Introduction
Richborough are looking to bring forward an outline planning application for around 80 new homes, alongside a range of benefits for new and existing residents.
The site West of Wellington Road Road, Horsehay, Telford will provide new high-quality but affordable homes that are sustainable, safe and attractive, providing a sense of place.
This website provides information on our proposals for the site. Richborough are keen to hear from the community on this to make sure any future development comes forward in the best possible manner.
Your response will help shape the finalised proposals that will be submitted in the planning application to Telford & Wrekin Borough Council.
Site Location Plan
The site is being promoted by Richborough, a land promotion business who work in partnership with landowners, Councils, local stakeholders and the community to bring forward development schemes that deliver new homes and facilities that meet the needs of the local area.
At the forefront of their ethos, the Richborough team strive to create sustainable developments that are of high quality and integrate sympathetically with their surroundings.
Nationally we are facing a continuing housing crisis with not enough homes being built to meet demand and as a result there is a need to boost the supply of homes.
Telford & Wrekin Council are developing the Telford Local Plan Review (2020-2040) which will replace the adopted development plan. The Regulation 19 public consultation took place March-May 2025, and the Council anticipates that the Local Plan Review will be submitted to the Secretary of State in Summer 2025.
The Local Plan Review has identified a housing requirement of around 20,200 dwellings in the borough. The Council is planning for around 8,312 net new homes to come forward in Telford up to 2040 of which the site West of Wellington Road is included as a residential allocation.
The site lies to the west of Wellington Road, Horsehay, Telford between the existing residential area of Horsehay and the A5223. The site is within walking and cycling distance of a range of local services and facilities and bus stops on Wellington Road are served by an hourly bus service to Bridgenorth, via Telford town centre. The site provides a sustainable opportunity to support growth and deliver new homes in Telford.
The site measures 3.5 hectares (8.65 acres) and the development proposals are for a low density landscape-led scheme of around 80 high-quality homes, including around 20 affordable homes, with associated parking, infrastructure works and amenity space.
A number of bungalows are proposed on the site.
The proposals are supported by a range of detailed reports and surveys which have helped to inform the scheme.
An Illustrative Masterplan has been prepared for the proposed development on the site which can be seen below. This demonstrates how the proposed development will be designed to fit in with its surroundings. Homes will be situated so that the views of the Wrekin from across the north of the site will be conserved through the development. Existing trees and hedgerows will be retained around the boundary of the site to help assimilate the development into its surroundings.
Public open spaces will be located in the north and south of the site with integrated ponds and other features to support wildlife alongside children’s play equipment for existing and future residents.
The development will involve the Sustainable Urban Drainage Systems which will manage surface water flooding on the site improving the current surface water flooding which occurs on the site.
Homes will be set back from the A5223 to ensure that new residents are not impacted by potential traffic noise. The indicative masterplan also highlights that additional planting will occur on the western site boundary to act as a buffer to the new homes.
As part of the development, car parking space on Wellington Road will be provided for existing residents where there is currently on-street parking.
Vehicular access to the site will be along Wellington Road via a priority- controlled junction.
- High-quality development that respects and maintains views towards the Wrekin.
- Around 80 homes that will offer a range of affordable and market opportunities for all ages, including bungalows, smaller homes and family housing.
- New areas of open space including children’s play areas, areas for sport and recreation, walks and habitat planting
- Improvements to on-street parking proposed on Wellington Road for local residents.
- Drainage improvements for the existing surface water flooding that occurs in and around the site.
- The opportunity to deliver a net gain in biodiversity including diverse neutral grassland, tree and hedgerow planting.
Your Feedback
Richborough are keen to hear your views on the emerging development proposals before an outline planning application is submitted. There will be further opportunity to provide comments on the planning application when it is formally submitted to Telford and Wrekin Council. These comments will be considered by the Council when they determine the planning application.
We are particularly interested in your answers to the following questions:
1. What types of housing do you think would be most suitable for the site?
2. Do you have any comments on the Illustrative Masterplan?
3. Do you have any ideas or suggestions that we should consider for the Illustrative Masterplan?
4. Do you have any other comments or questions about the proposed development?
If you want to share your thoughts about the project, you can email the consultation team quoting ‘Wellington Road’ to This email address is being protected from spambots. You need JavaScript enabled to view it.
All comments should be submitted by 5 July 2025.