Developers have submitted extensive details for a large-scale housing development on a substantial area of prime farmland in the Midlands, proposing up to 3,400 new homes on land currently utilised for crop production.
The proposed development covers approximately 273.1 hectares (675 acres) of land near the communities of Eyton, Wappenshall, and Wheat Leasows, close to Telford. Presently, the site is predominantly arable farmland, used for cultivating both cereal and non-cereal crops.
Of this land, around 118 hectares (292 acres) hold the second highest farmland quality rating, with nearly 100 hectares rated good and 43.6 hectares considered moderate. The farmland is divided by hedgerows, trees, watercourses, and drainage ditches, reflecting its agricultural nature.
READ MORE: West Midlands Mayor Urges Action Against Climate Change Amid Devastating Fires
READ MORE: Couple Spend £2,000 on TUI Holiday, Leave After One Day at Alleged Five-Star Hotel
This land has been identified for development in the draft Telford & Wrekin Local Plan, which is expected to be formally adopted later this year following evaluation by planning inspectors. Alongside two other sites north of Telford, the plan aims to create around 8,000 new homes across the three locations.
White Peak Planning, based in Cheshire, acts on behalf of several developers, including Bellway Homes, Hallam Land, Homes England, David Udale Ltd, and Sydney Farms Ltd. They have requested guidance from Telford & Wrekin Council regarding requirements for a thorough environmental impact assessment for the Wappenshall Sustainable Community proposal.
The proposal includes building up to 3,400 homes, space allocated for two primary schools, and land set aside for an eight-form secondary school. Approximately 2,100 of these homes are planned for completion by 2041 and will be accounted for within the current local plan.
Additional components include two neighbourhood centres, employment land, open spaces with children’s play areas, and sports pitches.
A comprehensive 150-page report submitted by the developers states the land is intensively managed, mainly comprising cereal crops, temporary grass and clover leys, and non-cereal crops. Some fields near Wappenshall Farm are grassland used for livestock grazing.
Environmental surveys have identified the area as a habitat for protected and notable species such as badgers, bats, various bird species, great crested newts, reptiles, otters, and water voles. These animals may face risks from increased traffic, light pollution, and predation due to development.
The developers are expected to conduct detailed assessments covering biodiversity, landscape, heritage, transport, noise, air quality, flood risk, climate change, socioeconomics, human health, agricultural land, and public health implications. They will also need to propose mitigation strategies to avoid, reduce, or compensate for adverse effects and enhance beneficial outcomes.
Following the environmental impact assessment, an outline planning application is anticipated.
Local councillors have begun responding to a technical consultation as part of the assessment process, with the official consultation period set to end on 25 August. No fixed deadline has yet been established for the assessment’s completion.
Councillor Karen Blundell (Lib Dem, Apley Castle) expressed concern regarding local infrastructure, noting that existing roads, particularly around Hortonwood, already face congestion during peak times.
Councillor Stuart Parr (Conservative, Hadley Manor Ward) highlighted that the site includes a peat bog prone to extensive winter flooding. He warned that excavating the peat bog could release significant amounts of CO₂, conflicting with Telford & Wrekin Council’s declared climate emergency.
Councillor Jordan Keeble (Labour, Apley Castle Ward) voiced worries about the impact on road infrastructure and school capacities. He also emphasised the need to prioritise the protection of wildlife and biodiversity, welcoming the inclusion of dedicated areas for these purposes in the plans and urging their preservation during development operations, if the project proceeds.