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.  Without an up-to-date local plan in place the Council would be subject to speculative development proposals that could be located in unsuitable locations without the necessary planned infrastructure to support it.  

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. 

The Telford and Wrekin Local Plan proposals will: 

• Protect our green spaces,  

• Care for our existing communities  

• Invest in the future 

It will do this and benefit Borough 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 (delivered through obligations and grant supported schemes). 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 Telford & Wrekin 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 tackling derelict and stalled sites that blight local people’s daily lives. 

Through a dedicated stalled sites policy derelict/stalled 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 Telford & Wrekin Council’s wider approach to upskilling through investments such as The Quad, the new learning and skills hub in Telford Town Centre and Telford Sixth the new Telford College sixth form in Station Quarter.   

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 Telford and Wrekin Local Plan should demonstrate that its planning for new homes, jobs, and infrastructure needed for future growth. Telford & Wrekin 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 Telford and Wrekin 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 Telford and Wrekin 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’.  In many cases the inspector will suggest modifications to the Publication Version of the plan to strengthen it and ensure it is 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, before the examination in public in early 2026 and finally the main modifications consultation during June and July 2026:

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 Telford and Wrekin Local Plan period 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 Telford and Wrekin 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 Telford and Wrekin Local Plan?

Yes, protecting green spaces for people and wildlife is a priority in the Telford and Wrekin. The plan identifies new Local Nature Reserves (LNRs) and will ensure we can invest in the natural environment through a net increase in biodiversity. The Telford and Wrekin 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 Telford & Wrekin Council planning for?

During the course of the Local Plan period, 20,680 homes are planned to be delivered. Over 50% of the homes needed during the life of the Local Plan have already been built since the start of the plan or have been granted planning permission. Therefore, the Telford and Wrekin Local Plan identifies land to deliver the remaining homes during the plan period, equating to 9,373 dwellings or 469 per annum. These will be distributed across Telford, Newport and the rural area. The overall housing requirement for the Telford and Wrekin Local Plan has increased slightly due to changes to Government calculations for housing need.

Does the Telford and Wrekin 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. Telford & Wrekin Council have liaised with the Black Country Authorities (BCA’s) throughout the development of the Telford and Wrekin 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.  

What are the next stages for the Telford and Wrekin Local Plan? 

The Telford and Wrekin Local Plan was submitted to the Secretary of State on 12 September 2025 and has been 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 appointed two Inspectors; M Worden (BA (Hons), Dip, TP, MRPTI) and C Carpenter (BA, MA, MRPTI).  

Main Modifications consultation

Following the conclusion of Hearing Sessions in March 2026, the Council and Inspectors’ have now agreed Main Modifications for consultation.  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 has been agreed between the Inspector and Telford & Wrekin Council.   

Now that the wording for the main modifications is agreed, Telford & Wrekin Council have updated/reviewed the Integrated Impact Assessment to accord to the main modifications. The Integrated Impact Assessment (IIA) (CD06) and Habitat Regulation Assessment (HRA) (CD05) have both been reviewed within the Integrated Assessment Report Addendum. The review assesses whether changes to the plan (modifications) could change the conclusions of the IIA and HRA. However, the screening shows that the Local Plan strategy remains largely unchanged and therefore there is no significant change to the conclusions drawn in CD05 and CD06. 

A public consultation for the statutory period of six weeks on the proposed main modifications is being undertaken during June and July 2026.  The Inspectors will consider duly made responses to the Main Modifications consultation before issuing their final report. 

What Main Modifications have been proposed?

A number of modifications have been proposed these include:

• A reduction in the affordable housing proportion for Telford from 25% to 20% for homes secured through section 106 agreements. This is only one element of affordable housing supply and represents approximately just under half of all affordable homes with greater proportion secured through Homes England Affordable Homes programme.

• Biodiversity Net Gain has been confirmed at 10% by the modifications to match national policy but with recognition of the aspiration to secure up to 20% on schemes.

• Local Plan policy S7 covers the use of viability review mechanisms and further detail has been provided which sets the split of clawback funding to 75% for the Council.

Inspectors report and adoption   

The Inspector's report is subject to an internal (Planning Inspectorate) 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. 

What is a Main Modifications consultation, and how is it different to earlier consultations?

The process for preparing and adopting a local plan is set out in law under planning regulations. The Main Modifications consultation is different to previous consultations because it is specifically concerned with the legal soundness of the proposed Main Modifications and supporting consultation documents only.

Comments should consider:

• Is the Main Modification justified and effective?
• Does it comply with national planning policy?

Following the close of the Main Modification consultation on 20 July 2026, all comments will be processed and then sent to the Inspectors for consideration ahead of a final report being issued to the Council.

What are Additional Modifications?

A Schedule of Additional Modifications has also been published for completeness. These deal with factual updates and clarifications, or address typographical, grammatical and presentational issues that do not affect soundness or legal compliance of the document. However, due to their nature they fall outside the scope of the Inspectors’ remit and are a matter for the Council to deal with.  

Who recommended the Main Modifications?

At the start of the Examination, Telford and Wrekin Council invited the Inspectors to recommend modifications to the document if necessary to make the plan sound and legally compliant. Main Modifications to the Local Plan document are therefore proposed by the Inspectors through the examination process to address issues of legal compliance and soundness.

Can I comment on other parts of the plan which are not included in the proposed Main Modifications?

Representations should only relate to the proposed Main Modifications and the supporting Integrated Assessment Report Addendum of these. This consultation is not an opportunity to repeat or raise further representations relating to wider parts of the plan or seek further changes to the plan.

How can I comment on the Local Plan?  
Comments can be made in a number of ways during the consultation period starting from 8 June 2026, these include: 

Online  
The quickest and easiest way to make your representation is online via our website where all sections of the plan can be viewed and comments submitted. 

Email  
If it is not possible to feedback online, you can do so by downloading a response form and emailing the completed form to [email protected]. 

Post  
You can download a response form and post your completed form to:   

Strategic Planning team  
Telford & Wrekin Council  
PO BOX 457  
Southwater One  
TF2 2FH 

Staff at the following libraries; Wellington and Southwater One, will be able to forward on paper feedback forms. Please note the following are self-serve days in Wellington when staff will not be available; Wednesday, Friday and Sunday.  

Please note we are unable to accept anonymous feedback. It is a government requirement of the Local Plan process that comments can only be deemed legitimate (‘‘duly made’’) if they are received in a written format (via the portal, e-mail or handwritten) with a name and address supplied. Comments made verbally, anonymously, or through social media cannot be accepted 

The Council has prepared a help guide which provides a step by step guide with text and images to help you navigate the Council’s consultation portal. Key guidance includes: 

• Locating the consultation event and opening the document  

• Registering a new account to provide comments  

• Information for those who have previously registered but can’t remember login details  

• How to make comments and submit  
• How to make comments without registering an account
• What happens when your comments have been submitted

• Frequently asked questions. 

In addition, there is also a Help Video which illustrates how to complete a submission.

For a shorter Summary Guide for making comments on the Local Plan please find the Consultation Portal Short Summary Guide  

Where can I view hard copies of the documents for the Main Modification consultation?

Main Modifications are the changes proposed to the Publication Plan through an examination, in order for the plan to be found Sound and Legally Compliant to progress to adoption by the Council.

The Schedule of Proposed Main Modifications to the Telford and Wrekin Local Plan can be found either on the Council’s dedicated Local Plan website at: www.telfordandwrekinlocalplan.co.uk.  

There are hard copies of the plan and accompanying policies maps available at the following locations across the borough: 

• Dawley and Malinslee Community Library - Dawley House, 22 Burton Street, Dawley, TF4 2ES 
• Madeley Library and First Point - The Anstice, Park Avenue, Madeley, Telford, TF7 5BB 
• Wellington Library - Wellington Civic and Leisure Centre, Larkin Way, Wellington, Telford, TF1 1LX 
• Southwater Library - Southwater Square, Southwater Way, Telford, TF3 4JG 
• Stirchley Community Library - The Sambrook Centre, Stirchley, Telford, TF3 1FA 
• Newport Library - 53 - 55 High Street, Newport, TF10 7AT 
• Oakengates Library - the Wakes, Theatre Square, Oakengates, TF2 6EP 
• Brookside Central (formerly Brookside Community Centre) - Burford, Brookside, Telford, TF3 1LP 
• Donnington Community Hub – St Matthews Road, Donnington, Telford, TF2 7RB 
• Hub on the Hill (formerly Sutton Hill Community Centre) - 104-106 Southgate, Sutton Hill, Telford TF7 4HG 
• Leegomery Community Centre - Leegate Avenue, Leegomery, Telford, TF1 6NA 
• Park Lane Centre - Park Lane, Woodside, Telford, TF7 5QZ 
• St. Johns Church Community Building - St John's Church, Saltwells Drive, Muxton, Telford, TF2 8RJ 
• Donnington and Muxton Community Library, Turreff Avenue, Donnington, Telford, TF2 8HG.
• Hadley Library, Hadley Learning Community, Crescent Road, Hadley, Telford, TF1 5NU.

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; and 
• 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 Telford and Wrekin 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 plan. As proposals for new development sites come forward for planning permission Telford & Wrekin Council will secure financial contributions from those developers to help fund some of this infrastructure. 

Why do we need more homes in rural areas? 

Telford & Wrekin 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.  

Why has the number of homes required per year increased?
The Local Plan period has been moved by one year, so that it runs to 2041 instead of 2040. This is to meet the requirement for a minimum 15-year plan duration from adoption, in order to provide greater certainty for communities, developers and infrastructure providers. It ensures the plan remains future proof, positively planned, and aligned with national policy requirements.

Changes to Government calculations of housing need have also led to a slight increase in the number of houses required, by an extra 24 homes each year.

Does the Council have a Five-Year Housing Land Supply (5YHLS)?
The housing evidence base for the Local Plan set out in the Housing Delivery Topic Paper confirms that the Council has a housing land supply of 6.2 years.

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 Telford and Wrekin Local Plan is to identify land that could, in principle, come forward for either housing or employment development during the plan period This helps to provide certainty around the location of future development. 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 have been included, strong policies in the Telford and Wrekin 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 on sites that often have low ecological or biodiversity value.  

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 north east of Muxton.  

Why does the Council need to consider Sustainable Communities?

The Telford and Wrekin 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.