From proposed supermarkets to hotels in Shropshire: When the best laid plans go wrong
The opening of a new supermarket, holiday centre or hotel can often bring a boost to the economy and create dozens of jobs – so it is no surprise when communities get excited to hear a big brand is coming to town.
But when years later the site lays dormant, with no spade close to touching the ground, it can leave doubts over future projects and frustration among those living nearby.
It's an issue across Shropshire and Telford, with promises of a new attraction stirring up an interest before slowly losing momentum and failing to materialise.
It creates bemusement among the public, who expect the rose-tinted artist impressions to become a reality. And it leaves a void, often literally, with development land lying dormant and open to vandalism and misuse.
Mal Price, Shropshire Council's portfolio holder for planning, housing, regulatory services and environment, admitted that the issue of unfulfilled development was something of an occupational hazard.
And the problem stems from the simple principle of supply and demand.
It means that, while there are plenty of positive signs of development across the county, there are also many potential sites lying dormant.
He said: "I think part of the issue is that we now have an over-provision of sites in the county that have been approved and this is not matched by the number of developers in the construction industry that are able to provide the development.
"Having said that, there are many developments taking place right across Shropshire which is keeping many trades employed and there is a shortage of skills in some areas.
"Some of the major schemes although approved do sometimes take time to come to fruition.
"Large housing estates are normally phased over a number of years so as to not saturate the market but to meet the current need.
"Some of the supermarkets have been approved and seen a downturn in recent years and they appear to be rethinking their strategies. The only ones that are bucking the trend are the likes of Aldi and Lidl who are still seeking sites throughout the county."
Ellesmere: 250 homes, caravans and cabins, marina and 80-bed hotel.
Plans went in: September 2014
Permission was granted: Not yet granted
Work started: Not yet begun
Market Drayton: Sainsbury's
Plans went in: January 2013
Permission was granted: May 2014
Work started: Not yet begun
- Plans went in: January 2014
- Permission was granted: May 2015
- Work started: Not yet begun
- Plans went in: May 2012
- Permission was granted: February 2013
- Work started: Not yet begun
Tenbury Wells: Tesco
- Plans went in: April 2010
- Permission was granted: March 2012
- Work started: Began last month
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Despite regularly seeing a large amount of investment and development as the county town, Shrewsbury too has been struck by delays.
Work is yet to start on the 30,000 sq ft Waitrose superstore planned for the former Percy Throwers Garden Centre site in Oteley Road, Shrewsbury.
Bosses at the nationwide chain have been unable to say when developers would move on to the site, despite originally hoping to have it open by the end of 2014.
A row over plans for a nearby Lidl store have left bosses of Waitrose close to pulling the plug, unless the rivals back down.
Jon Tandy, Shrewsbury Town Councillor for Sutton and Reabrook, said he would like to see any redundant sites given back to the community so something could be done with them.
He said: I keep in touch with Waitrose on a regular basis and they are still committed to building in Shrewsbury. Money wise they need to make sure the figures stack up before they build anything.
I would like to see sites which people arent going to be built on to be given to the community. If they cant do anything because finances dont stack up, give it to somebody that will do something with it. But Waitrose say they will still do it.
People want to see change and for things to get moving and to be able to see improvement in their local area but at the same time it all comes down to money.
I think the communities understand that to a point and they would rather something is done right rather than being a blight in the long term.
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There can often be outcry when a contentious plan is given permission, with many fearing work will start in their back garden within just weeks.
But it isnt actually the case getting permission is just the start.
The applicants, often planning agencies, act on behalf of the landowner to secure permission for the projects. Once that is secured, the land still needs to be sold on to a developer something that can take months or even years.
James Wood, managing director at Shrewsbury-based housebuilder Saxonby, said: The first issue is that the prime sites are the ones national housebuilders want and they are land banking them. They have the resources and they can afford to do that, and they always need a land bank. If you look at the strategic sites around Shrewsbury, they are all land banked.
The other problem is the ability of small developers to raise the finances. If you have got a smaller site, you are appealing to a fairly small market.
There are only a small number of developers that will be able to raise the millions that are needed to get the site and build, before getting the sales back again.
Also, over the last two years while the five-year housing supply has been debated, lots of sites have got planning permission that were landowner driven, rather than developer driven. That means there are lots of sites now with planning permission that arent fit for purpose maybe they are the wrong type of house or too many for that area.
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In Market Drayton, two pieces of land were both earmarked for hotels with Shropshire Council giving plans the go-ahead back in 2010 and 2011.
The rival sites in Tern Hill were both given permission to build 40-bed motels, but a lack of interest from any developer meant neither was ever built on.
Another large project would have seen Sainsburys build a new store on the nearby Vicon Works Industrial Estate, off the A53.
However the supermarket giant said a change in shopping patterns left the store unviable once again leaving the site empty.
At the time many people said they felt forgotten about and were left frustrated by the lack of confidence from investors.
But David Minnery, mayor of Market Drayton and Shropshire councillor for the West ward of the town, said it is an inevitable issue that shows no sign of disappearing.
He said: In the majority of cases the development does not proceed because the initial application was speculative; this was certainly the case with the two motel/hotel sites at Tern Hill.
The Sainsburys plan failed because they changed their investment criteria during the planning process.
It is, unfortunately, an inevitable product of the existing planning process under which anyone can apply for permission on a site that they do not own. Until that rule changes we will forever get these cases.
In Ellesmere, residents have been left frustrated with the towns biggest appeal still stuck in the planning system.
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The so-called Wharf development, off Canal Way, would see 250 homes, caravans and cabins built alongside the canal, as well as an 80-bed hotel.
But after more than two years since the plans were first put in, people are beginning to get impatient.
Meanwhile, a large village has been on the cards for the outskirts of Whitchurch for a more than two years. The ambitious project for up to 500 homes, a primary school, sports pitches and supermarket were first submitted to Shropshire Council in January 2014. However, despite being given approval, no work has yet started.
Also in the town, Aldi confirmed it was no longer planning to open a store on Waymills Industrial Estate, and instead would be marketing the site for another use.
While bosses say the company remains committed to bringing a branch to the town, doubts have been cast over whether it not it will go ahead.
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In Ludlow, an estate of 74 new homes could be on the cards at a site of Fishmore Road. It comes following years of uncertainty after county planners first backed proposals for 94 homes at Ludlows former brickworks in 2007. But applicants Bovale Ltd never submitted a full planning application before the economic downturn arrived. The fresh plans are currently lodged with Shropshire Council having been submitted by Willsgrove Developments.
In Oswestry, residents are facing the same problems as elsewhere supermarket giant Morrisons got permission to build a store on part of the former livestock market site in Shrewsbury Road. It was granted more than three years ago and the ground levelled but nothing else has happened since. Oswestry Town Council, which owns the site, is now going through a process of re-valuing the land.
However, there is a glimmer of hope for some communities. After six years of uncertainty, work has begun on a Tesco supermarket in Tenbury Wells.
Work to clear the towns derelict cattle site began in July, but after years of inaction many had feared the chain might pull out of the town. Instead, the company says people should expect to see the building taking shape from the end of October with a view to opening in March next year.
With the project linked to funding of both a volunteer-run bus service and improvements to Teme Street, people have welcomed the long-awaited news.
