Two-home traveller site at Land adjacent Oak View, Sugden Lane, Sugden, Telford

What was proposed

The retrospective application sought two mobile homes, hardstanding and space for two touring caravans on a Gypsy/Traveller site.

“This application seeks full planning permission for a Gypsy/Traveller site comprising 2no. mobile homes and hardstanding with space for two touring caravans (one sitting adjacent to each of the mobile homes), the Application Form identifies that the proposal is retrospective in nature.”

“The application is accompanied by the Application Form, Location Plan, Site Layout, and Planning Statement.”

Officer report

The site and surroundings

The 0.23-hectare site lies beside Sugden Lane within a wider equestrian site, surrounded by arable and grazing land and nearby homes.

“The site lies along Sugden Lane located within the rural north west of the Borough, sitting approximately one mile from Rodington to the south west and Longdon Upon Tern to the north east as the nearest villages, 5 miles from Wellington and 8.8 miles from Telford Town Centre to the south east.”

Officer report

Earlier applications

Earlier permissions established equestrian use and related facilities, while an outline application for a dwelling was refused in 2022.

“TWC/2023/0263 - Erection of store shed, tack room with mess facilities and construction of ménage (Part Retrospective). Full Granted 01/02/2024”

“TWC/2022/0904 - Outline application for the erection of 1no. dwelling with all matters reserved. Full Refused 12/12/2022”

Officer report

Residents' concerns

Residents questioned the need, location, services, drainage, highway safety, amenity, wildlife, lighting, business activity and future development.

“Non-compliant with local and national planning policy, application does not provide justification or evidence of need, Telford & Wrekin Council have a policy for providing 2 Gypsy/Traveller sites, and there are already 2 such approved sites in existence • No detail of how many individuals will potentially be on the site, the number of vehicles and type that will be used, or how the site may develop…”

“Inappropriate location - small hamlet with no local services, public transport, or infrastructure to support new residential use • Agricultural land which should be preserved and not developed • Previous refusal for residential, planning grounds still apply • Green belt land being used for a business • Greenfield site • Set precedent for further development activity on site • Changes to site have already had negative visual impact, static caravans would add to this • Loss…”

Officer report

Who spoke

The ward councillor and a member of the public spoke against the application, while the applicant’s agent spoke in favour.

Members' discussion

Members discussed the retrospective application, limits on homes and caravans, septic-tank capacity and whether a temporary permission was appropriate.

“During the debate some Members raised concerns regarding the retrospective application and asked for clarification in relation to the maximum amount of mobile homes and caravans that would be on site. Further concerns were raised regarding the septic tank and if the capacity was sufficient and whether a temporary application for a few years to ascertain viability would be more appropriate.”

“The Planning Officer confirmed that the caravans had been in place since mid January 2024 but the application has been prepared and submitted earlier in 2025. There was a condition to restrict the site to 2 mobile homes plus one…”

Minutes

The vote

The committee approved the application by a majority vote.

“Upon being put to the vote it was, by a majority:-”

“RESOLVED – that delegated authority be grated to the Development Management Service Delivery Manager to grant planning permission (with the authority to finalise any matter including conditions or any later variations) subject to the conditions and informatives (with authority to finalise conditions and reasons for approval to be delegated to the Development Management Service Delivery Manager) set out in the report.”

Minutes

Conditions and informatives

Conditions covered drainage, lighting, plans, permitted development, traveller use and caravan numbers, with informatives on fire safety and biodiversity net gain.

“Based on the conclusions above, the recommendation to the Planning Committee on this application is that DELEGATED AUTHORITY be granted to the Development Management Service Delivery Manager to GRANT PLANNING PERMISSION (with the authority to finalise any matter including conditions or any later variations) subject to the following conditions and informatives (with authority to finalise conditions and reasons for approval to be delegated to the Development Management…”

“B145 Lighting Plan C038 Development in accordance with plans D01 Removal of permitted development rights D06 Gypsy & Traveller Use DCustom Maximum caravan numbers Informatives: I32 Fire Authority I35Custom Equine S73 variation application required I39h Biodiversity Net Gain I40 Conditions I41 Reason for Grant RANPPF1 Approval – NPPF.”

Officer report