Seven holiday lodges at Land Adjacent To The Lakehouse, Butt Lane, Ranton, Stafford

What was proposed

The application proposed seven holiday lodges, an access track, sewage treatment plant, parking and landscaping alongside the existing trout fisheries business.

“24/39568/FUL - 5 2. Background 2.1 It is understood that the current trout fishing pool was constructed in circa 2008, and its lawful use was confirmed via permission 11/16497/FUL in June 2012. In recent years it is understood that the fisheries business has been run as a relatively low-key operation and is currently rented to a private local fishing syndicate. The Applicant plans to revive the trout fisheries business alongside the proposed development. 3.”

“It is intended that the holiday accommodation will complement the existing trout fisheries business on site, but it is not intended that all holiday guests must use the fisheries, or that fisheries customers must use the holiday lodges. It is anticipated there will be some overlap with customers using both the fisheries and the holiday accommodation, but this is not essential.”

Officer report

The site and surroundings

The site is mainly undeveloped land beside the trout fisheries, with hedgerows, agricultural fields, a public footpath, Butt Lane and nearby homes.

“24/39568/FUL - 4 CONTEXT 1. Site and surroundings 1.1 The application site comprises an area of primarily undeveloped land that is associated with the established Ranton Trout Fisheries business. The lake which forms part of the fisheries business is located to the west of the application site boundary, but the boundary does include the existing vehicular access, car parking and several buildings associated with the fisheries business.”

“The dwelling has been named Englands Hall for a long time but the new owner (the Applicant) has recently renamed it The Lakehouse. A vehicular access, with gates, and an area of hardstanding are already present at the southern part of the site. There are 2 buildings sited adjacent to this area of hardstanding: a grounds maintenance machinery storage building and a storage and facilities building for the existing fisheries business.”

Officer report

Earlier site history

The fishing pool was approved in 2012, while later permissions covered an access relocation, a fisheries building and a grounds maintenance building.

“It is very unlikely that at any given time every space would be in use and there should be no instances of people needing to park on the highway. Access arrangements 8.5 Turning to the detail of the proposed access arrangements and impact of the additional vehicle movements associated with the proposed holiday lodges, the Highway Authority (HA) initially objected to the application on the basis that the proposal fails to provide safe and suitable access and lead to conflict…”

“24/39568/FUL - 23 PUBLICITY Site Notice expiry date: October 2024 RELEVANT PLANNING HISTORY 11/16497/FUL - Retention of fishing pool; office/store building – approved 25 June 2012 11/16498/FUL - Temporary Dwelling - refused 17 May 2012 21/35286/HOU - Proposed relocation of existing access – approved 12 April 2022 23/37445/FUL - The erection of a fishery storage and facilities building to be used in conjunction with Ranton Trout Fisheries Ltd - approved 5 December 2023…”

Officer report

Highway concerns and response

The highways authority remained concerned about vehicle, pedestrian and cyclist conflict, but officers considered the traffic evidence showed no unacceptable highway impact.

“The HA also raised concern with the Applicants intention to provide a gated access, but the applicant has amended the gate position and design to ensure an appropriate setback distance from Butt Lane. The gate has been positioned to allow a refuse vehicle to pull clear of the lane and a sliding gate is proposed to avoid conflict when opening/closing.”

“Thus, it is concluded that based on the submitted evidence, existing conditions on Butt Lane and the minor increase in vehicle movements associated with the scheme, the proposal would not adversely impact on highway safety. Whilst the HA continues to raise concerns in this regard, the evidence which has been provided (i.e.”

Officer report

What consultees said

Biodiversity, Natural England, newt and rights-of-way consultees raised no objections subject to measures, while the highways authority maintained a safety objection.

“24/39568/FUL - 19 CONSULTATIONS (Latest comments summarised. All comments can be viewed on the Council’s public access website) Biodiversity Officer Response dated 14 October 2025 No objections, the Ecological Survey did not find any significant protected species issues. The proposal provides the necessary Biodiversity Net Gain and the trading rules have therefore been met.”

“24/39568/FUL - 20 Newt Officer Response dated 8 October 2024 No objection, subject to conditions ensuring that the development is implemented in accordance with the recommendations of the Ecological Appraisal and an informative note, advising the applicant of their obligations under the Conservation of Habitats and Species Regulations 2017 (as amended) and the Wildlife and Countryside Act 1981 (as amended).”

Officer report

Who spoke

A speaker addressed the committee in objection, another in support, and the ward member also addressed the committee.

The vote

The approval proposal was seconded, the chair voted for it, and the motion was carried subject to conditions.

“24/39568/FUL - Land Adjacent to the Lakehouse, Butt Lane, Ranton (Recommend: Approve, subject to conditions and a legal agreement to secure a financial contribution towards the Cannock Chase SAC mitigation) Considered the report of the Head of Economic Development and Planning regarding the matter. Public speaking on the proposal was as follows: V Walker spoke in objection to the application. M Kitching spoke in support of the application.”

“This was seconded by Councillor A D Hobbs. On being put to the vote the proposal to approve application 24/39568/FUL was split. The Chair voted to approve the application in line with the Officer recommendations. Therefore, the vote to approve, subject to conditions, was carried.”

Minutes

Main conditions

Conditions control the approved plans, holiday occupancy, landscaping, visibility splays, lighting, construction management, and surface and foul water drainage.

“Any planting, seeding or turfing which within a period of five years after implementation, is removed, dies or becomes seriously damaged or defected shall be replaced as soon as reasonably practicable with others of a similar species, size and number as originally agreed. No development shall commence, including any demolition or site clearance works, until the approved access, visibility splays, driveway and parking and turning areas shown on approved Drawing Nos.”

“24/39568/FUL - 26 - loading and unloading of plant and materials; - storage of plant and materials used in constructing the development; - measures to control the emission of dust and dirt during the works; - a scheme for recycling/disposing of soil and waste resulting from the works. 10.”

Officer report