Plans submitted for up to 61 new homes on land south of Radford Bank, Stafford

Chris Shepherd
Jan 26
4 min read

A new outline planning application has been submitted for a residential development of up to 61 dwellings on land south of Radford Bank, Stafford (ST17 area). The application is currently awaiting a decision.

Because this is an outline application, the council is being asked to agree the principle of development (and key parameters like access), while the detailed layout, appearance and house designs would come later through a “reserved matters” application if outline permission is granted.

Planning reference: 25/41362/OUT (validated Wednesday 21 January 2026)

Public comments link: https://www12.staffordbc.gov.uk/online-applications/applicationDetails.do?activeTab=makeComment&keyVal=T4UCCBPSJR000

Where is the site?

The documents describe the site as private land with no public access at present, located to the south of Radford Bank and close to existing walking and cycling routes that connect into nearby residential areas and onward to the wider network (including routes linking towards Wildwood Nature Reserve and Park).

What is being proposed?

Up to 61 homes, with a “green infrastructure-led” layout

The applicant says the proposals are designed around a green and blue infrastructure-led scheme, with more than half of the site indicated as green/blue infrastructure (open space, habitat, drainage features), plus a centrally located LEAP play area.

They also state the homes would be predominantly 2 storeys, with 2.5 storeys at key focal points, and that the development would include electric vehicle charging points.

Biodiversity Net Gain (BNG) and ecology

An Ecological Impact Assessment and BNG assessment have been submitted. The planning statement says surveys identified habitats including woodland, modified grassland, scrub and a wet ditch, and reports no great crested newt breeding opportunities found on-site.

The BNG calculation included in the planning statement says the scheme would deliver:

+13.46% net gain in habitat units
+13.74% net gain in watercourse units

The documents also note the site sits within the zone of influence of Cannock Chase SAC, which may mean mitigation payments are required to address recreational pressure.

Access, traffic and transport

New access onto Radford Bank

Detailed approval is being sought for the access. The planning statement describes a 5.5m wide access road onto Radford Bank with 2m footways on both sides and visibility splays of 2.4m x 43m.

A dedicated right-turn lane is proposed “to ensure free flow of vehicles”.

Consultation-driven changes (traffic focus)

In the applicant’s consultation summary, they say the majority of concerns were traffic-related, and that the access proposals were revised to include right-turn lane arrangements intended to reduce impact on traffic flow.

Flooding and drainage: what the submitted documents say

A Flood Risk Assessment and Drainage Strategy has been submitted for the site.

Key points from the documents include:

The FRA states it assesses flood risk from multiple sources (rivers, surface water, sewers, groundwater, reservoirs, artificial sources) and aims to ensure no increased flood risk on or off site.
The drainage approach is described as SuDS-led, and the report notes there will be no infiltration on site, meaning surface water would be managed using SuDS features and discharged to an agreed receiving surface water, rather than soaking into the ground.
The strategy includes discussion of SuDS maintenance and adoption routes (for example, some elements potentially adopted by Severn Trent Water, with others maintained via a management company).

The submitted Flood Risk Assessment states that the site lies predominantly within Flood Zone 1, which is classed as having a low probability of flooding from rivers or the sea. Flood Zone 1 is the lowest risk category used by planning authorities.

The assessment also considers other potential sources of flooding, including surface water, groundwater and sewer flooding. The documents say the development has been designed so it does not increase flood risk on or off site, with surface water managed through a Sustainable Drainage System (SuDS). These measures are intended to control water flow during heavy rainfall and discharge it safely, rather than allowing uncontrolled runoff into surrounding areas.

Residents will likely want to read the FRA/Drainage Strategy carefully, as flooding and drainage are frequently raised concerns for developments near waterways.

Schools, GP capacity and local infrastructure

While the outline application documents focus heavily on planning policy, access, ecology and drainage, the community consultation responses included repeated concerns about capacity at local schools and GP/medical services, alongside traffic congestion and flood risk worries.

What did the public consultation say?

The applicant states they ran a consultation from 25 April 2025 to 13 June 2025 using a dedicated website, with email and postal options. They also say a leaflet was distributed to 3,350 households and businesses in early May 2025.

The planning statement says key feedback included interest in open space and play areas, community facilities, and habitat improvements, but that the majority of feedback focused on highways impacts.

The consultation appendix also includes objections raising issues such as:

existing congestion and road safety on the A34/Radford Bank corridor
flooding/drainage concerns
pressure on schools and GP services
impacts on wildlife and nearby green space

A bit of background: this site has been refused before

The planning statement confirms an earlier outline application in 2013 (13/19777/OUT) for 80 dwellings was refused in March 2014, with reasons including principle of development, green infrastructure, highways, landscape, ecology and heritage impacts. The applicant says the new proposal has been designed to address those issues and reduces numbers to up to 61 homes, with more than 50% of the site as green/blue infrastructure.

How to comment

If you want to make a formal comment (supporting, objecting, or neutral), you can do so on the council’s planning portal here:https://www12.staffordbc.gov.uk/online-applications/applicationDetails.do?activeTab=makeComment&keyVal=T4UCCBPSJR000

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