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Council planning record

Change of use of an existing building (B2 / B8 use) for a Clinical Waste Treatment Facility (sui generis)

Land at Hixon Industrial Estate, Church Lane, Hixon, ST18 0PY

The Planning Inspectorate has issued the Inspector's report and decision on the appeal.Reference: SCC/24/0064/FULL-ESStaffordshire County Council

Last published check: 3 Oct 2026, 13:38. Check the council record for more recent changes.

Application location

Land at Hixon Industrial Estate, Church Lane, Hixon, ST18 0PY

This record has no verified map location.

Application summary

Status
The Planning Inspectorate has issued the Inspector's report and decision on the appeal.
Application type
Application for Full Planning Permission for a 'major development' (accompanied by an Environmental Statement)
Received
6 Jun 2024
Validated
Not published
Determination deadline
27 Nov 2024
Local authority
Staffordshire County Council

Application overview

Change of use of an existing building (B2 / B8 use) for a Clinical Waste Treatment Facility (sui generis)

Proposal details

Reference
SCC/24/0064/FULL-ES
Alternative references
PP-13125177
Ward
Stafford Trent Valley ED
Parish
Hixon
Agent
Dudley Saunders
UPRN
200001326042

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Documents 167 of 167

DocumentPublishedAction
Planning Statement dated July 20244 Application document7 Aug 2024View
Noise Assessment dated 25 August 20234 Application document7 Aug 2024View
Transport Assessment Form dated 3 August 20234 Application document7 Aug 2024View
Ecological Interpretation dated 1 August 20234 Application document7 Aug 2024View
Air Quality Assessment dated May 20244 Application document7 Aug 2024View
Odour Impact Assessment dated 1 August 20234 Application document7 Aug 2024View
Statement of Community Engagement dated July 20234 Application document7 Aug 2024View
Ventilation and Extraction Statement4 Application document7 Aug 2024View
Environmental Statement Volume 2 - Apendices4 Application document7 Aug 2024View
Environmental Statement Volume 2 - Appendices Part 14 Application document7 Aug 2024View
Environmental Statement Volume 2 - Appendices Part 24 Application document7 Aug 2024View
Environmental Statement Volume 3 - Non-Technical Summary4 Application document7 Aug 2024View
Site Location Plan (Dwg No 004 Rev 2)5 Application plan7 Aug 2024View
Drainage Scheme (Dwg No InWaste_Hixon_009)5 Application plan7 Aug 2024View
Existing Building Internal Plan (Dwg No HX01_05_03 Rev 1)5 Application plan7 Aug 2024View
Existing Warehouse Building Internal Plan (Dwg No HX01_05_02 Rev 1)5 Application plan7 Aug 2024View
Proposed Internal Plan of Existing Building (Dwg No HX01_10_05 Rev 1)5 Application plan7 Aug 2024View
Proposed Internal Plan of Warehouse Building (Dwg No HX01_10_04 Rev 1)5 Application plan7 Aug 2024View
Application Form dated 18 July 20244 Application document7 Aug 2024View
Site Notice dated 14 August 20247 Publicity14 Aug 2024View
Neighbour Notification Letter7 Publicity14 Aug 2024View
Proposed Site Plan (Dwg No HX01_10_01 Rev 3)5 Application plan3 Oct 2024View
Existing Site Plan (Dwg No HX01_05_01 Rev 3)5 Application plan3 Oct 2024View
Roof Plan (Dwg No HX01_10_02 Rev 3)5 Application plan3 Oct 2024View
Proposed Welfare Building (Dwg No HX01_10_03 Rev 3)5 Application plan3 Oct 2024View
Site Sections (Dwg No HX01_20_01_Rev 3)5 Application plan3 Oct 2024View
Site Elevations Sheet 1 of 2 (Dwg No HX01_30_01_Rev 3)5 Application plan3 Oct 2024View
Site Elevations Sheet 2 of 2 (Dwg No HX01_30_02_Rev 3)5 Application plan3 Oct 2024View
Letter from Sol Environmental dated 25 October 2024 (Redacted)4 Application document29 Oct 2024View
Environmental Statement Volume 1 - Main Text (V2 dated October 2024)4 Application document7 Nov 2024View
Air Quality Assessment for Furnace upgrades at Kingsilver Refinery (ref SOL_23_P039_JBM) dated September 20234 Application document6 Dec 2024View
Email from Sol Environmental dated 3 December 2024 concerning air quality information for Stafford Borough Council4 Application document6 Dec 2024View
Air Quality Assessment dated February 20254 Application document18 Feb 2025View
Cadent Gas Limited - Specification for safe working dated February 20236 Consultation30 Jul 2025View
Cadent Gas Limited plan dated 18 June 20246 Consultation30 Jul 2025View
Cadent Gas Limited Plant Protection Works Information Form6 Consultation30 Jul 2025View
Cadent Gas Limited response dated 27 June 20246 Consultation30 Jul 2025View
Cadent Gas Limited response dated 18 June 20246 Consultation30 Jul 2025View
National Gas Transmission response dated 18 June 20246 Consultation30 Jul 2025View
National Grid Electricity Distribution plan dated dated 18 June 20246 Consultation30 Jul 2025View
National Grid Electricity Distribution response dated 18 June 20246 Consultation30 Jul 2025View
County Council Noise Engineer response dated 2 October 20246 Consultation19 Aug 2025View
Environment Agency response - Pollution Prevention Guidance6 Consultation19 Aug 2025View
Environment Agency response dated 2 September 20246 Consultation19 Aug 2025View
Environmental Advice Team Habitats Regulations Assessment dated 23 August 20246 Consultation19 Aug 2025View
Environmental Advice Team response dated 27 August 20246 Consultation19 Aug 2025View
Flood Risk Management Team response dated 4 September 20246 Consultation19 Aug 2025View
Highways Development Control response dated - 15 October 20246 Consultation19 Aug 2025View
Hixon Parish Council response dated 15 September 20246 Consultation19 Aug 2025View
Natural England Response dated 26 November 20246 Consultation19 Aug 2025View
Natural England Response dated 30 August 20246 Consultation19 Aug 2025View
Petition from Sir Gavin Williamson (example) signed by 92 residents6 Consultation19 Aug 2025View
Planning Regulation response dated 27 September 20246 Consultation19 Aug 2025View
Representations 75-86 - Hixon Industrial Estate6 Consultation19 Aug 2025View
Representations 87-91 - Hixon Industrial Estate6 Consultation19 Aug 2025View
Sir Gavin Williamson MP letter dated 13 September 20246 Consultation19 Aug 2025View
Stafford Borough Environmental Health dated response 1 October 20246 Consultation19 Aug 2025View
Stafford Borough Environmental Health response dated 14 August 20246 Consultation19 Aug 2025View
Stafford Borough Environmental Health response dated 16 January 20256 Consultation19 Aug 2025View
Stafford Borough Environmental Health response dated 18 November 20246 Consultation19 Aug 2025View
Stafford Borough Environmental Health response dated 5 March 20256 Consultation19 Aug 2025View
Staffordshire Fire and Rescue Service response dated 2 October 20246 Consultation19 Aug 2025View
Stowe-by-Chartley Parish Council response 2 October 20246 Consultation19 Aug 2025View
UK Health Security Agency response dated 2 October 20246 Consultation19 Aug 2025View
Email from Sol Environmental dated 14 January 2025 concerning flue height for Stafford Borough Council4 Application document20 Aug 2025View
Stafford Borough Council response dated 20 December 20246 Consultation21 Aug 2025View
Stafford Borough Environmental Health response dated 28 August 20256 Consultation28 Aug 2025View
Representation - Standard Objection cards - 262 received (as at 8 October 2025)6 Consultation19 Sept 2025View
Press Notice Staffordshire Newsletter 14 August 20247 Publicity19 Sept 2025View
Representations 11a objection card with comments - Redacted6 Consultation19 Sept 2025View
Representation 184 Objection card with comments -Redacted6 Consultation19 Sept 2025View
Representation 185 Objection card with comments -Redacted6 Consultation19 Sept 2025View
Representation 186 Objection card with comments - Redacted6 Consultation19 Sept 2025View
Representation 187 Objection card with comments - Redacted6 Consultation19 Sept 2025View
Representation 188 Objection card with comments - Redacted6 Consultation19 Sept 2025View
Representations 51a & 53a Objection card with comments - Redacted6 Consultation19 Sept 2025View
Representations 1 to 17 - Hixon Industrial Estate - SCC-24-0064-FULL-ES_Redacted6 Consultation22 Sept 2025View
Representations 122-140 Hixon Industrial Estate SCC-24-0064-FULL-ES_Redacted6 Consultation22 Sept 2025View
Representations 64-74 - Hixon Industrial Estate - SCC-24-0064-FULL-ES_Redacted6 Consultation22 Sept 2025View
Representations 92-121 Hixon Industrial Estate SCC-24-0064-FULL-ES_Redacted6 Consultation22 Sept 2025View
Representations 18 to 43 - Hixon Industrial Estate - SCC-24-0064-FULL-ES_Redacted6 Consultation22 Sept 2025View
Representations 44 - 63 - Hixon Industrial Estate - SCC-24-0064-FULL-ES_Redacted6 Consultation22 Sept 2025View
Representations 141-155 Hixon Industrial Estate SCC-24-0064-FULL-ES_Redacted6 Consultation22 Sept 2025View
Stafford Borough Enviromental response dated 12 September 20256 Consultation23 Sept 2025View
Representation 23 post 18-9-25 Objection card with comments - Redacted6 Consultation23 Sept 2025View
Representation 24 post 18-9-25 Objection card with comments -Redacted6 Consultation23 Sept 2025View
Representation 25 post 18-9-25 Objection card with comments -Redacted6 Consultation23 Sept 2025View
Representation 26 post 18-9-25 Objection card with comments -Redacted6 Consultation23 Sept 2025View
Planning Inspectorate letter to SCC - Missing Documents dated 10 September 20259 Appeal Admin23 Sept 2025View
Planning Inspectorate Start letter dated 17 September 20259 Appeal Admin23 Sept 2025View
Planning Inspectorate letter to agent - Missing Documents dated 10 September 00259 Appeal Admin23 Sept 2025View
Representation 32 post 18-9-25 Objection card with comments - Redacted6 Consultation23 Sept 2025View
Appellant - Appeal Statement dated 11 September 20258 Appeal24 Sept 2025View
Appellant - Draft Statement of Common Ground dated 11 September 2025 (the contents has not been agreed with the County Council)8 Appeal24 Sept 2025View
Appellant - Email from Sol Environmental dated 10 September 2025 (Redacted)8 Appeal24 Sept 2025View
Appellant - Annexe_2A_2B_3_and_4_planning8 Appeal25 Sept 2025View
Q06_Q20_e_and_Q21_Press_Notice_dated_21_August_2024_-_SCC-24-0064-FULL-ES.pdf9 Appeal Admin1 Oct 2025View
Q19_a_Natural_England_Response_dated_26_November_2024_-_SCC-24-0064-FULL-ES.pdf9 Appeal Admin1 Oct 2025View
Q19_a_SCC_Environmental_Advice_Team_Habitats_Regulations_Assessment_23_August_2024_-_SCC_24_0064_FULL-ES.pdf9 Appeal Admin1 Oct 2025View
Q20_d_Scoping_Opinion_Decision_Letter_dated_-24_January_2023_-_SCC-22-0166-EIA-SCO.pdf9 Appeal Admin1 Oct 2025View
Q20_e_and_Q21_Site_Notice_dated_14_August_2025_-_SCC-24-0064-FULL-ES.pdf9 Appeal Admin1 Oct 2025View
Q21_Consultation_email_-_Hixon_Industrial_Estate_-_SCC_24_0064_FULL-ES.pdf9 Appeal Admin1 Oct 2025View
Q21_Consultation_email_and_notification_to_SBC_-_Hixon_Industrial_Estate_-_SCC_24_0064_FULL-ES.pdf9 Appeal Admin1 Oct 2025View
Q21_Consultation_email_to_Hixon_Parish_Council_-_Hixon_Industrial_Estate_-_SCC_24_0064_FULL-ES.pdf9 Appeal Admin1 Oct 2025View
Q21_Neighbour_Notification_Letter_dated_14_August_2024_(Example)_-_SCC-24-0064-FULL-ES.pdf9 Appeal Admin1 Oct 2025View
Q01_Inspectorate_Questionnaire_-_SCC-24-0064-FULL-ES.pdf9 Appeal Admin1 Oct 2025View
Q24_a_Appeal_Notification_email_dated_24_September_2024_-_SCC-24-0064-FULL-ES.pdf9 Appeal Admin1 Oct 2025View
Q24_a_Appeal_Notification_letter_dated_24_September_2024_-_SCC-24-0064-FULL-ES.pdf9 Appeal Admin1 Oct 2025View
Q24_b_Appeal_Notification_list_dated_24_September_2024_-_SCC-24-0064-FULL-ES.pdf9 Appeal Admin1 Oct 2025View
Q24_c_Cadent_Gas_Limited_-_Specification_for_safe_working_dated_February_2023_-_SCC-24-0064-FULL-ES.pdf9 Appeal Admin1 Oct 2025View
Q24_c_Cadent_Gas_Limited_response_dated_27_June_2024_-SCC_24_0064_FULL-ES.pdf9 Appeal Admin1 Oct 2025View
Q24_c_Cadent_Gas_Limited_-_Specification_for_safe_working_dated_February_2023_-_SCC-24-0064-FULL-ES.pdf9 Appeal Admin1 Oct 2025View
Q24_c_Cadent_Gas_Limited_Plant_Protection_Works_Information_Form-_SCC-24-0064-FULL-ES.pdf9 Appeal Admin1 Oct 2025View
Q24_c_Cadent_Gas_Limited_response_dated_18_June_2024_-_SCC_24_0064_FULL-ES.pdf9 Appeal Admin1 Oct 2025View
Q24_c_County_Council_Noise_Engineer_response_dated_2_October_2024_-_SCC_24_0064_FULL-ES.pdf9 Appeal Admin1 Oct 2025View
Q24_c_Environment_Agency_response__-_Pollution_Prevention_Guidance_-_SCC_24_0064_FULL-ES.pdf9 Appeal Admin1 Oct 2025View
Q24_c_Environment_Agency_response_dated_2_September_2024_-_SCC_24_0064_FULL-ES.pdf9 Appeal Admin1 Oct 2025View
Q24_c_Environmental_Advice_Team_Habitats_Regulations_Assessment_dated_23_August_2024_-_SCC_24_0064_FULL-ES.pdf9 Appeal Admin1 Oct 2025View
Q24_c_Environmental_Advice_Team_response_dated_27_August_2024_-_SCC_24_0064_FULL-ES.pdf9 Appeal Admin1 Oct 2025View
Q24_c_Flood_Risk_Management_Team_response_4_September_2024_-_SCC_24_0064_FULL-ES.pdf9 Appeal Admin1 Oct 2025View
Q24_c_Highways_Development_Control_response_dated_15_October_2024_-_SCC_24_0064_FULL-ES.pdf9 Appeal Admin1 Oct 2025View
Q24_c_Hixon_Parish_Council_response_dated_15_September_2024_-_SCC-24-0064-FULL-ES.pdf9 Appeal Admin1 Oct 2025View
Q24_c_National_Grid_Electricity_Distribution_plan_dated_18_June_2024_-_SCC-24-0064-FULL-ES.pdf9 Appeal Admin1 Oct 2025View
Q24_c_National_Grid_Electricity_Distribution_response_dated_18_June_2024_-_SCC-24-0064-FULL-ES.pdf9 Appeal Admin1 Oct 2025View
Q24_c_National_Gas_Transmission_response_dated_18_June_2024_-_SCC-24-0064-FULL-ES.pdf9 Appeal Admin1 Oct 2025View
Q24_c_Natural_England_response_dated_26_November_2024_-_SCC-24-0064-FULL-ES.pdf9 Appeal Admin1 Oct 2025View
Q24_c_Petition_from_Sir_Gavin_Williamson_-_Hixon_Industrial_Estate_signed_by_92_residents_-_SCC-24-0064-FULL-ES.pdf9 Appeal Admin1 Oct 2025View
Q24_c_Planning_Regulation_response_dated_27_September_2024_-_SCC_24_0064_FULL-ES.pdf9 Appeal Admin1 Oct 2025View
Q24_c_Representation_-_Standard_Objection_Postcards_-_228_received_-_SCC_24_0064_FULL-ES.pdf9 Appeal Admin1 Oct 2025View
Q24_c_Sir_Gavin_Williamson_MP_letter_dated_13_September_2024_-_SCC_24_0064_FULL-ES.pdf9 Appeal Admin1 Oct 2025View
Q24_c_Stafford_Borough_Council_response_dated_20_December_2024_-_SCC_24_0064_FULL-ES.pdf9 Appeal Admin1 Oct 2025View
Q24_c_Stafford_Borough_Environmental_Health_response_dated_1_October_2024_-_SCC_24_0064_FULL-ES.pdf9 Appeal Admin1 Oct 2025View
Q24_c_Stafford_Borough_Environmental_Health_response_dated_12_September_2025_-_SCC_24_0064_FULL-ES.pdf9 Appeal Admin1 Oct 2025View
Q24_c_Stafford_Borough_Environmental_Health_response_dated_14_August_2024_-_SCC_24_0064_FULL-ES.pdf9 Appeal Admin1 Oct 2025View
Q24_c_Stafford_Borough_Environmental_Health_response_dated_16_January_2025_-_SCC_24_0064_FULL-ES.pdf9 Appeal Admin1 Oct 2025View
Q24_c_Stafford_Borough_Environmental_Health_response_dated_18_November_2024_-_SCC_24_0064_FULL-ES.pdf9 Appeal Admin1 Oct 2025View
Q24_c_Stafford_Borough_Environmental_Health_response_dated_28_August_2025_-_SCC_24_0064_FULL-ES.pdf9 Appeal Admin1 Oct 2025View
Q24_f_-_Planning_Practice_Guidance_-_EXTRACT.pdf9 Appeal Admin1 Oct 2025View
Q24_f_-_Staffordshire_and_Stoke-on-Trent-Joint_Waste_Local_Plan_2010_to_2026_-_FRONT_PAGE.pdf9 Appeal Admin1 Oct 2025View
Q24_f_National_Planning_Policy_for_Waste__dated_October_2014_-_FRONT_PAGE_-_SCC-24-0064-FULL-ES.pdf9 Appeal Admin1 Oct 2025View
Q24_f_National_Planning_Policy_for_Waste_dated_October_2014_-_EXTRACT.pdf9 Appeal Admin1 Oct 2025View
Q24_f_National_Planning_Practice_Framework_dated_December_2024_–_FRONT_PAGE.pdf9 Appeal Admin1 Oct 2025View
Q24_f_National_Planning_Practice_Framework_dated_December_2024.pdf9 Appeal Admin1 Oct 2025View
Q24_f_Staffordshire_and-Stoke-on-Trent-Joint-Waste-Local-Plan-2010-to-2026-adopted-March-2013-_EXTRACT.pdf9 Appeal Admin1 Oct 2025View
Q24_f_The_Plan_for_Stafford_Borough_dated_19_June_2014_-_EXTRACT_-_SCC-24-0064-FULL-ES.pdf9 Appeal Admin1 Oct 2025View
Q24_f_The_Plan_for_Stafford_Borough_dated_19_June_2014_-_FRONT_PAGE_-_SCC-24-0064-FULL-ES.pdf9 Appeal Admin1 Oct 2025View
Q24_f_The_Plan_for_Stafford_Borough_dated_19_June_2014_-_Part_2_-_Hixon_-_Extract_-_SCC-24-0064-FULL-ES.pdf9 Appeal Admin1 Oct 2025View
Q24_k_Hixon_Neighbourhood_Plan_-_EXTRACT_-_SCC-24-0064-FULL-ES.pdf9 Appeal Admin1 Oct 2025View
Q24_k_Hixon_Neighbourhood_Plan_-_FRONT_COVER_-_SCC-24-0064-FULL-ES.pdf9 Appeal Admin1 Oct 2025View
Q24_k_Hixon_Neighbourhood_Plan_-_status_information_-_SCC-24-0064-FULL-ES.pdf9 Appeal Admin1 Oct 2025View
SCC Appendix SCC01 - Letter from Sol Environmental dated 25 October 20248 Appeal22 Oct 2025View
SCC Appendix SCC03 - Planning Committee Report - 02 October 20258 Appeal22 Oct 2025View
SCC Appendix SCC04 - Planning Committee Presentation 02 October 20258 Appeal22 Oct 2025View
SCC Appendix SCC05 - Extract of Planning practice guidance concerning Appeals8 Appeal22 Oct 2025View
SCC Appendix SCC06 - Email from agent and County Council8 Appeal22 Oct 2025View
SCC Appendix SCC07 - Presentation script - Planning Committee Report - 02 October 20258 Appeal22 Oct 2025View
SCC Appendix SCC08 - Draft Refusal Notice dated 2 October 20258 Appeal22 Oct 2025View
SCC Appendix SCC09 - Extract from Planning Inspectorate guidance concerning Statements of Common8 Appeal22 Oct 2025View
SCC Appendix SCC10 - Joint Waste Local Plan for Staffordshire and Stoke on Trent (extract)8 Appeal22 Oct 2025View
SCC Appendix SCC11 - Draft Conditions dated 21 October 20258 Appeal22 Oct 2025View
SCC Statement of Case dated 21 October 20258 Appeal22 Oct 2025View
The_Plan_for_Stafford_Borough_(Extract).pdf9 Appeal Admin29 Oct 2025View
Stafford_Borough_Council_-_Preferred_Options_(Extract).pdf9 Appeal Admin29 Oct 2025View
Letter from Sol Environmental dated 27 March 2026 - withdrawing appeal8 Appeal30 Mar 2026View
Planning Inspectorate cancellation letter dated 30 March 20268 Appeal30 Mar 2026View
Email from Sol Environmental dated 10 April 20268 Appeal13 Apr 2026View
Planning Committee - Land at Hixon Industrial Estate0 Decision - Letter / Notice / Report20 May 2026View

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Application timeline

Council milestones and published deadlines. A deadline passing does not confirm a decision.

  1. Application date

    Published milestoneCouncil source

  2. Received date

    Published milestoneCouncil source

  3. Registration date

    Published milestoneCouncil source

  4. Press notice start date

    Published milestoneCouncil source

  5. Site notice date

    Published milestoneCouncil source

  6. Site notice end date

    Past published deadline

    A published target or deadline. It does not confirm an outcome.

    Council source

  7. Publicity end date

    Past published deadline

    A published target or deadline. It does not confirm an outcome.

    Council source

  8. Decision due date

    Past published deadline

    A published target or deadline. It does not confirm an outcome.

    Council source

  9. Extension date

    Past published deadline

    A published target or deadline. It does not confirm an outcome.

    Council source

  10. Appeal lodged date

    Published milestoneCouncil source

  11. Appeal notification date

    Published milestoneCouncil source

  12. Committee date

    Published milestoneCouncil source

  13. Appeal decision date

    Published milestoneCouncil source

  14. Dispatch date

    Published milestoneCouncil source

  15. Decision date

    Published milestoneCouncil source

Decision & conditions

WITHDRAWN

Appeal status: Appeal lodged · Withdrawn by appellant

Q20_d_Scoping_Opinion_Decision_Letter_dated_-24_January_2023_-_SCC-22-0166-EIA-SCO.pdf SCC Appendix SCC08 - Draft Refusal Notice dated 2 October 2025 Planning Committee - Land at Hixon Industrial Estate
Planning conditions

Conditions aren’t listed here. Read the council decision notice for the full decision and conditions.

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