The Staplegrove urban extension, a significant housing development on the north-western edge of Taunton, Somerset, will move forward without any government funding. Originally anticipated to receive over £14.2 million through Homes England’s housing infrastructure fund (HIF), the project will now be delivered solely through private developer investment.
Planned to provide 1,628 new homes, employment land, and a new primary school between the A358 Staplegrove Road and Taunton Road, the development was initially backed by the Conservative government in early 2019. The HIF support was intended to finance key infrastructure, including the construction of a new spine road and contributions toward the primary school. However, Somerset Council recently announced that developers are now capable of delivering the project independently, freeing up the HIF funding for other priorities.
Outline planning permission for the entire Staplegrove site was granted in October 2017, but the project faced delays linked to the phosphates crisis, requiring additional environmental mitigation to protect the Somerset Levels and Moors. The £14.2 million HIF funding secured in December 2019 was designed as a repayable loan, with repayments recycled to support further housing developments in Somerset.
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After a revised agreement with Homes England in early 2024, the HIF funds were earmarked for infrastructure such as the western portion of the spine road, underground power cables, and land acquisition for the primary school and commercial areas. Bloor Homes South West recently received updated planning permission for Staplegrove West, which includes 713 homes and employment land, and is now preparing to start development.
Meanwhile, detailed planning for Staplegrove East, which includes 915 homes and the primary school, is still pending approval. In March, the council approved wetland creation near Corkscrew Lane to offset phosphates emissions from the project.
According to Jenny Clifford, Somerset Council’s Taunton garden town implementation manager, developers have stated they no longer require HIF funding to build necessary infrastructure like the spine road. As a result, Homes England is withdrawing the funding allocation. To date, under £3,000 of the grant has been drawn down.
Council members expressed concerns regarding reimbursement for the extensive officer work invested over the years, with officials aiming to claim as much as possible. While the changing terms of the HIF loan discouraged developers, the council remains committed to delivering the project efficiently.
The new spine road under the approved plans will connect from the A358 to Whitmore Lane via the relocated employment site, with construction slated to finish within three years. A further section extending to a new roundabout on Taunton Road will be completed as part of Staplegrove East, timed to coincide with the completion of 525 homes in the western section.
The timeline for the new primary school has been adjusted in line with demographic trends, requiring it to open by the time 575 homes are occupied rather than the earlier threshold of 250 homes.
Additionally, Corkscrew Lane, initially planned for construction traffic, will be transformed with pedestrian and cycling amenities, enhancing access to Taunton town centre, local schools, and recreational facilities.
Finalized plans for Staplegrove East are anticipated to be reviewed by the council’s planning committee before the end of the year, moving the project closer to full delivery.