Architecture and Masterplanning in Lichfield

Sites we take on near Lichfield

We cover Lichfield as part of Staffordshire. It is about 27 miles south-east of Stoke-on-Trent, around postcode district WS13. Burntwood is the closest neighbouring place we cover, at about 4 miles, followed by Tamworth and Aldridge. Lichfield is part of England’s West Midlands region. Lichfield is about 10 miles from our Great Barr head office in Birmingham.

Near Lichfield, we look at sites that need a fresh planning strategy, fields that need a masterplan before an application and sites where the layout needs to change. In England, where Lichfield sits, planning decisions are made by the local planning authority, usually the district, borough, city or unitary council (or a national park authority).

Send us the site address near Lichfield and we will tell you what we think the planning route is.

Our approach in Lichfield

Masterplans for larger sites

Streets, open space, landscaping, play areas and phasing set out in one coherent plan, with room for homes for sale, rent and affordable tenures.

Drainage and ecology built in

Sustainable drainage, biodiversity and tree retention shape the layout from the first sketch, rather than being squeezed in after the homes are placed.

House types that suit the place

Homes designed to reflect local materials, scale and character, with layouts people want to live in, rather than a standard pattern book dropped onto the site.

Capacity studies

We test several layouts to show what a site could realistically take, allowing for access, open space, drainage and the separation distances councils expect between homes.

The English system, as it applies in Lichfield

Land with no planning permission can still be sold. Around Lichfield, the usual routes in England are a direct sale, an option agreement or a promotion agreement, where the planning work is funded for you and the land is sold once consent is granted. Outline planning permission settles the principle, with reserved matters approved later. Section 106 obligations, the Community Infrastructure Levy where charged and biodiversity net gain all affect what a site is worth, so independent advice matters.

In England, the National Planning Policy Framework places strong weight on well-designed places, and the National Design Guide and National Model Design Code shape what councils expect. Many councils have adopted local design codes. Most applications must also deliver biodiversity net gain, which affects how much of a site is set aside for habitat.

Key rules in Lichfield
National planning policy	National Planning Policy Framework (NPPF), revised August 2026, with national planning practice guidance
Local planning document	Local Plan
In-principle consent	Outline planning permission, with reserved matters approved later
Land transaction tax (paid by the buyer)	Stamp Duty Land Tax (SDLT)

Common questions in Lichfield

Do I need an architect for a planning application?

Not by law, but a well-designed scheme with clear drawings stands a much better chance. Larger schemes also need specialist input from landscape architects, highways engineers, drainage engineers and ecologists. Where Land to Homes promotes land, we appoint and fund the design team as part of the planning work, so the landowner does not need to.

Do new housing schemes need sustainable drainage?

In most cases, yes. National and local policy usually expects new developments to manage rainwater sustainably, for example with swales, ponds and permeable paving. In Wales, most new developments need separate approval from the local SuDS approving body. We design drainage into the layout from the start, because it can take up a real share of the site.

What is a masterplan?

A masterplan is a drawing and supporting document that shows how a larger site will be laid out: where the homes, roads, footpaths, open space and drainage go, and how the site will be built in phases. It gives the council and the community a clear picture of the scheme before detailed designs are prepared for each phase.

How do you make new homes fit in with existing streets?

We study the scale, materials, building lines and spaces of the surrounding area and design homes and streets that respond to them. On a village edge that might mean lower density and more landscaping; in a town, homes that follow the existing street pattern. Early talks with planning officers and neighbours help shape the design.

Do you take on planning and building work in Lichfield?

Yes, on sites we buy, option, promote or develop in partnership in Lichfield and elsewhere in Staffordshire, including Longton, Stoke-on-Trent and Kidsgrove. We do not take on planning or building work for third parties as a consultancy.