Land at Newlands Farm
East Cullompton
Local Planning Authority: Mid Devon District Council
Client: Danescroft
Status: Outline planning application under determination
Project type: New Neigbourhood
Role: Masterplanning
Creating a core neighbourhood that unlocks potential for the wider allocation
Our engagement in this project started in 2022, when we were commissioned to prepare a masterplan and supporting materials for an outline planning submission for a site allocated by Mid Devon District Council, in alignment with its recently published SPD.
Located within a strategic allocation for 2,600 homes in East Cullompton, the masterplan for Land at Newlands Farm envisions a new community of 1,100 residential dwellings and 118 elderly accommodation units within a country park landscape. This development will be part of a larger growth area under the Government’s Garden Villages programme.
Throughout the project's evolution, proposals were developed to align with the Supplementary Planning Document (SPD) for the allocation and in close collaboration with Mid Devon Officers. However, in some areas, the scheme offers different solutions based on extensive technical site assessments and stakeholder engagement.
The project achieves Natural England’s Biodiversity Net Gain on-site and incorporates detailed surface water and flood management proposals, creating a surface water drainage strategy that considers multiple discharge directions. The masterplan also suggests reconfiguring the existing Honiton Road highway to meet SPD aspirations for new frontages, comply with Devon County Council's technical requirements, and minimise the ecological impact of vegetation removal.
Situated nearest to the proposed amenities and community facilities, this scheme is designed to attract an initial population that will support the new bus service, invigorate the new school, and lay the foundation for a thriving new community. By establishing a core neighbourhood, the development will enable the successful expansion of the remaining allocation.
The new community will be divided into three interconnected and walkable residential areas, each uniquely characterised by its location within the site and the design outlined in the masterplan. These areas will feature a variety of interconnected open spaces serving multiple public open space and recreational purposes, including a centrally located Community Green. Additionally, key Active Travel routes will link the neighbourhoods to important destinations and workplaces, extending westward into Cullompton and towards the proposed reopening of the railway station.