Shropshire
Planning & Building Contacts

Shropshire is one of England's largest unitary authorities by area - roughly 3,500 sq km. Key planning constraints include the Shropshire Hills National Landscape (former AONB), Ironbridge Gorge UNESCO World Heritage Site, extensive Scheduled Monuments (Offa's Dyke, Iron Age hill forts), the River Severn flood plain through Shrewsbury, and the Welsh border zone. Pre-application advice is strongly recommended for most sites given the extent and complexity of the constraints.

Telford was England's last major New Town designation (1968) and contains a complex mixture of 1960s-80s housing estates, an extensive district centre, and significant amounts of land reserved for development under the original New Town masterplan that is still being built out. The Ironbridge Gorge (in Shropshire Council area) immediately adjoins the Telford and Wrekin boundary - proposals near the boundary require careful authority identification. Wrockwardine Wood and parts of the Wrekin contain former mining areas.

Registered Building Control Approvers (private inspectors) can be used as an alternative to local authority building control across Shropshire. For listed buildings or buildings in conservation areas in Shropshire, early engagement with Shropshire Council's conservation team alongside the building control team is advisable.

Shropshire has an exceptional density of Scheduled Monuments - over 1,300 - including Offa's Dyke (one of the largest linear earthworks in Britain), numerous Iron Age hill forts (The Wrekin, Old Oswestry, Caer Caradoc), Wroxeter Roman City (one of the largest exposed Roman town sites in England), and the remains of dozens of medieval castles. Historic England must be consulted on any development affecting a Scheduled Monument or its setting. The Ironbridge Gorge World Heritage Site requires additional UNESCO buffer zone assessment.

The Ironbridge Gorge WHS was inscribed in 1986 and encompasses the gorge itself, the Iron Bridge (Grade I, the world's first cast iron bridge, 1779), Coalbrookdale and Coalport. Shropshire Council maintains a WHS Management Plan. Any development within the WHS boundary or its buffer zone requires a Heritage Impact Assessment submitted to Shropshire Council and is a material consideration for Historic England and UNESCO. The steep gorge topography also creates significant ground stability and flood risk constraints.

Ludlow is one of England's finest medieval planned towns, with the castle at its heart, an extensive Conservation Area and a high density of Grade I and II* listed buildings along its medieval street pattern. Development in Ludlow is subject to particularly careful heritage assessment by Shropshire Council's conservation team in consultation with Historic England.

The River Severn makes its famous loop through central Shrewsbury, creating substantial Flood Zone 2 and 3 areas in the town. The Shrewsbury Flood Alleviation Scheme (completed phases) is a major infrastructure project. The River Teme (SSSI) runs south through Ludlow and has significant ecological and flood risk implications. Flood Risk Assessments are required for most development in flood zones. Note that the upper River Severn (above Shrewsbury) is the responsibility of Natural Resources Wales.

The Shropshire Hills National Landscape (formerly AONB) covers a substantial part of south and central Shropshire including the Long Mynd, Stiperstones, Wenlock Edge, Brown Clee Hill and the Stretton Hills. Stiperstones NNR is a nationally important upland heathland site. Whixall Moss NNR (near Whitchurch, shared with Wales) is one of England's three largest lowland raised bogs. Great crested newts, white-clawed crayfish and water voles are all found in Shropshire.

The Shropshire Hills National Landscape team operates through Shropshire Council. Development within or adjacent to the NL must demonstrate it will not harm the Outstanding Natural Beauty of the area. The NL team should be engaged at pre-application stage for proposals within or near the boundary.

Important: Western Shropshire - including Oswestry and rural areas adjoining the Welsh border - is served by Welsh Water (Dwr Cymru) (0800 052 0145, dwrcymru.com) for both water supply and sewerage. Developers must confirm the correct water undertaker for their site before proceeding. The boundary between the two companies follows broadly the Welsh upland catchments.

Many rural parts of Shropshire have no mains gas connection and rely on LPG, oil or other heating fuels. New rural development in these areas should be designed accordingly. The large number of off-grid properties in Shropshire makes this a key consideration for extensions and new builds.

The M54 terminates at Telford, making it the main motorway link for the county. The A49 (Shrewsbury-Ludlow-Hereford) and A5 are key strategic routes maintained by National Highways. Development generating significant HGV or traffic movements on these routes requires a Transport Assessment and National Highways statutory consultation.

Shropshire has a rich canal heritage - the Shropshire Union Canal (Ellesmere branch), the Montgomery Canal (being restored), the Llangollen Canal and sections of the former Shrewsbury Canal. The Canal and River Trust is a statutory consultee for development within 8 metres of their waterways. The partially restored Montgomery Canal is a SSSI and Scheduled Monument.

MOD Donnington (the Central Vehicle Depot and storage facility at Donnington in Telford) is a major military logistics installation. Development in the Donnington and surrounding area of Telford may require DIO consultation. Contact Telford and Wrekin Council's planning team for guidance on whether DIO consultation applies to a specific site.