Land off Ashflats Lane, Stafford, Staffordshire , ST18 9BP

Planning appeal 3353463 at Land off Ashflats Lane, Stafford, Staffordshire , ST18 9BP (Stafford Borough Council) was dismissed on 9 January 2025 by Inspector Owen A, following a hearing. The main issue, as the Inspector framed it: whether the site is suitable for the development having regard to the Council's spatial strategy.

erection of 16 new bespoke 2 and 3 bedroomed bungalows (four affordable) of four detailed designs, landscaping scheme, open space provision, new habitat provision, principles of drainage, and the creation of a new access from Ashflats Lane

Authority: Stafford Borough Council
Appeal type: major · Planning Appeal
Procedure: Hearing
Development: residential · Major dwellings
Inspector: Owen A
Postcode: ST18 9BP

Main issues, as the Inspector framed them

whether the site is suitable for the development having regard to the Council's spatial strategy
the effect of the development on surface water flooding
the effect on highway safety
the effect on the character and appearance of the area

What decided it

The failure to demonstrate that surface water flood risk could be appropriately managed, which provided a strong reason for refusal under the Framework's flood risk policies even under the tilted balance.

the moderate benefits of affordable housing, bungalow provision and economic benefits did not outweigh the harms from an unsuitable countryside location, unsafe pedestrian access, and undemonstrated flood risk safety, so the proposal conflicted with the development plan as a whole

What the Inspector cited

Development plan policies: Spatial principle 3Spatial principle 7Policy C5Policy N2Policy T1Policy N1Policy N8Policy C1Policy C2
National Planning Policy Framework: Paragraph 11Paragraph 181Paragraph 182

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

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The decision letter

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The authority’s record since 2016 · every decision in 2025

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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.