Bank House Farm, Blythe Bridge Bank, The Blythe

1. 1.- East Staffordshire Local Plan Strategic Policy 1 lists principles in determining whether proposals constitute sustainable development. One principle is that proposals are located on, or with good links to the strategic highway network and should not result in vehicles harming residential amenity, cause highway safety issues or harm the character of open countryside. The National Planning Policy Framework also has at its heart a presumption in favour of sustainable development. East Staffordshire Local Plan Strategic Policy 8 states that outside settlement boundaries new development will not be permitted unless it is essential to the support and viability of an existing lawful business or the creation of anew business appropriate in the countryside, providing facilities or the general public or local community which are reasonably accessible on foot or by public transport, in accordance with a 'Made' Neighbourhood Plan, is development under the Rural Exceptions Sites policy, is appropriate reuse of Rural Buildings, is infrastructure development where an overriding need for the development to be located in the countryside can be demonstrated, provides renewable energy generation of a scale and design appropriate to its location and is otherwise appropriate in the countryside. Local Plan Strategic Policy 15 states that tourist accommodation should be provided within existing settlements where it can make use of existing infrastructure and facilities. New tourist accommodation outside settlements will only be acceptable where it will have good accessibility to existing infrastructure, and will not have an adverse impact on the character and appearance of the countryside, features of historic or landscape value, biodiversity, or the amenities of nearby residents. East Staffordshire Local Plan Strategic Policy 35 states that the Council is committed to developing a well integrated community connected by a sustainable transport system which connects people to jobs, services and community facilities, and the steps that will be taken to encourage the use of sustainable modes of transport. The tourism related development hereby proposed would occupy a site outside any settlement boundary defined in the Local Plan where the absence of any immediate local accessible facilities would necessitate use of private motor vehicles as the predominant mode of transport. Consequently, the proposal would not meet any of the above Local Plan Policy criteria to justify granting permission, nor would it constitute sustainable development as promoted by the National Planning Policy Framework. The proposed scheme would therefore constitute an unnecessary and unsustainable form of development in the countryside without any clear or convincing justification. As such the proposed development would be contrary to Policies SP1, SP8, SP15 and SP35 of the East Staffordshire Local Plan and the aims of the National Planning Policy Framework.
2. 2.- Development sites (such as the one the subject of this application) which are located within the15km zone of influence of the Cannock Chase Special Area of Conservation (both individually and in combination with other development within the zone of influence) will increase the human population within the zone and contribute to the creation of new paths, path widening, erosion and nutrient enrichment from visitor use and vehicle emissions. The application project would result in a net increase of 1no. glamping pod within the 15km zone of influence. In line with the published evidence, and in the absence of mitigation, an adverse in combination effect on the integrity of the Cannock Chase Special Area of Conservation would therefore be likely to result from the application scheme due to an increase in recreational disturbance as a result of the new development proposed. As such the application scheme would be contrary to Policy DP11 of the East Staffordshire Local Plan and the aims of the National Planning Policy Framework. This application is refused by the under signed under powers delegated by the Borough Council in accordance with the provisions of Section 101 of the Local Government Act 1972.

From the council's decision notice.

Postcode

ST18 0LT

Application type

Detailed Planning Application

Parish

Kingstone CP

Date validated

16 April 2026

Target decision date

17 June 2026

Applicant

Private applicant

Agent

Vista Planning

Case officer

Jodi Tomlinson