Next to Former Estate Office and Water Tower, Roden Lane, Roden, Telford, Shropshire, TF6 6BJ

change of use of redundant storage buildings/garages to be a dwelling

Authority: Telford and Wrekin Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Change of use
Inspector: Law T

Main issues, as the Inspector framed them

the effect of the proposed development on the character and appearance of the host building and area, including its impact on a nearby non-designated heritage asset
the effect of the proposed development on highway safety

What decided it

The harm to the character and appearance of the area and the impact on the non-designated heritage asset outweighed the limited benefits of providing a single dwelling.

the harm to character and appearance and the setting of a non-designated heritage asset outweighed the limited socio-economic benefits of providing a single dwelling

Framework references: 135, 115

Plan policies cited: Policy SP3, Policy SP4, Policy BE1, Policy BE6, Policy C3, Policy C5

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

The judgement stays yours. The tool gathers the material and dates it.