Planning Permission Shropshire

Everything you need to know about planning permission in Shropshire. Explore local planning authority rules, application processes, and planning policies specific to Shropshire.

Shropshire

A largely rural county on the Welsh border in the West Midlands, with the Shropshire Hills AONB, Ironbridge Gorge, and the market town of Shrewsbury.

What is Planning Permission

Planning permission is the legal approval granted by a local planning authority allowing you to build, extend, or change the use of a property or piece of land. It exists to ensure development is safe, appropriate, and in keeping with the local area. Most self-build projects will require it.

When Do You Need Planning Permission

Planning permission is necessary for most new builds, significant extensions, and land-use changes not covered by permitted development. Restrictions are stricter in green belt, AONB, national park, and heritage settings. Submitting a pre-application enquiry before drawing up full plans can save considerable time and money later in the process.

Where Can I Get Planning Permission in Shropshire

Planning consent in Shropshire is issued by the relevant local authority's planning department. Applications are submitted either through the national Planning Portal or the council's own online system. A pre-application enquiry is advisable before submission - planning officers can advise on policy requirements, design expectations, and likely conditions ahead of a formal decision.

Planning Permission in Shropshire

Planning permission in Shropshire is obtained from Shropshire Council for the rural county areas, or from Telford and Wrekin Council for the new town and its surrounding area. The two councils have separate planning portals, Local Plans and validation requirements.

Shropshire Council's planning pages provide access to its adopted Shropshire Local Plan (adopted September 2023). This comprehensive plan sets out the spatial strategy for the county to 2038. Policy DP17 (Design Quality) is the primary design policy, requiring all development to be of high quality and to make a positive contribution to local character. The council's Place Plan SPD and the Shropshire Hills AONB Management Plan provide additional design guidance for specific areas.

The Shropshire Hills AONB Management Plan is a material consideration for all planning applications within the AONB. The AONB Partnership provides pre-application advice to applicants and can be consulted before design work is commissioned. Within the AONB, proposals for new dwellings must demonstrate a compelling case for development and must achieve exceptional design quality using materials appropriate to the Shropshire Hills vernacular.

Community Infrastructure Levy in Shropshire is charged at rates set out in Shropshire Council's adopted CIL charging schedule. The council's schedule reflects the varied land values across the county, with higher rates in the more accessible and prosperous areas of the county and lower rates in the more remote rural areas. The self-build exemption is available for qualifying applicants who intend to occupy the completed home as their principal residence for at least three years.

Telford and Wrekin Council's planning pages cover the new town of Telford and its rural surroundings. The council's adopted Local Plan (2011-2031) includes policies addressing the distinctive planning challenges of a new town with ongoing growth alongside a rural hinterland with traditional village character. The council's design policies reflect the contrast between the contemporary design approach appropriate to Telford's growth areas and the traditional vernacular character of the rural villages.

Validation requirements for Shropshire Council applications include a completed application form, location and site plans, a design and access statement, and the statutory fee. Additional site-specific requirements include a heritage impact assessment for sites near the county's remarkable concentration of listed buildings and scheduled monuments (Shropshire contains more scheduled ancient monuments per square mile than any other English county), an ecological survey for sites near the Shropshire Hills or the Severn and Teme river corridors, and a landscape and visual impact assessment for AONB sites.

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