Provisional LTP. Further analysis of the Core TrafficNetwork is being undertaken as part of the LTP process.

8 Commuter plans set targets for modes of travel to work andprovide the strategy for achieving them.

9 The TEN also includes the rail link to Holyhead which passesthrough Telford

10 Identified as the Quality Bus Network in the LTP


EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

7.3.9 As well as seeking to ensure that new develop-ment is accessible to public transport, it isimportant that any problems on existing busroutes are addressed. The Plan aims in the shortterm to halt the decline in patronage and overthe Plan period to increasing bus use in the net-work by 10%. Map 3 (Appendix D) identifies anetwork of bus priority routes. These routes arethe most well served by bus in Telford and arethe routes towards which the Council would wishto direct investment in public transport in thefirst instance. The Council will use every suit-able opportunity to promote improvements tothese routes where this may help promote buspatronage. This approach is fully in accordancewith the strategy of the Plan of directing invest-ment and development into locations wherethey can be served by a high quality public trans-port service (see also policies H6, T4 and T5).These improvements will include bus prioritymeasures, bus shelters and information improve-ments and service enhancements.

7.3.10 It should be noted that this list is not exhaus-tive, and the Council will bring forward othermeasures as necessary during the life of the Plan.Opportunities for improvements particularly inNewport High Street will be investigated. ThePlan also aims to support and strengthen publictransport services in the rural area by directingnew development, appropriate to that area, tolocate within or adjacent to suitable settlementsin the rural area (as defined in H9), which arecurrently served by public transport. The Coun-cil will consider a range of options for how thesemeasures may be achieved. Any schemes willbe put forward by the Council as part of a pack-age of wider measures in the Local TransportPlan. The Council will seek developer’s contri-butions towards these schemes in appropriatecases (Policy T22).

7.3.11 The Council wishes to ensure that new develop-ments reinforce existing public transport routeswherever possible. It is clearly desirable thathousing should be accessible to public trans-port, and shopping, food and drink and leisureuses, which are major trip generators, also needto be served by public transport.

7.3.12 A public transport route with a regular service isone which is served by at least one bus in eachdirection every 30 minutes during the day at thetime of application. The present pattern of ser-vices meeting these criteria is shown on Map 4(Appendix D). It should be noted that for largerdevelopments where this level of service is notcurrently met, it may be possible for the devel-oper in partnership with a bus operator to demon-strate that such a level of service would becomeviable upon completion of the development.

7.3.13 For a development to be “close to” a public trans-port route, it should be within 400 metres of abus route. This accords with policy H6 which givesa clear framework for considering all housingapplications for “windfall” sites (sites of less than1 hectare in Telford and 0.4 hectares in Newport).Policy H6 also states that where a housing site isless than half a mile from Telford Town Centre orone of Telford’s District Centres, it is consideredthat many people have a reasonable opportuni-ty to walk to the centre. Therefore the prerequi-site that a public transport alternative is availableis not essential. The exceptional circumstanceswhere the Council may wish to relax these crite-ria are identified in policy H7.

7.3.14 The location of retail and other uses within UseClasses A1 to A3 are controlled by policies in theShopping and Service Centres Chapter of thisPlan. In general, all of these uses, and leisure useswithin use class D2 should be located within town,district and local centres except in the excep-tional circumstances of retail warehouses and DIYstores (policy S3 in Shopping and Service Cen-

96


The following types of development must belocated close to an existing public transportroute with a regular service:-

a) housing developments on “windfall” sites ofover 0.4 hectares in Telford EXCEPT wherethe development is located less than 800metres (half a mile) from the Town Centre ora District Centre, or 400 metres (quarter of amile) from a local centre. This requirementwill be relaxed only in the exceptionalcircumstances outlined in policies H6 and H7.

b) food and drink premises (Use Class A3)

T4 DEVELOPMENT PRINCIPLES

c) leisure developments (Use Class D2).Proposals for major leisure developmentsaway from a public transport route will beconsidered if the applicant can demonstratethat the development will be made highlyaccessible by public transport.

An exception to this policy is all developmentapproved under policy S9. Furthermore, allretail developments (within Use Class A1)approved under policy S3 must be capable ofbeing served by public transport routes.


tres Chapter). In such cases, and in the case ofmajor leisure developments, the applicant willneed to demonstrate that the development willbe made highly accessible by public transport.

7.3.15 In the case of food and drink outlets (Use ClassOrder A3) outside of the retail hierarchy (policyS26), applicants will need to demonstrate thattheir development, as well as fulfilling the crite-ria of the policy, can either be served by an exist-ing public transport service or, will generatedemand sufficient to make the new develop-ment highly accessible by a new public trans-port service. Public transport requirementsrelating to employment development are con-sidered in policy E4.

7.3.16 Within the defined corridors of concentrateddemand (CCD’s), the Council is seeking to pro-vide development opportunities in an environ-ment in which public transport opportunitiesare given a high priority, and thereby a higherproportion of public transport trips are achieved.

7.3.17 The “corridor” in north Telford broadly followsthe Holyhead Road (the line of the old A5, nowthe B5061) between Wellington and the TownCentre. This corridor is already well served bypublic transport and links Wellington and Oak-engates District Centres with the Town Centre,the three Telford railway stations, employment,educational and recreational facilities. A numberof key housing and employment allocations havebeen directed into this area at East Ketley andat the Grooms in Wellington. It is critical that the

design of these is such that they make the useof public transport attractive and viable. Fur-thermore, the Council will seek, through part-nership with the bus operators, to promoteinvestment in this corridor in order to create areal alternative to the car. It is important thattraffic movements along the corridor are con-trolled and that buses are given free movementalong it. Road improvements are required whichwhilst not creating congestion, will nonethelessgive buses a clear priority.

7.3.18 The central Telford “corridor” runs from the TownCentre along West Centre Way towards Lawley.This corridor differs from the northern corridorin that it passes through a major new develop-ment area within the Town and provides a highquality service linking the Central Station, shop-ping centre and retail park. Land on either sideof the route is committed for housing andemployment development and is mostly ownedby English Partnership. In deciding planningapplications, and in its role as a consultee on alldetailed proposals for development on com-mitted land that is owned by EP, the Council willencourage forms of development that meets theaims of the corridor noted in the above policy.

7.3.19 The extension of CCD concept to relate to thearea covered by the Bus Priority Route11 isaddressed in the LTP.

7.3.20 Within the corridors, the Council will promotehousing development that is of a higher thanaverage density. This should not be equatedwith any dilution of the Council’s policies ongood design. It is particularly important that anattractive living environment is created whichencourages people to live in these areas, andparticularly to make use of the footpaths, cycle-ways and public transport links which will be anintegral design consideration in any develop-ment if the aim of this policy is to succeed. Allaspects of policy UD2 will be strictly followed.

97


Within Telford, the Council will create two“corridors of concentrated demand” (Map 1,Appendix D) in:-

i) north Telford, between the Town Centre andWellington, passing through Oakengates,

ii) central Telford, linking the Town Centre andLawley

Where the Council permits development alongthese corridors, this should comply with allother relevant policies of the Plan andfurthermore meet the following criteria:-

a) housing layouts should be generally of ahigher than average density,

b) footpaths and cycleways should be providedbetween new developments and main publictransport routes,

c) development layouts should whereverpossible allow for bus access into them.

T5 PUBLIC TRANSPORT CORRIDORS

Planning applications for proposals which makethe bus stations throughout the District lessaccessible to pedestrians will be refused. TheCouncil will seek to implement proposals thatmake the bus stations more accessible topedestrians and attractive and safe to use.

T6 BUS STATIONS

11 Identified as the Quality Bus Net work in the Provisional LTP.


EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

7.3.21 All developments affecting bus stations will becritically examined and their impact upon a busstation will be a material consideration in deter-mining a planning application. In particular, theCouncil will wish to see how proposals improvepedestrian links between a bus station and therest of the Town and how they contribute towardscreating an attractive and safe environment in and around the bus station. There may alsobe instances where, as new areas of Telford aredeveloped and existing areas expanded, theneed for further bus stations is identified. Wherethis occurs, the Council will promote the estab-lishment of a bus station to serve the local communities.

7.3.22 The train has an important role to play in pro-viding links with the rest of the West Midlandsregion and beyond. The Council is strongly com-mitted to maintaining and improving rail ser-vices for the benefit of residents and businessesin the district. It will support schemes and initiatives nationally, regionally and within thedistrict that helps achieve this. To this end theCouncil has worked, and will continue to work,with EP and Railtrack to implement localschemes. The proposals include car-parkingfacilities at Oakengates station. The principlebehind this is that it provides a waiting and turn-ing area where car drivers can drop and pick uppassengers safely and conveniently.

7.3.23 At a national and regional level, the Council will continue to lobby for investment in the railnetwork locally and nationally which willimprove rail services into and through Telford.In particular, the Council will strongly supportmeasures that will strengthen Telford’s positionwithin the rail network. These include the des-ignation of the rail line as part of the Trans Euro-pean Network (TEN), improvements to the westcoast main line, electrification of the Wolver-hampton to Shrewsbury line and the improve-ment of direct services between Telford andLondon.

7.3.24 Telford’s industrial heritage has left a network ofrail lines (as shown on the Proposals Map), manyof which are closed and the tracks removed. Inmany instances their routes are still clearlymarked and in some instances available to thepublic as footpaths. The Council will continue toprotect these rail corridors from development(many have been defined as part of the GreenNetwork) to secure their long term future astransport corridors with the potential for re-useat some future date for rail/rapid transport ser-vices. Proposals that do not respect this will beresisted. In particular, it is important that the railline through Telford to the Ironbridge Power Sta-tion is maintained. This will both help ensurethat in the long term the power station can besupplied by rail and retain the opportunity thatin the future a greater tourism use may be foundfor the line bringing visitors into the Gorge.

98


Proposals which will improve the quality anddemand for train services in the District will beencouraged. In particular, the Council will seekto implement the following improvements :

a) a Park and Ride Service to BirminghamNew Street based on Telford Central Station.

b) the allocation of land for a ‘commuter’ carpark and the provision of safe and securecycle parking to the north side of WellingtonStation.

c) car parking facilities and the provision ofsafe and secure cycle parking at Oakengates.

T7 TRAINS AND RAIL COMMUNICATIONS

The Council will not permit development onexisting rail corridors within the district

T8 RAIL CORRIDORS

The Town Centre Bus Station


EDRIOV

Cross-Out

EDRIOV

Cross-Out

CYCLING, WALKING AND HORSERIDING

7.3.25 With nearly 70% of all trips nationally being lessthan 5 km (3 miles) and 20% being less than 0.8km (1/2 mile), cycling and walking offer a con-siderable opportunity for an alternative meansof travel to the car. Recent research has high-lighted the serious implications for air qualityand health that arise from the increasing trendsin car use. It is therefore vital that the Plan pro-motes opportunities for walking and cyclingthrough the creation of a network that is safe andeasy to use. The creation of such a network wouldencourage walking and cycling as both a func-tional and leisure pursuit. It is the aim of thepolicies in this plan that by 2006 at least 10% ofjourneys are undertaken on foot or by cycle andthat car journeys to school are reduced by 20%.

7.3.26 Through the Plan period the Council will seek toimplement a two tier network of footpaths andcycleways in Telford as shown on Map 5 (Appen-dix D). The primary route network is the princi-pal network of footpath and cycle routes servingTelford, and passes through, or close to, all ofthe major shopping, residential and employ-ment areas of the town. The secondary networklinks local areas of the town with the primarynetwork. The network involves a number of pur-pose built segregated footpath/cycleways andalso a number of suitable minor local roads.

7.3.27 It is important that the network is protected andopportunities to improve it are taken. It is also

important that it is seen as town-wide and notjust as a series of local routes. However, thereare several areas within and adjoining the net-work which will be particularly important:-

• Within the Town Centre and District Centres.These areas form hubs within the networkwhere the needs of pedestrians and cyclistsmust be given a high priority. In particular,routes to bus and rail stations need to be safe-guarded and improved.

• Routes to schools must be protected andimproved, particularly with regard to person-al safety when these routes mix with traffic.

• Links into rural areas. The primary and sec-ondary network is confined within the built uparea of Telford. However, it is important thatlinks into Rural Areas are provided, both tolink with leisure facilities such as golf coursesand equestrian uses, and as a leisure resourcein their own right.

• The Severn Gorge : The Silkin Way links theSevern Gorge and the Town Centre. This routeforms part of the Sustrans National Networkand is to be upgraded. The Provisional LTPsets out a strategy for improving walking andcycling facilities in the Gorge.

7.3.28 New developments within the Town, particular-ly major new development areas (such as EastKetley), have a key role to play in implementingthe network. The role of the contribution thatdevelopers can play in providing new footpathsand cycleways is considered more fully in policyT22 below.

7.3.29 Throughout the District, the Council will requirethat new footpaths and cycleways be construct-ed to a high standard appropriate to their area,so that routes are safe and attractive to use. Fur-thermore, the Council will promote measuresthat increase the use of footpaths and cycle-ways. In particular, the Council will promote:-

• improvements to the existing footpath andcycleway network,

• schemes to improve signing on the Districtsfootpath and cycleway network,

• the provision of cycle parking and other sup-porting facilities in major employment andleisure developments and in Town, Districtand local shopping centres and at all publictransport interchanges, and

• greater information about available footpathsand cycleways.

99


Throughout the District, the Council will requirethat new footpaths and cycleways areconstructed to a high standard. Within Telford,the Council will safeguard the lines of theprimary and secondary footpath and cyclewaynetwork shown on Map 5 (Appendix D). Newdevelopments will be required to respect thenetwork and provide new links into it, asappropriate. The Council will seek to implementthe network in the Plan period.

The Council will require developers to providecycle parking spaces to the standard set out inAppendix B. Additionally, all new employmentdevelopments will be encouraged to provideshowering facilities for cyclists.

Throughout the District, in determining planningapplications, the Council will protect existingbridleways and, in appropriate circumstances,seek to provide new links.

T9 THE FOOTPATH, CYCLEWAY ANDBRIDLEWAY NETWORK


EDRIOV

Cross-Out

EDRIOV

Cross-Out

7.3.30 The network of public rights of way and informalfootpaths, which cross the District, fulfil a valu-able functional and leisure role for residentsand visitors alike. Throughout the District, butparticularly within Telford, the design of manyroutes is a reason for why they are not well usedtoday. All new footpaths and cycleways shouldbe constructed to a high standard appropriateto their area. For example, in urban areas, theyshould be well lit, run close to housing wherepossible and avoid passing through areas thatare heavily vegetated or may otherwise be athreatening environment. New routes shouldavoid underpasses, wherever possible, andwhere opportunities arise, alternative crossingpoints should be created and existing under-passes filled in. Opportunities to improve exist-ing footpaths should also be taken wherepossible. In appropriate circumstances, theCouncil would wish to see footpaths brought upto the standard of cycleways. The differing needsof both pedestrian and cyclist will be taken into account in proposals to improve or extend

the networks. Where existing links are incorpo-rated into development areas, they should bedesigned as an integral feature of the develop-ment, and not as metre wide paths enclosed byclose board fencing. The principles of “Securedby Design”12 should be followed, in all theseproposals.

7.3.31 As part of its commitment to increasing cycling,particularly cycling to work, the Council willrequire that certain types of development pro-vide facilities for cyclists. This is most clearlyseen in the cycle parking standards containedin Appendix B. However, in order to encouragecycling to work, it is realised that employersneed to create an environment where cyclingbecomes a practical option for employees.Accessible showering facilities are seen as a keyelement to this. These will be sought on all newemployment developments.

100


The Silkin Way

12 Secured by Design: Midlands Region Senior Crime PreventionOfficers Conference.


7.3.32 There are a number of bridleways in the District,particularly along the western fringe of Telfordand to the north east of the town. However, fewexist within Telford or in the wider rural area.Many of these bridleways exist as short stretches,not linking with each other to form longer or cir-cular routes. Furthermore, many do not have thebenefit of statutory protection.

7.3.33 It is desirable that both of these situations areimproved. The Council undertakes a continuousreview of bridleways in the District and is press-ing for statutory protection for all of the District’sbridleways. In determining planning applica-tions, existing routes will be protected. TheCouncil will also seek to make the network morecomprehensive by identifying and providingnew lengths of bridleway in accordance with astrategy which the Council will prepare. Devel-oper contributions may be sought towards thisin appropriate cases.

7.3.34 There are a number of disused canals within theDistrict and the Council will seek to bring theseback into use for footpath and/or bridle/cycle-way routes. The Council will work with otheragencies, and seek contributions from develop-ers in appropriate cases, to secure improve-ments to these routes. Already, improvementsto the footpath along the disused Trench branchof the Shropshire Union Canal have beensecured through developers’ contributions andwork from EP. Their retention may also be ben-eficial in the future to help accommodate “envi-ronmentally friendly” transport routes.

MOTORISED TWO WHEELERS7.3.35 Although they are not generally considered as

an alternative mode, motorised two wheelersare attractive in terms of road space and fueland offer a more environmentally friendly alter-native to the car for short and medium lengthjourneys. To promote this, the parking needs ofusers will be assessed and appropriate stan-dards defined, in the meantime the parkingneeds of motorised two wheelers will beassessed on their merits. During the Plan peri-od, the Council will examine how the use ofmotorised two wheelers can be encouraged andintroduce measures to achieve this.

7.3.36 The Council is supporting the SUSTRANSNational Cycle Network. These leisure routeswill link Telford to Shrewsbury via Ironbridgeand to the Peak District via Newport. The routesinclude minor roads, some existing cycleways(including parts of the Silkin Way), and someproposed new links, some of which have are stillbeing discussed. It is recognised that in imple-menting long distance routes there may be aconflict with other vehicular routes and the Coun-cil will seek to resolve potential conflicts wherethese arise. The Council will support initiativesto see this link achieved, including obtaininggrants through bodies such as the CountrysideAgency and the European Regional Develop-ment Fund, and developers’ contributions inappropriate cases. The line of the route, as faras has been determined at present, is shown inMap 5 (Appendix D). Further work to update thePrimary and Secondary Footpath/cycle Networkis being undertaken as part of the LTP process.

AIR TRANSPORT

7.3.37 It is recognised by the Government that region-al airports offer the opportunity to fly withoutthe need for long surface journeys, and localauthorities are required to consider the contri-bution that aviation facilities can make to theeconomy of the local area and region. As a grow-ing focus for investment and with important busi-ness connections into Europe, Telford may havedemand for an air facility during the period of thePlan. In considering any proposals for aviationfacilities, the Council will carefully consider allof the above issues, bearing mind other policiesof the Plan, and the environmental impact ofopening a new air facility in Telford. The benefits

101


The Council will safeguard the route of a longdistance “family cycle route” through the District.

T10 LONG DISTANCE LEISURE ROUTES

The Council will permit the development ofaviation facilities provided that:-

a) the facility fulfils a demonstrable need andbenefit to the District’s economy,

b) that there are no alternative appropriatefacilities available at existing airports withina reasonable distance,

c) the facility can be justified in terms of itsenvironmental impact both locally andregionally, particularly in terms of airpollution, noise and loss of land which isimportant for its agricultural, ecological orlandscape value,

d) surface access to the facility can beprovided in accordance with other policies ofthis Plan.

T11 AVIATION FACILITIES


EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

to the District of having its own airport must beweighed against the wider impact upon the envi-ronment of encouraging air travel.

7.3.38 The Council supports improved rail links withBirmingham that will strengthen links betweenTelford and Birmingham International Airport.An applicant proposing an air facility will needto demonstrate that there is sufficient demandfrom the business community, and that both ineconomic and environmental terms, there is abenefit to encouraging flights directly to Telford.Also, the applicant will need to demonstratethat the facility is acceptable in accordance withthe Council’s policies on noise sensitive devel-opment. A full impact assessment will berequired in conjunction with any proposal. TheCouncil will not encourage the development offacilities for recreational flying in the district.

DISTRICT WIDE TRANSPORTISSUES

FREIGHT

7.3.39 Except for coal to Ironbridge Power Station, allgoods are moved in and out of Telford by lorry.The highway network in Telford is such that prob-lems created by HGV’s are relatively few. How-ever, survey evidence points to a demand for alorry park close to the M54 and the identifica-tion of a site that is suitable for this would besupported. A site has been allocated at the Cas-tle Farm Interchange that lies within BridgnorthDistrict for a Motorway Service Area that couldinclude a lorry park13. This site may be appro-priate for this use; however should a suitableproposal not come forward, the Council will seeka site within the Telford & Wrekin boundaries.

7.3.40 Currently, within the District, coal deliveries toIronbridge Power Station are the only goodsmoved by rail. This compares unfavourably withthe national situation where 10% of tonne-kmsare moved by rail. With Government guidanceencouraging local authorities to seek alterna-tives to road for freight movements, and recentchanges in the infrastructure and managementof the rail network, it is appropriate for the Coun-cil to consider the potential for encouraging railfreight in the District.

7.3.41 A survey of businesses in Telford and Shrop-shire has suggested that 23% of businesses wouldconsider a full or partial transfer of freight to railif suitable facilities existed locally. The nearestrail freight terminals are those at Landor Streetin Birmingham and Bescot in Walsall which canonly be accessed through a very congested roadnetwork. The terminal at Hams Hall is 46 milesfrom Telford. A feasibility study into the poten-tial for a rail freight terminal in Telford has con-cluded that a modest facility comprising of asiding with a maximum length of 400 metres,handling conventional wagons with warehous-ing facilities is appropriate for Telford at the pre-sent time.

7.3.42 A 3.2 hectare site has been identified at Hales-field, as is shown on the Proposals Map. Roadaccess to the site is from within Halesfield, fromwhere direct connections to the rest of Telfordand the M54 can be made. Rail access is provid-ed directly from the branch line to the powerstation which links directly to the main Shrews-bury to Wolverhampton rail line. Although avail-able for use as a rail freight terminal, this site issuitable for a range of other industrial uses. It isthe Council’s preference to develop the site asa rail freight terminal during the Plan period.However, should a commercial operator not bewilling to invest within the Plan period up to2006, then the policy would be reviewed afterthat time. If an alternative facility is establishedin the Town then this requirement will beremoved and the land used for a generalemployment use.

102


Proposals for a lorry park will be supportedprovided that:-

a) they are accessible to the M54 motorwayand Telford’s primary road network,

b) they comply with all of the environmentalhealth policies of this Plan,

c) the impact of the site on the landscapedsetting of Telford and on any residentialdevelopment in the vicinity of the site isacceptable.

T12 MOVEMENT OF FREIGHT BY ROAD

A site at Halesfield is allocated for a rail freightterminal to be developed over the Plan period.Further proposals for rail freight facilities will besupported subject to their satisfying all relevantpolicies of the Plan.

T13 PROVISION OF A RAIL FREIGHTTERMINAL

13 Bridgnorth District Local Plan, adopted September 1994. PolicySHIF9 refers.


EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

PARKING

7.3.43 Usually, the Council will require that developersprovide on site parking based on the parkingstandards set out in Appendix B of this Plan.However, there are areas within the Districtwhere in order to allow development to pro-ceed and to control the supply of PNR (privatenon residential) spaces, it is both necessary anddesirable to have a flexible approach to thethese standards. In areas such as the DistrictCentres of Telford, Newport centre and Iron-bridge there may be at a very local level anample supply of communal parking. There willbe circumstances where, if an applicant candemonstrate to the satisfaction of the Councilthat there is sufficient existing parking availablein the immediate locality of the proposed devel-opment, the normal parking standards may berelaxed. The circumstances where this may beappropriate are outlined in Appendix B. TheCouncil will oppose any attempt to exceed theparking standards in all circumstances unlessthere are safety or potential nuisance problemsthat dictate otherwise.

7.3.44 In other situations, commuted parking chargesor other means may be a more appropriate means

of addressing the need for parking provision.Within Town and District Centres where addi-tional parking is required, the presumption willbe in favour of providing minimal levels of on-site parking (only that which is for operationalpurposes) and making up the balance with com-munal parking spaces where possible. However,there may also be housing schemes that for goodplanning reasons are required to provide park-ing but cannot do so immediately on site. In allsuch cases, commuted sums may also be agreed(also see policy T23 below).

7.3.45 The Council will look for opportunities to devel-op housing schemes which are designed specif-ically for households with low (or no) carownership in appropriate areas. This is current-ly being explored with other authorities who arepromoting similar initiatives. Such a scheme maybe appropriate, for example, within one of theCorridors of Concentrated Demand (policy T5).

7.3.46 During the Plan period, the Council will contin-ue to promote schemes within Telford town cen-tre, Newport town centre and District Centreswithin Telford, which improve access to publictransport. There may be occasions where theCouncil is prepared to accept a capital contri-bution towards an identified public transportscheme in place of a contribution towards fur-ther parking spaces, where it is clearly demon-strated that such measures would directlyreduce levels of car use generated by the newdevelopment and where this would promote theuse of public transport.

103


The Council will require new developments,and expansions to existing uses, to provideparking and servicing on site in accordancewith the parking standards set out in AppendixB of this Plan. However, in Town and DistrictCentres and in situations where it would bedifficult or undesirable to provide parking withinthe curtilage of new development, the Councilmay relax, in appropriate circumstances, theimposition of parking standards in the followingcircumstances:-

a) where an appropriate capital contributiontowards the provision of the requirednumber of spaces near to the site is madeby the developer, OR

b) where, in situations the Council hasidentified schemes to make public transportmore accessible, an appropriate capitalcontribution is made towards suchimprovements, OR

c) where the applicant can demonstrate to thesatisfaction of the Council that there issufficient other parking available in theimmediate vicinity of the proposal. This willonly be considered within the district centresof Telford, Newport centre and Ironbridge.

T14 PARKING, SERVICING AND COMMUTED PARKING PAYMENTS

Proposals for new vehicle refuelling stations orextensions to existing stations will be determinedin relation to their road traffic impact andenvironmental impact. The Council will resistproposals for petrol filling stations outside ofTelford and Newport unless there is a clearevidence of need.

T15 VEHICLE REFUELLING STATIONS

Within Telford and Newport, the Council will notpermit new vehicle refuelling stations withinresidential areas and Conservation Areas.Extensions and refurbishments to existing fillingstations will be acceptable where this wouldlead to a net improvement in the amenity orenvironment of an adjacent area.

T16 VEHICLE REFUELLING STATIONS IN RESIDENTIAL AREAS


EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

7.3.47 Petrol filling stations are largely urban in char-acter and scale and are not appropriate in opencountryside or within village environmentsunless there is an overriding need for one. With-in the urban areas of Telford and Newport, themajor concern is the location in relation to resi-dential areas and sensitive environments with-in the Green Network. Within Newport there hasbeen pressure for a petrol filling station alongthe by-pass. This demand has been met by theapproval of the application alongside the A41 on the eastern side of the town. Locationsfor stations within the Conservation Areas willbe unacceptable. Elsewhere the Council willimpose conditions designed to limit the impacton residential amenity and the environment.

7.3.48 Refurbishments and extensions can provideopportunities to improve unsatisfactory devel-opments. All applications for extensions andrefurbishments will need to demonstrate howthey can improve presently unsatisfactory facil-ities, particularly in terms of operating practice,landscaping, design and layout.

TRAFFIC CALMING

7.3.49 The Council recognises the importance of ensur-ing that guidance is given to ensure that gooddesign principles are established at the outsetof any scheme. In doing this, it acknowledgesthat it is important that there is a “total” approachto the design of buildings and areas. Thisapproach encompasses issues of urban design,highway, public transport and pedestrian needstogether. Roads, communal and private parking

104


Development proposals will be expected todemonstrate that they have incorporated a“total” approach to all issues relating to accessand movement in residential areas. Inparticular, as part of this approach:-

a) traffic calming schemes should beimplemented on an “area wide” basis, and

b) all residential access and lower order roadswill be required to be designed to limitspeed to 20 mph or less.

T17 ACCESS AND MOVEMENT INRESIDENTIAL AREAS

Traffic calming measures in Woodside


EDRIOV

Cross-Out

EDRIOV

Cross-Out

areas and footpaths are integral parts of thedesign of any development and should beaddressed together. Good design can help over-come problems with access, traffic and pedes-trian movement and parking problems. It is onlyby ensuring that such a “total” approach is adopt-ed on all schemes from the outset, that many ofthe policies contained in this Plan will be effec-tively achieved.

7.3.50 A particularly important aspect of this approachis the need to reduce traffic speeds in residen-tial areas. Designing residential access and lowerorder roads to limit speeds to 20 mph or lesswill help to meet the Government’s own targetsof reducing traffic accidents in urban areas.

7.3.51 Telford contains a number of large residentialdevelopments and a number of existing “massproduced” bland housing estates where littleconsideration has been given to issues otherthan access and parking. The Council is prepar-ing a new design guide incorporating the advicegiven in Places Streets and Movement: A Com-panion Guide to Design Bulletin No. 32. This“code of good practice” will be prepared in dis-cussion with other groups including EP. Devel-opers will need to demonstrate that the design oftheir estate roads complies with the principlesof this Design Guide. It is intended that the guid-ance will supplement Policy T17 by giving adviceon how it can be implemented. It will include :-

• Clarifying the appropriate uses and limits forprivate drives and private parking areas/courtsAND ensuring arrangements are made at theplanning stage to provide for their future main-tenance.

• Specifying layouts to minimise overall traveldistances within the development.

• Inclusion of cycle ways OR roads suitable forcycles.

• Information on how a site should be served bypublic transport. This should include footpathand cycleway links to public transport facilities.

7.3.52 All the above guidance should be in accordancewith the principles contained in ‘Secured ByDesign’14. This concept aims to introduce secu-rity at the planning stage for any new or refur-bished residential and commercial development.

7.3.53 Local traffic management and traffic calmingschemes are usually supported in principle bylocal people but their implementation oftencauses alarm from some users, particularly the

emergency services, bus operators and the dis-abled. The Council favours the use of traffic calm-ing schemes but does not favour the previousad hoc approach towards such measures. Localtraffic calming exercises often have some limit-ed benefits, but only shift the problem into anadjacent street or area. An area wide approachwill ensure that areas are considered as a wholeand that a wide range of appropriate traffic man-agement measures can be used to improve envi-ronmental quality and road safety. Measures toenhance the street environment and improveroad safety will be considered for sensitive loca-tions, such as near schools and hospitals.

7.3.54 The Council will seek to implement this policy ina variety of ways, including seeking planningobligations with developers in appropriate cir-cumstances (see policy T22).

DISABLED ACCESS

7.3.55 Easy access to all developments, particularlythose facilities which will be visited by mem-bers of the public, such as shops, parks, libraries,recreation facilities and public toilets, are anintegral component of a more accessible envi-ronment not only for people with disabilitiesbut also other people such as parents, with smallchildren and the elderly. In improving generallevels of accessibility, it is important that:-

• access into facilities themselves is suitable• their location around the District relates to

the distribution of the residential populationin order to minimise journey lengths andincrease general accessibility, and

• access to existing facilities is improved.

7.3.56 All applications for new build, alterations, exten-sions and changes of use of all non domesticbuildings and publicly accessible amenities willbe required to demonstrate the integration offacilities to enable disabled people to achieve

105


In relation to proposals for shopping,employment, leisure, recreation and communitydevelopments within the District, the Councilwill ensure that new facilities are designed tobe accessible to people with disabilities.

T18 ACCESS FOR PEOPLE WITHDISABILITIES

14 Secured by Design: Midlands Region Senior Crime PreventionOfficers Conference.


EDRIOV

Cross-Out

EDRIOV

Cross-Out

safe and independent access in common withother members of the general public, wherepracticable and reasonable.

7.3.57 The Council will seek to achieve this, where pos-sible, particularly on land that it owns. The abovepolicy covers all developments except housingproposals (Policy H12). In relation to proposalsfor shops, the Council will be particularly con-cerned that shop fronts and ATM cash machinesare designed to be accessible by everyone.

7.3.58 The ability to gain access to and enjoy the country-side and Green Network in Telford is an essentialcomponent of mobility16. The provision of ade-quately designed and maintained footpaths canhelp achieve access for people with disabilitiesas well as other members of the community, suchas the elderly and people with children in buggiesand prams. As well as ensuring that new facilitiesare designed to provide for these needs, the Coun-cil will also encourage improvements to existingfacilities, including those in its ownership.

7.3.59 Existing local attractions have been successfulin generating visits from large numbers oftourists, including disabled persons and,increasingly, many elderly people. A consider-able proportion of the elderly has a physicalimpairment. It is, therefore, essential to caterspecifically for their needs if growth in this sec-tor of the Districts economy is to continue and

that elderly and other visitors with disabilitiesare to continue to enjoy visiting the area17.

LOCAL TRANSPORT ANDCOMMUNICATIONS ISSUES

7.3.60 Elsewhere in the Plan are specific references totransport measures in different areas of the Dis-trict. In particular, policies for Telford town cen-tre (TC8 on the Box Road, TC9-11 on bus accessand the bus station, TC12 on pedestrian accessand TC13 on car parking).

NEWPORT7.3.61 The Council, working with Newport Town Coun-

cil and other local organisations, has identifiedan area within central Newport within which anumber of traffic management and environmen-tal improvements will be considered. A numberof issues are being examined here, includingthe continuing use of the High Street by throughtraffic, how the High Street may appear and func-tion without through traffic and the role of adjoin-ing residential roads. Whilst it is too early toidentify a preferred strategy, at present a reduc-tion of through traffic in the Town Centre isdesired, together with greater access for pedes-trians. The Council will examine a range of meansfor achieving these improvements, including theLocal Transport Plan and English Heritage Part-nership grants.

7.3.62 Traffic in rural areas is predicted to grow by upto 4 times by 2025 and the ability of minor ruralroads to absorb this is very limited. The ruralareas of Telford & Wrekin are characterised bymany unimproved lanes that are unsuitable for

106


In order to ensure that people with disabilitieshave an equal opportunity to enjoy thecountryside and tourism opportunities withinthe District, the Council will:-

a) encourage the development and maintenanceof a network of footpaths within urban areas,out to and within the countryside, that,wherever practicable, are accessible topeople with disabilities. This will particularlybe the case where there is no footpathavailable adjacent to the highway.

b) ensure that any new development15,including residential accommodation,created with the intention of encouragingtourism will provide, wherever practicable,suitable access for people with disabilities.

T19 DISABLED ACCESS TO THECOUNTRYSIDE AND TOURISM

In approving any development outside ofTelford and Newport, the Council will protectthe character of rural roads, particularly narrowunclassified roads and those with features suchas hedgerows that are important to the visualcharacter of the open countryside. Approval willnot be given for development that cannot beserved by a classified road unless the applicantcan demonstrate either:-

a) that the volume of traffic that will begenerated by the development will be suchthat the existing rural roads can satisfactorilyaccommodate it, OR

b) that highway improvements can beimplemented which overcome capacityproblems on the highway without detrimentto the character of the rural area.

T20 DEVELOPMENT IN RURAL AREAS

15 As defined in the Town & Country Planning Act 199016 Countryside Commission Advisory Notes No.15: Informal

Countryside Recreation for Disabled People17 Tourism for All: Providing Accessible Accomodation. J.Penton

English Tourism Board.


EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

additional traffic. They are, however, crucial tothe character of the countryside and an impor-tant recreational resource in their own right. It isvery difficult to generalise on those circum-stances where development away from classi-fied roads would be permitted. Someunclassified roads are very narrow and allowingdevelopments that would add further trafficwould damage edges and hedgerows; otherunclassified roads could comfortably accommo-date two way traffic. All such applications willtherefore be treated on their merits, bearing inmind the need to preserve the character andenvironment of the rural area, including theeffect of increasing traffic on local residents.

7.3.63 There is pressure for more and higher masts inthe District, both because the area has a relative-ly concentrated population and because thereare high points such as The Wrekin that can beused to relay signals to the rest of Shropshire andbeyond. These proposals often have the greatestimpact on the landscape of the District. However,they are important in attracting business to theDistrict. Furthermore, their provision can helpreduce the need to travel to work by allowinggreater flexibility of working practices that, forexample permits more people to work from home.

7.3.64 It is recognised that proposed locations will beconstrained by technical considerations. Appli-cants must therefore show that they have con-sidered all reasonable ways of minimising theproposal’s impact on the surrounding area.

7.3.65 The Wrekin and Ercall Hills are Areas of Out-standing Natural Beauty, and as such are “des-ignated areas”, protected by policy OL2. Theapplication of this policy will be important indetermining any planning applications fortelecommunications development in this area.

7.4 IMPLEMENTATION

ROAD, PUBLIC TRANSPORT ANDTRAFFIC MANAGEMENT SCHEMES

7.4.1 The Council will promote schemes for improv-ing the town’s transport infrastructure which mayinclude highway improvements, new roadschemes, public transport measures, footpaths,cycleways and traffic calming initiatives wherethese support the aims of the Plan, through allavailable means. This will include bids to DETRthrough its Local Transport Plan and throughother sources of revenue such as urban regen-eration bids through English Partnerships andthe Single Regeneration Budget.

7.4.2 The Council will promote all of the policies out-lined in this chapter and will pursue appropri-ate sources of funding to see them achieved,through the Local Transport Plan which is beingdeveloped in conjunction with this Plan. Thereare other sources of funds, such as those avail-able for urban regeneration projects throughEnglish Partnerships. The Council has had con-siderable success in the past in obtaining assis-tance in this way, and it will continue to seek todo so in the future. In particular, major initia-tives such as those within the “corridor of con-centrated demand” (see policy T5) may relyheavily on support from English Partnerships.

107


Subject to balancing the need fortelecommunications systems and the need toprotect amenity and the environment, inaccordance with PPG8, the Council will grantplanning permission for telecommunicationdevelopments provided that applicants haveprovided evidence that they have made everypossible effort to erect the apparatus on existingbuildings, masts, or other structures, and wherepossible, shared apparatus with other operators.

In addition, any development should bedesigned and sited to minimise its visualimpact, especially in designated areas, such asthe Shropshire Hills Area of OutstandingNatural Beauty, and should contain appropriatemitigating measures. The Council will resistfurther telecommunications development at theWrekin and Ercall Hills and will seek toencourage the use of a single mast to servemajor telecommunications needs at the Wrekin.The Council will require that all masts beremoved when they are no longer required.

T21 TELECOMMUNICATIONS

In all new developments, necessaryimprovements to meet the transport needs ofthe development in accordance with all policiesof this Plan, will be provided and funded by thedevelopment. Such improvements will includein appropriate cases:-

a) improvements to existing highways andprovision of new roads,

b) provision for public transport improvements,

c) traffic calming measures,

d) infrastructure to meet the needs of thepedestrians, cyclists and horse riders.

e) access for people with disabilities.

T22 PLANNING OBLIGATIONS


7.4.3 It is well established that developments shouldfund any highway infrastructure that is neededas a result of the site being developed. This pro-vision will include both on and off site improve-ments and may include the developer fundingthe bringing forward of a highway scheme that isalready in the programme of the relevant high-way agency.

7.4.4 Government guidance is clear as to what consti-tutes “appropriate circumstances” when plan-ning obligations can be sought18. An obligationmust be appropriate in scale and kind to thedevelopment, and directly related to it. In thecase of access and transport infrastructuresought from developers, for example, it may beappropriate on a large scheme for a developerto make a contribution towards all of the above.This may particularly be the case if a develop-ment is located within or adjacent to the corri-dor of concentrated demand (policy T5) or theprimary or secondary network of footpaths andcycleways (policy T9). Policy T9 also recognisesthat the Council will protect existing bridlewaylinks and will seek to identify new ones. Theremay be instances where a new developmentaffects the line of one of these routes, and inthese cases the developer will be expected toprovide a replacement route to the satisfactionof the Council.

7.4.5 As policy T4 states, major developments willneed to be designed to be well related to pub-lic transport facilities. The precise nature of thisprovision will vary from site to site, but couldinclude bus lay-bys, “bus only” routes, bus pri-ority traffic signals, bus turning areas and busshelters. There may be instances, such as with-in the “corridor of concentrated demand” (seepolicy T5), where bus priority measures may bemore important than other highway matters. Theapproach to planning obligations that the Coun-cil takes will reflect this. Similarly, if the devel-opment is in an area where traffic-calmingmeasures are needed, a contribution towardsthese may also be sought.

7.4.6 As one means of implementing the footpath andcycleway network outlined in policy T9, theCouncil will expect new developments to pro-vide footpaths and cycleways, as appropriate,both within their site and linking in with the

wider network. Contributions may be sought inappropriate cases towards the following:-

• links between the development and the pri-mary and secondary network of footpaths andcycleways in Telford identified by the strate-gy. This is particularly the case in Telford TownCentre that forms the hub of the network.

• important links between the site and anynearby obvious pedestrian or cyclist destina-tion (such as from a housing development anda local shopping parade),

• links through any areas of open space provid-ed in conjunction with development except inthose cases where there is good reason forrestricting public access,

• links from these areas into wider footpath linkswithin the Green Network.

• cycle parking facilities, information signs, etc.

7.4.7 There may be circumstances where car parkingrequirements are relaxed, and a contribution ismade towards either improving public transportprovision adjacent to a development (see poli-cy T14) or off site car parking (see also policyT23). In all cases, the Council will need to be sat-isfied that any contribution offered by a newdevelopment adequately meets the develop-ments transport needs.

7.4.8 In cases where the Council accepts the use ofcommuted sums for parking, the developer willneed to identify a specific scheme towards whichthe contributions can be made. The Council willneed to be satisfied that the scheme will goahead. In many cases, the scheme may be onethat is promoted by the Council. The contribu-tion made by the developer will need to pay forland acquisition as necessary, the creation ofthe parking spaces and landscaping.

108


Where the Council agrees with a developer thata commuted sum may be accepted to meet theparking requirements of the development (seepolicy T14 above), the contribution sought willbe expected to cover the full cost of providingthe parking spaces.

T23 COMMUTED PARKING PAYMENTS

18 The clearest source of Government guidance on the subject ofplanning obligations is Annex B of circular 1/97 produced by theDepartment of the Environment in January, 1997.


EDRIOV

Cross-Out

EDRIOV

Cross-Out

countryside & open land













8

8.1 INTRODUCTION

8.1.1 Telford & Wrekin has an attractive and high qual-ity landscape in both its rural and urban areas.The landscape ranges from the steep woodedbanks of the Severn Gorge through a central areaof extensively mined coalfields and regener-ated pit mounds to the flat Shropshire Plain inthe north, to the west where the Wrekin Hillsform a local landmark.

8.1.2 The World Heritage Site in the Severn Gorge isbased on Ironbridge and the legacies of itsindustrial past. The Shropshire Hills Area of Out-standing Natural Beauty, which lies to the southand west of Telford, includes the Wrekin and theErcall Hills. There are eight Sites of Special Sci-entific Interest in the District and two Areas ofSpecial Landscape Character.

8.1.3 The urban area of Telford is characterised byextensive areas of open land and prominentlandscape features. These include naturallyregenerated pit mounds and reclaimed landfrom past industrial dereliction, much of whichhas been integrated with new high quality massplanting, large areas of formal and informal park-land and other areas of open or undevelopedland. A substantial quantity of this land formsthe Green Network, a concept which was estab-lished in the Telford Local Plan 1991 -2001. TheGreen Network is an inter-linked system of openland within Telford which has a collective valuefor ecology and nature conservation, formal andinformal recreation, access, linkage and visualor landscape quality. It covers an area of approx-imately 2780 ha.

8.1.4 The principles of sustainable developmentwhich underpin the policies of this Plan seek toensure that the landscape resource of the Dis-trict is protected for future generations. Thedevelopment that is required to 2006 can mostlybe provided within Telford, much of it on sitesalready committed. The open land identified inthis Plan will serve to provide a recreational, cul-tural and ecological resource and contains andenhances the settlements of the District.

8.1.5 The District’s open land is land which is not allo-cated for built development or is land left openin completed developments in either public orprivate ownership. It helps to provide a pleas-ant setting around and within Telford, Newportand the villages, it gives different areas their

own unique character, it provides recreationalopportunities close to where people live andwork, and it provides a role in tourism andaccommodates wildlife habitats.

8.1.6 It is the Council’s aim to establish a policy frame-work to protect open land, including the moreordinary and “everyday” areas, and to encouragethe best use of the opportunities which theirwide variety provides. Telford’s regional growthrole may attract increased pressure to developareas of open land both within the town and onits fringes, and there is likely to be pressure fornew housing in and around Newport and therural villages. Protecting existing areas of openland will help to realise the corporate objectiveof a District with a high quality and attractiveenvironment.

8.2 THE OPEN LAND RESOURCE OF THE DISTRICT

8.2.1 There are three main areas of open land inTelford & Wrekin:

• the rural countryside, mainly in the northand west of the District.

• the urban fringe areas outside the built upareas of Telford and Newport

• the open land within Telford, Newport andthe rural villages.

8.2.2 The built up edge of Telford has been re-definedand many areas that were designated as Coun-tryside Fringe in the Telford Local Plan are nowconsidered as either open countryside or GreenNetwork. This distinction has depended on theprimary function of that area, but, generally landthat is in agricultural use is considered to becountryside and land more related to the urbanarea is Green Network.

COUNTRYSIDE

8.2.3 Telford & Wrekin’s countryside is diverse in char-acter ranging from the Shropshire Hills Area ofOutstanding Natural Beauty to the flat, fen-likebeauty of the Strine Levels and the steep andwooded Severn Gorge Areas of Special Land-scape Character. The countryside is a finiteresource and, once developed, it cannot bereplaced. It is important that all of it is protectedfrom unnecessary built development.

109

Wrekin Local Plan 1995-2006 Countryside & Open Land


8.2.4 However, the majority of Telford & Wrekin’s coun-tryside is in agricultural use with a mixture offarming including arable, dairy, lamb, pig andpoultry. The most productive areas are to thenorth and east where the land extends intoBridgnorth District and the Green Belt. Thereare currently two main agriculturally linkedindustries in the rural area, the Creamery atCrudgington and sugar beet processing atAllscott. The Council believes that retaining ahealthy rural economy goes some way towardsmaintaining and enhancing the countryside.

8.2.5 Many farmers are looking to diversify the use oftheir land and/or buildings in order to increasetheir income. This may include overnight visitoraccommodation, heritage farms, clay pigeonshooting, motor sports, caravans and camping.Diversification of rural activities can help to pro-mote a healthy rural economy and contribute tothe quality of the environment. However, it canalso cause damage to the environment byincreasing traffic on country roads, causing nui-sance to existing residents and physical dam-age to countryside features. Policies OL1 and

OL2, policies contained within the Transportchapter and other environmental policies withinthe Plan are all concerned with protecting thecountryside from development and the implica-tions of diversifying the rural economy.

THE FRINGES OF THE URBANAREAS

8.2.6 As Telford continues to grow during the Planperiod, it is vital that suitable land is availablethat will result in a balanced community. The Planmust address the problem of pressure for devel-opment on the open land resource, especiallyaround Telford which has the largest population.The fringes of Telford and Newport are generallyof a high visual quality and the Council wishesto encourage appropriate recreational uses.

8.2.7 The Council does not want to see the edges ofthe Town eroded or spoilt and has thereforeundertaken landscape appraisals of Telford’surban fringe.

110

Wrekin Local Plan 1995-2006Countryside & Open Land

The Wrekin Hills


• The West is dominated by the Wrekin Hillsand reclaimed land;

• The North and North West is predominantlyopen agricultural land, a transitional zonebetween the town and the flat Weald Moorswhich contain the Strine Levels Area of Spe-cial Landscape Character;

• The North East includes the attractive andsensitive landscape between Telford andLilleshall with a mixture of future housingdevelopment, Granville Country Park andrecreational uses.

• Telford’s southern boundary is defined by theSevern Gorge and Telford & Wrekin’s bound-ary with Bridgnorth District.

8.2.8 Some parts of the fringes are within designa-tions such as the Area of Outstanding NaturalBeauty, Sites of Special Scientific Interest, Areasof Special Landscape Character and Green Net-work. Additional protection is to be afforded tothese sensitive areas. Much of the agriculturalland within the urban fringe is of a high qualitygrade and, therefore, subject to national poli-cies of protection.

8.2.9 Non-designated areas often help to provide thesettings for the designated areas and althoughpotential development is not necessarily to bedirected to areas without designation, theywould be more able to accommodate changes ifno alternative site could be found within thetown. The Plan commits adequate land for devel-opment until 2006 but, as Telford continues todevelop, it may require new facilities which can-not be accommodated within the town. Theseinclude large leisure facilities, such as the racecourse which was approved (subject to a Sec-tion 106 Agreement) but not built in the late1980’s or other sporting facilities of an open landnature. Development that would lead to theamalgamation of urban areas presently sepa-rated by open countryside will be resisted.

8.2.10 The Council will encourage links within the urbanfringe through the provision of public footpaths,bridleways and cycleways and appropriate landuses such as the Community Forest. The cre-ation of a Community Forest around Telfordwould help introduce measures to improve land-scape quality, public access and wildlife value isbeing proposed by the Council in co-operationwith other agencies and authorities, particularlyShropshire County Council.

OPEN LAND WITHIN URBANAREAS

TELFORD8.2.11 A high proportion of the open land resource in

Telford is already identified by the Green Net-work designation which was adopted in theTelford Local Plan. The landscape of Telford NewTown was established by the Telford Develop-ment Corporation, which incorporated the pro-vision of open space as part of its LandscapeStructure Plans. However, the task of upgradingand enhancing this open land still remains. TheCouncil has drawn up guidelines for the GreenNetwork. The Green Network Guidance docu-ment gives a more detailed description of theGreen Network, it’s function, elements and rele-vant issues

8.2.12 The Green Network is an inter-linked system ofopen land and landscape within the Town, whichhas a collective value for ecology and natureconservation, recreation, access and visual qual-ity. Much of it is in close proximity and directlyaccessible to local people as it inter-twinesaround the built-up area. Land is designated asGreen Network because it fulfils one or a num-ber of its aims. The six aims are:

• to maintain Telford’s image as an attractiveplace to live and work with extensive greenareas that cumulatively create a high qualityenvironment and which will continue to attractinvestment into the Town;

• to retain and enhance the individual identityand/or sense of local community of parts ofthe Town through the separation of built upareas with green wedges;

• to provide easily accessible ‘green lungs’ tomeet the growing aspirations of the public fora better quality of life within the Town, as thesespaces relieve the sense of congestion andpressure that are felt in densely built up areasand introduce the visual variety that peopleseek;

• to provide an appropriate supply of open landto meet the diverse recreational needs of anexpanding population, combining the moreformal parkland and recreation areas with thewider landscaped areas valuable for informalrecreation;

• to protect, enhance and maintain Telford’secological and geological heritage of diversenatural habitats and the archaeological legacyof its early place in the Industrial Revolution;

111



• to provide open space linkages through whichfootpath, cycleway and ecological corridorscan join different parts of the Town.

8.2.13 The Inspector’s Report which considered theTelford Local Plan following the Public LocalInquiry in 1992 stated. “The importance of theconcept’s environmental thread cannot be overemphasised: part of it comprises not just theretention of ecological and wildlife interest withits links via corridors, woods and open space toother areas, important as that is; but it alsoincludes, significantly the key to sustain theattractiveness of Telford itself, for residents, vis-itors and investors, as part of Telford’s owninvestment in its future.” Within the Network,the areas of open land also hold a wealth of otherinterest, particularly the historic and archaeo-logical remains which tell the story of Telford’sindustrial past and development.

NEWPORT8.2.14 The size and historical development pattern of

Newport does not provide quite the sameopportunities for a Green Network as in Telford.However, many of the principles of the GreenNetwork are valid and the Council’s objectivewill be to retain important areas of open landwhich have a valuable visual, recreational andwildlife resource, for example a circular footpathnetwork is required for the town.

RURAL VILLAGES8.2.15 The open land in rural villages is considered

important, especially in terms of landscape set-ting and the overall visual quality of the villageenvironment. This is considered further in theurban design policies of the Plan (Chapter 2).


8.3.1 Telford & Wrekin has a range of distinct, highquality landscapes supporting a rich diversity ofwildlife. The Council will endeavour to resist anydevelopment that will reduce the visual or eco-logical quality of open land but, where devel-opment is acceptable, the Council will seek to

ensure that careful siting and design help tominimise its impact. Any development shouldmaintain or enhance the wider environment. TheCouncil’s approach to the protection andenhancement of open land is developedthrough policies OL2 to OL8.

8.3.2 The Area of Outstanding Natural Beauty (AONB),Sites of Special Scientific Interest (SSSI’s) and LocalNature Reserves (LNR’s) are statutory designa-tions. Development control decisions will takefull account of the specific factors which led to thedesignation of these areas and help to sustain,or indeed further the purpose of the designation.

8.3.3 The Area of Special Landscape Character (ASLC),Wildlife Sites (WS) and Ancient Woodland (AW)are non-statutory designations. They are of localimportance and cover areas of land where nor-mal planning policies cannot provide the nec-essary protection.

8.3.4 The eight existing SSSIs within Wrekin District are:

• Allscott Settling Ponds• Newport Canal• Muxton Marsh• New Hadley Brick Pit

112


The Council will protect the visual quality of thelandscape or the diversity or integrity of wildlifehabitats within the District. Encouragement willbe given to the protection, enhancement andeffective management of open land.

OL1 ALL OPEN LAND

The Council will not permit development which islikely to adversely affect, either directly or indirectly,the following sites of national importance:

The Shropshire Hills Area of OutstandingNatural Beauty*

Sites of Special Scientific Interest*

unless the development is of an overridingnational or international interest and there areno alternative sites.

Development which is likely to adversely affect,either directly or indirectly, the following sites ofregional or local importance will not bepermitted unless the applicant can demonstratethat the benefits of the proposal significantlyoutweigh the importance of the area:-

a) Areas of Special Landscape Character

b) Local Nature Reserves*

c) Wildlife Sites

d) Ancient Woodland sites as listed in theShropshire Inventory of Ancient Woodland(see also the Proposals Map)

The loss of any habitat must be fully compensatedfor by the creation or enhancement of otherhabitats of equal or greater value in the local area.

* These sites have a statutory basis.

OL2 DESIGNATED AREAS


EDRIOV

Cross-Out

EDRIOV

Cross-Out

• The Wrekin and The Ercall• Lydebrook Dingle• Lincoln Hill• Tickwood and Benthall Edge

8.3.5 The two Areas of Special Landscape Characterare the Strine Levels and the Severn Gorge.There are three Local Nature Reserves in theDistrict, Telford Town Park, Granville CountryPark and Limekiln Wood at the foot of the Wrekin.There are also, currently 45 Wildlife Sitesthroughout the District in both the built-up areaof Telford and in the rural area. All of these des-ignations are shown on the proposals map.

8.3.6 Ancient Woodlands are those which have had acontinuous woodland cover since at least 1600AD. They are often rich in species and habitats.There are a number of Ancient Woodlandsthroughout the District, all of which are recordedin the Shropshire Inventory of Ancient Wood-land prepared by English Nature.

8.3.7 The Council may consider exceptions to this pol-icy if the applicant can demonstrate that thebenefits of the proposal would exceed thedecrease in nature conservation value or land-scape character of the site and that any reduc-

tion of these aspects has been kept to a mini-mum. Proposals for telecommunications devel-opment will be considered under policy T21. Inaddition any habitat loss must be fully compen-sated for by habitat creation, local enhancementworks and/or community benefits elsewhere onthe site or in the local area.

8.3.8 Many designated areas, especially SSSIs, willbe sensitive to even minor changes in their local-ity, so it is important that consideration is givento proposed changes close to the designatedarea, as well as within it. These particularlyinclude impacts on water courses, water supplyand catchment areas. A Landscape ManagementPlan has been prepared for the Shropshire HillsAONB, and there are some guide-lines for theSSSIs within the District. Management Plans havealso been prepared for Local Nature Reservesand a number of Wildlife Sites within Telford.

113


The Council will protect the Green Networkand, in particular, key sites and linksthroughout Telford in order to achieve the sixaims of the Green Network set out inparagraph 8.2.12

OL3 GREEN NETWORK

Green Network in Dawley


8.3.9 The extensive variety of ‘green land’ within thebuilt-up area, most of which is designated asGreen Network, cumulatively creates the highquality urban environment that the Council aimsto maintain and build upon in the future. TheCouncil attaches considerable importance toachieving the aims of the Green Network and toseeing it evolve as a major ecological, visual andrecreational resource. The Council will thereforenot hesitate to refuse planning permission fordevelopment that has an adverse effect uponthe Green Network and makes no contributionto its overall function or value. In particular, theCouncil will seek to protect from developmentany key areas within the Green Network that areidentified as being important links for ecologi-cal, recreational or access purposes or for theirlandscape or archaeological value. There arehowever a limited number of exceptions andthese are set out in policies OL4 and OL5.

8.3.10 The guidelines for the Green Network identifythe main use and primary function of all sitesand areas within the Green Network. Land doesnot have to meet all six aims and objectives ofthe Green Network to be included within thedesignation - it may fulfil only one of the aims orall six, but more usually will fulfil a combinationof several aims. The guidelines also identify sitesand areas with potential for improvement thatwould benefit from some form of enhancementor upgrading.

8.3.11 The Council’s support for the concept of theGreen Network within Telford is very strong andland that is designated has a multiplicity of val-ues. However, the concept is not to be seen as arigid application of site designations, more aflexible method of controlling, protecting andmanaging the open land resource. In this waythe Green Network is dynamic. Over the Planperiod it is expected that it will evolve - the pri-mary use and quality of some areas may changeand there may be instances where areas in theGreen Network are lost and other areas aregained.

8.3.12 Future Green Network provision, therefore,within planning brief areas, areas of major newdevelopment and within the built-up area as awhole will require further detailed considera-tion during the Plan period in terms of detaileddesign and management of open space areasand the relationship to other Green Networksites within the local area.

8.3.13 The Council wants to protect the open landresource of Telford that has been the legacy ofthe planning of the “new town”. The Council how-ever, does recognise that there may be occa-sions when development proposals could beaccommodated within Green Network land. Anysuch development should provide facilities thatare required by the District.

8.3.14 Exceptions should be restricted to predomi-nantly open land uses. Subject to other policiesin the plan, examples might include:

• the open areas of nurseries/garden centres; • composting schemes, recycling;• solar panels and other renewable forms of

energy production; or• alternative transport systems, such as Light

Rapid Transit.

8.3.15 Exceptional developments in the Green Net-work should also include community and envi-ronmental benefits.

Environmental benefits could include:• creation of new habitats;• improvement or management of existing

habitats;• hard landscaping to contribute to the

environmental quality of the area;• contributions to the Community Forest.

Community benefits could include:• community and recreational facilities;• pocket parks;• access points, footpaths, cycle/ bridleways;• environmentally friendly public transport

systems;• signing and interpretation;• lighting;• road safety measures.

114


In order to protect the Green Network resourceof Telford, the Council may permit developmentin the Green Network provided that theproposed development demonstrates that:-

a) there are exceptional circumstances;

b it contributes or is complementary to theaims of the Green Network;

c) environmental and community benefits arean integral part of the proposal.

OL4 DEVELOPMENT IN THE GREENNETWORK


8.3.16 If an existing amenity is lost, such as a playingpitch, wildlife area or footpath, then the Councilwill seek an agreement from the developer, to carryout compensatory works to replace it with an equiv-alent or improved facility, within the locality.

8.3.17 Any proposal must also be of a sensitive designand location. It should provide for an improve-ment in the ecological and environmental qual-ity of the area affected by the development andcontributions to the Forest City and/or Commu-nity Forest concepts. Section 106 obligationsmay be required to ensure appropriate fundingand management. The Council will be guidedby the advice in Circular 1/97 on the use of plan-ning obligations.

8.3.18 This policy complements policies OL1, OL2 andOL3. It may be necessary to undertake a land-scape or ecological assessment if the site is in avisually or ecologically sensitive area and simi-larly for sites of geological, archaeological or his-toric importance.

8.3.19 The Green Network covers extensive areas ofthe town. In some localities, long-standing exist-ing uses occupy land better suited for inclusionin the Green Network. The Council will seek therelocation of such uses, where the opportunityoccurs, and will aim to ensure any subsequentproposal satisfies the aims and policies of theLocal Plan.

8.3.20 The Council is aware of the importance of notrestricting the extension of uses such as schools,hospitals or employment areas whose groundscontribute to the aims of the Green Network.Provided that the function of the Green Network

is not significantly affected, the proposals forredevelopment or extension of these facilitieswill be permitted. Development such as hous-ing will not be allowed as a justification for sub-sidising other functions usually provided bypublic sector funds.

8.3.21 Open land without any special designation canoften make a valuable and important contribu-tion to the character of an area and can help todefine the setting of surrounding developmentand adjacent buildings. It can relieve the senseof congestion and pressure that might be felt,particularly in the older traditional urban areasof the District. These areas can provide greenspace, visual variety and very local recreationalopportunities. The Council considers the reten-tion of these sites to be most important.

8.3.22 Many of the sites to which the above policy willapply are within Newport. Important areas ofopen land within Newport, including thosemarked on the proposals map, need protectingfrom inappropriate development. The Councilmay seek, through negotiation, planning bene-fits in order to fulfil the potential of open landwhere that land is an important and integral partof a development.

8.3.23 The character of many of the villages within theDistrict is defined by the open land and spacesbetween and around individual properties. Play-ing fields and children’s play areas are alsoimportant features in a number of villages andonce lost to development may be difficult toreplace in the locality.

115


Extensions to, or the redevelopment of, existinguses within the Green Network will bepermitted providing that:-

a) any extension does not significantly affectthe function of the Green Network in thatlocality;

b) redevelopment proposals are not of a scalewhich would be incompatible with the longterm aims of the Green Network in thatlocality;

c) other environmental benefits are secured:for example, landscaping;

d) sites of ecological, geological or archaeologicalvalue are not adversely affected.

OL5 EXTENSIONS AND REDEVELOPMENTIN THE GREEN NETWORK

Throughout the District, the Council will protectfrom development locally important incidentalopen land within or adjacent to built-up areaswhere that land contributes to the characterand amenity of the area, has value as arecreational space or importance as a naturalhabitat.

OL6 OPEN LAND

The Council will protect the open countrysidefrom any development that is likely to have anadverse effect on its character or quality andwill protect the rural setting of settlements,buildings or features within the opencountryside. In particular, the Council will notpermit development which would contribute tothe amalgamation of settlements.

OL7 DEVELOPMENT IN THE OPENCOUNTRYSIDE


EDRIOV

Cross-Out

EDRIOV

Cross-Out

8.3.24 The countryside is also a valuable ecologicalresource. Many of the features within the opencountryside provide wildlife corridors, links andstepping stones from one habitat to another.Together with designated sites of high ecologi-cal importance, features in the wider country-side, such as hedgerows, help to form a valuableecological network. Such networks are neces-sary to maintaining the current range and diver-sity of flora, fauna, geological features and thesurvival of important species.

8.3.25 National advice, currently set out in PPG7, isthat the countryside should be safeguarded forits own sake. Therefore as Telford, and to a lesserextent the other settlements around Telford,continue to develop, it is important that theundeveloped, rural ‘gaps’ between them areprotected. Any development that could resultultimately in the coalescence of settlements willbe strenuously resisted in order to help pre-serve the individual character that they eachdisplay.

8.3.26 The land around Telford is generally of goodvisual and agricultural quality. Some of the sur-rounding settlements are relatively close, and,although development will be directed towardsthe reuse of brownfield sites within urban areas,there is still likely to be pressure for develop-ment in fringe areas and in the “gaps” betweensettlements. Any proposals will be consideredwith great care.

8.3.27 Agriculture is important to both the economyand landscape character of the countrysidewithin Telford & Wrekin District. The changes inCommon Agricultural Policy have resulted in asearch for diversifying enterprises on farms,which will help to boost incomes. The history ofTelford as a new and growing town and the con-tinued status as a “growth point” for the WestMidlands is putting increased pressure on landon the edges of Telford, Newport and a numberof rural villages. However, a significant amount

of land in the District is of grade 1, 2 or 3a. Thisis mainly located to the north west, north andeast of Telford. This land is considered to be“best and most versatile”. It is a finite resourcewhich cannot be replaced once it has beendeveloped and should be protected whereverpossible. Development of the best and mostversatile agricultural land will not be permittedunless opportunities have been assessed foraccommodating development needs on previ-ously developed sites, on land within the bound-aries of existing developed areas, and on poorerquality farmland. In addition, if lower-grade landhas an environmental value which is recognisedby a statutory landscape, wildlife, historic orarchaeological designation, this may outweighthe agricultural considerations. Recreationalproposals which require a large area of land onthe edge of Telford are dealt with by policy LR3(Major New Recreational Proposals) for leisureuses. Such proposals will be considered in thelight of that policy and the above policy. Appli-cants will be asked to demonstrate the qualityof the land their proposal would affect.

8.3.28 Protected species are listed in the Wildlife andCountryside Act (1981) and its schedules (asrevised), the Conservation (Natural Habitatsetc.) Regulations 1994, the Protection of Bad-gers Act 1992 and in European Directives. A num-ber of animal and plant species that areprotected under national legislation, (e.g. bats,dormice, great crested newts and badgers) arefound in the District. The Council considers itimportant that their habitats should be pre-served in order to protect the biodiversity ofthe District. As part of the District’s develop-ment of a Local Agenda 21, the Council has pro-duced, in partnership with a number of localinterest groups and organisations, a Biodiver-sity Action Plan for Telford & Wrekin. This helpsto establish an agenda for action to maintain

116


The Council will not permit development thatinvolves the loss, or loss of quality, of the bestand most versatile agricultural land of grades 1,2 and 3a, unless the need for the developmentoutweighs the classification and there is noless agriculturally damaging alternative site.Where some loss of agricultural land isunavoidable, development will be directed toland of the lowest possible classification.

OL8 AGRICULTURAL LAND

The Council will not permit development whichis likely to adversely affect, directly or indirectly,animal and plant species or their habitats whichare protected by British law or Europeanlegislation.

If there are exceptional circumstances anddevelopment is permitted, the Council willconsider attaching appropriate planningconditions or entering into appropriate planningobligations under which the developer wouldtake suitable steps to secure the protection ofthe protected species.

OL9 SPECIES PROTECTION


EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

and increase species numbers throughout theDistrict; it is a means of setting future targetsand monitoring species levels to assess resultsand record progress. In considering applications,the Council will also recognise that proposals inthe vicinity of their habitats may have widerimplications, e.g. loss of feeding grounds andbreeding areas, noise, pollution, trespass orchanges in the local water table and supply.

8.3.29 Ponds, lakes, streams, brooks, canals and riversare all water features that can have significantvisual, educational, recreational, archaeologicalor ecological value. Alterations to existing waterfeatures will only be permitted if it can be shownthat they would not have a damaging effect on these types of values. Where works areallowed, the Council will negotiate appropriate

environmental benefits which may include pro-vision for the future management of the feature.

8.3.30 New water features may be introduced for manyreasons, such as balancing lakes to deal withrun-off water from new development, as an edu-cational or ecological project or as an after usefor mineral extraction. The Council will usuallywelcome these kinds of proposals but the pri-mary use of the feature should not adverselyaffect, visually or physically, it’s surroundings.

8.3.31 The Council supports the aims of the ShropshireUnion Canal Society to restore the line of theold Shrewsbury and Newport canal. As well asproviding a footpath along its length, the Soci-ety hopes to restore as much of the canal as pos-sible to a navigable standard.

COMMUNITY FOREST8.3.32 The Council will promote the establishment of a

Community Forest on suitable land surroundingTelford, providing schemes ensure:-

• the planting, maintenance and managementof appropriate native species;

• the creation of sites for nature conservation,environmental education, public access andappropriate recreation purposes;

117


The Council will expect development topreserve existing water features, such asponds, streams and canals, which are affectedby development proposals and will expect suchfeatures to be sensitively incorporated into thelandscape design of the development. Wherethis is not appropriate, compensatory measuresshould be taken through the creation of new, orthe enhancement of existing water features.

OL10 WATER BODIES

Granville Country park


EDRIOV

Cross-Out

EDRIOV

Cross-Out

• that it will not lead to the loss of land with eco-logical or landscape value;

• that sites of archaeological value or historicimportance are not adversely affected.

8.3.33 It is proposed that the Community Forest willbe a mixture of woodland, farming, wildlife areasand appropriate recreational uses and will aimto improve and increase the existing woodland,trees and hedgerows. Much of the land involvedwill remain in private ownership and any plant-ing will be voluntary and based on joint agree-ments. In addition to managing woodlands in itsownership, the Council will seek to negotiatecontributions to the Community Forest fromappropriate development proposals which fallwithin the Area of Search for the Community For-est1 where such contributions would be clearlyand directly related to those proposals.

8.3.34 Trees are important visual and ecological fea-tures in the landscape. Encouragement will begiven to appropriate management of existingwoodland, especially ancient woodlands, aslisted in the Shropshire Inventory of AncientWoodland. On the slopes of the Severn Gorgeand in certain areas of Telford, there is a directlink between areas of woodland and the survivalof certain archaeological features. New treeplanting will be encouraged in the communityforest area and wherever it would make a posi-tive contribution to the landscape, conservationor amenity value of the area. The protection ofthe wooded slopes of the Severn Gorge is con-sidered especially important and referred to inthe Severn Gorge chapter of the Plan.

8.4 IMPLEMENTATION

8.4.1 The Council will apply the following policies inorder to maintain and enhance the quality ofthe District’s open land and landscape resource.This Plan, the guidelines for the Green Networkand work that is being undertaken on the prepa-ration of a landscape strategy helps to providea framework for management and enhancementwork in these areas. The Council recognises,however, that more will be achieved throughdeveloping landscape design and managementplans which are outside the scope of this Plan.

8.4.2 The landscaping of a site should aim to producea pleasant environment, to maximise the exist-ing potential of the site and to respond posi-tively to the locality and setting of the area. Eachdevelopment is part of the overall landscapestructure of Telford & Wrekin and should not bedeveloped in isolation. The policies on urbandesign make specific reference to this issue.

8.4.3 In Telford, the provision of a structured land-scape has been seen as a fundamental elementof creating the character of the Town. Today, theGreen Network represents one of Telford’s mostimportant assets and it is considered vital forthe physical and economic well being of the townthat new development continues this tradition.For this reason, just as Telford DevelopmentCorporation ensured that a high quality land-scape structure was an integral part of develop-ments it planned, so today the Council willensure that new developments are set in a qual-ity landscape to enhance the town.

8.4.4 The Council will work with other landowners todirect resources in the most appropriate way.For example; with the Countryside Agency, toseek grant-aid for both rural and urban country-side projects, and with the Forestry Authority,for grants under the Woodland Grant Scheme,or similar packages to encourage the plantingand management of trees and woods. Fifty eightpercent of derelict land in Telford is in the GreenNetwork and as part of its urban regenerationwork, the Council will seek funding for reclaim-ing land for public open space.

8.4.5 Other sources of funds, such as the National Lot-tery, will be considered as the Council bringsforward its recreation and leisure proposals. In

118


The Council will seek to retain and enhancethe contribution that trees and woodland,(especially areas of ancient woodland) make tothe landscape character of the District. This willbe promoted by:-

a) making Tree Preservation Orders, whereappropriate, to protect trees and woodlandareas of significant amenity value;

b) resisting development proposals that wouldresult in the loss of trees which make avaluable contribution to the character of thelandscape, a settlement or its setting orhave a significant ecological value.

c) supporting initiatives for woodlandmanagement, tree planting and creation ofnew hedgerows, where appropriate, throughlegal agreements.

OL11 WOODLAND AND TREES

1 Telford Community Forest Lanscape Assessment Land UseConsultants 1993


addition, the Council will seek reasonable con-tributions to the provision of open land andleisure facilities from new development in theDistrict where such provision directly relates tothat development.

8.4.6 In appropriate circumstances, all new develop-ment will be expected to contribute to the con-tinued establishment and maturing of theDistrict. The type of improvements sought willvary greatly from site to site, and it is suggestedthat developers contact the Council at the earli-est stage to ascertain what type of improvementsare necessary for any site. In all cases, any con-tributions sought would be fairly and reason-ably related in scale and in kind to the proposeddevelopment and that developers would not beexpected to contribute to works which areneeded solely in order to resolve existing defi-ciencies. The Council will be flexible in what itseeks and will always welcome imaginativeschemes which enhance the setting of a devel-

opment and complement the character of thatpart of the District. Further advice is given onthis in both the Green Network Guidance andLandscape Design Guide.

8.4.7 In accordance with the Plan’s Transport policies,the Council will be seeking to encourage greaterfootpath, cycleway and bridleway access intoappropriate areas. A study on “Access to Telford’sCountryside” has been prepared which will sug-gest those areas both within the urban areas ofTelford and Newport and into the Rural Areaswhich require access improvements.

8.4.8 There will be cases where an important ecolog-ical, geological or archaeological site or a wildlifehabitat, or an area which is of visual and aes-thetic appeal, is affected in some way. In suchcases, the Council will not only expect the designand layout of the development to respect theneed to preserve the area, but the Council willalso require developers to ensure that areas areprotected in view of their vulnerable situation.Where, in very exceptional circumstances, theCouncil consents to the loss of a natural habitatas a result of development, it will expect thedeveloper to compensate for this by the cre-ation of an equivalent habitat nearby. Anyreplacement habitat should be larger becauseits initial quality is likely to be lower than thatwhich has been destroyed.

8.4.9 Maintenance of open space, once any improve-ment works are complete, is as important todeveloping the character of the District as pro-viding a high quality landscape structure. It isessential, therefore, for a developer to addressthe future maintenance of open space, which isprovided as part of a new development, at thevery outset of the proposal. Maintaining openland in good order is a priority of the Counciland significant contributions have been securedfrom landowners (notably English Partnership)when they have asked the Council to take overand maintain such open land in the District.Clearly the nature of any maintenance that isrequired will vary from site to site depending onthe nature or quality of the site, the intensity

119


In considering development proposals, theCouncil will seek the following in relation tolandscaping and the provision of open land:-

a) an appropriate landscape setting inaccordance with the location, nature andscale of the development;

b) protection and appropriate enhancementworks to areas of Green Network which areclearly related to the development site inphysical or visual terms;

c) footpath, bridleway and cycleway links, toreplace those lost as a result of thedevelopment, or considered necessary as aresult of the development;

d) on development sites within the definedCommunity Forest area of search, treeplanting and other reasonable andappropriate measures towards theestablishment of the Community Forest,where they are clearly and directly related tothe proposed development;

e) protection and appropriate enhancement ofimportant ecological or archaeological sitesand wildlife habitats that may be adverselyaffected by the development;

f) protection of all legally protected speciesaffected by the development;

g) where a recreation or sports facility, or otherfeature is lost through development, a suitablereplacement facility or feature of equal orenhanced quality and accessibility is provided.

OL12 OPEN LAND AND LANDSCAPE -CONTRIBUTIONS FROM NEWDEVELOPMENT

The Council will seek a legal agreement toensure that provision is made for the long termmaintenance of open space or landscaping thatis provided principally for the benefit of the newdevelopment.

OL13 MAINTENANCE OF OPEN SPACE


and type of uses on it and its location. Circular1/97 on Planning Obligations advises localauthorities to ensure that maintenance pay-ments are time-limited and not required in per-petuity. In seeking to negotiate agreements tomaintain open space the Council will advise onthe appropriate nature of on-going maintenancerequirements and agree with the applicant anappropriate time limit for relevant future main-tenance contributions. However, this can onlybe done once the details of what the applicantis proposing to provide on the site are known.

8.4.10 It is the Council’s policy to seek to adopt areasof public open space subject to agreeing anappropriate commuted maintenance paymentto cover the future upkeep costs. The Councilwill discuss these matters with developers whena planning application is submitted and will seekto enter into a legal agreement to secure anysuch maintenance provisions.

AFTER USE OF MINERALEXTRACTION AND WASTEDISPOSAL SITES

8.4.11 Telford & Wrekin Council is now the StrategicPlanning Authority responsible for minerals andwaste matters in the Telford & Wrekin area. TheCouncil will encourage operators to ensure thatproposals for mineral extraction and the after-use of any mineral extraction or waste disposalsite takes into account the aims of the open landpolicies of this plan, together with those of theemerging Joint Minerals and Waste Local Plans.

8.4.12 The after-use for each site will depend on its loca-tion and the requirements of the locality. It mayinclude, for example, reinstatement to agricul-tural use, a contribution to the Community For-est, land for wildlife or conservation purposes,or for formal and/or informal recreational provi-sion or possibly land for built development.Other policies within this Plan and the Joint Min-erals and Waste Local Plans will also be rele-vant, but each site will be considered on its ownmerits.

120



le isure & recreat ion

leisure & recreation












9

9.1 INTRODUCTION

9.1.1 The urban-rural nature of Telford & Wrekinmeans that the majority of leisure and recre-ation facilities are concentrated in the built-upareas of Telford and, to a lesser extent, New-port. The provision of such facilities was plannedinto Telford’s original development as a newtown both in the Town Centre and in employ-ment areas to provide recreational opportuni-ties for workforces. Most of the major recreationalfacilities, however, are located in the Town Cen-tre and District Centres.

9.1.2 Throughout the Plan period, and beyond,Telford will continue to grow as a focal town forthe District and as an important sub-regionalcentre. During this time, the District’s popula-tion is likely to increase by 25000 people. Interms of recreation and leisure provision, theeffect of this rise in population will be twofold.Firstly it will put increased pressure on existingfacilities and will result in a loss of potential landsuitable for indoor and, in particular, outdoorrecreation provision. However, secondly, asTelford’s population continues to grow, a greaternumber and wider variety of facilities willbecome more economically viable.

9.1.3 The leisure industry has experienced hugegrowth in recent years. National trends show thataverage disposable incomes continue to risealong with increasing consumer expenditureand, on the whole, people now have an increasedamount of leisure time. In addition, there is nowa wider range of leisure and recreation activitiesavailable for people to enjoy and participationrates in most recreation activities haveincreased. As a result of these trends there hasbeen a rise in expectations in all areas for fur-ther and more varied provision of leisure andrecreation facilities.

9.1.4 Recreation provision is experiencing a time oftransition. Sports England and the governingbodies of sport, such as Athletics UK, RegionalFootball and Swimming Associations are likelyto have more say about the location and type offacilities provided. The introduction of theNational Lottery has led to new areas of fundingfor many large projects and it is an additionalresource in the provision of leisure and arts facil-ities. At the same time, tight revenue controlson local authorities have resulted in the role ofthe Council changing from ‘provider’ to ‘enabler’.

This may lead, for certain activities, particularlyindoor, to an increase in provision by the pri-vate sector but some private operators such asindustries have increasingly reduced their out-door recreational provision which has put fur-ther pressure on local authorities to provide andmaintain outdoor facilities. New partnershipsbetween the public sector and private develop-ers are likely to be established and present rela-tionships are likely to change.

9.2 LEISURE AND RECREATIONPROVISION WITHIN THE DISTRICT

9.2.1 The current provision of recreation and leisurefacilities in the District Centres within Telford, inNewport and in some of the villages is mainlyhistorical but is also based, to a lesser extent,on population structures, need and land avail-ability in each area.

9.2.2 The Council has adopted a number of strategiesprepared by its Leisure, Culture & CommunityService. Currently these include a Playing PitchStrategy, an Indoor Sports Strategy, an OutdoorRecreation Strategy, a Play Area Strategy and aStrategy for Community Involvement in Land-scape Management and Development. Work hasbeen undertaken to identify where the provi-sion of sports and leisure facilities does not meetnational or Telford & Wrekin-adopted standards.In some cases there is a need to extend or refur-bish existing facilities to maximise their userather than providing additional facilities.

9.2.3 Where the need for new or additional recreationfacilities with major community benefit is iden-tified, the provision of some of these facilitiesmay be treated as exceptions to the Green Net-work (policy OL4) or other Open Land policiesThis should only be done where there are noother suitable sites and if the site is free fromany other special designation, subject to otherrelevant policies included in this Plan. In somecases, where suitably large sites cannot be foundwithin Telford, it may be necessary to locateappropriate major recreational land uses withinthe urban fringes around the edge of Telford, againsubject to the policies contained within theCountryside and Open Land chapter of the Plan.

9.2.4 In implementing its policies, the Council willensure that the provision of any new leisure facil-ity is related to the proven need or demand for

121

Wrekin Local Plan 1995-2006 Leisure & Recreation


such a facility. The identification of a suitablesite will include consideration to ensure distur-bance and nuisance to local residents and visu-al intrusion will be kept to a minimum.

TELFORD AND THE DISTRICT CENTRES9.2.5 Major recreation facilities in Telford Town Cen-

tre include a ten screen multi-plex cinema, anice rink and a tennis and racquet centre. Majorfacilities within the District centres include a skislope at Madeley, an athletics track and theatreat Oakengates and the Bucks Head FootballGround in Wellington. There are swimming poolsat Wellington, Oakengates, Madeley and New-port and the main sports centres are the Made-ley Court Centre, Stirchley Recreation Centre,Oakengates Leisure Centre and the PhoenixSports Centre in Dawley. The main recreationgrounds are The Bowring, at Wellington, and St.Georges Recreation Ground which is often usedby Shropshire County Cricket Club. There arealso four golf courses in and around Telford.More informal recreation is offered at the TownPark, where there is also a small art gallery, andon the inter-linked open spaces and footpathand cycle network. There are numerous othermore minor leisure and recreation facilitiesthroughout Telford.

9.2.6 In 1988 the West Midlands Regional Sports Coun-cil identified three types of specialist sports pro-vision required for the District: i) an athleticstrack, now provided at Oakengates; ii) a closedroad cycle track, and iii) an indoor bowling green,In addition, the Council has identified a need toprovide facilities for water sports and motorsports within the District.

9.2.7 As part of its redevelopment proposals for thesouth east Hadley area, the Council has, in liai-son with Blockleys plc, identified a potentialnew stadium site to the North of the railway line( shown on the Proposals Map)

9.2.8 A site has been identified for a 1200 seat theatrein Telford Town Centre (see policy TC5) and thecreation of such a facility should help to attractfurther investment into the provision of otherleisure and recreation facilities in the town centre.

9.2.9 The Playing Pitch Strategy, which assesses play-ing pitch provision throughout the District to theyear 2006, has found that north-east, north-westand central Telford all display shortfalls in pitchprovision based on current supply and predict-ed population growth in each area. Furthermore,the predicted levels of shortfall are magnified

122

Wrekin Local Plan 1995-2006Leisure & Recreation

Telford Ice Rink


for all areas, including South Telford, when tak-ing into account the sites presently known to beof poor pitch quality. Central Telford displaysthe largest shortfall, calculated to be 18 pitchesat 2006, whereas South Telford displays the leastat 1.5 pitches.

9.2.10 The Council is committed, through its adoptedIndoor Sports Strategy, to enabling the provisionof a network of quality sports halls for local com-munities that are provided within easy access.Initial model projections to the year 2006 iden-tified a shortfall within the District of a standardsports hall, but further calculations of this modelare being undertaken with regard to the effect ofschools facilities and other factors. Also, there isa need to undertake a number of major refur-bishment’s of existing facilities in Telford in orderto continue to provide a range of recreationopportunities within easy access and to increasethe potential use and community benefit of eachfacility.

NEWPORT AND THE RURAL AREAS9.2.11 The main indoor sports facility at Newport is the

swimming pool and the main formal outdoorrecreation areas are ‘Shukers Field’, off AudleyAvenue, the grounds at the Rugby and Cricketclubs and a recently opened (private) 9-holegolf course and driving range. Initial assessmentsindicate that there is an identified need for asports hall in Newport to provide a range ofindoor facilities.

9.2.12 The remaining Newport branch of the Shrop-shire Union Canal provides a variety of informalrecreation opportunities and many others areoffered within some of the villages and the opencountryside, mainly in the form of extensive foot-path and bridleway routes.

9.2.13 The Playing Pitch Strategy identifies Newportand the Rural Area as being well provided for interms of number and quality of playing pitchesover the period 1995 - 2006, but identifies thatspecific refurbishment of some facilities anddrainage works should be implemented to max-imise their potential use. The refurbishment ofpavilions in rural areas can provide a facility wor-thy of multiple uses.


9.3.1 The Council will seek to facilitate and promotethe provision of leisure and community facilities

to serve the needs of the District by continuingto assess the adequacy of existing leisure andrecreation facilities and to identify what isrequired for the future development of the arts,sport, entertainment and community provision.

9.3.2 The Council considers that any new communityfacilities, for which there is an identified need,should be located within District or Local Cen-tres. Such Centres are a focus for community lifeand bring together in one location a variety ofdifferent facilities, activities and social group-ings. In accordance with the principles of sus-tainable development, the Plan encouragesmixed uses in District or Local Centres to rein-force and strengthen their existing roles.

9.3.3 However, the Council recognises that it may notalways be possible to identify a suitable site forthe proposed development within a District orLocal Centre. Where this is the case, the appli-cant must be able to demonstrate that a sequen-tial approach to site selection has been followedand that sites near to District or Local Centreshave been considered.

123


The Council will permit proposals forcommunity facilities to serve the needs of theDistrict, including places of worship, educationestablishments and surgeries, providing thatthe proposed development is located in aDistrict or Local Centre and satisfies otherappropriate policies in this Plan.

Where the applicant can demonstrate thatthere is no suitable site which is reasonablyavailable within a District or Local Centre, theCouncil will adopt a sequential approach to siteselection providing that the proposeddevelopment:

a) is located on a public transport route;

b) demonstrates suitable access arrangementsand adequate provision for car parking;

c) occupies land allocated for development, orderelict land. Exceptionally, such proposalsmay be permissible within the GreenNetwork, subject to the provisions of policyOL4;

d) does not have an adverse impact on thecharacter and amenity of the local area;

e) is not located on a site required to meetessential employment growth;

f) satisfies the environmental health, urbandesign and other appropriate policies in thisPlan

LR1 PROVISION OF COMMUNITYFACILITIES


9.3.4 In Chapter 4 of the Plan the context for the futuredevelopment of land north of the railway line isset out. Within this area, land has been identi-fied a potential site for a new stadium (as shownon the proposals map).

9.3.5 Where a proposal for a major recreation or leisurefacility cannot be accommodated within thebuilt-up area of Telford, the Council may permitsuch a development in the fringes around theedge of Telford, subject to the above criteria.The most appropriate recreational proposalswithin such areas will be open land uses whichcan be easily accommodated without detrimentto the surrounding area or wider countryside.Only buildings that are essential to the proposeduse will be considered acceptable and these

must respect the character of the area. Howev-er, there may be opportunities for re-using oradapting existing rural buildings, providing theirform, bulk and general design are in keepingwith their surroundings. The Council will encour-age this approach where such proposals areacceptable, or can be made acceptable on plan-ning grounds by attaching conditions to the plan-ning permission. Where a proposal is not locatedclose to a public transport route and where thedevelopment would give rise to the need forone, the Council may seek the provision of apublic transport route to serve the developmentthrough a Section 106 legal agreement.

9.3.6 A recent example of a proposed developmenton the fringes of north Telford is the horse race-course. It was approved in principle by the Councilin 1990, although it has never been developed.

9.3.7 Where leisure and recreation developments arelikely to generate significant noise (for examplea motor sports facility), such a development willbe considered on its merits and subject to theenvironmental policies contained within thisPlan, in particular the policies dealing with noise.

9.3.8 The Lilleshall National Sports Centre, withinBridgnorth District, is close to Telford & Wrekin’sboundary. In determining any proposals relatedto the Centre, or in commenting upon any pro-posals which are likely to have an impact uponTelford & Wrekin District, the Council will ensurethat proposals satisfy the policies in this Plan.

9.3.9 In accordance with the above standard, theCouncil has adopted the National Playing FieldsAssociation (NPFA) minimum target for the pro-vision of youth and adult sports pitches, greens,courts and athletics tracks available to the public.This requires the provision of 1.6 - 1.8 ha of spacefor youths and adults per 1000 population.

124


The Council will actively seek the provision of anew stadium on land north of the railway atSouth East Hadley, as indicated on theProposals Map.

LR 2 PROVISION OF NEW STADIUM

The Council will seek, through both its ownprogrammes and through negotiation withprivate developers, to achieve the NationalPlaying Fields Association minimum target of2.43 hectares per 1000 population of outdoorrecreational open space.

The Council will refuse applications for any newdevelopment if it would result in the loss ofexisting recreational open space which is notreplaced in a suitable alternative location to anequal or improved specification.

LR4 OUTDOOR RECREATIONAL OPENSPACE

The Council may permit large scaledevelopments for recreational or leisure use inthe countryside, if they cannot beaccommodated elsewhere in an urban area,and providing that:-

a) there is a proven need or demand for such afacility within the District;

b) they are located as close to Telford aspossible, on or near to public transportroutes;

c) the policy for the protection of the best andmost versatile agricultural land of grades 1,2 and 3a is satisfied,

d) there is re-use or appropriate conversion ofagricultural or other rural buildings wherethe opportunity exists and the proposal isacceptable on environmental and trafficgrounds;

e) they would not adversely affect sites, eitherdirectly or indirectly, that are designated forwildlife or landscape reasons or other areasof ecological, archaeological, historic orvisual importance as set out in abovepolicies;

f) they would not generate nuisance or noiseproblems that would be detrimental to localresidents and the quiet enjoyment of thesurrounding countryside; and

g) they satisfy the requirements of the urbandesign policies

LR3 MAJOR NEW RECREATIONALPROPOSALS


EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

1.21 ha of this overall target should be allocatedspecifically for playing pitches. The target forchildren’s recreational space is 0.2 - 0.3 ha foroutdoor equipped play areas for all ages and0.4 - 0.5 ha for casual play space within housingareas. The NPFA standard does not include gen-eral open land, passive or informal recreationalland or water sports areas. These other provi-sions may therefore be sought by the Councilover and above the NPFA requirement.

9.3.10 The Playing Pitch Strategy, focuses primarily onassessing football pitch provision, as this is thepitch sport with the greatest participation rate.It is possible that any additional provision forother pitch uses could be accommodated with-in the existing open land network of the Districtbut this will be fully evaluated in subsequentPlaying Pitch Strategies. The Council has con-tributed to the compilation of a Playing FieldRegister. The Register details the number, loca-tion and use of all sports and recreation groundswithin the District.

9.3.11 Supply and demand for publicly accessiblepitches has been calculated on an area by areabasis using the Sports Council’s method ofassessing playing pitch demand. Existing pitchsupply has been compared to the existing andprojected demand from teams on an area byarea basis up to the year 2006. There are varyingshortfalls in pitch supply for all areas of Telfordto the year 2006. Shortfalls occur due to a com-bination of factors such as poor pitch quality,lack of existing pitches and facilities and levelsof new development/population growth.

9.3.12 In the light of these findings, any developmentthat would cause the loss of existing sports pitch-es will not be allowed unless they are replacedon a suitable site of equal quality in the localityor the capacity of existing pitches can beincreased (eg. upgraded or synthetic pitchcover). The use of suitable Green Network siteswill be allowed for pitch provision subject to theGreen Network policies within the Countrysideand Open Land chapter of the Plan.

9.3.13 In Newport and the Rural Areas of the District, ithas been calculated that any increase in demandfor sports pitches can be met from existing sup-ply, but the loss of any existing pitches will con-tinue to be resisted unless alternative localprovision of equal or improved quality is made.

9.3.14 The National Playing Fields Association has pub-lished detailed guidance1 on how play spacestandards should be satisfied, including guid-ance to ensure that children’s play areas areaccessible to them. The Council will follow thisguidance in implementing policy LR4 and willwork with private developers to ensure that theNPFA targets are met as part of developmentschemes. Policy LR6 sets out developer contri-butions to outdoor play provision. A rationalisa-tion review of Telford & Wrekin’s play areas hasbeen produced by the Council to assess exist-ing play provision within the District and to iden-tify areas where equipped children’s play spacesare required.

125


Telford Town Park

1 The Six Acre Standard – minimum standards for outdoor playspace, National Playing Fields Association, 1992


9.3.15 The Council will seek to ensure that the provi-sion of any additional formal recreational facili-ties does not conflict with the retention andenhancement of areas of nature conservation,visual amenity and informal recreational value.

9.3.16 The Council will expect that, where golf coursesare located within the urban fringe, they shouldact as links between urban and rural areas, pro-viding safe footpath/bridle and cycle routes onand around the site, and should link with existingroutes off the site wherever possible. Throughappropriate tree planting and access works, golfcourses can make a valuable contribution to theoverall natural environmental quality of the Dis-trict and to the Community Forest objective.However, the Council will expect a full environ-mental evaluation of the proposed develop-ment to be submitted as part of an application

9.3.17 The Structure Plan for Shropshire bases the needfor golf courses in the County on the Royal andAncient Golf Club standard of one golf courseper 25,000 population. Applying this standard,the likely number of courses required within theDistrict during the plan period will be seven, sixof which would be needed to serve Telford.

9.3.18 There are four 18-hole golf courses and one 9-hole course in the District and there are twoexisting courses within Bridgnorth District close

to the north east boundary of Telford at Lille-shall and Shifnal, both within 10 minutes drivingtime of Telford. This makes a total of seven cours-es in very close proximity to the urban areas ofTelford and Newport.

9.3.19 It is therefore considered that within the Planperiod it will not be necessary to approve anyfurther additional courses within Telford &Wrekin district. If however a developer can provethat there exists further golf demand, any pro-posal will be considered against the above policy.

9.4 IMPLEMENTATION

9.4.1 In order to further maintain and improve thehigh quality and variety of leisure and recre-ation facilities and opportunities within the Dis-trict, the Council will also apply the followingpolicies when considering planning applica-tions. The Council does, however, recognise theimportance of management schemes and strate-gies which are outside the scope of this Plan andin this respect will work with other landownersto direct available resources in the most appro-priate and beneficial way. The Council will pur-sue funding to facilitate projects from sourcessuch as the European Union, Sports England andfrom the National Lottery.

126


In accordance with policy LR4, when grantingplanning permission for new residentialdevelopment, the Council will require theprovision of outdoor recreational open spacewithin new housing developments to meet thestandards set out by the National Playing FieldsAssociation of 2.43 hectares per 1,000 people.

On larger sites, as part of this requirement, thefollowing equipped play provision will be sought:-

a) On sites providing more than 75 and lessthan 200 new child bed spaces (or wheretwo or more adjacent sites are combining toprovide this level of new bed spaces), a“local” equipped area for play;

b) On sites of 200 new childbed spaces or more(or where two or more adjacent sites are com-bining to provide this level of new bed spaces),a “neighbourhood” equipped area for play.

The Council will seek a legal agreement toensure the provision of outdoor recreationalopen space or equipped areas for play inaccordance with the above.

LR6 DEVELOPERS CONTRIBUTIONS TOOUTDOOR RECREATIONAL OPEN SPACEPROVISION WITHIN NEW RESIDENTIALDEVELOPMENTS

The Council will only permit new golf courseswhen it can be demonstrated that there is ademand for the development of further golfingfacilities. The site of any proposal must:-

a) be located close to large areas ofpopulation, particularly Telford, in order toreduce the need for long car journeys;

b) not be located within, or adversely affect, thevisual quality of the Shropshire Hills Area ofOutstanding Natural Beauty;

c) not adversely affect the quality of Sites ofSpecial Scientific Interest, Wildlife SitesAreas of Special Landscape Character,Ancient Woodlands, Local Nature Reservesor sites of archaeological value or historicimportance ;

d) relate to local topography and locallandscape character, drainage and waterfeatures, soil type, underlying geology,vegetation, principal wildlife habitats andspecies present

e) not lead to the permanent loss of quality ofthe best and most versatile agricultural landof grades 1, 2 or 3a.

LR5 GOLF COURSES


9.4.2 In principle, this policy requires that all devel-opers should provide outdoor recreational openspace in strict accordance with the NPFA stan-dards as set out in PPG17. In particular, it requiresthat the provision of children’s play space shouldbe an integral part of residential developmentsin all circumstances. The layout, location, sizesand function of the space needs to be consid-ered at the beginning of the design process. TheCouncil will endeavour to ensure that, wherenew play areas are provided, such areas help tosatisfy the physical and intellectual needs ofchildren and will work closely with developersto ensure that safe new play spaces are provided.

9.4.3 A consultative study entitled ‘Wrekin Play AreasRationalisation Review’ was produced by theCouncil in May 1996. It reviews existing play areaprovision within the District and helps to iden-tify areas where equipped play spaces arerequired. It incorporates detailed NPFA guid-ance on how play space standards should besatisfied and provides local guidance for assess-ing development schemes.

9.4.4 The number of new child bed spaces on any new residential scheme will be calculated by

subtracting all bed spaces from dwellingsdesigned for elderly people, and from one bed-room dwellings, and then worked out as follows:

• 2 bedroom dwellings provide 1 childbedspace

• 3 bedroom dwellings provide 2 child bedspaces• 4 bedroom-plus dwellings provide 3 child

bedspaces.

9.4.5 There may be cases where a more flexibleapproach, if agreed between the Council and adeveloper, would provide a more satisfactorysolution whilst still responding to the needs ofthe new development for open space.

• Firstly, it may not always be practical ordesirable to provide open space within asite. Where this is the case, the Council willconsider allowing the developer to make acontribution, of equivalent value, to anadjacent site. This may particularly be thecase on small sites of less than 75 new childbed spaces or where planning, practical ordesign constraints of the scheme wouldmake provision of on-site open spacedifficult to achieve.

127


Children’s play area at Horsehay


• Secondly, some areas of the District arealready well supplied with certain types ofopen space but under supplied with others.For example, an area may have a surplus of‘kick-about’ areas but no equippedchildren’s play area. Where developmenttakes place in such areas, the Council maybe willing to agree with a developer that anyopen space provided by the developmenttakes account of this existing situation.

9.4.6 In all cases where the Council is prepared toconsider applying the standards of this policyflexibly, it will need to be satisfied that new areasof open space or new facilities are provideddirectly for the benefit of the new developmentand any contribution by a developer to new orimproved facilities would be fairly and reason-ably related to the level of demand created bythe new development.

9.4.7 In order to secure the provision of open space,new facilities or new children’s play areas, theCouncil will seek to enter into a legal agreementwith the developer.

9.4.8 It is the Council’s policy to adopt appropriateareas of open space and equipped play spaces,subject to agreeing payment of a commutedmaintenance sum to the Authority (see policyOL13). However, where developers wish to retainownership and responsibility for the manage-ment of formal play spaces, they must be fullyaware of all ‘duties of care’ implicit within rele-vant legislation.

9.4.9 The Council recognises that workplaces can gen-erate a significant demand on sports and recre-ational facilities. Within the District, there isevidence that workplace sports teams, in partic-ular, put pressure on existing facilities. It is con-sidered reasonable, therefore, that, as newemployment areas come forward for develop-ment, some provision should be made for recre-ation where the development is likely togenerate such a need. The minimum recom-mended provision of outdoor recreational open

space for youth and adult use is 1.6 - 1.8 hectaresper 1000 population. The amount of open spacewhich may be required reflects current practice.It represents part of NPFA standard which is setout in policy LR4 and includes sports pitches,greens and courts. Areas should be available forpassive recreation, formal sports and pedestri-an and cycle routes (in appropriate cases), butthe standard will be applied flexibly and onlywhere there is a direct relationship between theneed for recreational provision and the devel-opment proposed. Requirements for openspace will be assessed in terms of existing pro-vision. Facilities should be available for publicuse wherever, or whenever, possible. It is accept-ed, however, that there will be occasions wherepublic access will not be possible or practical.

9.4.10 As with policy LR6 above, there may be instanceswhere this provision is met as a contribution ofequivalent value towards the improvement of anearby existing facility. The Council will be ableto advise where this is likely to be appropriate.Such a contribution would be directly related tothe proposed development.

9.4.11 There may also be instances when an employ-ment development consisting of a number ofsmaller firms will generate a need for the provi-sion of some open space as a result of their com-bined demand. Where this is the case, theCouncil may require a proportional contributionfrom each employment unit towards the provi-sion of open space where there is a direct rela-tionship between the provision of the space andeach development.

9.4.12 In order to ensure the provision of recreationalopen space as part of major new employmentdevelopments, the Council will seek to enterinto a legal agreement with developers.

128


On new employment developments, theCouncil, through a legal agreement with adeveloper, may require, the provision of 1.5hectares of open space or a contribution ofequivalent value per 1,000 employees.

LR7 RECREATIONAL OPEN SPACE ONEMPLOYMENT DEVELOPMENTS


historic environment












histor ic environment10

10.1 INTRODUCTION

10.1.1 Collectively, the policies in this part of the plandeal with the identification, protection andenhancement of the historical legacy of the Dis-trict. It is split into four main components: Conser-vation Areas, Listed Buildings, Archaeology and asection on non statutory and local designations.

10.1.2 Telford & Wrekin has a rich and diverse heritagein the form of traditional settlements, buildings,features and archaeological remains, all of whichare vital to our sense of history, local culture andcommunity identity. The historic environmenthelps to give the District a sense of local dis-tinctiveness and creates a high quality environ-ment, which is important to our general qualityof life and acts as a focus for inward investmentand regeneration.

10.1.3 In the south of the District, the Ironbridge Gorgeis designated as a World Heritage Site and rep-resents the highest level of recognition in termsof conservation designations. It is also a livingcommunity and major tourist destination andthe conflicts between these interests demand arobust and highly developed response in theplan. The general policies in this section of theplan are therefore further amplified by moredetailed policies in the Severn Gorge Chapter.The other conservation areas in the District havevery different characters and qualities. For exam-ple the Newport and Wellington conservationareas are based on the core of historic markettowns with very different problems. Newporthas a more refined but fragile architectural qual-ity and is suffering from neglect and declinerequiring a sensitive but proactive approachwhich address the issue of regeneration.Wellington is architecturally less sensitive, asmany of the traditional buildings and detailshave been lost or adversely altered. However, itretains a high quality townscape and spatialquality derived from the survival of the medievalstreet pattern: there is particular need forenhancement through the reintroduction of tra-ditional details and a high quality of new design.

10.1.4 The rural conservation areas of High Ercall, Edg-mond and Wrockwardine face very differentproblems with the form and quality of the historicvillage cores under threat from the pressure fornew development. There is a need for the planto provide a policy framework which ensureshigh quality and sensitive infill development.

10.1.5 The majority of the urban part of the district -the former New Town area - consists of a mix ofthe remnants of older established settlements,landscapes and archaeological remains setamongst the development infrastructure andlandscape of the New Town. Some of these orig-inal settlements have sufficient surviving histor-ical and architectural quality and interest tobecome conservation areas in their own right.For example both Horsehay and Wrockwardinehave recently been designated as conservationareas. Other areas, whilst retaining historic inter-est and townscape quality, may not be of suffi-cient special interest to warrant conservationarea status. These areas still require a level ofspecial recognition and protection in the plan.Such areas will be designated as Areas of LocalTownscape Quality and identified in the plan atthe earliest opportunity.

10.1.6 The rural area to the west and north of Telfordexhibits a similarly mixed character with a richand varied built, landscape and archaeologicalheritage. There is a need in the plan to recog-nise and protect the disparate character of thesettlements and their settings. Some of the ruralsettlements will be designated as conservationareas while others will need a strong policyframework to ensure that the inappropriatedevelopments of the past, which have detractedfrom their form and character, are not repeated.

10.1.7 Throughout the District, there are also numer-ous listed buildings, monuments and archaeo-logical features, which are important not only fortheir historical significance and visual qualitybut also for their role in terms of communityidentity and education. Additionally, features ofmore local significance and quality, such aschapels, pubs, public buildings, bridges, canals,locks, industrial chimneys, old railway lines etc.all have strong historical and associative linkswith their area. They are vital components indetermining local distinctiveness and need tobe taken forward and protected in the plan.


CONSERVATION AREAS

10.2.1 There are currently seven Conservation Areaswithin the District, and these are shown on theProposals Map. These are: Ironbridge, Newport,Wellington, Horsehay, Wrockwardine, Edgmond

129

Wrekin Local Plan 1995-2006 Historic Environment


and High Ercall. The character of these Conser-vation Areas is rich and varied and each arearequires a sensitive but differing approach toensure that future change preserves andenhances its role and character. The policyframework listed below is intended to give anoverall context against which development pro-posals will be judged. More detailed Conserva-tion Area assessments and design guides willbe undertaken by the Council, which will identi-fy the particular qualities, and features whichcontribute to the character of each ConservationArea, and also highlight opportunities for posi-tive change and enhancement. ConservationAreas enjoy added protection through the Plan-ning [Listed Buildings and Conservation Areas]Act 1990, and this is amplified in guidancethrough PPG15 - Planning and the Historic Envi-ronment.

10.2.2 The Council will continue to review the existingConservation Area designations in the Districtand will designate additional areas and makeamendments to existing boundaries as neces-sary, in order to ensure that the full range of theDistrict’s heritage is recognised, protected andenhanced in line with its duties under the Act.

10.2.3 The designation of a Conservation Area is arecognition that an area, town or village has aspecial character, which is a product of more thanjust a collection of individual buildings, butrather because it possesses a wider townscapevalue. This townscape value which in turn isdefined by the interaction of a complex series offactors. These factors are likely to be differentfor each individual area but may include suchthings as historical development and layout,street patterns, structure of open spaces andspatial quality, boundary treatments, surfacing,materials, skyline and views. It is important thatthe plan provides a policy framework for ensur-ing that these broad townscape qualities arepreserved and enhanced.

10.2.4 The designation of a conservation area does notmean that all future change is prevented or thatchange should merely replicate what is alreadythere. Instead it ensures that special regard ispaid to ensuring that new development andchange responds in a positive way to the exist-ing qualities and character of the area. Conser-vation Area designation should be seen as anopportunity to protect the heritage of the Dis-trict which is important for historical and cultural

reasons and is essential to the identity of Telford& Wrekin and the quality of life of its citizens.Additionally, the historic environment is alsobeing seen as playing a major role in the eco-nomic life and prosperity of towns. For example,the high quality environment of ConservationAreas can act as a focus for attracting inwardinvestment and can help to generate jobs andsupport the local economy through tourism andregeneration activity. Conservation can breathenew life back into buildings and appropriate andsensitive redevelopment can help to regener-ate the local economy.

10.2.5 In order to ensure that special regard is paid topreserving and enhancing the character of Con-servation Areas, additional controls exist overdevelopment and these are defined in the Plan-ning [Listed Buildings and Conservation Areas]Act 1990 and amplified in PPG15. In particular,the designation introduces general controls overdemolition of unlisted buildings and structureswhich contribute to the character of the area andalso provides the basis for policies designed topreserve or enhance all aspects and featureswhich define the special character of the area.

10.2.6 Under the General Development Order, deemedconsent is given for minor development whichcan be carried out in Conservation Areas with-out the need for planning permission. Wherethe Council considers that these permittedforms of development are eroding the characterof a Conservation Area, it will seek to bring themunder planning control by establishing an orderunder Article 4 Direction as necessary.

10.2.7 The main way in which the Council’s duty is dis-charged in this respect relates to the Council’splanning and development control and build-ing regulations function. However, the Council’sother activities in the provision of housing,leisure and community services, highways andtransport, property maintenance and economicdevelopment and so on, can all potentially havean impact on the character of ConservationAreas. The Council will endeavour to set an

130

Wrekin Local Plan 1995-2006Historic Environment

In the exercise of all its powers and in relationto all its functions, the Council will pay specialregard to the need to preserve or enhance thecharacter or appearance of Conservation Areaswithin the District.

HE1 PRESERVATION AND ENHANCEMENT


EDRIOV

Cross-Out

EDRIOV

Cross-Out

example to other owners and agencies in thesesensitive areas by undertaking all its activitiesin conservation areas to the highest standards.

10.2.8 The character and special qualities of Conserva-tion Areas are derived from far more than thequality of individual listed buildings. Rather it isthe result of a far more complex interaction of awhole series of factors. Important factors are thesense of place created by the quality and hier-archy of spaces, the topography, the historic orsurviving street pattern and layout, and the con-tribution made by all the buildings in the areacollectively in relation to their townscape value.It essential, therefore, that all buildings andstructures which make a positive contribution tothe character of the conservation area areretained and that consent for demolition is onlygranted in exceptional circumstances.

10.2.9 Some buildings, however, are of such a design,form and quality that they detract from the char-acter or appearance of the Conservation Area. Inthese circumstances, their demolition and

replacement with buildings of a responsive andsuitable design will preserve and enhance thecharacter or appearance of the Conservation Area.

10.2.10 Where demolition is acceptable, it is essentialthat full details of the redevelopment beapproved. There must be a firm commitmentthat the work will proceed in order to preventthe creation of a derelict and blighted site in thearea and to ensure that the new development isof a quality which preserves and enhances itscharacter or appearance.

10.2.11 The designation of a Conservation Area doesnot imply rigid preservation or that all changewill be resisted. It is important, however, that allnew development is designed with particularcare in order to relate to the special historical,spatial and architectural context of its surround-ings. Development proposals, therefore, shouldbe based upon a thorough understanding of theConservation Area and the specific context towhich the development relates. Proposals whichdo not preserve or enhance the essential char-acter and form, of the Conservation Area will berejected.

131


The demolition of buildings, structures andfeatures which contribute positively to thecharacter or appearance of Conservation Areaswill not be permitted.

Demolition of buildings, therefore, will only bepermitted in exceptional circumstances andwhen it can be demonstrated that the characteror appearance of the area will not be adverselyaffected and where one or more of thefollowing criteria apply:

a) it is proven to the satisfaction of the Councilthat the building is totally beyond economicrepair and alternative use and that there isevidence of positive attempts to market thebuilding and seek viable alternative uses.

b) it is not of intrinsic architectural, historic ortownscape importance or that it currentlydetracts from the character of the area andconsequently its removal would enhance thecharacter or appearance of the area.

c) In order to avoid derelict sites and voids,before consent for demolition is granted,detailed planning permission must also havebeen granted for the redevelopment of thesite. There must be firm evidence that acontract has been let for the development or,where appropriate, a landscape andimprovement scheme has been produced forthe site, which will enhance and reinforcethe townscape qualities of the site, and acontract has been let for its implementation.

HE2 DEMOLITION IN CONSERVATIONAREAS

New development will be expected to be of thehighest standards of design and will preserve orenhance the character or appearance of the area.Development which has an adverse impact upontheir character or appearance will be rejected.

In order to evaluate development proposals thefollowing criteria will be applied:

a) the design should respect and relatepositively to its context in terms of scale,form, massing, proportions, historic plotlayout, boundary treatment, roofscape,details and materials.

b) the development will not adversely affectestablished views within the area the skylineor longer views of the area.

c) the development will not adversely affect thespatial quality of the area, or result in theloss of open spaces or gardens, which makea positive contribution to the area.

d) the development will respect, retain and,where appropriate, reinstate the historicstreet pattern and any buildings or featuresof townscape or historic interest.

e) the development will not adversely affect theamenity of the surrounding properties andthe character or appearance of theConservation Area, through the generationof traffic, noise or other factors.

HE3 NEW DEVELOPMENT INCONSERVATION AREAS


10.2.12 In Conservation Areas, the form and detail ofdevelopment are as equally important as theprinciple of assessing the impact on the charac-ter and appearance of the area. Full and detailedapplications will be required, therefore, for allapplications in Conservation Areas.

10.2.13 The sensitivity of the location will often requirethat, in addition to the normal submission ofplans and elevations of the proposals, the Coun-cil may require additional information such asperspectives, axonametric sketches or pho-tomontages, in order to fully assess the impactof the proposals on the context of the site andon the streetscape and setting of the Conserva-tion Area. In certain circumstances, where theproposals involve a major new development, orwhere the site is a particularly complex or sen-sitive one, the Council may require a fuller urbandesign and environmental assessment to be

submitted as part of the application, in line withpolicy UD3. Early discussion with the Council’sPlanning & Environment Service will establishthe requirements for any particular site.

10.2.14 The rigid application of normal highway, parkingand amenity standards in relation to develop-ment in Conservation Areas very often results inproposals which adversely affect the characterand appearance of the area. Standards requiredfor modern developments and situations can beinappropriate to the complex and sensitivenature of historic environments. It is the veryabsence of highways designed to meet theneeds of the motor car, and non-standard lay-outs and amenity spaces, which often give theconservation area its essential character.

132


New residential development in Ironbridge

The Council will require full and detailedapplications for development in conservationAreas; outline applications will not beappropriate

HE4 DETAILED APPLICATIONS

The Council will relax normal highway, parkingand amenity standards in conservation areaswhere it can be demonstrated that their rigidapplication would result in designs which fail torespect and integrate with the character andform of the area.

HE5 RELAXATION OF STANDARDS INCONSERVATION AREAS


EDRIOV

Cross-Out

EDRIOV

Cross-Out

10.2.15 In order to successfully integrate new develop-ment into conservation areas and preserve theirspecial character, it may be necessary, there-fore, to relax certain standards. The need torespect the layout, form and appearance of theConservation Area should be the primary factorwhich determines the design solution. Schemeswhich fail to adapt standard design solutions tothe form of the Conservation Area, will be refused.

10.2.16 Whilst it is always necessary to achieve a layoutand design which is safe and practical, providedthat sufficient imagination is shown at the designstage, such relaxation can normally be sensiblyand practically achieved without compromisingthe intention of the standards.

10.2.17 Backland areas in Conservation Areas are par-ticularly sensitive sites and are subject toincreasing pressures for change and develop-ment. Many of the original burgage plots andfeatures in these areas have been obliteratedby insensitive redevelopment schemes. Thepotential impact of further insensitive develop-ment on the character and appearance of thearea and the setting of important listed build-ings is immense.

10.2.18 These areas often contain features, such as ancil-lary buildings, boundary walls, landscape ele-ments and established gardens and otherspaces. Any new development must retain andrespect these features and spaces, which posi-tively contribute to the character of the area or

the setting of important buildings. It is particu-larly important that the historic plot and streetpattern, often in the form of burgage plot lay-outs, is retained.

10.2.19 It is essential that all new development in back-land areas is very carefully designed and is of anappropriate form which integrates with its sur-roundings. This will almost inevitably requirenon-standard building forms and layouts andmay require a flexible approach to normal stan-dards in order to ensure that the character orappearance of the area is preserved or enhanced.

10.2.20 The established form, layout and grain of devel-opment in Conservation Areas and the articula-tion of roofscape that results is an essentialcomponent of its character and appearance. Rearand side elevations and roofscape views are allimportant and are a graphic indication of theintegrity and form of the buildings in the area.As a general rule traditional buildings in Con-servation Areas should be reused as far as pos-sible in their original form.

10.2.21 The amalgamation of building plots and rede-velopment behind retained facades will, therefore,be rejected. Only in exceptional circumstances,when the Council is satisfied that the conditionof the buildings is such that no other solution ispossible and practical, will such developmentbe contemplated. In these circumstances, theform, massing and articulation of the redevel-opment should reflect the form and plot rhythmof the main buildings and the context.

133


The development of backland areas inConservation Areas will only be approvedwhere it can be demonstrated that thedevelopment will preserve or enhance thecharacter or appearance of the area. In decidingwhether or not development is appropriate inthis respect, the Council will have regard to thecriteria set out in Policy HE3 for newdevelopment, and in addition will require that:

a) traditional burgage plot layouts, or otherhistoric plot and layout forms, are retainedand reflected in the new development.

b) traditional ancillary buildings, walls andboundary treatments, traditional floorscapematerials and details are retained andincorporated into any scheme

c) standard layouts including highway, parkingand amenity provision will be modified toensure that the development protects andenhances the character and form of the area.

HE6 BACKLAND DEVELOPMENT INCONSERVATION AREAS

In Conservation Areas, the Council will rejectdevelopment proposals which result in theamalgamation of traditional buildings and plots,resulting in the demolition and redevelopmentbehind retained facades.

HE7 FACADISM AND AMALGAMATION OFPLOTS

The Council will encourage the full and appro-priate use of buildings that make a positivecontribution to the character of the ConservationArea. Proposals for change of use and conversionof the upper floors will be considered favourablyprovided that they meet the following criteria:

a) the character appearance, form, historicfabric and features of the building are notadversely affected.

HE8 CHANGE OF USE AND UPPER FLOORCONVERSIONS


EDRIOV

Cross-Out

EDRIOV

Cross-Out

10.2.22 The full use of buildings in Conservation Areasthrough conversion to residential or other uses isimportant in terms of supporting the vitality andviability of historic areas and providing homesclose to existing services. The priority, however,should always be to protect and enhance theessential character of the area and integrity of thebuildings within that area. The most appropriateuse for any building is usually that for which it wasoriginally built. Where it is considered that therewill be an adverse impact upon the buildings orthe conservation area generally, the conversionwill not be permitted. Additional policies and con-trols apply to the conversion of listed buildings.

10.2.23 Fitting a new use into an historic building requiresa sensitive and imaginative design approach inorder to ensure that the character, appearance,form, historic fabric and features of the buildingare not adversely affected. The demands of newuses and the application of modern accommoda-tion standards should be balanced by the needto ensure that alterations are generally sympa-thetic to the historic character of the building. If asuitable compromise cannot be reached, whichrespects the form, fabric and character of thebuilding, then the principle of conversion will berejected. Where conversion of upper floors is pro-posed, encouragement will be given to schemeswhich involve the full and appropriate use of thebuilding. Schemes which involve only partial con-version should not compromise the future con-version and use of the remaining space.

10.2.24 Development adjacent to Conservation Areascan have a major impact on the character andappearance of the area itself, particularly onviews out of and towards the area. If insensi-tively designed, it can have as much effect asdevelopment within the Conservation Area. Inorder to protect or enhance the character orappearance of Conservation Areas the Councilwill strictly control the design of developmentsadjacent to them or any development whichwould otherwise impact upon their setting. TheCouncil will require such development to bedesigned to the highest standards and will treatapplications as if they were Conservation Areaproposals. Applicants will be required to sub-mit detailed applications and, where necessary,provide evidence to demonstrate that theirdevelopment does not have an adverse impacton the Conservation Area.

134


b) the structure of the building, including theexisting floors, are capable of conversionwithout the need for substantial replacementor the insertion of substantial new structuralelements, which detract from the historicfabric and character of the building.

c) the setting of the building, surrounding usesand Conservation Area generally are notadversely affected by way of noise, smell,traffic generation or other loss of amenity.

d) the proposals should not prejudice the fulland appropriate use of the building andshould not result in the loss of existingindependent access to upper floors.

The Council will expect developments adjacentto Conservation Areas or which, due to theirscale and design, otherwise affect the settingof a Conservation Area, to be of a form, scale

HE9 THE SETTING OF CONSERVATIONAREAS

The Council will strictly control the number,siting, scale and design of advertisements inConservation Areas : in particular:

a) signs should be of a design, location, size,number, type of lettering, materials andcolour which are appropriate to the specialcharacter and appearance of the area.

b) when attached to a building the sign mustrespect the form, architectural compositionand proportions of the building and shouldbe positioned so as not to obscure importantarchitectural features.

c) standard designs and logos must beadapted to respect the character of the areaif their form, colour or detailed design woulddetract from the character and appearanceof the Conservation Area.

d) advertisements should generally be restrictedto ground floors although upper floors signswill be considered where they consist of theuse of hanging signs or window lettering.

e) external illumination may be consideredwhere discretely located and designed.Internally illuminated signs will onlypermitted in exceptional circumstances andthe highest standard of design will berequired. It must be demonstrated to thesatisfaction of the Council that the designcomplements the character of theConservation Area.

and design which respects and reinforces thecharacter or appearance of the area.Development, which has an adverse impactupon the setting of the area, will be refused.

HE10 ADVERTISEMENTS


EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

10.2.25 Additional controls apply to advertisements inConservation Areas and the Council has a dutyto consider the impact of advertisement pro-posals on the character and appearance of theareas. A proliferation of advertisements andsigns and inappropriate designs can have anadverse impact upon the character of a Conser-vation Area and it is important that the number,location and design are closely controlled.

10.2.26 The Council will consider making directions,under Regulation 7 of the Town and CountryPlanning [Control of Advertisements] Regula-tions 1992, to withdraw certain “deemed con-sent rights” where it can be demonstrated thatcurrent powers are proving inadequate and thatdetriment is being caused to the character andappearance of the area. Such directions requirethe Secretary of State’s approval. Similarly theCouncil will consider the use of DiscontinuanceNotices against advertisements erected withDeemed Consent where it is considered that itcauses “substantial injury” to the character andamenity of a Conservation Area.

10.2.27 Alteration to shop fronts requires planning per-mission and in Conservation Areas an especial-ly high standard of design is required for all newshop fronts and associated advertisements inorder to preserve the character of the area. Tra-ditional shop fronts and features make a signifi-cant contribution to the character of ConservationAreas and the Council wishes to see theseretained and carefully repaired as part of anydevelopment proposals. New shop front designshould pay due regard to the need to integratewith and complement the character and contextof the Conservation Area in which it is set. Wheresecurity of premises is an issue, the Council willwork with owners and developers to achievesympathetic design solutions.

135


The Council will ensure that traditional shopfronts and associated features, whichcontribute to the character of individualbuildings and the Conservation Area, areretained and repaired as part of anydevelopment scheme. Development proposalsfor new shop fronts will be considered againstthe following criteria:

a) replacements must respect the character,architectural composition, proportions anddetails of the building to which it is attachedand be sympathetic to the characteristics ofadjacent buildings.

b) shop fronts should relate to the upper floorsof the building, they should not mask firstfloor windows or other features of interestand should retain existing doors which giveaccess to upper floors,

c) shop fronts should respect the rhythm andplot width of the buildings or group ofbuildings to which they relate,

d) the addition of inappropriate features, suchas standard modern roller blinds, awnings,canopies and standard roller steel securitygrills will not be permitted.

e) new shop fronts should be designed toincorporate traditional forms and featureswhich are appropriate to the area, such asstall risers, fascias, cornices, pilasters,glazing bars, recessed doorways andfanlights.

HE11 SHOP FRONTS

f) new designs should incorporate the use ofgood quality traditional materials or highquality modern materials which complementthe character of the conservation area;glossy plastics, polished aluminium andu.p.v.c. elements, will not generally beacceptable.

g) fascias, in particular, should be carefullydesigned and be of a suitable proportion,size, detail, section and materials; fasciasigns should be of an appropriate size sothat they do not dominate the building andconsist of painted letters; occasionallyconsent may be given for individually appliedletters of a suitable size and design.

h) the use of standard illuminated box signswill generally be resisted and other forms ofinternal illumination must be treated withsensitivity. Spotlighting may be acceptable ifunobtrusively designed; the use of brasscowl lamps or similar features will not bepermitted.

Ironbridge retail centre


10.2.28 Traditional features, such as floorscape materi-als and details, cast or wrought iron street furni-ture, railings, gates, balconies etc. can make avaluable contribution to the quality of a Conser-vation Area. The Council will expect that tradi-tional features and materials will be retained indevelopment proposals and, where appropri-ate, be reinstated in place of inappropriate mod-ern surfaces and details. Where the use ofmodern materials is considered acceptable, thesize, colour and texture should be appropriateto the locality. The use of inappropriate, bland,modern pavers and standard boundary treat-ments, such as concrete block walling and larchlapp fencing will normally be resisted in favourof more appropriate traditional details whichreflect those of the locality.

10.2.29 Trees and other landscape elements can makea valuable contribution to the character of Con-servation Areas providing a setting for individualbuildings, building groups and the settlementas a whole. They can help to frame and definelonger views of the area and also provide enclo-sure and interest and define spaces within thestreet scene. Many trees in Conservation Areasare protected by Tree Preservation Orders. Thedesignation of a Conservation Area extends theneed to consult with the Council before lopping,topping or felling to all trees [with minor excep-tions] and other landscape features which areconsidered to contribute to the character of thearea.

LISTED BUILDINGS

INTRODUCTION10.2.30 Telford & Wrekin has a significant stock of listed

buildings which individually and collectivelycontribute to the quality of life within the Dis-trict, having strong historical associations andcultural significance. The Council’s overall aim isto protect the listed building stock and their set-tings within the District and to encourage theirsensitive repair, reuse and enhancement. Thelist of buildings of architectural or historic inter-est is compiled by the Secretary of State forNational Heritage usually in consultation withLocal Authorities. The Council, local heritagegroups, town or parish councils and the publiccan also request that specific buildings beadded to the list. The Council is currently seek-ing a major review of the list for Telford & Wrekinwhich was originally compiled in 1984 but in themeantime will continue to press for the listing ofspecific buildings which come to its attention asbeing suitable for inclusion. Where such build-ings are perceived to be under immediatethreat, it will issue a building preservation noticein accordance with sections 3 and 4 of the Act.

10.2.31 The Planning [Listed Buildings and Conserva-tion Areas] Act 1990 sets out the main provisionsrelating to listed buildings and these are ampli-fied in PPG15. Once listed, listed building con-sent is normally required for demolition in wholeor in part, and for any work which would affecttheir character or setting. It is a criminal offenceto carry out such works without consent and con-trols apply to all work, both externally and inter-nally, and are not confined to items which appearon the list description; this list is compiled main-ly for identification purposes and does notattempt to list all the features which are impor-tant to the character and integrity of the build-ing. Even some minor repairs may need consent,although this is a matter of detailed interpreta-tion in each case, and owners should contact theconservation section of Telford & Wrekin Coun-cil before detailed proposals are formulated,and prior to the commencement of any work.

10.2.32 The Act also empowers the Council to take actionto ensure that the stock of listed buildings arewell maintained, and prevented from damageor loss due to decay. The Council, has undertak-en a survey of the listed buildings in the Districtand identified a “Buildings at Risk Register”which highlights the most threatened buildings

136


Development which will result in the loss of, ordamage to, trees, hedgerows or other softlandscape elements that contribute to thecharacter of the Conservation Area will not bepermitted.

HE13 PROTECTION OF TREES ANDLANDSCAPE ELEMENTS.

Within Conservation Areas, the Council will notpermit development proposals that may resultin the loss of, or damage to, traditional featuressuch as street furniture, railings, walls, kerbsand floorscapes, and other landscape featureswhich make a positive contribution to thecharacter of the area; and, where appropriate,the Council may request that these bereinstated as part of any developmentproposal.

HE12 RETENTION OF TRADITIONALFEATURES AND FLOORSCAPE


EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

in the District. The register will be used as abasis for a programme of action by the Councilaimed at ensuring the urgent repair of thesebuildings through positive guidance and advice,and where necessary, the use of relevant statu-tory powers.

10.2.33 The Council has a duty under the Planning [List-ed Buildings and Conservation Areas] Act 1990to pay special regard to the need to preservelisted buildings and their settings and any fea-tures of historic or architectural interest whichthey possess. This is amplified by the guidancein PPG15 and is the prime factor in determiningall applications which would affect listed build-ings or their settings.

10.2.34 The Council has powers under the Act to ensurethat adequate attention is paid to the impact ofdevelopment on listed buildings and their set-tings through the determination of planning andlisted building applications. In addition, the Actempowers the Council to take action to ensurethat listed buildings are properly maintainedand repaired so that their survival is not threat-ened due to decay and neglect. The Counciltakes its duty in this respect seriously and willuse all the powers at its discretion to ensure thatlisted buildings are properly cared for and pre-served for future generations. To this end, theCouncil has participated in a Buildings At RiskSurvey which included all the listed buildings inthe District. The survey provides basic informa-tion upon the condition and threat to the listedbuilding stock and will form the basis of moredetailed future surveys and act as a guide as tothe need for the issuing of repair notices [sec-tion 47,48] and urgent work notices [section 54]under the Act.

10.2.35 The Act also empowers the Council to makegrants available for the repair and restoration oflisted buildings. At present the Council doesnot operate such a scheme but will continue toexamine the case for a Historic Buildings grantscheme, as resources allow. The Council will con-tinue to give advice to owners on all sources ofavailable funding for historic building repairs.

10.2.36 Listed buildings represent a finite resource andthere will always be a presumption in favour oftheir retention and reuse. Demolition and sub-stantial demolition in this context includes:

• the total demolition of any principal buildingor any building or structure within the curtilage

• the demolition or partial demolition of anyelevation or the substantial demolition of theinterior of the listed building.

• the total or partial demolition of any objectfixed to a listed building or those recorded inthe list description.

10.2.37 The Council will be guided by the advice set outin PPG15 as to the appropriate circumstanceswhen permission may be given for the demoli-tion of a listed building. Demolition will only beallowed in exceptional circumstances and rigor-ous tests will be applied before demolition isgranted. Economic arguments alone will not nor-mally be sufficient to warrant demolition. It isimportant that every avenue of securing therepair and future use of the building is exploredbefore demolition is contemplated. Where abuilding or structure is in a condition such thatit is considered that it may pose a danger to thepublic, then the Council is obliged under Sec-tion 56 of the Planning [Listed Building and Con-servation Areas] 1990 Act to consider whether it

137


The Council will use its powers, and through itsfunctions, to ensure that listed buildings arepreserved, restored and continue in beneficialuse.

HE14 GENERAL DUTY

The Council will strongly resist the demolitionor substantial demolition of listed buildings andstructures in the District.

The Council will only grant permission fordemolition or substantial demolition of listedbuildings in exceptional circumstances andwhen it can be demonstrated to the satisfactionof the Council that:

a) the building is in such a conditionstructurally that it is considered animmediate danger to public safety and istotally beyond effective repair. The Councilwill need to be satisfied that less drastic andmore appropriate measures in the form oftemporary repairs, support and limiteddemolition are not possible.

b) every attempt to market the building hasbeen made to continue the current use,including offering the unrestricted freeholdon the open market at a value which reflectsthe true condition of the building.

c) a full range of alternative uses has beeninvestigated for the building, includingcharitable or community use and that thesehave failed.

HE15 DEMOLITION OF LISTED BUILDINGS


EDRIOV

Cross-Out

EDRIOV

Cross-Out

is possible and more appropriate to take actionunder the Act [sections 47,48 or 54] before issuinga demolition order under the Building Act 1994.

10.2.38 If the Council is satisfied that, exceptionally,demolition is the only option then it is required toinform the Royal Commission on the HistoricalMonuments of England. Under these circumstan-ces, normally, it will be required that adequateprovision is made for the full and proper recordingof the building to the satisfaction of the author-ities concerned. The Council may also require thatfeatures and materials are salvaged and storedor re-used in any redevelopment of the site.

10.2.39 Ill conceived and poorly executed alterationsand additions to listed buildings can drasticallyimpair the special interest and historical integri-ty of the building. Even minor repairs, alterationsand additions can have a major impact on thecharacter and form of the building. Minor repairsand alterations, both external and internal, mayrequire listed building consent if they wouldaffect the character of the building and it is advis-able to contact the conservation section at theCouncil for advice before contemplating anywork on a listed building. More substantial workssuch as extensions or changes of use will alsorequire planning consent. When both listedbuilding and planning consent are required itwill normally be necessary to submit both appli-cations at the same time, so that the full impacton the listed building can be properly assessed.

10.2.40 Some listed buildings are of such importanceand sensitivity that any form of alteration oraddition would impair its character and consentfor such works would be refused. Generally, how-ever, most listed buildings can accommodatesome level of change, provided that it isdesigned with care. As a general rule, works ofalteration, extension and repair should aim tolimit the loss of historic fabric and should respectthe character of the building in terms of scale,form, details and materials. Extensions, in par-ticular, should be very carefully located andshould not result in disturbance to the essentialbalance of the building or otherwise impairimportant elevations and views of the building.It should not result in the loss or masking of fea-tures of interest or necessitate the removal ofunacceptable levels of historic fabric.

10.2.41 PPG15 gives a broad indication of the principlesof use, alteration, extension and repair to listedbuildings, these are amplified in Appendix C ofPPG15 and are a good starting point for framingproposals. In view of the sensitivity of listedbuildings and the need to carefully considerproposals for their alteration, it is recommend-ed that an architect, experienced in dealing withhistoric buildings and structures, and a suitablyexperienced contractor are employed for allwork to listed buildings.

10.2.42 The use for which an historic building wasdesigned will almost always be the best use forthe building and this should be pursued as thefirst option. There will also be buildings whichare incapable of accommodating any change dueto the sensitivity of the building concerned orthe nature and impact of the particular use. Gen-erally, however, most buildings can accommo-date some level of change and a change of usemay be the best way of securing the future ofthe building. However, the Council must alsohave regard to the aim of preserving the charac-ter and special interest of historic buildings andwill resist changes of use which cause unaccept-able harm to the form and fabric of the building.The most profitable alternative use, for example,

138


Alterations, extensions and other changes, tolisted buildings will only be permitted if thefollowing criteria are met:

a) the essential form, character and specialinterest of the building are maintained andthe historic interest of the building and itssetting are not adversely affected.

b) its architectural features, both internal andexternal, are preserved intact.

c) the proposed development is of an appropriatedesign in terms of massing, scale form,proportion, details, colour and materials

d) the alteration, extension or new use can bedemonstrated to be in the interests of thelong term survival of the building

e) where an extension is proposed, it shouldbe designed to complement the character ofthe building, being generally subservient inscale and of a suitable form, materials anddetailed design.

HE16 ALTERATIONS AND ADDITIONS TOLISTED BUILDINGS

The Council will encourage the change of useof listed buildings, provided the original use isno longer viable or possible, and where thecharacter, form, fabric and setting of thebuilding will not be adversely affected by thenew use.

HE17 CHANGE OF USE OF LISTEDBUILDINGS


EDRIOV

Cross-Out

EDRIOV

Cross-Out

may not be the most appropriate and less dam-aging uses will be encouraged. A balanced andflexible approach may be required in circum-stances where the survival of the building is threat-ened through vacancy and long-term neglect.

10.2.43 The Council wishes to encourage the retention,repair, and sympathetic reuse of the historic build-ing stock and will look favourably on sensitive

alterations and additions and new uses, espe-cially where these are necessary to secure thefuture of a listed building. However, there arecircumstances in which the strict application ofnormal standards in relation to access, parking,highways, and building regulations can oftenimpair the character and integrity of historicbuildings. Normally, however, if such standardsare interpreted with imagination and flexibility,then a design solution can be found whichachieves these aims without compromising theform, fabric and character of the building. Inassessing the planning and listed building mer-its of particular proposals for a listed building(e.g. change of use to residential flats), the Coun-cil will have regard to the impact which the strictapplication and requirements of standardsimposed by other Acts or regulations [e.g. Hous-ing Act and Building Regulations], would haveon the fabric and structure of the building. Inextreme cases, where the requirements of thesestandards can not be met through flexible andimaginative design solutions and where the pro-posals would result in the unacceptable loss ofhistoric fabric and character, then the proposalsand principle of the use may be rejected onplanning and listed building grounds.

139


In considering proposals for the alteration,extension or change of use to listed buildings,the Council may agree to the relaxation orflexible application of normal standards inrelation to amenity, highways and parking,where:

a) it is necessary to maintain the character andhistoric interest of the building.

b) it would prevent the loss, damage to, ormasking of, historic fabric and features.

c) it would reduce the need for modern andinappropriate structures, materials andfeatures that would detract from thecharacter and appearance of the building orits setting.

HE18 RELAXATION OF STANDARDS FORLISTED BUILDINGS

The Old Post Office at Roden


EDRIOV

Cross-Out

EDRIOV

Cross-Out

10.2.44 Sections 16 and 66 of the Act require the Coun-cil to have special regard to the desirability ofpreserving the setting of listed buildings in con-sidering all applications for planning or listedbuilding consent.

10.2.45 The setting of a listed building is often an essen-tial part of its character, especially where the gar-dens or grounds have been laid out as an integralpart of the overall design. Similarly, longer views,open spaces, and features within and outside theimmediate curtilage of the building, such as walls,ancillary buildings, railings, trees etc. can formpart of the natural setting. In an urban setting, thewider street scene in which a building is locatedmay form part of the setting. Therefore, propos-als which would intrude into, or substantially alter,this setting (including alterations to, or replace-ment of unlisted buildings and features), may betaken into account. The Council has a duty to pub-lish a notice of all applications which, in its opin-ion, affect the setting of a listed building.

10.2.46 The Council has a duty to pay special regard tothe need to preserve listed buildings, their set-tings or any features of special architectural orhistoric interest which they possess. In order toadequately assess the full impact of the pro-posals upon the character and fabric of a listedbuilding, it is essential that full survey drawingsof the existing building are submitted togetherwith sections and other details, as necessary.This should also be supplemented by illustra-tions of the wider context in which the buildingis set, particularly in urban townscape situationsor where longer views of the building form animportant part of its setting. This informationcan usefully be supplemented by photographicmaterial to illustrate particular points of detailor important features and views. Many applica-tions in connection with listed buildings fail toshow sufficient information, which can lead tounnecessary delay in the application process.

ARCHAEOLOGICAL SITES

10.2.47 Archaeological remains form part of our historyand identity as a nation but they also play animportant role locally in terms of education,tourism and leisure. Many archaeological sitesand remains of national importance are includ-ed on the schedule of Ancient Monuments whichis compiled by the Secretary of State for Nation-al Heritage. These sites are given special pro-tection under the Ancient Monuments andArchaeological Areas Act 1979. The nationalschedule is far from complete, however, and amajor survey is currently being undertaken byEnglish Heritage under the Monuments Protec-tion Programme to identify a more comprehen-sive list of scheduled sites nationally.

10.2.48 PPG16 makes it clear that development plansshould include policies that protect scheduledsites from development which would adversely

140


The Council will protect or enhance the settingof listed buildings by refusing developmentwhich would detract from or damage their setting.Development will only be permitted where it:

a) is located in a way which respects the settingand form of the listed building and respects itsrelationship to surrounding buildings, features,street scene or skyline and does not otherwiseimpair important views of and from the building.

b) is of a high quality of design in terms ofscale, massing, form, proportions, detailingand materials which is appropriate to thelisted building and its context.

c) does not result in the loss of features, such asancillary buildings, boundary walls, planting,hedgerows or floorscape materials that contri-bute to the character of the setting of the building.

HE19 PROTECTION OF THE SETTING OFLISTED BUILDINGS

b) a detailed schedule describing the work tobe undertaken and how this will affect theexisting fabric and features of the building.Any loss of original features and fabric mustbe clearly identified and also details of theproposed replacement.

c) where necessary, perspectives, elevationsand sections will be requested to show theimpact of the proposals on the building, itssetting and context, including associatedfeatures, landscape elements, curtilagebuildings and views to and from the building.

Applications for the alteration, extension orchange of use to listed buildings, or thosewhich will have an impact upon the setting of alisted building, must include sufficient detailedinformation to allow the full impact upon thecharacter and fabric of the building and itscontext to be assessed. This will include:

a) full and accurate drawings, at an appropriatescale, showing all elevations and details thatwill be affected by the proposals and whichshow the proposals in plan, elevation andsection.

HE20 FULL APPLICATION DETAILS


EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

affect sites or their settings. This protection canbe extended, if appropriate, to sites of morelocal significance as well as sites of national sig-nificance, which are as yet unscheduled. Sched-uled sites, those of national importance as wellas those of local significance, are identified onthe Sites and Monuments Record for Shropshire.

10.2.49 Telford & Wrekin has a particularly rich legacy ofindustrial archaeological remains, charting itsgrowth and development as a centre for industryand commerce over many centuries, based onthe extraction, utilisation and transportation ofrich local mineral supplies. These early process-es provided the basis for the later focus of indus-trial and manufacturing activity in the SevernGorge. The archaeological remains here rank asthe country’s most important remains from the‘Cradle of the Industrial Revolution’ and areinternationally significant. This is recognised byits designation as a World Heritage Site in 1986.

10.2.50 The archaeological remains in the District rangefrom the ancient Hill Fort on the Wrekin and theIronbridge, both of which are Scheduled AncientMonuments in their own right, to the remains ofcanals, railways, bridges, brickworks, and kilnsof more local importance and which should besafeguarded for future generations. These localremains take on added significance in Telford &Wrekin due to their relationship to the widerarchaeology of the Ironbridge Gorge World Heritage Site, and in line with the guidance inPPG 16, may be treated as nationally importantsites in the plan. The Ironbridge Gorge WorldHeritage Site will be treated as an archaeologi-cal important area and all known archaeologicalsites within its boundary will be afforded thesame level of protection in the plan as national-ly important sites. All the scheduled sites in theDistrict and all sites of known archaeological sig-nificance within the archaeological importantarea of the Ironbridge Gorge will be identifiedin a technical paper to be produced in duecourse by the Council.

10.2.51 Scheduled sites and other sites of major localsignificance will be preserved and enhancedand development proposals that would resultin damage to the sites or adversely affect theirsetting will normally be rejected. Developerswill be requested to show an evaluation of thefull impact which their proposals will have onthe site and its setting as part of any application.

10.2.52 The buried and often invisible nature of archaeo-logical remains and the often incomplete natureof the Sites and Monuments Record, requiresthat developers must satisfy the Council thatproposals will not have a detrimental impact onknown or anticipated archaeological remains. Itis therefore legitimate for the Council to requestan archaeological assessment or, where appro-priate, a field evaluation of sites and also ademonstration of the impact of proposals uponthem. This may take the form of a desktop assess-ment and study and it may be supplementedby a field evaluation to include field survey,remote sensing, field walking and trial excava-tion, as appropriate. The evaluation should bepresented in a report of findings and submittedas part of the application for development.

10.2.53 Where development proposals are likely to bepermitted, then the preservation of the remains

141


The Council will protect and enhancescheduled ancient monuments, other sites ofnational, regional or particular localarchaeological importance and their settings.Development that would result in the loss of,damage to, or that would otherwise adverselyaffect these sites or their settings will berefused.

HE21 SCHEDULED ANCIENT MONUMENTSAND ARCHAEOLOGICAL SITES

Where archaeological remains are known toexist as part of the established record orresearch indicates that they may exist, theCouncil will require that the results of anarchaeological assessment are submitted aspart of any planning application.

HE22 ARCHAEOLOGICAL EVALUATIONAND ASSESSMENTS

Following the submission of an archaeologicalassessment, where development affecting anyarchaeological site or its setting is consideredto be acceptable in principle, the Council willrequire that:

a) any archaeological remains are preservedin-situ by the careful design, layout andsiting of new development.

b) where in-situ preservation is not justified orproves impractical or inappropriate, thedeveloper will be required (by condition, legalor voluntary agreement or arrangement), tomake provision for recording and/or excavationby a competent archaeological organisation,to the satisfaction of the Council, prior to thecommencement of development.

HE23 ARCHAEOLOGY AND DEVELOPMENT


EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

in-situ should always be the primary concern. Thiscan usually be achieved through careful designof the buildings and any foundations and throughsensitive layout and siting of the development.

10.2.54 Where, exceptionally, the Council decides thatin-situ preservation is not possible or warranted,then it may require through condition or agree-ment that adequate provision is made for theexcavation and recording of the site before grant-ing permission or before the work commences.

HISTORIC LANDSCAPES,BUILDINGS OF LOCAL INTERESTAND LOCAL TOWNSCAPE AREAS

10.2.55 The historic environment section of the plan hasso far dealt with areas, buildings and featuresthat enjoy some form of statutory recognitionand protection, many of which are of national orregional importance. There are numerous fea-tures in the District, however, some of nationalimportance but many of which are of more localsignificance, that do not enjoy any formal statu-tory protection. These features are particularlyvulnerable to demolition, loss through neglect,or damage and insensitive alteration. This isespecially true where they stand isolated anddo not form part of a recognised ConservationArea or other area of statutory significance. It isconsidered that these features are important tothe distinctive quality of Telford & Wrekin andform part of its essential distinctiveness.

10.2.56 PPG15 allows for the plan to develop policiesfor the protection of buildings and features oflocal interest and the following policies areaimed at securing the protection and enhance-ment of important local buildings, features andareas. The Council will review its list and desig-nations of local interest buildings and areas andwill include additional designations in due course.

10.2.57 There are numerous historic parks and gardensin the District, some of which survive pretty wellintact and many of which remain as fragments ofthe original historical layout. All parks and gar-dens of historic value and their remnants should,wherever possible, be preserved and enhancedfor future generations. These features make avaluable contribution to the character and cul-ture of the urban and rural landscape through-out the District.

10.2.58 An initial survey by English Heritage has identi-fied a list of historic parks and gardens of nation-al importance and these are included on theRegister of Parks and Gardens of Special His-toric Interest in England. Although these desig-nated sites carry no additional statutory controlsPPG15 makes it clear that they should be afford-ed protection in development plans and throughthe development control process. Inclusion onthe list, therefore, is a material factor to be takeninto account when assessing the appropriate-ness of development proposals.

10.2.59 Wrekin has currently two sites identified on theRegister which are shown on the proposals map.These are:a) Chetwynd Park b) Orleton Hall

10.2.60 The Register is currently being reviewed by Eng-lish Heritage and more local sites may becomeincluded. It is important, however, that all localsites of significant historic and landscape valueare protected and a local list will be produced,in due course, to supplement the formal register.

142


c) refuse development which would impair thelonger views of the sites and their widerlandscape setting.

d) encourage the maintenance and restorationof traditional features, such as boundary walls.

e) encourage the restoration of original layoutand features where this is appropriate andbased upon a thorough research andunderstanding of the historical form.

The Council will seek to ensure that historicparks and gardens, their associated featuresand settings are protected and enhanced. Inparticular the Council will:

a) not permit any development which wouldadversely affect their special historicinterest, or result in the loss of, or damageto, their form and features.

b) seek to conserve their landscape andarchitectural features

HE24 HISTORIC PARKS AND GARDENS

The Council will seek to ensure that buildings oflocal interest are preserved and enhanced andwill encourage their full and appropriate use. TheCouncil will normally resist development which:

a) involves the demolition or partial demolition of local interest buildings or their historicfabric.

HE25 BUILDINGS OF LOCAL INTEREST


10.2.61 There are numerous buildings and featuresthroughout the District which may not be of alistable quality but which, nevertheless, are ofsignificant value locally. Their architectural andhistorical interest and townscape value makethem valued components of the local scene -playing an important role in terms of communi-ty association and identity. It is important thatsuch buildings are retained and taken forwardpositively for future generations.

10.2.62 At present, buildings of local interest enjoy alevel of protection only if situated within Con-servation Areas but elsewhere they do not enjoythe same level of statutory protection. It isimportant that adequate attention is paid, inrelation to development proposals throughout

the District, to the desirability of retaining andcarefully restoring these buildings. The reuseand conversion of these buildings needs to beundertaken with care in order that their form,character, fabric and features are respected inany development and alteration schemes. Con-version of former chapels, churches, barns etc.,to a new use, can cause particular problems anddesigns need to ensure that the new userespects and accommodates the form and fabricof the original building. Proposals, which fail torelate to, and preserve, the form and characterof the building, will be rejected. PPG15 supportsthe principle of local interest buildings andstresses the need for local authorities to pre-pare plan policies for their protection in relationto the development control function.

10.2.63 The Council will seek the preservation andenhancement of buildings of local interest andwill encourage their positive reuse and repair inany redevelopment proposals. The current listof buildings of local interest is available forinspection at the Council Offices and is in needof review. The Council will review the list in duecourse and will inform all the owners of the

143


b) would have an adverse impact upon thecharacter, form and fabric of the building orwould remove or mask major features ofinterest.

c) would have a detrimental impact on thesetting of the building or damage traditionalboundary treatments, floorscape materialsor other features.

Sutherland cottage


properties of the inclusion of their building onthe revised list and the Council’s policy for theirprotection and will give advice for their sympa-thetic repair and alteration.

10.2.64 The District has the benefit of a number of build-ings built in the Duke of Sutherland style andthese represent an attractive and distinctive ele-ment of the District’s visual and historic envi-ronment. These buildings are not generallylisted and consequently do not enjoy any addi-tional statutory protection. Many, however, areon the List of Buildings of Local Interest and allthose which still retain their original characterand form will be added to it in its review. Thesebuildings are particularly important as a groupto the character of the District and are underthreat from demolition and insensitive exten-sion and alteration. They represent an impor-tant legacy which is vital to an understanding ofthe history and development of the rural econ-omy and life of Telford & Wrekin and, as such,are worthy of protection. This policy seeks toretain these buildings, wherever possible, whilstrecognising that they provide homes and so mayrequire alteration and extension to ensure theircontinued use. The Council will produce a designguide to assist owners and developers in theformulation of proposals for their alteration andextension

AREAS OF LOCAL TOWNSCAPE QUALITY10.2.65 This Plan recognises the value of areas of local

townscape quality and those which give a senseof place and add to local distinctiveness. Whilstthese areas may not be of sufficient special archi-tectural or historic interest to warrant designa-tion as Conservation Areas, it is essential,nevertheless, that they are protected fromdevelopment which erodes their intrinsic spa-tial and townscape character, through insensi-tive standard designs and layouts. The Councilwill identify those areas which it considers are

worthy of identification as Areas of Local Town-scape Quality and will include their boundariesand appropriate design policies in the plan assoon as is practicable.

10.3 IMPLEMENTATION OF THEHISTORIC ENVIRONMENTPOLICIES

10.3.1 Where policies and proposals relate to specificgeographic locations then these have been high-lighted in the plan. More detailed guidance willbe issued separately from the plan in the formof detailed area assessments, site briefs or sup-plementary planning guidance.

10.3.2 The Council will consider the appropriate use ofrelevant powers such as Article 4 Directionswhen considering the protection of the District’shistoric environment. Furthermore the Councilwill work with other agencies such as EnglishHeritage to make best use of available grantsthrough Partnership Schemes and will work withvoluntary groups to achieve these objectives.Occasionally it may be appropriate to negotiatePlanning Obligations from developers to achievethe proper use, maintenance and protection of both buildings and historic areas and theirsettings.

144


The Council will seek to preserve and protectthe District’s stock of Duke of Sutherlandcottages from demolition, adverse alteration orextension and will ensure that developmentrespects their form, scale, proportions, detailsand materials.

HE26 DUKE OF SUTHERLAND COTTAGES


severn gorge

severn gorge

severn gorge

severn gorge

severn gorge

severn gorge

severn gorge

severn gorge

severn gorge

severn gorge

severn gorge

severn gorge

severn gorge

11

11.1 INTRODUCTION

11.1.1 The District is fortunate enough to possess with-in its boundaries a World Heritage Site through-out the Severn Gorge in the south of Telford.The Gorge is a unique landscape of sites andmonuments, buildings and spaces, woodlandsand open land, which together manifest in amicrocosm the processes of industrialisation inBritain. Predominantly dating from the eigh-teenth and nineteenth centuries, the industrialheritage and landscape document the technicalinnovations and socio-economic changes col-lectively known as the Industrial Revolution, theeffects of which were felt worldwide.

11.1.2 Although the Gorge must be viewed as a whole,it is possible to discern three principal dimen-sions that underpin its significance; its industri-al archaeological resource, its historic character,and its natural environment. These can be brieflydescribed in turn.

11.1.3 The Industrial Archaeological Resource - Spe-cific technical innovations which occurred with-in the Gorge relate particularly to the ironindustry but other innovations found more gen-eral application, such as the pioneering appli-cation of the steam engine. With its vitalgeological coincidence of quality coal, ironstoneand clay, the Gorge also contains important min-ing remains. The Iron Bridge itself, the first majorcast iron bridge in the world, stands as a power-ful symbol of the innovative spirit fostered inthe area. Together, the buried remains andstanding historic buildings document the evolu-tion of the Gorge from the sparsely populatedmining area of the seventeenth century to themixed residential, manufacturing, retail andrecreational functions of today.

11.1.4 The Historic Character - The combination ofhistory, building materials, the form and patternof the buildings, layout of roads and tracks andthe relationship of the buildings and routes tothe river and to areas of open space and wood-lands gives the Gorge a special historic charac-ter. Continuity of use, with frequent adaptations,but little wholesale renewal, is a recurring fea-ture in the Gorge and one which resulted in thesurvival of a high proportion of the original fab-ric. There are currently 7 scheduled ancient mon-uments and over 400 listed buildings within theWorld Heritage Site. No one character domi-

nates in the diverse built landscape of the WorldHeritage Site and each area retains its identity,reflecting its specific historic experience.

11.1.5 The Natural Environment - The wooded valleysof the Gorge provide a distinctive and spectacularlandscape setting within which complex builtheritage has evolved, as well as being part of thishistorical evolution in their own right. The majorwoodlands are mainly ancient semi-natural, theirages and composition reflecting the pattern ofwoodland management and later abandonmentof mines and their associated settlements.Smaller but equally important non-woodlandhabitats are present in the form of unimprovedgrasslands, heathlands and wetlands, each inex-tricable from the historic pattern of land use. Aseries of statutory and non-statutory designa-tions indicate the significance of the natural envi-ronment of the area. These include two Sites ofSpecial Scientific Interest (one biological, onegeological), nine Wildlife Sites and an Area ofSpecial Landscape Character.

11.1.6 The Council recognises that the World HeritageSite requires more specific policies to acknowl-edge these rather special environmental andhistoric qualities, as well as providing a frame-work for a vibrant area of Telford in which peo-ple live and work. The central aim of the policiesis to protect the “critical environmental capital”of the World Heritage Site, that is, those fea-tures of the Gorge that are irreplaceable, forexample listed buildings, important archaeo-logical sites, skylines and specially designatedareas such as Sites of Special Scientific Interest.The district wide policies of the Wrekin LocalPlan will apply to the Severn Gorge, exceptwhere a specific policy for the World HeritageSite has been included in this section. It shouldbe noted that parts of the World Heritage Siteand Severn Gorge Conservation Area are theresponsibility of Bridgnorth District Council.

11.1.7 The Telford Local Plan drew attention to theneed for a clear planning view of the Gorge. Theconflicting demands of visitors, residents andconservation prompted the decision to under-take more detailed planning work in this sensi-tive area. The Draft Severn Gorge Action Planwas prepared as Supplementary Planning Guid-ance between 1991 and 1993 and sought to caterfor the needs of the local community, whilstrecognising the role of tourism in the Gorge.

145

Wrekin Local Plan 1995-2006 Severn Gorge


11.1.8 Although appropriate statutory planning poli-cies are indispensable, there is a strong case forthe more active management of the World Her-itage Site. International guidelines recommendthe preparation of management plans for WorldHeritage Sites, and English Heritage is encour-aging their preparation in the United Kingdom.The Council is, therefore, preparing a manage-ment plan in co-operation with English Heritageand other authorities and agencies with inter-ests in the Gorge, including the local ParishCouncils, which have an important role to playin representing the interests of local residents.The aim will be to provide a framework and man-agement principles so that the area can be man-aged sustainably through partnership working.


11.2.1 The Council recognises the outstanding univer-sal value of the Severn Gorge and fully supports

its designation as a World Heritage Site and Con-servation Area. The 1972 World Heritage Con-vention was ratified by the United Kingdom in1984. The Convention is concerned with theidentification, protection, conservation and pre-sentation of cultural and natural sites of out-standing universal value. The Severn Gorge wasincluded in the World Heritage List in 1986 asthe Ironbridge Gorge World Heritage Site. It isone of only 17 World Heritage Sites in the UK,and qualified for the list on the basis of meetingfour of the six criteria used to assess sites forinclusion.

11.2.2 Unfortunately, no greater powers or funding areavailable to Local Authorities with sites includ-ed in the World Heritage List to offset the inter-national responsibilities that are entailed,although a recently established Local Authori-ties World Heritage Site Forum is seeking toexpress and represent the needs of World Her-itage Sites. The Council welcomes due recogni-tion of the historic importance of the SevernGorge area and will give the World Heritage Sitestatus of the Gorge great weight in exercising itsplanning powers. Planning Policy Guidance Note15 considers that World Heritage Site designa-tion is a key material consideration in the deter-mination of planning and listed building consentapplications. The designation of the Severn

146

Wrekin Local Plan 1995-2006Severn Gorge

In determining planning, conservation area andlisted building consent applications, and in under-taking its overall responsibilities the Council willgive significant weight to the international value ofthe Severn Gorge area as a World Heritage Site.

SG1 WORLD HERITAGE SITE

Ironbridge Gorge


Gorge as a Conservation Area (1980) gives statu-tory recognition to the historic value of the WorldHeritage Site and will allow special attention tobe paid to the desirability of preserving orenhancing the character of this important area.The boundaries of the Ironbridge Gorge WorldHeritage Site and the Severn Gorge Conserva-tion Area are contiguous. The area is referred toas the Gorge throughout the chapter, althoughthe terms World Heritage Site and ConservationArea will appear in relation to individual policies.

11.2.3 The Gorge is particularly important for its archae-ological resource and this consideration will beof major importance in the determination ofplanning applications in the World Heritage Site.A key consideration in determining proposalswill be to make sure that the character of thehistoric settlements and their relationship withthe dramatic topography and landscape of thearea is retained. It is the relationship of build-ings, landscape and topography that is the keyto the character of the Gorge. Whilst the existingsettlements must be allowed to change inresponse to the needs of the local community,the existing balance between buildings andlandscape should be maintained so that thisparticular sense of character is not lost.

11.2.4 The Council therefore, will pay particular atten-tion to the quality of development in the SevernGorge to ensure that the character of the WorldHeritage Site is preserved or enhanced. Plan-ning, conservation area and listed building con-sent applications need to be accompanied byadditional plans, elevations, perspectives,axonometric sketches and photomontages inappropriate cases. It is not the intention of thispolicy to inhibit new design if it is of a qualitythat enhances the Conservation Area. The Coun-cil’s general policies on conservation areas, list-ed buildings and archaeology are included theConservation section of the Historic Environ-ment chapter of the Plan.

11.2.5 The Council has adopted an Article 4 directionfor the World Heritage Site to provide addition-al controls on domestic alterations and devel-opment. There is evidence of the erosion offeatures throughout the Gorge and the Article 4direction is a valuable extra planning tool. Plan-ning Policy Guidance 15 Note (Planning and theHistoric Environment) supports this approachas it will help to protect features that are keyelements of the conservation area. The essen-tial character of the Gorge will be described in a

character assessment to be prepared as part ofthe management plan. This will provide the con-text for the implementation of the directionthroughout the World Heritage Site.

11.2.6 The Plan contains the general policies on archae-ology that will be applicable throughout theGorge (HE21-23). The nature of the specialarchaeological importance of the World HeritageSite has been described in the introduction tothis chapter and it is considered that the partic-ular significance of the Gorge merits special pro-tection for its sites and monuments through anadditional policy. This will allow archaeological-ly important sites in the Gorge to be given alevel of protection commensurate with the uni-versal significance of the World Heritage site.

11.2.7 This approach accords with advice in PPG16 thatdevelopment plans may identify, where appro-priate, areas and sites particularly worthy of pro-tection, to which specific policies apply.Archaeologically, the Gorge is an area of greatcomplexity and richness, with many sites of bothnational and local importance. Not all archaeo-logically important sites in the Gorge are sched-uled, but they provide valuable insights into thepast in their own right, and collectively con-tribute to our understanding of the Severn Gorgeas a whole. Where such sites are concerned,there will be a presumption in favour of physicalpreservation. Any proposed developmentsshould therefore be preceded by a profession-al assessment of the archaeological potential ofthe site and presentation of options for mitigat-ing and avoiding damage.

147


The Ironbridge Gorge World Heritage Site is anarea of special archaeological interest withinwhich all archaeological sites of significance willbe afforded the same protection as that given tonationally important monuments. Proposeddevelopment will be particularly scrutinised forits potential effect on the archaeology of sitesand monuments.

SG2 AREA OF SPECIALARCHAEOLOGICAL INTEREST

Where development proposals in the WorldHeritage Site are likely to have significanteffects, the Council will require a detailedevaluation of the proposed development in theform of a formal environmental assessment.

SG3 EVALUATION OF PROPOSALS IN THEWORLD HERITAGE SITE


EDRIOV

Cross-Out

EDRIOV

Cross-Out

11.2.8 The significance of the World Heritage Siteplaces a responsibility on the Council to ensurethat proposed development is carefullyassessed. Planning Policy Guidance 15 refers tothe need for significant development proposalsaffecting World Heritage Sites to be subject toformal environmental assessment to ensure thattheir immediate impact and their implicationsfor the longer term are fully evaluated. Propos-als that are likely to have significant visual, traf-fic, archaeological, geological, hydrological orecological effects in the Gorge will be particu-larly examined to see if an environmental assess-ment is required.

11.2.9 The attraction of the Gorge is in large measuredue to its dramatic topography and woodland. Ithas been designated an Area of Special Land-scape Character in the County Structure Planand large areas of the landscape and woodlandare covered by the Green Network designation.One of the major features of the Gorge are thewooded slopes and ridges that give it such adistinct character. The upper pastures andmeadows area are also important features whichshould be protected. Geologically, the Gorge isyoung and has been cut by the river to producethese dramatic woodland slopes. It is essentialthat the integrity of these slopes is maintainedand that intrusive development does notadversely affect the views obtained from all partsof the Gorge or exacerbate the area’s land sta-bility and geological problems. Restraints ondevelopment on the critical slopes and skylines

is considered to be an appropriate protection. Itis also vitally important to protect the setting ofthe World Heritage Site and the extensive GreenNetwork designations in South Telford do pro-vide an appropriate buffer. The Council will beparticularly concerned to prevent coalescenceof surrounding urban areas with the Gorge and arestraint on development in these buffer areaswill be maintained through the careful assess-ment of proposals adjacent to the World Her-itage Site as well as within it.

11.2.10 The Council recognises the importance of theGorge for nature conservation, and as part of thetown’s wider ecological network. It contains twoSites of Special Scientific Interest and numer-ous Wildlife Sites. These will be protected intheir own right but the Gorge is also part of awider ecological and landscape network and thelinks to south Telford, to the south of the riverand along the course of the river will be pro-tected and conserved. This approach is activelysupported by the Severn Gorge CountrysideTrust and Shropshire Wildlife Trust. The Coun-tryside Trust manages 275 hectares of land thatplay a central role in the landscape and ecologyof the Gorge. The Trust’s stewardship and man-agement of this land is vital to the future of thearea and the Trust has been invited to make amajor contribution to the evolution of the WorldHeritage Site Management Plan.

11.2.11 As well as being important for its visual impactand for nature conservation, the landscape ofthe Gorge contains a wealth of archaeologicalremains. It will be necessary to take account ofthis resource in management regimes and pro-posals for development.

11.2.12 The river contributes to the overall experienceof the Gorge and its pleasant, natural characteris seen as an attractive feature by residents andvisitors alike. It also acts as a nature conserva-tion link and, as a Wildlife Site, is an important

148


The Council will only permit engineering worksor development along the riverside or within thecourse of the river, if it can be demonstratedthat the natural, historic or archaeologicalcharacter of the River Severn is preserved orenhanced by the proposal and that there is noadverse impact on the hydrology, ecology orarchaeology of the river and associateddeposits upstream or downstream.

SG5 RIVERSIDE DEVELOPMENT ANDWORKS

In determining planning applications within andadjacent to the World Heritage Site, the Councilwill not permit development that adverselyaffects the following key materialconsiderations:

a) the existing topographical character andlandscape quality,

b) the stability of the slopes and river banks,

c) the existing skylines and views to and fromthe Gorge,

d) the setting of the World Heritage Site,

e) the area’s natural diversity and ecology,

f) landscape and ecological links with thesurrounding areas,

g) the Sites of Special Scientific Interest andWildlife Sites, and

h) the area’s distinctive archaeological resource.

SG4 LANDSCAPE AND NATURECONSERVATION


habitat in its own right. Furthermore, the his-toric role of the river in the evolution of the areahas left an archaeological legacy which is impor-tant and will need to be respected. It is essen-tial, therefore, that this overall character ispreserved and that inappropriate engineeringworks or developments are discouraged.

11.2.13 Surface water in the Gorge runs to the river aspart of the natural drainage system of the area.For most of the time this system works well. How-ever, the river is subject to a flood risk and, intimes of heavy rainfall and high water, land adja-cent to the river is under threat. Engineeringworks to alleviate this problem that do not pre-serve or enhance the existing character of theriver are inappropriate and will be resisted. Asthe Environment Agency has no current plansfor such works, it is expected that any develop-ment proposals will take full account of the floodrisk. The Council will seek to promote an inter-agency approach to maintenance issues affect-ing the river; these will be considered in theemerging management plan for the World Her-itage Site and the Council will take into accountany land-use implications in a review of the Plan. 11.2.14 This policy aims to control the quality of new

development in the World Heritage Site andcontains similar criteria to H14. It is of paramountimportance that any future development in theWorld Heritage Site reinforces its local distinc-tiveness and character.

11.2.15 The Local Plan has not allocated any major hous-ing sites in the Gorge. This reflects an apprecia-tion that this area is not an appropriate one forlarge-scale development and that the Gorge hasonly a limited capacity to accommodate newdevelopment. However, some small scale hous-ing opportunities may exist, and these could beused to enhance the World Heritage Site and tomeet local needs as far as possible :

• The old Nuway industrial site at Coalport iscurrently owned by the Ironbridge GorgeMuseum Trust and lies adjacent to the ChinaMuseum. A study prepared by Consultantsacting for the Museum recommended that,although the site is contaminated from pastindustrial uses, it has the potential to providemuch needed local housing accommodationand to contribute to the general enhancementof the World Heritage Site. Any proposeddevelopment will be judged against the poli-cies in the Local Plan but will need in particu-lar to address the following specific issues :

149


e) development will not be permitted where itwill result in the loss of important townscapeor landscape features such as walls,traditional boundary treatments, ancillarybuildings, trees or hedgerows;

f) the development shall take full account ofthe archaeology of the site,

g) the development shall include access andparking arrangements that comply with theCouncil’s guidelines except on sites where itis accepted by the Council that they can berelaxed to enable required conservation andtownscape objectives to be met,

h) the development shall demonstrate that thesite is stable and takes account of anypotential gas migration,

i) the development shall take account of anyflood risk,

j) the development shall demonstrate that itcan be adequately drained,

k) development will not be permitted on openspaces which make a positive contribution tothe character of the World Heritage Site orprovide important settings for existingbuildings and features.

The Council will expect all new development inthe World Heritage Site to reinforce the localdiversity and distinctiveness of the Gorge andto be of a high quality design which respects itscharacter and form. The following criteria willbe applied to all new development proposals:

a) the development will be expected topreserve or enhance the character orappearance of the World Heritage Site andConservation Area,

b) the development shall be of a design andform which respects longer views of theGorge and reinforces the essential characterof the World Heritage Site in itstopographical and wider landscape setting;

c) all new development shall be of a designquality to reflect and harmonise with thecharacter, townscape and form of that partof the World Heritage Site to which it relatesand shall respect historic plot patterns,street patterns and layout, buildingfrontages, key views and landmarks, andskyline,

d) the design of buildings shall reflect thescale, form, massing, proportions,roofscape, features and details of theircontext and materials will need to be of anappropriate size, colour and texture to theWorld Heritage Site;

SG6 DEVELOPMENT IN THE WORLDHERITAGE SITE


EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

- the appropriate use of the site in the con-text of the existing settlement of Coalport,

- the local need for affordable housing- the need for a full archaeological evalua-

tion of the site,- the future of the Nuway building and Old

Coffee House,- the future of the canal, - the provision of

open space and a riverside footpath,- the contamination of the site,- the potential flood risk, and - the relationship of the Nuway site with the

China Museum.- the implications of increased traffic move-

ment in Coalport as a result of the newdevelopment

• Dale End is an important “gateway” site onthe approach to Ironbridge. The Council hasadopted a development brief for the site anda scheme for terraced homes on the corner ofDale Road and Buildwas Road has now beencompleted. Development on the remainingsite area will need to address the followingsite specific issues. - - the need for a comprehensive conservation

and urban design approach to Dale End,

- the local need for affordable housing,- the need for a full archaeological evalua-

tion of the site,- the future of the existing buildings on the site,- the treatment of the stream, and- the potential flood risk.

• Waterloo Street is an area of mixed use andownership near the centre of Ironbridge. Plan-ning permission for the redevelopment ofBeddoes Warehouse was given in early 1996.A scheme of terraced housing has been imple-mented on the former factory site. There isfurther development potential on the sitewhich will be judged against all the policies inthe Local Plan but will need in particular toaddress the following site specific issues:- the need to resolve the pattern of future

land uses,- the local need for affordable housing,- the need for a comprehensive conserva-

tion and urban design approach to Water-loo Street,

- the need for a full archaeological evaluation,- the land stability of the area, and- the appropriate pattern of pedestrian

movement.

150


New residential development at Dale End


11.2.16 The Nuway site is just over a hectare and, ifdeveloped for housing, would be considered aPolicy H7 regeneration exception. Dale End andWaterloo Street are both under a hectare andany development permitted on these siteswould accord with Policy H6. The acceptabilityof these sites for housing development, and oth-ers that might come forward, will depend on pro-posals meeting the specific World Heritage Siteconsiderations set out in the policy as well ascomplying with other relevant policies of the Plan.

11.2.17 Visits to the world famous Iron Bridge have longbeen part of day trips to Shropshire. This hasincreased over the years, and now often includesa visit to one or more of the Museum sites. Thesevisitors have considerable spending power andcontribute to the local economy. It has been esti-mated that in 1992 visitors spent £6 million inthe Gorge. However, visitor numbers and pres-sures can bring problems as well as benefits tothe area. Congestion and parking problems cancause inconvenience for local residents, and theweight of numbers at the most popular attrac-tions and along the river can lead to environ-mental erosion and the loss of those specialqualities that so attract visitors. There is, there-fore, a need to manage visitors so that a sus-tainable growth in their numbers is obtained.The World Heritage Site Management Plan willassess the capacity of the Gorge to absorb growthin visitor numbers.

11.2.18 The Council’s Tourism Strategy identifies theneed for additional tourist accommodation inthe Severn Gorge area. Additional provision willbe encouraged, although large sites for newhotels within the Gorge are unlikely to be avail-able. The use of historic buildings to provideextra tourist accommodation may offer some fur-ther opportunities. The Section 7(i) PlanningApproval at Lightmoor creates the possibility ofa hotel development, allied with park and rideand other visitor facilities. This provision, andthose other facilities related to the Gorge, mayhelp to resolve the problems of tourist pressurethat face the World Heritage Site and the Gorge

as a community, although development propos-als for the fringes of the Gorge will need to beassessed carefully for their effect on the settingof the World Heritage Site.

11.2.19 The important role played by the Museum inthe life of the District is widely recognised. Itsmain responsibility relates to the curatorshipand interpretation of the historic remains andbuildings of past activity in the Gorge, with par-ticular emphasis on the Industrial Revolution.

151


The Council will only permit tourist developmentwhere the character or appearance of the WorldHeritage Site is being preserved or enhancedand the quality of the area as a place in whichto live and work is not being adversely affectedby the proposal.

SG7 TOURISM

The Council will permit development and useson Ironbridge Gorge Museum sites and inbuildings which are Museum related or whichcan be shown to secure the future of historicbuildings, provided they are not in conflict withother policies of the Plan. All such developmentand uses will be expected to respect thecharacter and appearance of the ConservationArea; to respect the layout, functioning andcharacter of the Museum sites and buildings;and to have no adverse impact on theresidential amenities of the area.

SG8 MUSEUM SITES

Blists Hill, Victorian Town Museum


Many of the buildings and sites managed by theMuseum are invested with the Heritage Foun-dation. The main Museum sites are at Blists Hill,Coalbrookdale, Coalport and Jackfield. The mainuse of all these sites over the Plan period will beas Museums, and it is not envisaged that thiswill change, although planning responsibility forJackfield Tile Museum lies with Bridgnorth Dis-trict Council.

11.2.20 The Museum’s overall strategy is to concentrateits educational role at Coalbrookdale. It isaccepted that the Museum will wish to evolveand change its sites in response to visitordemands and commercial opportunities, andproposals will be considered sympatheticallybut will need to be acceptable in planning terms.

11.2.21 The Gorge is unlikely to be the location for sub-stantial employment growth and, indeed, thearea is not suitable for further large-scale indus-trial or commercial sites. However, it is impor-tant that existing employers are retained so thatlocal job opportunities continue. They are verymuch part of the fabric of the Gorge and play animportant role in the community. The four cur-rent major employers are Sinclair Ltd (incorpo-rating the former Coalbrookdale Company), theMuseum Trust, Beeches Hospital and Merry-thoughts.

11.2.22 The expansion of existing employment uses canbe a valuable way of providing extra employ-ment. However, environmental considerationswill be of concern and new buildings and otheralterations will need to take account of the WorldHeritage Site location and the effect on localresidents.

11.2.23 There may be opportunities for additionalemployment in the Gorge and these will beencouraged and supported if appropriateschemes can be brought forward. For example,the provision of workshop units for those withlearning disabilities at Coalport is welcome.

11.2.24 Most of the Ironbridge Power Station site is with-in Shrewsbury and Atcham Borough Council’sarea. As well as being used to assess planningapplications within the District, the criteria con-tained in the policy will form the basis of theCouncil’s response to any consultations on plan-ning applications that lie outside the Districtboundary. The scale of the cooling towers andthe extent of the site obviously have a majorvisual impact on the Severn Gorge within Telford& Wrekin, and coal for the station is transportedby road and rail through the District. The PowerStation is also responsible for the emission of anumber of air pollutants that directly affect theTelford & Wrekin District as a whole. If the PowerStation were to be de-commissioned during thePlan period, the Council would wish to developa joint policy framework for the site because ofits proximity to the World Heritage Site. Thisshould consider acceptable after-uses, and theimplications for traffic, tourism and the environ-mental quality of the Gorge and the District as awhole. The Council will wish to retain the railwayline that serves the Power Station site as thismay have long term potential for transportthroughout the district.

11.2.25 Transport issues in the Gorge have been thesubject of considerable attention over recentyears and were the subject of a report by ColinBuchanan and Partners in 1989. The overall strat-egy proposed involved the provision of inter-ception car parks and park and ride facilities,and the discouragement of parking in the centre

152


The conversion of existing buildings foremployment use and the alterations andextensions to existing employment premisesmay be permitted, provided the character orappearance of the World Heritage Site ispreserved or enhanced and there is nounacceptable impact on residential amenitiesand traffic generation.

SG9 EMPLOYMENT

In determining planning applications for thesite, the Council will take into considerationimplications for employment, tourism, trafficgeneration, the railway line serving the site,and the visual and environmental impact of theproposal on the Gorge and surrounding area.

SG10 IRONBRIDGE POWER STATION

The existing Council Transport Strategy ofinterception car parks, and park and ride, willbe continued over the Plan period1. Allproposed road and footpath improvements willbe expected to respect the existing character ofroads and footpaths in the World Heritage Site,including existing boundary walls andhedgerows

SG11 TRANSPORT

1 This policy should be read in conjunction with those of the LocalTransport Plan.


EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

EDRIOV

Cross-Out

of Ironbridge through charging. The aim was tostem the increase in congestion through theGorge, keep vehicles out of the centre of Iron-bridge as far as possible, and generally to min-imise environmental erosion in the WorldHeritage Site.

11.2.26 The existing visitors car parks at the Museum ofIron, the Museum of the River and Blists Hill,(together with the proposed extension to theBlists Hill car park in Legges Way) act as inter-ceptor car parks and provide sufficient capacityfor the park and ride arrangements to operate.In the longer term, it may be necessary to lookto Lightmoor to provide additional park and ridefacilities. These arrangements will continue to

be monitored so that the most efficient movementof people around the Gorge can be achieved.

11.2.27 The intricate, informal and often rural characterof roads and footpaths in the World HeritageSite, including existing boundary walls andhedgerows must be respected and retained.Proposals for improvements will need to takefull account of this character and to ensure thatWorld Heritage Site considerations are para-mount.

11.2.28 The issue of parking for residents is seen as apressing issue locally. With individual accessarrangements not always appropriate because ofthe importance of curtilage walls and enclosures

153


Tontine Hill, Ironbridge


for the character of the World Heritage Site, otheroptions need to be explored if congestion onthe narrow roads of the Gorge is to be avoided.

11.2.29 There is wide public appreciation that overrecent years patterns of shopping have changed.This has had an effect on the role of IronbridgeCentre, which no longer operates as the mainprovider of shops for the residents of the Gorge.However, the Centre still has an important rolein Ironbridge, and many of the shops now caterfor visitors as well as meeting local needs. TheCouncil considers that the retention of existingretail uses will underpin this role.

11.2.30 The centre of Ironbridge is a focal point in theGorge and the Council is concerned to preventits building fabric from deteriorating. If existingshop units are unable to find a secure future,then a non-retail use may be considered, if thissafeguards the future condition of the building.Any such proposal must demonstrate that theretail use is not viable and it is considered that anunoccupied period of twelve months would allowthe viability of the retail use to be tested over areasonable period that includes the main touristseason. Evidence that the premises have beenactively marketed over the twelve months periodwill have to be available before a change of usefrom retail will be considered under this policy.

11.2.31 The Severn Gorge Action Plan drew attention tothe number of buildings at the Museum of Ironthat needed repair, and to the need for improvedcirculation around the site.

11.2.32 The Sinclair site, which has a long historic asso-ciation with the Gorge, occupies a prominent

location in Coalbrookdale which the Councilwishes, nevertheless, to retain in industrial use.However, it is considered that there is scope forsome visual improvement to the site and dis-cussions will continue with the Company toevolve a practical scheme.

11.2.33 It is felt that townscape and landscape improve-ments can be made to the Square and somegreater pedestrian priority introduced to improveits overall attractiveness. However, it is appreci-ated that any change will raise commercial, park-ing and public use issues and there will need tobe wide consultation as part of the assessmentof options.

11.2.34 In all of these cases, and also in respect of otherproposed improvement schemes, the Councilwill ensure that design and materials are appro-priate to the historic and environmental qualityof the area.

11.3 IMPLEMENTATION ANDMANAGEMENT

11.3.1 The policies in this chapter of the Plan providefurther guidance for the future of the importantSevern Gorge area. These policies will be imple-mented in a number of ways. The Council’s pow-ers to determine planning and listed buildingconsent applications will be used to apply thepolicies to proposals for new development. Thiswill enable the major policies of protection andenhancement to be implemented through thedevelopment control process. Further Supple-mentary Planning Guidance will be prepared asnecessary.

11.3.2 Reference has also been made to the key futurerole of World Heritage Site management, andarrangements have evolved through an InterAgency Group of major, predominantly public,agencies that co-ordinates projects and spending.These arrangements have now been reviewedin response to a monitoring report on manage-ment in the Ironbridge Gorge World HeritageSite prepared by the Ironbridge Institute forICOMOS UK. A World Heritage Site StrategyGroup now exists to oversee the preparationand implementation of the World Heritage SiteManagement Plan. An important aspect of futuremanagement in the Gorge is the quality of ongo-ing maintenance. The Council has a range ofresponsibilities for building, highway, car park,drainage, and open space maintenance and it is

154


In partnership with landowners and otheragencies the Council will implementenvironmental improvements throughout theGorge over the Plan period, in particular at theprominent locations of the Museum of Iron, theSinclair site and The Square as shown on theproposals map.

SG13 ENVIRONMENTAL IMPROVEMENTS

The Council will not permit changes of use whichwould lead to the loss of retail uses within thecentre of Ironbridge (as shown on the proposalsmap), unless it can be demonstrated that theretail unit is no longer viable, and has been unoc-cupied for a minimum period of twelve months.

SG12 RETAILING AND THE ROLE OFIRONBRIDGE CENTRE


important that in undertaking those responsi-bilities the environmental quality of the WorldHeritage Site is acknowledged.

11.3.3 Future work in the World Heritage Site willinvolve the implementation of a range of pro-jects and tasks. External sources of finance suchas Heritage Lottery Fund will be drawn on tosupport implementation.

11.3.4 The future management of the Gorge will requirea more active role than the implementation ofthe statutory planning policies included in theLocal Plan. National agencies such as EnglishHeritage, English Nature and the CountrysideAgency, and local organisations such as theMuseum Trust, the Severn Gorge CountrysideTrust and the Greenwood Trust are all key part-ners who will need to be involved with the Coun-cil to produce effective management in thisimportant area of international renown.

155



156


appendices

appendices

appendices

appendices

appendices

appendices

appendices

appendices

appendices

appendices

appendices

appendices

appendices

SUMMARY OF TOWN & COUNTRY PLANNING (USE CLASS) ORDER 1987*

Class A1 Shops

Class A2 Financial and Professional Services

Class A3 Food and Drink

Class B1 Business (a) Office

(b) R&D

(c) Industrial process

Class B2 General Industrial

Class B8 Storage or distribution

Class C1 Hotels

Class C2 Residential Institutions (a) Residential accommodation and care

(b) Nursing Home

(c) Hospital

(d) Residential School, College or training centre

Class C3 Dwelling houses

Class D1 Non Residential Institutions (a) Medical or Heath Service

(b) Crèche, day nursery or day centre

(c) Provision of education

(d) Display of works of art

(e) Museum

(f) Public library or public reading room

(g) Public hall or exhibition hall

(h) Public worship or religious instruction

Class D2 Assembly and Leisure (i) Cinema

(j) Concert hall

(k) Bingo hall or casino

(l) Dance hall

(m) Swimming bath, skating rink, gymnasium or other area for indoor sports

(n) Area for outdoor sports.

* As amended by the Town & Country Planning (Use Class)(Amendment) Order 1995.

157

Wrekin Local Plan 1995-2006 Appendix A: Summary of Use Class Order

APPENDIX A: SUMMARY OF USE CLASS ORDER

d_appenA 5/4/00 6:14 pm Page 157

EDRIOV

Cross-Out

EDRIOV

Text Box

Superseded by Town and Country Planning (use classes) order amendment 2005

158

d_appenA 5/4/00 6:14 pm Page 158

APPENDIX B: PARKING STANDARDS

B.1 CONTEXT

B.1.1 This appendix is part of Wrekin Local Plan 1995-2006, and these standards should be read inconjunction with the proposals and policies ofthe Plan. In July 1999 the Council published itsProvisional Local Transport Plan. Referenceshould also be made to this document.

B.1.2 The Car and Cycle Parking Standards listed inthis Appendix are in the process of being revisedby the Council, to reflect more closely the adviceof PPG13. When this revision is complete, newParking Standards will be published in the formof Supplementary Planning Guidance. Until thattime the Parking Standards listed in this Appen-dix will be used, but only to provide the basisfor negotiation with developers.

B.2 USE OF THE STANDARDS.

B.2.1 The Council will treat all applications on theirmerits and wherever possible take a flexibleapproach on the matter of parking standards.The standards should be used as a guide bydevelopers, so that the site area available fordevelopment can be readily assessed. For thisreason the standards have been kept simple sothat complicated calculations and disputes overinterpretation can be avoided. Where the calcu-lated parking requirements result in fractions ofa full space then it will be rounded up.

B.2.2 The standards should be regarded as relating to asite where both the building/use and the car park-ing will be provided within the curtilage of the site.However, in some developments it may be prefer-able to group the parking and servicing facilities foreach individual unit into a shared communal area.

B.2.3 The car parking requirements for the Use Class B1will depend upon the specific type of develop-ment proposed; for example, office requirementsare different to those of light industry. Where anapplication for B1 Use does not indicate a specif-ic end use, then the Council will require the high-est parking provision applicable to B1 Use.

B.3 COMMUNAL CAR PARKINGPROVISION

B.3.1 There are areas in Telford where it would be dif-ficult to provide car parking within the curtilageof new development, and indeed in some casesit would be undesirable. This is particularly thecase in commercial centres like the Town Centreand the District Centres, where scattered park-ing provision can lead to extra traffic circulatingin areas which would be better kept free forpedestrian movement.

B.3.2 The Council has been active in providing car parksaround the edge of such centres - Wellington, Daw-ley, Oakengates, Madeley and Hadley all havecommunal car parks surrounding their centres.

B.3.3 This problem is more difficult in the older Dis-trict Centres, where existing development is verytight, and to provide parking on individual plotswould have a disastrous effect on the characterof the Centre. In many cases the internal roadsystem in such Centres cannot cope with addi-tional traffic movements.

B.3.4 The situation in Ironbridge and the World HeritageSite is particularly difficult. Here, the road systemis inadequate for present day traffic levels andcommercial and residential uses lie side by side.The situation is complicated by the nature of thetopography in that there are few level sites onwhich car parks could be provided and the greatnumbers of tourists who visit the area each year.

B.3.5 The need for additional communal parking toserve Ironbridge and the Gorge has been estab-lished in the Ironbridge Gorge TransportationStudy. Remote interception car parking operat-ed on a ‘Park and Ride’ basis, combined withthe pricing of existing car parks in Ironbridge,remains the preferred way forward.

B.3.6 The Plan permits the use of commuted parkingpayments in certain cases (see policies T14 andT23) provided that:-

• a specific scheme can be identified towardswhich the contribution can be made,

• the Council can be satisfied that the schemewill go ahead,

159

Wrekin Local Plan 1995-2006 Appendix B: Parking Standards

d_appenB 5/4/00 6:13 pm Page 159

EDRIOV

Cross-Out

EDRIOV

Text Box

Superseded by Planning Policy Guidance 13: Transport, which can be found at www.communities.gov.uk

• the contribution covers all necessary costsrelated to the car park, including land acquisi-tion, the creation of the spaces and mainte-nance.

B.3.7 The Council accepts that there may be instancesin the District where it is both realistic and desir-able to have a more flexible approach towardsthe application of car parking standards. This isparticularly the case in some District and localcentres where at a very local level there isalready an ample supply of communal parking,and where requiring high levels of car parkingmay stifle new developments which the Councilwould wish to see (such as “living over the shop”initiatives). Within the detailed parking stan-dards that follow, cases where the Council wouldhave a more flexible approach are indicated (seepublic houses, restaurants and places of wor-ship). In other cases within District and localshopping centres, the Council will consider allproposals on their merits, having regard to thesupply of locally available parking.

B.3.8 The Council will be carrying out further work toexamine the use of, and need for, parking facili-ties, and will review these standards accordingly.

B.4 DISABLED PARKING PROVISION

B.4.1 Reserved parking bays for people with disabili-ties are essential to ensure that those eligible touse the Orange Badge Concessionary ParkingPermit can gain ready access to services andamenities.

B.4.2 The criteria proposed for the number, distribu-tion and layout of reserved bays for the disabledare given in the table included at the end of thisappendix.

B.5 CYCLE PARKING PROVISION

B.5.1 Cycle parking provision will be sought in con-junction with new developments, both foremployees, and the public as appropriate. Pol-icy T9 recognises that in order to achieve thePlan’s objective of encouraging more people tocycle, it is important that high quality cycle park-ing is provided. This is particularly true in Telfordand Newport Town Centres, and the other dis-trict and local shopping centres.

B.5.2 Cycle parking standards are included within thisappendix. When providing cycle parking facili-ties, all spaces for staff should be under coverand secure. Where spaces are to be provided forcustomers, visitors or the public, these should be“Sheffield” racks (or similar) and should be locat-ed in a convenient location with good visibility.

B.6 LANDSCAPE DESIGN GUIDANCE

B.6.1 The design of a car park can have a major impacton the appearance of a development scheme.The following principles (which are broadenough to allow flexibility of design) should beincorporated within the design for all new carparks:-

• Small Developments (up to 30 spaces). Park-ing bays should be divided into units of notmore that five spaces.

• Large Developments. The impact of largeareas of tarmac should be reduced. A varietyof means can be used, including the use ofmassed tree planting and alternative hard sur-face materials such as block paving.

B.7 PARKING SPACE SIZE AND LAYOUT

B.7.1 A car parking space should be a minimum of 2.4mwide x 4.8m long. A garage is regarded as a park-ing space for the purposes of these standards. On-site manoeuvring space should also be provided.

B.7.2 A parking space for an articulated vehicle shouldbe a minimum of 3.5m wide x 15.5m long. Oncommercial (including retail) developmentsinvolving buildings in excess of 500 sq. m., on-site turning facilities for articulated vehiclesshould be provided.

B.7.3 The proposed standards include provision forvisitor car parking as required. They do notinclude provision for manoeuvring/turning intoand out of the spaces, or for servicing the build-ings/land to which they relate.

B.7.4 A single disabled persons parking bay shouldbe 4.8m x 3.6m inclusive of a 1.2m x 4.8m crosshatched wheelchair transfer bay to one side.Where bays are grouped in pairs the transferbay may be shared with a 2.4m x 4.8m standardbay to achieve the desired result. Where a bay

160

Wrekin Local Plan 1995-2006Appendix B: Parking Standards


EDRIOV

Cross-Out

EDRIOV

Text Box


is alongside a 1.2m wide footway this will satis-fy the transfer bay requirement.

B.7.5 Disabled reserved bays should also be:-

a) located no more than 50m from the appropri-ate accessible building entrance where possi-ble provided under cover

b)linked to the entrance by a safe and level routewhere wheelchair users do not need to crossvehicular routes - where they do pavementsshould incorporate dropped kerbs in accor-dance with B.S. 5810

c) suitably marked and signposted from the siteentrance.

161


RESIDENTIALSPACES PER DWELLING/UNIT

NEW DWELLING ALLOCATED COMMUNAL

a) One bedroom houses and one bedroom flats/maisonettes 1 0.5

0 1.25

b) Two bedroom houses and flats/maisonettes of two 2 0

bedroom and above 1 0.75

0 1.5

c) Three bedroom houses 2 0.25

1 1

0 1.75

d) Four bedroom houses and above 3 0

2 0.5

HOUSES IN MULTIPLE OCCUPATION (per bedspace) 0.75

SHELTERED ACCOMMODATION - 1 space/3 unitswhere occupants are infirm and/or in need of care

HOUSING FOR “ACTIVE” ELDERLY - 1.25 space/unitwith or without warden control

RESIDENTIAL OR NURSING HOMES 1 space/4 bed space + 1 space/unit of staff accommodation

DWELLINGS CREATED BY CONVERSION Standards as above- as above as appropriate - in exceptional circumstances a

commuted sum may be appropriate

RESIDENTIAL HOSTELS 1 space/4 bed spaces


EDRIOV

Cross-Out

EDRIOV

Text Box


162


COMMERCIAL AND LEISURE

TYPE OF PROPERTY SPACES PER DWELLING/UNIT

HOTELS 1 space/bedroom (visitor or staff) + 1 space/3 non-residential staff + 1 space/6 sq.m. net restaurant floor area + 1 space/10 sq.m. net banquet/ conference + 1 space/3 sq.m. net public bar area + other uses within complex by negotiation

PUBLIC HOUSES 1 space/3 sq.m. net bar area available to customersThis standard may be applied flexibly incircumstances where the applicant can demonstrateto the satisfaction of the Council that that there issufficient other car parking available in theimmediate vicinity of the proposal to allow thestandard to be relaxed. The applicant will need todemonstrate that the spaces can be secured over along period of time.

CLUBS/DANCE HALLS/COMMUNITY 1 space/3.5 sq.m. net public area CENTRES/THEATRES ETC. + spaces as appropriate to hotels if other

facilities provided.

OFFICES 1 space/25 sq.m. gross

BANKS/BUILDING SOCIETIES/INSURANCE BROKERS ETC. 1 space/25 sq.m. net staff working area + 1 space/35 sq.m. net public area

RESTAURANTS 1 space/6 sq.m. of gross floor areaThis standard may be applied flexibly incircumstances where the applicant can demonstrateto the satisfaction of the Council that that there issufficient other car parking available in theimmediate vicinity of the proposal to allow thestandard to be relaxed. The applicant will need todemonstrate that the spaces can be secured over along period of time

OUTDOOR SPORTS FACILITIES These will be individually assessed based on the specific use proposed.

INDOOR SPORTS FACILITIES 1 space/25 sq.m. gross


EDRIOV

Cross-Out

EDRIOV

Text Box


163


RETAIL


FOOD/CONVENIENCE GOODS SUPERSTORES 1 space/10 sq.m. gross- more than 2000 sq.m. gross + 1 articulated vehicle space/1000 sq.m. gross

DURABLE GOODS STORES AND RETAIL WAREHOUSES 1 space/18 sq.m. gross + 1 articulated vehicle- more than 2000 sq.m. gross space/1000 sq.m. gross or part thereof

ALL SHOPS 1 space/20 sq.m. gross + 1 articulated lorry- between 1000-2000 sq.m. gross space/1000 sq.m. gross or part thereof

ALL SHOPS 1 space/35 sq.m. gross- up to 1000 sq.m. gross + 1 lorry space/500 sq.m. gross

CAR SALES AND SHOWROOMS 1 customer space/50 sq.m. of second hand carsales area customer space/25 sq.m. of new carsales area

INDUSTRY/WAREHOUSING


LIGHT INDUSTRY, GENERAL MANUFACTURING, 1 space/40 sq.m. gross up to 250 sq.m. thereafter,AND ASSOCIATED OFFICE ACCOMMODATION 1 space/50 sq.m. gross + 1 articulated vehicle

space/500 sq.m. gross or part thereof

HIGH TECH 1 space/25 sq.m. gross up to 250 sq. m. thereafter,1 space/40 sq.m. gross +1 articulated vehiclespace/500 sq.m. gross or part thereof

STORAGE AND DISTRIBUTION 1 space/80 sq.m. gross +1 articulated vehiclespace/500 sq.m. gross or part thereof

VEHICLE REPAIRS (including tyre and exhaust fitting) 3 spaces/service or repair bay

SMALL COMMERCIAL USES INCLUDING WORKSHOPS 1 space/20 sq.m. grossAND OTHER B1 USES - less than 60 sq. m. gross


EDRIOV

Cross-Out

EDRIOV

Text Box


164


COMMUNITY USES


PLACES OF WORSHIP 1 space/10 sq.m. gross. However, where the applicant can demonstrate that the place of worship is a genuinely local facility, or that there is sufficient other car parking available in the immediate vicinity, the standard may be applied flexibly. In the latter instance, the applicant will need to demonstrate that the spaces can be secured over a long period of time.

SCHOOLS 1 space/full time member of staff + minimum of 3 visitor spaces at Primary Schools + minimum of 8 visitor spaces at Secondary Schools

FURTHER EDUCATION 1 space/full time member of teaching staff + 1 space/1.5 full time member of non-teaching staff +1.5 spaces/3 students

SURGERIES 1 space/staff member +3 spaces/consulting room

RESERVED DISABLED PARKING BAY REQUIREMENTS

EMPLOYMENT GENERATING BUILDINGS AND HOTELS BAYS AVAILABLE

Up to 25 spaces maximum 1 bay

Up to 50 spaces maximum 2 bays

UP to 75 spaces maximum 3 bays


Each subsequent 100 spaces or part of 100 1 extra bay

PUBLIC BUILDINGS, SHOPS AND PUBLIC CAR PARKS BAYS AVAILABLE




Each subsequent 100 spaces or part of 100 3 extra bays

SHELTERED ACCOMMODATION AND RESIDENTIAL/NURSING HOMES BAYS AVAILABLE



Each subsequent 20 spaces or part of 20 1 extra bay


EDRIOV

Cross-Out

EDRIOV

Text Box


165


CYCLING PARKING STANDARDS

TRANSPORT Railway Station 5 per peak period train

Bus Station 2 per hundred peak period passengers

PLACES OF WORK Offices 1 per 700 sq.m floor space

Factories 1 per 850 sq.m floor space

EDUCATION Schools - primary 1 per 500 sq.m floor space

Schools - secondary 1 per 300 sq.m floor space

Universities, colleges 1 per 200 sq.m floor space

SHOPPING AND SERVICES 1 per 500 sq.m floor space

ENTERTAINMENT Pubs, restaurants 1 per 140 sq.m floor space

Fast Food 1 per 70 sq.m floor space

Theatre, cinemas 1 per 450 sq.m floor space

Leisure, sport centres 1 per 300 sq.m floor space

HOUSING (at ground floor level) General 1 per 2 bedspaces

Student 1 per 1.5 bedspaces

Sheltered 1 per 5 bedspaces

COMMUNITY Hospitals 1 per 700 sq.m floor space

Health Centres 1 per 350 sq.m floor space

ACCOMMODATION Hotels 1 per 5 bedspaces

Hostels, B&B 1 per 2 bedspaces

Camp Sites 1 per pitch site


EDRIOV

Cross-Out

EDRIOV

Text Box


166


APPENDIX C: NOISE CRITERIA

C.1.1 The first stage is to determine the noise criteriaof the site, i.e., what level of increase, if any, maybe accepted in the area of the application site.In order to do this it is necessary to obtain thefollowing basic information.

• the pattern of existing noise levels of thearea, i.e. the noise climate

• the general character of the area• the proximity and type of noise sensitive

premises around the development site.• the acoustical characteristics of the area.

C.1.2 This information may be required from an appli-cant as support for his submission, but may beestablished by on-site investigation and noisemeasurement by the Local Authority noise spe-cialists. Measurement of the existing noise cli-mate should normally be carried out on theboundary of the development site in the direc-tion of the surrounding noise sensitive premis-es. The existing noise climate should bemeasured in dB(A), particularly indicating thatlevel which is exceeded for 90% of the time butalso including levels of Leq or other additionalparameters where these are appropriate. Mea-surements should be over such a length of timeas is necessary for them to be representative ofthe whole period being considered. Where theproposed noise will occur during more than oneof the specified periods of the day, each periodshould be considered separately.

C.1.3 Appreciating the acoustic implications of theabove information, the Council will consider thedevelopment site as falling within one of the fol-lowing categories of noise criteria:-

C.1.4 These would include, for example, wholly resi-dential areas with no industrial or commercialuses; areas of mixed use where the existing noiseclimate already borders on an unacceptable ornuisance level; and mixed areas where the pro-posed development is integral with existing res-idential uses. The noise generated by the newnoise source must be significantly less than theexisting background noise level.

C.1.5 These could include, for example, rural areaswith scattered housing and low existing noiseclimate; partially residential areas where theacoustical characteristics provide a natural bar-rier between the proposed development andexisting residential uses; urban areas of mixedusage. The noise generated by the new noisesource must be of the same order of magnitudeas the existing background noise level.

C.1.6 These could generally be wholly industrial sitesor other locations with a complete absence ofnoise sensitive premises. The noise generatedby the new noise source may be up to twice asloud as the existing background noise levels.

C.1.7 In order to achieve the objective of Category I(no increase) the new noise levels must be 10dB(A) less than the existing background; to con-tain increases to a marginal level (Category II),the new noise level must not be more than 5dB(A) above that background. Within CategoryIII areas, even though significant increases maybe permitted, developments should never bepermitted to exceed 75 dB(A) Leq 1 hour duringthe day time and 65 dB(A) Leq 1 hour during thenight time. Thus, if the existing background levelis known, it is possible to calculate the noiselevel permissible from a new noise source, sub-ject to the noise criteria of the particular site.

C.1.8 In some circumstances a clear-cut decision toapprove unconditionally, or refuse an applica-tion, can be made. In other situations it will benecessary to control the development by meansof conditions. These will normally lay downequivalent continuous noise levels (Leq) at thesite boundaries (normally at specified points)for daytime/evening/night-time working hours.It may sometimes be preferable to direct condi-tions to the physical characteristics of the devel-opment, the type and intensity of activity to becarried on there, and the hours of operation.Sites will normally be categorised as above, butthere will often be individual circumstanceswhich could warrant alternative judgements.

167

Wrekin Local Plan 1995-2006 Appendix C: Noise Criteria

CATEGORY I: Within an area where noincrease of noise may be accepted

CATEGORY II: Within an area where increases of noise of marginal significance maybe accepted

CATEGORY III: Within an area wheresignificant increases of noise may be accepted

d_appenC 5/4/00 6:13 pm Page 167

C.1.9 Where the predicted noise level of the proposeddevelopment in not above that permissible forthe site, the application may be consideredacceptable in terms of noise impact.

C.1.10 Where the predicted noise level of the proposeddevelopment is above that permissible for thesite, the application as submitted will be con-sidered unacceptable in terms of noise impact.In these circumstances, the application will berefused, or referred back for modification and/orsuitable conditions will be attached.

SPECIFIC CIRCUMSTANCES

C.1.11 In situations where noise having a significanttonal, impulsive or irregular character is likely tobe a problem, e.g.; sawmills, sheet metal shops,permitted noise levels are corrected by minus 5dB(A).

C.1.12 In situations where impact noise is likely to be aproblem, e.g.; scrap-metal dealers, scaffoldingdepots, a maximum dB(A) level in addition tothe Leq limit will be set.

C.1.13 Certain developments are likely to produceobtrusive noise within particular frequencyranges, e.g.; plant including any reciprocatingmachinery, pumps, diesel compressors, fans. Insuch cases the Leq limit may be complementedby a requirement that the new noise does notproject above a specified I.S.O. noise ratingcurve.

168

Wrekin Local Plan 1995-2006Appendix C: Noise Criteria

d_appenC 5/4/00 6:13 pm Page 168

appendix d mapsthese should be read in conjunction with the main proposals map

The proposals maps are available as separate attachments via Telford & Wrekin’s website.

Documents

TELFORD...Wrekin Local Plan 1995-2006 THE WREKIN LOCAL PLAN WAS ADOPTED BY TELFORD & WREKIN COUNCIL 11TH FEBRUARY 2000. Michael Barker, Head of Planning and Environment pre chapter