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 is the latest position on the Local Plan?

The Government’s independent Planning Inspectors have concluded that the Telford and Wrekin Local Plan Review is sound with their recommended main modifications. The Inspectors' report concludes that, with these modifications, the Plan satisfies the relevant legal requirements and is capable of adoption.

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

In the case of the Telford and Wrekin Local Plan, the Inspectors identified a number of modifications that should be made. They concluded that, once those recommended modifications are incorporated, the Local Plan is sound and capable of adoption.

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.:

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.

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).

Inspectors report and adoption

The Telford and Wrekin Local Plan has not yet been adopted. The Inspectors' report and recommended modifications has been issued and will first be considered by Telford & Wrekin Council Cabinet on Thursday 12 November 2026. Subject to approval, the Local Plan will then be referred to Full Council for a decision on adoption.

The Inspectors' report and recommended modifications will be considered by Telford & Wrekin Council Cabinet on Thursday 12 November 2026.

If approved, the Telford and Wrekin Local Plan will then be referred to Full Council for a decision on adoption. If adopted, it will become part of the Development Plan for the Borough and guide planning decisions through to 2041.

What are the main modifications?

The Inspectors' recommended modifications cover a range of matters, including:

• Adjusting the plan period to 2021 to 2041
• Updating housing requirement and housing supply figures
• Strengthening the Borough's Forest Community vision
• Clarifying requirements for the proposed Sustainable Communities
• Updating employment and economic development policies
• Strengthening climate change and environmental policies
• Amending affordable housing policies
• Introducing a monitoring framework

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. The recommended modifications provide clarification, respond to updated evidence, strengthen policies or ensure consistency with national planning policy.

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.

How many modifications have been recommended?

The Inspectors have recommended 147 Main Modifications to the Local Plan. The Council has also identified a number of additional modifications (punctuation, factual updates etc.) and a small number of consequential policy map changes.

Have residents had an opportunity to comment on the modifications?

Yes. The proposed Main Modifications were subject to a six-week public consultation during June and July 2026. Responses received were considered by the Inspectors before they finalised their report. Residents have also had opportunities to comment on proposals at the Issues and Options, Draft Plan and Publication stages of plan making.

Where can I view the Inspectors' report and supporting documents?

The Inspectors' report and supporting documents are available on the latest news page.

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 west 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.