Up to four homes at 70 Old Croft Road, Walton-on-the-Hill, Stafford

What was proposed

The application sought permission in principle to demolish the bungalow and build up to four three- to five-bedroom homes within the existing residential curtilage.

“25/41518/PIP - 2 2.0 PROPOSED DEVELOPMENT 2.1 This application seeks permission in principle for the erection of up to four dwellings within the existing residential curitlage. As part of the proposal the existing bungalow will be demolished. The submitted site location plan indicates that a new access would be created to the southern part of the front boundary. The submission also advises that the dwellings would be between 3-5 bedroom dwellings.”

Officer report

What officers recommended

Officers recommended approval because the site is in a sustainable settlement location, residential use is appropriate, and the proposal would help address the housing shortage.

“The proposal of 4 new dwellings within the Stafford settlement boundary is at an appropriate scale for Stafford as the existing settlement, which is at the top of the sustainable settlement hierarchy of the adopted local plan. Therefore, it is considered acceptable within the context of Spatial Principle 7 criteria (a) and (b).”

“25/41518/PIP - 8 Neighbouring representations received 6.19 Neighbouring objections have been received which raise issues that are not appropriate to consider at this stage, through the Permission in Principle application route the Applicant has submitted. Most of the issues raised would be considered at the Technical Details Consent stage, if the scheme progresses to that stage.”

Officer report

What would be assessed later

Detailed design, layout, trees, access, parking, neighbouring amenity, surface water and biodiversity net gain would be considered at the technical details stage.

“25/41518/PIP - 7 constrained form of development contrary to the general grain and characteristics of the existing area. But, until the size and layout of the dwellings is known (at the technical detail consent stage) this cannot be fully assessed and cannot under the Permission In Principle application process be a reason for refusal.”

“To ensure the development is appropriate in the context of the site, the TDC would need to include an analysis of the existing character and appearance of the area and the design and scale of the proposed development would need to be sensitive to the relationship of the site to neighbouring properties to ensure existing levels of privacy and amenity are not adversely impacted.”

Officer report

Consultation responses

The parish council supported no more than two homes, while biodiversity and planning officers raised no objection; highways, environmental health and tree officers had not commented.

“The proposal would also secure economic benefits for the duration of the construction phase, and also through the increase in population and the consequent use of local businesses and services in the locality. There are no material considerations that indicate the decision should be made other than in accordance with the development plan. For the reasons given, the application is recommended for approval.”

“Planning Policy (15.12.2025) No objection • Development of up to 4 dwellings within the Stafford settlement boundary is at an appropriate scale for Stafford as the existing settlement at the top of the sustainable settlement hierarchy of the adopted Plan for Stafford Borough 8.4 Highways Authority No comments received at the time of writing this report 8.5 Environmental Health No comments received at the time of writing this report 8.6 Tree Officer No comments received…”

Officer report

Residents’ objections

Twenty-six neighbouring letters objected to overdevelopment, traffic, parking, harm to local character, amenity impacts, tree loss and pressure on infrastructure.

“25/41518/PIP - 10 - 4 houses would not complement the traditional style of properties in Old Croft which have garden space around the dwellings - Dwellings should not be higher than a bungalow - Too many dwellings proposed for the size of the plot - Overdevelopment/Overcrowding of plot o Density calculation • Approximate size of plot: 0.12-0.14 hectares • Proposed density: 28-33 dwellings per hectare • Existing density on Old Croft Road: 6-10 dwellings per hectare • 3-5…”

“25/41518/PIP - 11 Amenity • Concerns for loss of light to neighbouring properties • Overlooking to neighbouring properties and gardens • Noise and dust impacts during construction • Increase in noise from additional households, vehicles etc • Poor outlook Trees • Rear garden currently has a significant amount of trees within it and this would result in a loss of trees and habitats • Loss of mature vegetation and landscaping and ecological benefits that current garden…”

Officer report

Who spoke

A person spoke against the application, the agent spoke in support, and the Milford Ward Member addressed the committee.

The vote

The approval vote was split, and the Chair voted for approval in line with the officer recommendation.

“This was seconded by Councillor R A James. On being put to the vote the proposal to approve application 25/41518/PIP was split. The Chair voted to approve the application in line with the Officer recommendation. Therefore, the vote to approve was carried. RESOLVED:- that planning application 25/41518/PIP be approved. Councillor P C Edgeller returned to the table. PC52 Planning Appeals Considered the report of the Head of Economic Development and Planning.”

Minutes