Staffordshire
Planning & Building Contacts

SCC as LLFA has statutory SUDs approval responsibilities for major development. The Staffordshire Historic Environment Record (HER) is held by SCC and should be consulted at the pre-application stage for sites with archaeological potential. SCC Highways must be consulted on all development with significant transport impacts on the county road network.

Stoke-on-Trent is a unitary authority separate from Staffordshire County Council. The city has a major brownfield land bank from its pottery and industrial heritage - kiln furniture, saggar waste, marl pit spoil and colliery spoil are all commonly encountered in site investigations. Ground contamination assessment is standard practice on most development sites. Significant regeneration investment is ongoing around the Hanley city centre and former industrial areas.

The district is almost entirely surrounded by Cannock Chase National Landscape (AONB). Development on or near the Chase requires consultation with the Cannock Chase National Landscape team. The former South Staffordshire coalfield underlies much of the district - Coal Authority consultation and Mining Risk Assessments are required in coal risk areas. Rugeley Power Station (demolished 2021) brownfield site is a major regeneration opportunity.

Burton upon Trent's brewery heritage means many historic industrial buildings - maltings, brewhouses and cooperages - have heritage protection. The River Trent corridor through Burton carries significant Flood Zone 2 and 3 risk. Uttoxeter Racecourse is a key landmark. The borough borders Derbyshire at the River Dove - the Dove Valley is a SSSI and popular visitor destination.

Lichfield Cathedral (Grade I, the only three-spired medieval cathedral in England) dominates the historic city and its setting is protected across a wide area of the district. The Cathedral Close Conservation Area and the medieval street pattern require careful heritage assessment for proposals. Development affecting views of the Cathedral spires, particularly from the south and east, is subject to Lichfield DC's heritage policies and Historic England consultation.

Newcastle-under-Lyme shares a joint planning service with Stoke-on-Trent City Council for some functions. The former North Staffordshire coalfield affects much of Kidsgrove and Audley - Coal Authority consultation is required in coal risk areas. The borough includes Keele University campus - a significant development generator with its own planning considerations.

Stafford is the county town with a well-preserved medieval street pattern and castle (Grade I). The Staffordshire and Worcestershire Canal runs through Great Haywood - Canal and River Trust is a statutory consultee for development near the canal. Shugborough Hall (National Trust, Grade I) and its registered parkland are within the borough and require Historic England consultation for proposals affecting their setting.

The eastern part of Staffordshire Moorlands borders the Peak District NPA - the Peak District NPA (01629 816200) is the LPA for all land within its boundary. Alton Castle (Grade I listed ruin) in the Churnet Valley and the setting of Alton Towers (Grade II* listed house) are significant heritage constraints in the Alton area. The upland moorland around Leek is designated as open country under the CRoW Act with significant ecological interests.

South Staffordshire is a predominantly rural district heavily constrained by the West Midlands Green Belt. Most of the district falls within Green Belt where development is restricted to limited infill and agricultural uses. Boscobel House (English Heritage, Grade I) - the Parliamentarian oak tree hiding place of King Charles II - is within the district and its setting is protected.

Tamworth Borough is almost entirely surrounded by Green Belt. Tamworth Castle (Grade I Norman motte-and-bailey, complete shell keep) sits above the River Tame and is the centrepiece of the town centre Conservation Area. The confluence of the Rivers Tame and Anker creates localised Flood Zone 3 risk around the castle and town centre.

Stoke-on-Trent (01782 234234), Cannock Chase (01543 462621), East Staffordshire (01283 508000), Lichfield (01543 308000), Newcastle-under-Lyme (01782 717717), Stafford (01785 619000), Staffordshire Moorlands (01538 483483), South Staffordshire (01902 696000) and Tamworth (01827 709709) each operate or share building control services. Registered Building Control Approvers (private inspectors) operate county-wide and are commonly used on larger schemes.

Staffordshire has a diverse heritage including Lichfield Cathedral, a nationally important Roman road network (Watling Street/A5), medieval moated sites, Georgian country houses and early industrial infrastructure. Key Grade I assets subject to Historic England consultation include Lichfield Cathedral, Shugborough Hall, Tamworth Castle, Chartley Castle (Scheduled Monument, Stafford BC), and Boscobel House.

Lichfield Cathedral's three sandstone spires are the defining landmark of the city, visible from considerable distances. Development affecting views of the spires - particularly along key approach routes and from Minster Pool - requires Lichfield District Council and Historic England assessment. The Cathedral Close is itself a Scheduled Monument with individually listed structures.

Shugborough's registered park (Grade I) sits within the floodplain of the River Sow and Trent at their confluence. The estate includes a remarkable series of neo-classical garden monuments (Shepherd's Monument, Tower of the Winds, Chinese House). Development near the estate and its views across the Trent Valley requires Stafford BC and Historic England consultation.

The River Trent runs through Stafford and Burton upon Trent with significant flood risk zones. The River Dove (SSSI) forms the Staffordshire-Derbyshire boundary and its valley is an important ecological corridor. Flood Risk Assessments are required for development in flood zones along all main rivers. The EA also regulates environmental permitting for former industrial sites requiring remediation.

Staffordshire has two significant former coalfields - the South Staffordshire/Cannock Chase coalfield and the North Staffordshire/Potteries coalfield. Development on Coal Risk Areas requires a Coal Mining Risk Assessment and Coal Authority statutory consultation. Mine shafts, adits, surface instability from shallow workings, and methane migration are all potential constraints. Check the Coal Authority's interactive map at coalauthority.gov.uk before any development in these areas.

Cannock Chase is a SSSI (European Special Area of Conservation) for its lowland heathland and is internationally important for nightjars, tree pipits and woodlarks. Development within or adjacent to the NL requires consultation with the Cannock Chase National Landscape team at Staffordshire CC. The WW1 German Military Cemetery and the Katyn Memorial are significant heritage assets within the Chase.

Chartley Moss NNR (near Uttoxeter) is one of England's most important raised bog habitats - a floating island of Sphagnum moss. The Churnet Valley has significant SSSI ecological interest. Habitats Regulations Assessment may be required for development near Cannock Chase SAC. Great crested newts are widespread across Staffordshire.

South Staffordshire Water (0800 023 2252, southstaffswater.co.uk) serves parts of south Staffordshire including the South Staffordshire district. Developers should confirm the correct water undertaker for their site using the DEFRA drainage maps or the relevant water company's coverage tool.

The M6 is the main north-south spine through Staffordshire. The A50 dual carriageway connects Stoke-on-Trent to Derby and is a nationally strategic freight route. The A5 (Watling Street) crosses south Staffordshire and is a National Highways trunk road. Development generating significant traffic on these routes requires a Transport Assessment and National Highways statutory consultation.