Stafford Borough Secures £1.2M in Developer Cash but Misses Housing Targets

A new report set to be discussed by councillors next week reveals that Stafford Borough Council secured over £1.2 million in financial contributions from property developers last year. However, the same period saw the council miss its affordable housing targets and struggle with a significant backlog in planning applications.

The Economic Development and Planning Scrutiny Committee will meet on Thursday, 18 December 2025, to review the Council’s annual performance. The agenda highlights key figures on developer funding ("Section 106"), planning delays, and the local economy.

Where is the "Section 106" Money Going?

"Section 106" agreements are legal contracts where developers pay money to the council to mitigate the impact of new homes or commercial buildings on the local area.

According to the Infrastructure Funding Statement (IFS) for 2024/25:

• Total Received: The Council received £1,269,281.06 in developer contributions between April 2024 and March 2025.

• Total Spent: A total of £741,136.85 was spent on local infrastructure projects during the year.

• Money "In the Bank": At the end of the financial year, the Council was holding a total of £7,034,531.40 in unspent developer funds. Of this, roughly £3 million is already allocated to specific future projects, while nearly £4 million (£3,962,882.39) remains available to be allocated.

What is the money spent on? These funds are typically ring-fenced for community improvements such as:

• Affordable Housing: Building new social or low-cost homes.

• Open Spaces: Improving parks, play areas, and sports pitches (e.g., Rowley Park or Victoria Park).

• Community Facilities: Upgrading village halls or community centres.

• Healthcare & Education: Contributions often go to the County Council or NHS for new school places and GP surgeries.

However, the report notes that in the 2024/25 period, while £26,703 was secured in new agreements, zero new affordable housing units were secured through Section 106 agreements signed that year.

Planning Department Under Pressure

The report also sheds light on the challenges facing the Council's planning department.

• Backlogs: The volume of planning applications has "increased significantly," leading to delays for homeowners and businesses. The Council admits that "current workload remains high" and has apologized for delays in determining applications.

• Improvement Plan: An improvement programme has been launched to reduce waiting times. This includes limiting opportunities for applicants to amend their plans—if an application is contrary to policy, it may now be refused immediately rather than negotiated, to speed up the system.

• Housing Targets Missed: The Council's "Five-Year Housing Land Supply" statement shows a shortfall. In 2024/25, 612 homes were completed against a target of 500, but due to previous years' under-delivery and new government calculations, the Council currently has only a 3.65-year supply of housing land, rather than the required five years. This can make it harder for the Council to refuse unwanted housing developments.

Local Economy & Employment

Despite the planning pressures, the economic picture for Stafford Borough shows some resilience.

• Claimant Count: The number of people claiming unemployment benefits in Stafford stands at approximately 2,150 people (as of Feb 2025), a rate of 2.5%. This is lower than the Staffordshire average (3.0%) and significantly better than the West Midlands average (5.1%).

• Job Vacancies: Job vacancies in the wider county have risen by 2% over the past year.

• Sectors in Demand: There is high demand for workers in social care and logistics, with major local employers like Pets at Home and the new Carlsberg Britvic depot continuing to drive recruitment.

The Scrutiny Committee will meet at 6.30pm in the Civic Centre to discuss these findings and question officers on the strategy for the year ahead.