Planning Permission in Telford and Wrekin
Unitary Authority in West Midlands · Last updated April 2026
Telford & Wrekin is a unitary authority in Shropshire combining the new town of Telford — one of the largest New Towns in England — with the historic market town of Wellington and the Wrekin Hills. The borough spans urban growth areas around Telford Town Centre alongside rural parishes extending towards the Shropshire Hills. Planning here balances ambitious regeneration targets with heritage protection and landscape sensitivity.
The authority includes part of the Ironbridge Gorge World Heritage Site, recognised as the birthplace of the Industrial Revolution. This UNESCO-designated area imposes additional planning controls, and any development within or affecting its setting requires careful assessment. Telford's 8 conservation areas protect the industrial heritage of the gorge alongside historic village centres.
With a growing population and significant housing allocations in the Local Plan, Telford continues to see substantial development activity. The authority processed around 900 planning applications annually, with strong performance on decision timescales. The area benefits from strategic transport connections including the M54 motorway and recent improvements to Telford's town centre.
Planning a project in Telford and Wrekin? Start here.
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What can I build in Telford and Wrekin?
| Project type | Likely permitted development | May need planning permission | Likely needs planning permission |
|---|---|---|---|
| Rear extension (single storey) | Most of Telford and Wrekin outside protected zones | Properties near boundaries | Conservation areas (8), listed buildings |
| Rear extension (two storey) | Most of Telford and Wrekin outside protected zones, if within 3m limit | Check distance to boundary ≥7m | Conservation areas (8), listed buildings |
| Side extension | Detached houses outside protected zones | Semi-detached properties (half-width rule) | Conservation areas (8), listed buildings |
| Loft conversion (dormer) | Houses outside conservation areas | Properties on prominent corners | Conservation areas (e.g. Newport, Wrockwardine, Severn Gorge), listed buildings, flats |
| Loft conversion (Velux/rooflight) | Most of Telford and Wrekin | Front-facing rooflights in conservation areas | Listed buildings |
| Outbuilding / garden office | Most of Telford and Wrekin outside protected zones, if within size/height limits | Large outbuildings covering >50% of garden | Conservation areas (side or front), listed buildings |
| Porch | Most properties if within 3m² and 3m height | Properties near highway boundary | Conservation areas with restrictions, listed buildings |
| Solar panels | Most properties (roof-mounted) | Panels protruding beyond roofline | Listed buildings, conservation areas (if visible from road) |
| Driveway / hard standing | If using permeable surfacing | Non-permeable surfacing over 5m² | Conservation areas with specific restrictions |
| Garage conversion | Most of Telford and Wrekin (internal works) | If changing external appearance significantly | Listed buildings |
This is general guidance based on Telford and Wrekin's planning constraints. Your specific property may differ — use our free PD checker to get a result tailored to your address.
Permitted development in Telford and Wrekin
Permitted development rights in Telford & Wrekin follow national rules but with important local constraints. Properties within the Ironbridge Gorge World Heritage Site face additional scrutiny, and works within the 8 conservation areas may have restricted PD rights. The mix of post-war new town housing and historic settlements means PD eligibility varies significantly across the borough. Many of Telford's estate houses were built with generous gardens that can accommodate extensions under PD, while properties in historic Ironbridge and Coalbrookdale require more careful assessment. Always check whether an Article 4 direction applies before relying on PD rights.
What Telford and Wrekin expects from your project
Design expectations in Telford & Wrekin reflect the borough's dual character. In the new town areas, modern design is encouraged, particularly around the regenerating Telford Town Centre and Station Quarter. The council's design guide promotes contemporary architecture that contributes to placemaking. In contrast, development within and around the Ironbridge Gorge WHS must respond sensitively to the area's industrial heritage character, using appropriate materials such as local brick and ironwork detailing. The council requires Design and Access Statements for most applications, with particular emphasis on context analysis in heritage-sensitive locations.
Local Plan: Telford & Wrekin Local Plan 2011–2031
Telford & Wrekin Council adopted its Local Plan in December 2018. Telford is England's largest New Town, and the plan supports continued growth and diversification of the local economy in the Wrekin area, alongside policies for the protection of the distinctive Telford landscape and the rural communities of the Wrekin.
Emerging / replacement plan
Telford & Wrekin is preparing a new Local Plan. A Regulation 18 consultation ran in 2022–2023, with a Regulation 19 Pre-Submission plan anticipated in 2025.
Conservation areas in Telford and Wrekin
8 designated conservation areas
Telford & Wrekin has 8 conservation areas concentrated around the Ironbridge Gorge and historic settlements. The Ironbridge Gorge WHS encompasses several of these, including Ironbridge, Coalbrookdale, and Coalport, where the world's first iron bridge was constructed in 1779. These areas carry the highest level of heritage protection, with development proposals assessed against their impact on Outstanding Universal Value. The 789 listed buildings include numerous industrial heritage structures — blast furnaces, warehouses, and workers' cottages that tell the story of industrialisation. Outside the gorge, conservation areas at Wellington and other historic settlements protect traditional market town character.
Article 4 directions in Telford and Wrekin
3 Article 4 direction areas
Listed buildings in Telford and Wrekin
There are 789 listed buildings in Telford and Wrekin. If your property is listed, permitted development rights are significantly restricted. Most external and many internal alterations will require listed building consent, which is separate from planning permission. Always check with Telford and Wrekin's conservation team before starting any work on a listed property.
Planning application statistics
Year ending September 2025 | Source: MHCLG planning application statistics
Telford and Wrekin received 689 planning applications and decided 621 in the year ending September 2025. The approval rate of 88.4% is above the national average of 86.9%. Major applications are expected to be decided within 13 weeks, while householder and other non-major applications have an 8-week target. The “in time” figures include decisions made within agreed extensions of time.
Telford & Wrekin processes approximately 900 planning applications per year. The council's performance is strong, with householder applications typically determined well within the 8-week target. The borough's housing delivery has been robust, driven by strategic allocations at Priorslee, Lawley, and other growth areas identified in the Local Plan. The authority consistently meets its Housing Delivery Test requirements, reflecting the strong development pipeline in one of the fastest-growing parts of the West Midlands.
If your project complies with permitted development rules, you don't need to worry about approval rates — a Lawful Development Certificate is a factual assessment, not a judgment call.
Recent planning applications in Telford and Wrekin
Browse what's been approved near you
Seeing what similar projects have been approved near your property can help you understand what Telford and Wrekin expects in terms of scale, materials, and design. It's also useful for gauging how quickly the council processes applications.
Search planning applications on Telford and Wrekin's portal →Data from MHCLG planning application register. Search for householder applications (H01/H02) to see extensions and loft conversions in your area.
Housing delivery in Telford and Wrekin
Housing Delivery Test 2023 measurement | Source: MHCLG
Telford and Wrekin delivered 4,321 homes against a requirement of 1,323 over the three-year measurement period, giving a Housing Delivery Test score of 327%. This is above the 95% threshold, which means there are no government-imposed consequences for housing under-delivery. Planning applications in Telford and Wrekin are assessed on their own merits under standard planning policies.
Lawful Development Certificates in Telford and Wrekin
A Lawful Development Certificate (LDC) is formal confirmation from Telford and Wrekin that your project is lawful under permitted development rules. It is not legally required before you build, but it is the only official document that proves your project did not need planning permission. Most solicitors will ask for one when you come to sell, remortgage, or insure your property.
Telford and Wrekin decided 278 householder applications in the year ending september 2025. Their 8-week performance of 100% is above the national average of 93%, which suggests LDC applications are likely to be processed on time. LDC applications follow the same 8-week statutory determination period as householder planning applications.
How to apply for an LDC in Telford and Wrekin
You can apply for a Lawful Development Certificate through the Planning Portal or directly through Telford and Wrekin's website. You will need to submit:
- A completed application form (available on the Planning Portal)
- A site location plan at 1:1250 or 1:2500 scale
- Existing and proposed floor plans and elevations
- A written description of the proposed works and how they comply with the GPDO 2015
- The application fee of £258
Telford and Wrekin must issue a decision within 8 weeks. If the application is approved, the certificate is a permanent legal record that the development is lawful. If refused, you can appeal to the Planning Inspectorate or amend your project and reapply.
Need help preparing your LDC application?
Our Permitted Development Certificate Report gives you a full PD eligibility assessment, property constraints check, and application checklist tailored to your address and project — so you can apply with confidence.
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Approval rates, decision patterns, Article 4 directions, fees & timelines, and council-specific tips for Telford and Wrekin.
Pre-application advice in Telford and Wrekin
Telford and Wrekin offers a pre-application advice service. The fee for householder pre-app advice is £120 for householder; £360 for minor; £600 for major.
Pre-app advice is worth paying for if your project is borderline, your property is in a conservation area, or your home is a listed building.
Think your project might be permitted development?
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Check your PD rights now →Telford & Wrekin Council offers a tiered pre-application advice service. Householder enquiries are £120 and include a site visit and written response within 28 days.
Planning fees and timelines in Telford and Wrekin
| Application type | Fee | Typical timeline |
|---|---|---|
| Householder application | £528 | Single dwelling alterations/extensions. 8-week target. |
| Full planning permission | £610 per dwelling | New builds and changes of use. 8-13 week target. |
| Lawful Development Certificate (proposed) | £264 | Confirm PD rights before starting work. |
| Lawful Development Certificate (existing) | £298 | Retrospective confirmation of lawful development. |
| Listed building consent | £0 | No fee. Required for works affecting listed buildings. |
| Prior approval | £120 | For permitted development requiring prior approval. |
| Discharge of conditions | £145 per request | Clear planning conditions post-approval. |
| Non-material amendment | £44 | Minor changes to approved plans. |
Fees are set nationally and correct as of April 2026. Pre-application fees are set by Telford and Wrekin and may change. Building regulations fees are separate — see the building control section below.
Building regulations in Telford and Wrekin
Building regulations approval is separate from planning permission. Most extensions, loft conversions, and structural alterations need building regs approval even if they don't need planning permission.
Building control in Telford and Wrekin is provided by Telford & Wrekin Building Control. You can also use a private approved inspector instead of the council's service.
Building control contact
In-house building control service covering the Telford & Wrekin area. Competitive fees and local knowledge of building standards in the new town and surrounding areas.
Telford and Wrekin planning department
Your building project checklist for Telford and Wrekin
- Check if your property is in a conservation area — Telford and Wrekin has 8 conservation areas. Use our free checker or see the list above.
- Check for Article 4 directions at your address — Telford and Wrekin has 3 Article 4 areas. Check your address.
- Check if your property is listed — search the Historic England list.
- Use our free PD checker to see if your project qualifies as permitted development — Check now.
- Consider a Lawful Development Certificate if PD applies — it protects you when selling. Learn more about LDCs or get your PD Certificate Report.
- Consider pre-application advice if planning permission is needed — see the pre-application section above.
- Check building regulations — most extensions and loft conversions need building regs approval even if they don't need planning permission.
- Check Party Wall Act obligations if building near a boundary — read our Party Wall guide or use our free Party Wall tool.
- Notify your home insurer about planned building work.
- Get at least 3 quotes from builders and check their credentials.
Nearby planning authorities
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