40 affordable homes at Site of Former The Wrekin Endeavour Centre, North Road, Wellington

What was proposed

The application sought 40 affordable dwellings with parking and amenity space, including apartments, houses, accessible homes and communal open space.

“This application seeks Full Planning Permission for the erection of 40no. affordable dwellings with associated parking and amenity space being brought forward by the Registered Provider Green Square Accord.”

“Existing access to the site is from the western edge off North Road, this is proposed to be widened to provide double width provision. An internal road would then curve through the centre of the site, with nine parking spaces sitting to the northern side adjacent to the entrance. These would be punctuated by the three storey apartment block of Birch House containing 12no. apartments (10no. x 2 beds M4(2) Accessible and adaptable dwellings, and 2no.”

Officer report

The site and surroundings

The vacant previously developed site covered about 0.89 hectares beside schools, a playing field, local services and public transport.

“The site is located off North Road, to the north-west of Wellington Centre. The site is currently vacant and covers an area of approximately 0.89 hectares. A number of trees are dotted round the perimeter, with areas of hardstanding, overgrown grassland, and an area of Willow scrub within the site. Metal fencing and railings comprise the boundary arrangement.”

“Wrekin View Primary and Nursery School sit to the immediate north of the site, with Saint Patrick's Catholic Primary School and Nursery 100m to the north of the site on the western side of North Road. The Crescent Road Playing Field borders the site to the east. Morrisons supermarket sits 0.2 miles to the south with a further supermarket, eateries and shops beyond.”

Officer report

Earlier applications

An earlier 40-home application was withdrawn, while permission had previously been granted for a 56-unit dementia care centre.

“TWC/2024/0855 - Erection of 40no. affordable dwellings with associated parking and amenity space. Withdrawn 15/01/2025”

“TWC/2021/0930- Erection of a 56no. unit Dementia Care Centre (consisting of 1 bed apartments) with associated parking, communal gardens and SUDs, following demolition of the existing buildings. Full Granted 01/04/2022”

Officer report

What consultees said

Highways supported the scheme subject to conditions and a contribution, while other consultees sought contributions or conditions and environmental health raised no objection.

“Highways – Support, subject to conditions and a financial contribution Request a contribution of £5,000 towards the implementation of parking restrictions within the vicinity of the site access given the proximity of local schools.”

“Healthy Spaces - Comment, financial contribution and condition sought Request a contribution towards nearby play and recreation provision: Play contribution of £26,272.50 Sport and Recreation contribution of £33,101.00 Further request that ball stop fencing be installed along the boundary next to the playing fields/open spaces.”

Officer report

What people said

Objections raised traffic, parking, infrastructure, noise, overlooking, construction access, visual impact and concerns that the site was overdeveloped.

“Traffic concerns - impact of extra 40 new residences on North Road with existing traffic and congestion issues from two primary and a secondary school and a clinic, major hospital nearby, trouble getting out of residential streets (cars parked on both sides and discourteous parking), limited resident parking and no visitor parking so overspill on surrounding roads, increased pollution, efforts to ease roadside parking (single and double yellow lines) not resulted in…”

“Further to the second consultation, the Local Planning Authority received nineteen objections, raising the following new issues: • Lack of local infrastructure – difficulty accessing dentistry services • Potential overlooking • Noise from new residents • Overlooking school • Need details of where construction workers would park • Access concerns - single point of access not acceptable • Visual appearance – scale of development.”

Officer report

Who spoke

The ward member opposed the application, while the applicant’s agent supported the affordable homes and said the changes addressed concerns.

What members debated

Members focused on unresolved school overlooking, building orientation, density and overdevelopment, while recognising the brownfield site and affordable housing benefits.

“The Planning Officers clarified the details within the update report and the changes to the rear elevations of the two blocks of flats. This remained unsatisfactory and did not address the overlooking of the school. In relation to the density, 49 dwellings per hectare was the net density of the developable area and did not take into account the willow shrub and the suds feature and this was considered overdevelopment.”

“During the debate, some Members were not against the development of a brownfield site or affordable housing, but that the applicant had not addressed the issues of concern that Members had previously raised in relation to overlooking the school site, change of orientation, density and overdevelopment.”

Minutes

The vote

Members unanimously voted to delegate authority to refuse full planning permission.

“On being put to the vote it was, unanimously:”

“RESOLVED – that delegated authority be granted to the Development Management Service Delivery Manager to refuse Full Planning Permission on the following grounds:”

Minutes