Private garden land at Land adjacent Hillside, Middle Lane, Cold Hatton Heath, Telford

What was proposed

The application sought permission to change about 1,200 square metres of agricultural land into private garden land, without any built structures.

“This application seeks full planning permission for the change of use of land from agricultural land to private garden land.”

“The parcel of land in question measures approximately 1,200 square metres. No built structures are proposed in this instance, including outbuildings and Officers have considered the existing boundary treatments which have been erected prior to this application being submitted; these include post and rail /”

Officer report

The site and surroundings

The land lies west of the existing dwelling, between it and a neighbouring property, beside Middle Lane in Telford’s rural area.

“The application site is Land Adjacent Hillside, Middle Lane, Cold Hatton Heath. The parcel of land in question is situated to the West of the existing dwelling, forming an infill plot between the existing dwelling and neighbouring property ‘Lyndale’. The South West boundary line of the parcel of land also falls directly adjacent to Middle Lane.”

“In terms of the surrounding context, the application site is located within the Rural Area of Telford, approximately 10.5 miles from Telford Town Centre. Whilst there are other existing dwellings along Middle Lane, with formal relatively spacious plots, the wider surrounding area is also made up of open countryside.”

Officer report

Earlier planning history

Earlier permissions covered extensions and a detached garage, while a certificate for existing garden use was refused in August 2025.

“TWC/2025/0336 – Erection of a detached double garage – Full Granted on 30 th June, 2025.”

“TWC/2025/0447 – Application under Section 191 for a Certificate of Lawfulness for an existing use for change of use from agricultural land to private garden land – Section 191 Existing Use Refused on 14 th August, 2025.”

Officer report

Who spoke

The ward councillor and a member of the public spoke against the application, while the applicant spoke in support.

Members’ debate

Members discussed the agricultural land, the infill setting, permitted development rights, the earlier certificate refusal and continued access.

“During the debate, some Members considered that the scheme fit in well with the surrounding area and turning the land into garden was a positive change. It was necessary to protect agricultural land where possible but that as the land had been assessed as grade 4 land and sat as an infill plot between two residential properties it was not viable farmland and did not harm the agriculture or rural character. The removal of the permitted development rights was welcomed.”

“The Planning Officer confirmed that the Lawful Development Certificate was assessed differently and was evidence based and not decided on policy grounds. Access to the agricultural building on the land would be retained.”

Minutes

The vote

The committee granted delegated authority by a majority to approve the application, subject to conditions.

“RESOLVED – 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:”

Minutes