Plans Submitted for 21 New Commercial Units at Tollgate Park
- Chris Shepherd
- Nov 10, 2025
- 3 min read
Plans for the final phase of a major Stafford business park have been submitted to the borough council, proposing the construction of 21 new industrial and commercial units.
The application (Ref: 25/41020/FUL) was submitted by Leons Properties Limited for vacant land on Paton Drive, Tollgate Park, Stafford (ST16 3EF). The proposal, which is currently "Awaiting decision," is for the third and final phase of the established business park.
About the Applicant and Tollgate Park
The applicant, Leons Properties Limited, is part of a significant local employer group. Tollgate Park is already home to several established businesses, including Leons Coach Travel, Horsleys of Stafford, and DHL Parcel UK.
The new development is planned for a parcel of vacant land located to the south of the existing DHL distribution centre, approximately 1.5 miles north-east of Stafford Town Centre. The site is an established employment location, and this final phase aims to complete the park.
Details of the 21 New Units
The proposal is for 21 small-to-medium-sized units offering flexible use. They are applying for permission to cover three different Use Classes, allowing them to be occupied by a range of businesses:
Class E(g): Light Industrial
Class B2: General Industrial
Class B8: Warehouse and Distribution
Access, Traffic, and Parking
Access to the new units will be via a continuation of the existing Paton Drive, which serves the rest of the business park. The plans also state that existing pedestrian and cycle links will be maintained and connected to the new development.
Parking is included in the proposal, with the Design & Access Statement noting that it is "provided in accordance with Stafford Local Plan recommendations". The submitted documents do not specify the exact number of parking spaces.
Flooding and Drainage Plans
A full Flood Risk Assessment (FRA) was submitted with the application, as the site is located near Marston Brook.
Flood Risk: The site is in Flood Zone 1, which the Environment Agency defines as having a low probability of flooding.
Drainage Plan: To ensure the development does not increase flood risk elsewhere, a detailed drainage strategy is proposed. This includes installing attenuation storage tanks and flow control units on-site. These will manage surface water, storing it and releasing it into Marston Brook at a controlled, pre-agreed rate.
Wildlife and Biodiversity Net Gain
The application addresses the impact on the local environment in detail.
Risk to Wildlife: A Habitat Regulation Assessment (HRA) was completed because the site falls within the impact risk zones of two protected nature sites: Cannock Chase SAC and Pasturefields Salt Marsh SAC. The assessment concluded that the development "will not have a significant effect" on these European sites, and a full Stage 2 assessment was not required.
Biodiversity Net Gain (BNG): The project is set to deliver a significant environmental improvement. A BNG report states the site is currently 1.68 hectares of "bare ground." The new landscaping plan, which includes native tree planting, new grasslands, and the creation of a pond, will result in a +19.04% BNG. This is well above the mandatory 10% target.
Public and Community Engagement
A Statement of Community Involvement (SCI) was included in the application. It notes that the site is surrounded by other commercial developments, with no residential dwellings in the nearby vicinity.
The developer plans to keep other businesses on the park updated during construction via letter drops. The SCI also proposes setting up a dedicated website or social media page and a specific phone number or email address to provide progress updates and handle any public queries.
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