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Stafford Road - Newport - Shropshire

Taylor Wimpey in conjunction with Bestnature Ltd have submitted proposals for a mixed-use development of approximately 111 homes and an Extra Care facility on land off Stafford Road, Newport, Shropshire.

  • Overview


    We submitted a planning application to Telford and Wrekin Council in April 2014 for a mixed-use development on land to the south of Stafford Road, Newport.

    Our proposals include plans for approximately 111 new homes and a 108-unit retirement village.

    The Extra Care facility will be for residents aged 65 and over who wish to live independent lives while benefiting from on-site care services 24 hours day.

    A public consultation was held in December 2013 at Mere Park Garden Centre in Newport, giving local people the opportunity to find out more about our emerging scheme and provide their feedback. The comments we received helped us refine our planning application.

    We expect the council to make a decision on our planning application in summer 2014.

  • About the site

    The development site

    The proposed development site covers an area of 4.9 hectares and is located on the eastern edge of the Newport settlement area.

    The site is bordered to the north and east by Stafford Road and the A41 with housing to the west and south alongside an area of allotments. The site is currently in agricultural use.

    Highways and transport

    Due to the nature of the retirement village, this will have minimal impact upon local traffic levels; however consideration has been given to the residential development which will generate more vehicle movements in the peak periods.

    The site has been assessed against both highway authority figures as well as a highway database (TRICS) and it has shown that the proposal would have an insignificant impact upon the junction with a significant level of reserve capacity retained at the Stafford Road junction.

    Trees and hedgerows

    The proposed layout has been carefully considered to ensure that the existing hedgerows/trees that border the site are retained and supplemented where appropriate to help assimilate the development within the surrounding environment.

    Due to the position of the new dwellings and retirement village, no impact on root protection areas should ensue.

    Wildlife and ecology

    Due to the nature of the site and its most recent uses, an assessment has shown that its ecological value is low; however the retention and improvement of the boundary treatments as well as planting within the site provide the potential to improve biodiversity at the site.

    Landscape and visual impact

    The visual impact of the development on its immediate surroundings has been minimised by the positioning and design of both the new housing and the retirement village. The new developments have been located away from the boundaries where mature planting exist and designs have been incorporated that will allow for new additional planting.

    Flood risk and drainage

    Based upon initial investigations, there is no evidence that surface water normally runs off the proposed development site, or on to the site from adjoining land.

    Sustainable drainage methods will be used to ensure that the rate of surface water run-off on or from the site is not increased by the development.

    Public rights of way

    There is currently a by-way that runs into the site from Stafford Road and terminates in the middle of the site. This has been considered from the outset in the design process and the proposed adoptable road layout allows access into and through the site with a pedestrian linkage to Meadow View Road. In terms of connectivity for new and existing residents, it is therefore considered that the proposal would improve the current situation.

  • What's proposed

    Our proposals

    Newport masterplan

    The illustrative layout plan for our proposed development. Click on the image for a larger view.

    Our scheme will provide approximately 110 high-quality new homes and a 108-unit retirement village. The illustrative layout plan shows how the properties and internal roads could be arranged. 

    Property design

    The proposed new homes will be traditional in design and in keeping with neighbouring residential areas.

    Housing mix

    Our proposed housing development comprises a mixture of 12 two-bedroom apartments, 23 two-bedroom homes, 44 three-bedroom houses and 32 four-bedroom houses. A variety of detached, semi-detached and terraced properties are proposed, to create a good range of family accommodation whilst also respecting the surrounding environment in urban design terms. Most homes will be 2 storeys high with some 2.5-storey properties (2 storeys with rooms in the roof space).

    Car parking

    All properties will feature at least two off-street car parking spaces per plot, including garages and driveways. Parking provision is in accordance with Telford & Wrekin Council policy for new residential developments.

    Affordable housing

    Council policy requires all new residential developments to include an element of affordable housing alongside properties available for private sale. In this scheme, affordable housing is provided through a range of apartments as well as two and three-bedroom dwellings.

    Development access

    Vehicle access to the development will be from the existing roundabout on Stafford Road. This will provide access for both the proposed retirement village and the new homes.


    The existing tree-lined boundaries have been carefully considered as part of the overall proposals with suitable separation distances between them. Additional tree planting and landscaping will help to enhance this, as well as creating a green and pleasant environment for the new homes.

    Our proposed Extra Care scheme

    • Our proposed Extra Care facility will include 19 one-bedroom apartments, 45 two-bedroom apartments, 28 assisted living units, five two-bedroom bungalows and 11 three-bedroom bungalows.
    • The community facilities on site will include a range of medical, social and recreational facilities.
    • Residents will have access to a restaurant, a gym, a laundry, a library and internet room, a games room, a salon, a doctor, a pool with hydrotherapy, a mini-bus and pooled car, and landscaped gardens.
    • Certain facilities will be available to the wider community on a membership/appointment basis.

  • Updates

    Development timeline

    Summer 2014 – Telford and Wrekin Council expected to make a decision on our planning application

    April 2014 – Planning application submitted

    December 2013 – Public consultation