Local Plan

Why is the council reviewing the Local Plan?

Telford & Wrekin Council is required by Government to review the Local Plan every five years to stay up to date with changes in local and national policies. This ensures that we can plan for the future effectively and address issues like climate change, housing, transport, and infrastructure. 

What does the Local Plan aim to achieve?

The Telford and Wrekin Local Plan sets a vision and framework for our Borough’s development. The plan focuses on creating sustainable communities, combatting climate change, providing better homes for everyone, protecting our green spaces and natural environment, and improving the health and wellbeing of all residents.  

Our Local Plan proposals will:

• Protect our green spaces,

• Care for our existing communities

• Invest in the future.

It will do this and benefit our residents by:

Providing more quality homes which local people in Telford and Wrekin can afford.

Around a third of all housing will be for social or affordable rent or shared ownership. These homes will be both cost effective from a rent point of view but also built to modern sustainability standards making them cheaper to run helping to lift the most vulnerable residents out of fuel poverty. 

Providing new homes to meet the needs of our community, including homes for our young people, families and older people.

New mixed communities of affordable and open market homes will meet the diverse needs of our residents including homes for; families, less able-bodied residents, key workers (such as nurses, teachers and emergency service workers) and specialist and supported accommodation for older people. This will help residents lead healthier lives in their own homes for longer and help residents upsize/downsize in their local communities. 

Providing more energy efficient buildings helping to lower the cost of running homes and businesses.

This work aligns with the Council’s ambitions to be carbon neutral by 2030 and helping to create a sustainable climate ready environment. Helping to lower energy costs for businesses will help deliver new inward investment and jobs into the borough.

Retaining Telford and Wrekin’s proud identity as one of the greenest places in the country by protecting our heritage and enhancing our green spaces for people and wildlife.

All residents will be able to enjoy enhanced green spaces, ecology and biodiversity as new Local Nature Reserves are secured and our green network expanded. This will help secure Telford’s place as a ‘community in the landscape’, and one of the greenest boroughs in the country, and provide interconnected routes for flora, fauna and residents to move around the borough. 

Investing in our established communities by revitalising borough towns and tackling derelict and vacant sites that blight local people’s daily lives.

These derelict sites will benefit from development bringing forward good quality new homes for residents in highly accessible locations. 

Securing around 17,000 new jobs through new land for existing businesses to grow and new business to invest in Telford and Wrekin.

Secure jobs for the future economy by delivering land for new investments which will provide a range of new job opportunities. This will be supported by the Council’s wider approach to upskilling through investments such as the new learning and skills hub (The Quad) in Telford town centre. 

Securing new and improved infrastructure for the future, including six new schools, expanded GP surgeries and improving transport networks.
Provide a long-term plan-led approach that will help secure new and improved infrastructure for the benefit of our residents and enable partners such as the NHS and education providers to plan their services effectively and lobby Government for further investment moving forward.

Tackling climate change by introducing policies to reduce carbon emissions and improve sustainability.
Climate change is central to the plan and is an integral theme across policies that will help with the switch to low emission transport, renewable energy in the right locations and helps manage our natural resources sustainably. 

What is the test of soundness? 

The National Planning Policy Framework (NPPF) outlines that at Regulation 19, the inspector is looking to test whether a plan is ‘sound’. This is measured against four tests to see if a plan is; 

• Positively prepared - The Local Plan should demonstrate that Telford and Wrekin is planning for new homes, jobs, and infrastructure needed for future growth. The Council should also have engaged with neighbouring Councils to see if Telford and Wrekin can help contribute to development needs (such as housing or employment land) they can’t meet themselves; 

• Justified – that the Local Plan has been informed by appropriate evidence to support the development a strategy. Consideration should have also been given to reasonable alternative strategies; 

• Effective – the Local Plan including the sites and policies contained within it are deliverable and the plan has considered possible issues in the wider region, and; 

• Consistent with national policy – that it is consistent with the National Planning Policy Framework (December 2024 update) and other statements of national planning policy. 

Once an inspector is confident that these four tests have been met, at this point a plan can be found to be ‘sound’. 

The four tests ensure that a plan meets local needs and has considered reasonable alternatives, is deliverable and will enable the sustainable development to come forward in accordance with the requirements of the Government’s NPPF. 

More information regarding this can be found here: National Planning Policy Framework - 3. Plan-making - Guidance - GOV.UK 

How has the Telford and Wrekin Local Plan been developed?  

Preparation of the Telford and Wrekin Local Plan started in January 2020. Telford & Wrekin Council has carried out three rounds of consultation to date which is set out below:  

How can I see existing development that already has permission? 

If you would like to see housing and employment sites that have been given planning permission (completed, under construction or not yet started) since the start of the Local Plan period (2020) alongside the site allocations within the plan, you can view our map online. 

How are you ensuring that Telford will have enough infrastructure to support the proposed new developments? 

You can find more information in the Infrastructure Delivery Plan (IDP) that forms part of the plans evidence base. The IDP covers off site strategic infrastructure projects that have been identified as part of the plan that would help support the delivery of new development. The IDP includes information on a range of services such as education, health, transport, drainage, highways and open space. The Local Plan is an important document as it provides infrastructure service partners such as education, highways, utilities and the NHS a long term forward view as to when and where development will come forward in a planned way. This enables those organisations to plan for the future of their services.

Will green spaces be protected in the Local Plan? 

Yes, protecting green spaces for people and wildlife is a priority in the Local Plan. The Local Plan identifies new Local Nature Reserves (LNRs) and will ensure we can invest in the natural environment through a net increase in biodiversity. The Local Plan will help create new areas of publicly accessible green space, play and recreation facilities and greener developments with, for example, street trees. 

How many homes are the Council planning for? 

57% of the homes needed during the life of the Local Plan 2020-2040 have already been built (since 2020) or have been granted planning permission. Therefore, the Local Plan will need to find land to deliver the remaining 43%, equivalent to 429 homes per year during the plan period. These will be distributed across Telford, Newport and the rural area. The overall housing requirement for the Local Plan has remained consistent between the draft plan and the publication version of the Local Plan.

Does the Local Plan need to provide homes for other areas? 

The National Planning Policy Framework places a duty on Local Planning Authorities (LPA’s) to consider requests from neighbouring councils who cannot meet all their own development needs. The Council have liaised with the Black Country Authorities (BCA’s) throughout the development of the Local Plan regarding requests to contribute towards the BCA’s unmet housing need. This contribution has also been included within the Local Plan document. 

The Planning Inspectorate has demonstrated that it will act where LPA’s have not responded positively to requests by neighbouring councils in relation to unmet housing and / or employment development needs. This has, in other areas, resulted in significant delays to the Local Plan process, plans being withdrawn or Inspectors instructing councils to meet a higher housing target. It is important that the Council can demonstrate it has engaged with its neighbours and where possible met any requests made. 

The Telford and Wrekin Local Plan was submitted to the Secretary of State on 12 September 2025 and will be subject to an independent examination in public by the Government’s Planning Inspectorate. Following the submission of the Telford and Wrekin Local Plan, together with the evidence base and documents required by legislation, including the Regulation 19 representations, the Planning Inspectorate has appointed two Inspectors; M Worden (BA (Hons), Dip, TP, MRPTI) and C Carpenter (BA, MA, MRPTI).  In the initial weeks after the Inspector's appointment, they will make contact with the Programme Officer and start to undertake an initial assessment of the Plan and the organisation of the hearing sessions.    

Hearing sessions   

Once the Inspector(s) confirms the start date for the hearing sessions, Telford & Wrekin Council must advertise the opening of a hearing at least six weeks in advance.  The Programme Officer will publish the initial timetable for the hearing sessions, the matters and issues for discussion and the Inspector's Guidance Note.  The Programme Officer will also clarify and confirm participant’s attendance at the hearings.  

In preparation for the hearing sessions the Inspector(s) will ensure that the programme for hearing sessions is updated as necessary and may prepare agendas for the sessions.  The Programme Officer will publish any updates to the programme as well as any agendas for the sessions.  The Inspector(s), Telford & Wrekin Council and participants prepare for the hearing sessions, including reading any statements that have been submitted, two to three weeks is usually allowed for this.  

For Local Plans containing both strategic and non-strategic policies, the Inspector(s) may split the hearings into two or more blocks; the first dealing with legal compliance and strategic policies, including strategic sites.  The subsequent dealing with non-strategic policies, development management policies and other matters.  

Post hearing sessions

As part of the examination, Telford & Wrekin Council may ask the Inspector(s) to recommend main modifications to the Local Plan, where necessary, to make the plan sound and legally compliant.  Most Local Plans are subject to this request.  The wording of the proposed main modifications will be agreed between the Inspector(s) and Telford & Wrekin Council.  Whilst the Telford & Wrekin Council has proposed a draft schedule of modifications, which is published within the Regulation 22 Consultation Statement in the examination library, this does not form part of the Submission Local Plan and is for consideration by the Inspector(s) alongside any further modifications put forward for discussion at the hearing sessions.  

Once the wording for the main modifications is agreed, Telford & Wrekin Council may be required to undertake further work on the Sustainability Appraisal and Habitat Regulations Assessment as well as public consultation for a minimum of six weeks on the proposed main modifications.  During this time the Inspector(s) progress work on the report, but it cannot be finalised until the Inspector(s) have considered the responses to the main modifications consultation.  Further hearing sessions are only held where essential in the interests of fairness and in order to clarify or resolve substantial new issues arising from the representations. 

Inspectors report and adoption    

The Inspector's report is subject to an internal review process and the draft report is initially sent to Telford & Wrekin Council for a fact-check review which is strictly limited to the matters of factual accuracy.  The Inspector(s) will deal with any factual matters raised by the Council and then their final report is sent to the Local Planning Authority for immediate publication.  This marks the end of the Telford and Wrekin Local Plan examination, and enables Telford & Wrekin Council to move into formal adoption of the Telford and Wrekin Local Plan.  

How can I speak at the examination hearings? 

The right to appear and make your evidence heard by the Inspector(s) is usually restricted to those persons who made representations seeking a change to the Telford and Wrekin LocaL Plan within period that the Publication Version (Regulation 19) Plan was available for public comments to be made.  If you are unsure whether you will be permitted to speak, please contact the Programme Officer for advice (details below). Anyone has the right to attend the hearing sessions as an observer - it is helpful to inform the Programme Officer in advance if so, as space will be limited. 

At the hearings, the Inspector(s) considers all evidence submitted in formal representations, hearing statements and given verbally at the hearings themselves.  Once the dates of the hearings have been confirmed, the Hearing Sessions webpage will provide the programme of hearings, agendas and hearing statements. 

How long will the examination take? 

The examination of the Telford and Wrekin Local Plan review is a continuous process, running from the date of submission through to the receipt of the appointed Planning Inspector(s) Report.  The duration of an examination is dependent on the nature of any soundness or legal compliance issues that may arise and the steps that are needed to resolve them. 

Generally, the examination timetable of a Local Plan containing both strategic and non-strategic policies tend to last around a year.  Please do be aware that this is an approximation only, as provided within the Procedure Guide for Local Plan Examinations, and therefore the process may vary. The Latest News section of the Examination webpages will be updated regularly and participants will kept updated as necessary. 

Who do I contact if I have any questions in relation to the examination? 

Kerry Trueman has been appointed as the independent Programme Officer and will be assisted by Ian Bussey. The Programme Officer has the principal responsibility for procedural matters during the examination and all future correspondence with Local Plan review respondents will be undertaken by Kerry. The Programme Officer is also responsible for adding additional documentation to the website, from the Inspectors’, Telford & Wrekin Council or third parties as and when this becomes available, during the course of the examination.  

The Programme Officer can be contacted as follows:  

Kerry Trueman 
Programme Officer Solutions Ltd  
Email: [email protected]   
Phone: 07582 310364  
Post: Pendragon House, 1 Bertram Drive, Meols, Wirral, CH47 0LG  

The Programme Officer should be contacted with any queries in relation to the Telford and Wrekin Local Plan review examination. However, the latest news webpage will be regularly updated with details of how the examination is progressing. 

Why are you planning for more homes?

The Government require councils to maintain a supply of housing to meet their area’s need for new homes. Delivering new homes is an opportunity to provide: 

• more quality homes that local people in Telford and Wrekin can afford

• low-cost homes for sale through shared ownership

• different types of homes including Extra Care, bungalows and retirement living homes 

• better quality private rented accommodation

• accessible homes with step-free access and in some cases design for wheelchair users.

Why are we planning for more homes when existing infrastructure is under pressure? 

The Local Plan acknowledges the need for new infrastructure to support growth. We are working with council services such as education and highways, as well as other public sector agencies including the NHS, the Environment Agency and National Highways to identify infrastructure necessary to support the Local Plan. As proposals for new development sites come forward for planning permission the Council will secure financial contributions from those developers to help fund some of this infrastructure.

Why do we need more homes in rural areas?

The Council wish to support rural areas and villages, this includes supporting younger and older residents as well as businesses and community life. Planning for development means there will be more residents using local businesses such as shops and pubs and more local children attending village primary schools. It is also more difficult, given the higher property values, for younger people to remain in our rural areas and for people to downsize and stay within their local community. Planning for a range of homes will help address these issues and ensure that our villages remain vibrant places to live.

Will there be enough jobs to support all these homes? 

Telford & Wrekin Council is keen to ensure that development of the borough and additional homes will not simply result in commuting. The Council is therefore planning for over 167 hectares of employment land in accessible and sustainable locations to encourage economic growth, inward investment creating local jobs and giving local companies the space to grow. 

If a site has been allocated for future development in the plan does this mean it has planning permission?

No – the purpose of site allocations in the Local Plan is to identify land that could, in principle, come forward for either housing or employment development during the plan period (2020-2040). This helps to provide certainty around the location of future development, but it does not determine the final form or detail of development proposals. A planning application will still be required to establish and seek approval for these aspects. 

Will there be building on greenfield sites? 

We are committed to a brownfield-first approach, utilising previously developed land where possible. While some greenfield sites may be required, strong policies in the Local Plan will protect valued landscapes, our green network, Local Nature Reserves and help secure new and improved green space as well as a net increase in bio-diversity and ecology across the borough. 

What are Sustainable Communities?

Sustainable Communities are development sites on the existing urban boundary of Telford. These areas will be carefully master planned, incorporating benefits such as, new primary schools, a mix of homes including affordable, accessible and supported housing, new accessible green spaces, local centres, job creation, sustainable travel routes for walking, cycling and wheeling and climate friendly development with energy efficient homes. Sustainable Communities were referred to as ‘Sustainable Urban Extensions’ in the previous draft Local Plan document.

Where are the Sustainable Communities?

The three allocated sites are north of Bratton, Wappenshall and northeast of Muxton. 

Why does the council need to consider Sustainable Communities?

The Local Plan includes Sustainable Communities for a number of reasons, including:

• there is not enough land within the existing Telford boundary to meet the borough’s need for new homes, therefore the expansion of the Town now needs to be considered;

• by focusing growth on larger Sustainable Communities it will maximise the opportunity to secure new infrastructure, including contributions to highways, education and health provision, and;

• delivery of these sites will ensure that a greater range of homes and community benefits such as open space and sustainable travel routes are delivered.