Planning inspector to decide on proposals to build 20 affordable homes on horse paddock

The proposed site of approximately 2.2 hectares currently comprises of a private grassed field used as a paddock for horse grazing.

The development is proposed to be completely affordable housing including two, three and four-bedroomed homes along with two that would be wheelchair accessible.

However, Telford & Wrekin Council refused the planning application last year claiming that the development ‘failed to respect views to and from the site’.

“The development would have an adverse impact on the landscape quality of sites adjacent to the Ironbridge Gorge World Heritage Site nor would it protect the setting and views of the designated area; would not deliver a development doing justice to the setting and surroundings of the Severn Gorge Conservation Area and would impair views of it; alongside having a detrimental impact on the setting of Buildings of Local Interest,” said the council in their refusal.

The local authority added that Micharon Homes had ‘failed to demonstrate’ how the development would ‘protect and enhance’ the Green Network.

“The scheme has failed to demonstrate that the benefits of the development outweigh the adverse impacts,” the council concluded.

Micharon Homes takes issue with the reason for refusal and has appealed the decision, a government appointed planning inspector will now consider the plan.

The applicant states that the development site sits 200 metres outside the Ironbridge Gorge World Heritage Site (IGWHS) and Severn Gorge Conservation Area (SGCA) at Madeley Wood.

The proposed development site is also 200 metres from the Grade II listed former Madeley Union Workhouse.

They added that the site is ‘not of high landscape value and is not designated as such’. The land is currently ‘well contained and screened’ by existing trees and hedgerow.

There is no public access to the site for the purposes of recreation currently as it is in private ownership.

“The loss of openness would be limited and would not unduly harm the purpose of the Green Network to protect the openness due to the significant amount of open land that would be retained and in the context of the overall scale of surrounding Green Network,” the applicant argued.

“The proposed development would ensure that what is currently private land would be open to the public as a result of the POS being provided. This will provide an additional supply of open land to the public to meet diverse recreational needs of an expanding population.

“Indeed, the land is not green belt, and the council’s concerns appear to be motivated by a need to preserve openness and prevent settlement coalescence, when these are clearly limitations of green belt.”

Micharon Homes added that plans incorporate 0.4 hectares of public open space which would include wildflower meadow and wildflower grassland.

The applicant says that the development ‘would not equate to any harm’ to Locally Listed buildings which have previously had ‘significant changes made’.

“The site would deliver a number of benefits that are capable of outweighing the loss of the Green Network,” the applicant concludes.

“We do not agree with the council over the impact upon the heritage assets discussed. Even if the Inspector were to agree with the council’s position, the delivery 20 affordable homes including bungalows, in a sustainable location, in an area with significant unmet need attracts the highest weight in the planning balance, in our view.

“The site is available for development now, is readily deliverable and will be straightforward to develop given its unconstrained nature. Overall, it is considered these proposals brings significant benefits that we consider clearly outweigh any harm identified.”