Nine dwellings at Land Off Milford Road, Walton-on-the-Hill, Stafford

What was proposed

Permission in Principle was sought for up to nine dwellings, with an indicative plan showing access, parking and an ecological buffer zone.

“25/41031/PIP - 1 Application: 25/41031/PIP Case Officer: Steven Owen Target Decision Date: September 2025 Extended To: - Address: Land off Milford Road, Walton on the Hill, Stafford, Staffordshire Proposal: Permission in Principle - Erection of nine dwellings Recommendation: Approve…”

“25/41031/PIP - 2 1.5 The site falls within the 15km of the Cannock Chase Special Area of Conservation and within 5km of the Pasturefields Salt Marsh. Proposed development 2.1 The proposal seeks Permission in Principle permission for: - Nine dwellings. An indicative proposed site plan has been provided which shows a new access onto Milford Road, ecological ‘Buffer Zone’, vehicle access routes and parking. The application is supported by a planning statement.”

Officer report

The site and surroundings

The 0.96-hectare agricultural field lies outside Stafford’s settlement boundary, near existing homes, the Cannock Chase National Landscape and a conservation area.

“Councillor Call-In The application has been called-in by Councillor P Edgeller (Milford Ward) for the following reasons: Access to site off Milford Rd near junior school, dangerous access point. No local facilities, school. Doctor, food shops 1.4km away 3. If passed gives way for the total field to be requested 4. Near/ close by Cannock Chase Context 1.0 Site and surroundings 1.1 The application site comprises an agricultural field within the parish of Berkswich.”

Officer report

Planning history

No relevant planning history was recorded for the site.

“25/41031/PIP - 14 1 in Supportive comment received: - A new build welcomed in a semi-rural location. Neutral comment received: - An alternative access point should be considered. Site Notice expiry date: October 2025 Relevant Planning History None. Recommendation Approve subject to informatives Informatives 1 This permission in principle (PIP) shall cease to have effect three years after the date of this Decision Notice.”

Officer report

What officers recommended

Officers recommended approval because the site’s position near the settlement boundary and nine-home contribution outweighed the identified harm in the planning balance.

“Applications for Permission in Principle are not subject to the statutory Biodiversity Net Gain condition, which applies only to the Technical Details stage. At TDC stage an Arboricultural impact assessment (AIA) and method statement is required to inform the council of any impacts and protection measures for trees. Matters relating to trees will be fully addressed at the TDC stage. Flood Risk / Drainage 6.11 The site is located within Flood Zone 1 (i.e.”

“25/41031/PIP - 12 7.2 Having regard to the site’s position immediately adjacent to the settlement boundary, its relationship to existing residential development, and the modest contribution that 9 dwellings would make towards identified housing need, the proposal is considered acceptable in principle in terms of location, land use and amount of development.”

Officer report

Main planning considerations

The permission stage considered location, land use and amount, while highways, design, drainage and other technical matters were left for later detailed consideration.

“Officer Assessment - Key Considerations 4.0 Permission in Principle Context What is the permission in principle consent route? The permission in principle consent route is an alternative way of obtaining planning permission for housing led development which separates the consideration of matters of principle for proposed development from the technical details of development.”

“25/41031/PIP - 3 What matters are within the scope of a decision on whether to grant permission in principle? The scope of permission in principle is limited to location, land use and amount of development. Issues relevant to these ‘in principle’ matters should be considered at the permission in principle stage. Other matters should be considered at the technical details consent stage.”

Officer report

What consultees said

Forward Planning recommended refusal, while the parish council objected over policy, sustainability, landscape, services and highway safety concerns.

“Consultations (Latest and relevant previous comments) Forward Planning: ‘After assessing this application against paragraph 11 of NPPF and the PPG which states that Permission in Principle must not be granted for development within the context of the Habitat Regulations it is considered that planning consent should be refused based on national policy and the adopted Plan for Stafford Borough.’ Berkswich Parish Council: 1.”

“As the crow flies it is 1.4km to the nearest shops; there is no pedestrian footway adjacent to the application site nor a segregated cycle path; public transport is very limited and existing public facilities (doctors, schools etc) are all at or above capacity. The site access presents a highway safety risk because of its close proximity to the junction with School Lane. 5.”

Officer report

Who spoke

A parish councillor spoke against the application, an individual spoke in support, and the Milford Ward member addressed the committee before withdrawing his call-in.

What the committee decided

The committee deferred the application so the applicant could amend the red-edge plan to address concerns about access and highway safety.

“On being put to the vote the proposal to defer application 25/41031/PIP was carried. RESOLVED:- that planning application 25/41031/PIP be deferred to allow the applicant to amend the red edge plan taking into consideration concerns regarding the access and highways safety. Councillor P C Edgeller returned to the table. Councillor S N Spencer left the table for the following application. PC23 Application…”

Minutes