175-home plan gets go-ahead from planners for Shropshire market town

A developer is one step further to being allowed to build 175 homes in Wem.

On Tuesday (September 22), Shropshire Council’s northern planning committee gave the green light to Bellway Homes’s outline application for land between Aston Road and Church Lane. The developer will now be allowed to come back with a more detailed application at the ‘reserved matters’ stage.

The decision comes after Bellway Homes and planning officers worked together to make improvements after the committee previously raised concerns around the access and active travel arrangements.

On that occasion, development manager Charlotte Morrison used her powers to defer the decision after Councillor Ben Jephcott (Lib Dems, Bagley) proposed to reject it.

Senior planning officer Andrew Huntley said the access has been considered by the highway authority and it meets guidelines.

“Members also questioned why there weren’t additional vehicular access onto Church Lane,” said Mr Huntley.

“Church Lane is a narrow, rural lane which doesn’t lend itself to an additional access and there is no planning need.”

Members also requested for a link road or bypass to be added. However, they were told that the route would cross land outside the applicant’s ownership or control, and no landowner agreement exists or is indicated.

Officers also said it failed Community Levy Infrastructure (CIL) tests and that the development would not create a demand that justifies new strategic infrastructure, with the vehicular access via Aston Road being sufficient.

Mr Huntley said the applicants have done “further work” to see what can be done regarding connectivity into Wem.

Get the latest headlines delivered straight to your inbox with the Shropshire Star’s free newsletter

This includes a footway extension on the northern side, which Mr Huntley said meets Active Travel England’s guidelines, and a new crossing with a dropped kerb. There will also be another uncontrolled crossing on Ash Grove, with tactile paving and dropped kerbs on Orchard Way, Prince William Court and Cordwell Park.

“On major applications, Active Travel England are consultees,” said Mr Huntley.

“We did consult with them. They came back with their standard guidelines on what they would expect from the development. It comes back to what is practical and achievable, and is that satisfactory?”

However, Wem Town Council still objected to the scheme. The Mayor of Wem, Bob Barker, said the town council’s primary concern is over the increased traffic approaching and crossing the railway line, saying that 544 houses are either in planning or construction.

Councillor Gary Groves, who represents Wem on Shropshire Council, said the level crossing is one of the most dangerous in the country.

He added: “Tactile paving would make no way to any difference to the dangerously narrow footpath which is only 60cm wide for a considerable length, barely wide enough for one pushchair, mobility scooter or wheelchair, let alone two. So pedestrians would be increasingly forced to walk into the road, which itself is narrow.”

Representatives from Bellway said a detailed safety assessment found “no significant collision history” at the level crossing, and neither Shropshire Council’s highways team or Network Rail have raised any objection.

Councillor Carl Rowley (St Martins) asked why existing infrastructure was becoming a problem.

“Surely that is up to Wem Town Council to look into?” he asked.

“The developer has done everything they can to make sure they get the correct access. The footpaths look wide enough to me initially, although there is vegetation that could be cut back.

“Most dangerous crossing in the UK? No, not even a snip. I would be careful with any members taking that into account.”

However, Councillor Jephcott’s concerns remained and he proposed that the application be rejected.

“We’re back here two months later and we have a few minor changes, which are welcome but they’re minor,” he said.

“It doesn’t really address the problem of the width of the footway. I don’t think it’s acceptable to simply say the width of the footway is not within the control of the applicants, therefore you just disregard it.

“There is a footpath which is suitable for the amount of the dwellings there at the moment, but in the view of the residents and the view of myself certainly, it’s not adequate for a development of this scale to be so narrow.

“And it does suggest a lack of compliance with the Disability Discrimination Act that reasonable adjustment has not been made.

“We haven’t taken into account the views of Active Travel England. Safety in terms of access is an absolute primary consideration and I just don’t think this meets it.

“We’re lucky there hasn’t been any injuries or accidents on the Wem level crossing, but I don’t think that means that’s it’s fine to increase the pedestrian and vehicle loading across it.”

Ms Morrison reminded members that, if they refused  the plan, they wouldn’t have the backing from highways officers.

“Saying it’s lucky there’s been no accidents – that’s not a professional view, that’s a personal view,” she said.

“I appreciate that members are here to represent the views of their residents, however you have to balance that against the views of your professional officers who have looked into this and have made sure that what the developer is looking to provide in support of this development is reasonable and proportionate.”

Only Councillor Jephcott and Councillor Andy Davis (Lib Dems, St Oswald) voted to refused the application.

Therefore, members were asked to vote for or against Councillor Rowley’s proposal to accept it, subject to conditions outlined in the report and for Section 106 agreements to be made.

All members bar Councillors Jephcott and Davis voted for, so the application was granted.

You can find out more about planning applications and planned roadworks where you live by visiting publicnoticeportal.uk/shropshire-star