Responding to the economic downturn and creating the conditions for the continued growth and regeneration of the Borough is a top priority for the Authority. Planning has a pivotal role to play in achieving these ambitions guiding development, creating attractive places to live, work and visit and enabling the provision of infrastructure to support growth. The Council is committed to providing the conditions for growth including ensuring the viability of development.

In order to bring forward new residential and employment sites, the Council will expect major development to mitigate the cumulative impacts in a plan-led manner by contributing towards the provision of strategic infrastructure, subject to viability. All developments will be expected to mitigate site specific impacts through the provision of new and improved infrastructure.

Over recent years, and reflecting the requirements of the National Planning Policy Framework (NPPF), the Authority has successfully addressed concerns regarding the viability of delivery of sites through the use of Viability Appraisals which are Independently assessed which in turn has maintained the delivery of housing schemes across the Borough. 

The Adopted Policy in relation to Planning Obligations and Affordable Housing considering the viability of development is set out in the Telford & Wrekin Local Plan. 

Affordable Housing

In line with adopted policy the following % of Affordable Housing will be sought:

  • Telford - 25%
  • Newport (and in any other location, incl. the rural area) - 35%

Where Viability is identified as a concern in achieving the Policy position, a Viability Report will need to be provided for review by an Independent Assessor at the Applicant’s own expense. Applicants are advised to engage with the Local Planning Authority as soon practically possible where Viability is likely to be a concern regarding what would typically be expected as part of a Viability Report and to receive a quote from the Local Authority for this to be reviewed by the Independent Assessor. It may be appropriate, where Viability is considered to be a concern, that this information is considered as part of a pre-application submission, prior to the full submission of any formal planning application.

Download the viability appraisal summary template (.doc Size: 48Kb)

Other Planning Obligations

Developers are encouraged at an early stage to discuss the rates and formula as part of pre-application advice in order to assist with calculating anticipated Planning Obligations and to maximise cost certainty, these will cover: 

  • Highway Matters;
  • Open Space and Recreation;
  • Community Facilities;
  • Integrated Care Board (ICB); and
  • Education.

In relation to Highways Contributions, the Council requires all development to mitigate site specific highway issues and for major developments to mitigate the impact of their developments on the borough's local and strategic road networks including any individual commuted sums specified by the Local Highway Authority (LHA).

Download the Section 106 instructions template (.doc Size: 32Kb)

Download the S106 agreement template (.doc Size: 146Kb)

Planning Performance Agreements

Planning Performance Agreements (PPAs) are a proactive and beneficial way of working with the Council to develop your proposals and to engage with relevant stakeholders and communities in order to achieve a high-quality development, all within agreed timescales. PPAs are a project management tool, where the applicant/developer and Telford and Wrekin Council enter into a voluntary agreement covering:

•    required resources, including additional Technical Specialists and Officers;
•    roles and responsibilities and expected actions of those involved;
•    key milestones and anticipated timeframes; and
•    other matters (such as planning (s106) obligations)

PPAs can start either with the pre-application stage and can continue to the formal decision stages, or can solely cover the formal decision stage. The PPA can be entered into at any time prior to the submission of a formal planning application.

Useful information