Architecture and Masterplanning in Devon
Architecture and masterplanning in Devon is the design work that turns a parcel of land into a layout of homes, streets and open space that a council can approve and a builder can deliver. Land to Homes prepares capacity studies, site layouts, house types and design statements, testing each one against planning policy, access, drainage and the character of the area.
DevonFree site appraisal
Tell us about your land and we will call you back. No cost, no obligation.
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- Free site appraisalNo cost, no obligation
- Legal fees coveredReasonable fees, on options and promotion
- Nothing to pay upfrontOn promotion: we fund planning
- Direct purchaseSuitable sites, with or without planning
- UK-wideEngland, Wales, Scotland and NI
Planning and building around Devon
We cover 10 places across Devon: Plymouth is the main one, alongside Bideford, Torquay and Newton Abbot. Neighbouring areas we also cover include Cornwall, Somerset and Bristol.
Typical work around Devon: plots where access or drainage is the sticking point, land where self-build plots could suit the market and in-principle consents that still need detailed approval. In England, where Devon sits, planning decisions are made by the local planning authority, usually the district, borough, city or unitary council (or a national park authority).
Tell us about the site near Devon and we will explain how we would take it forward.
How we work in Devon
Buildability checked
We test every scheme for construction cost and practicality, so the consent we seek is for homes that can actually be built and then sold or let.
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.
Design codes followed
Where a council has adopted a design code or design guide, we design to it and explain in the design statement how the scheme responds.
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.
Rules that apply in Devon
Whether a field or large garden could take homes depends mostly on the council's Local Plan and national policy. Under the National Planning Policy Framework, plans define settlement boundaries, and land just outside Devon may still come forward if it is allocated, previously developed or meets evidenced unmet housing need. Smaller housing schemes can also use Permission in Principle, an England-only route that settles location, use and amount first. Our free appraisal explains which route suits your land.
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.
| National planning policy | National Planning Policy Framework (NPPF), revised August 2026, with national planning practice guidance |
|---|---|
| Local planning document | Local Plan |
| Who decides applications | The local planning authority, usually the district, borough, city or unitary council (or a national park authority) |
| In-principle consent | Outline planning permission, with reserved matters approved later |
| Land transaction tax (paid by the buyer) | Stamp Duty Land Tax (SDLT) |
| Land registration | HM Land Registry |
| How a sale becomes binding | A land sale becomes legally binding on exchange of contracts and finishes on completion, after which the buyer registers the title with HM Land Registry. |
| Developer contributions | Section 106 planning obligations, plus the Community Infrastructure Levy (CIL) where the council charges it |
Architecture and Masterplanning in Devon: questions
How many homes could my land take?
It depends on the size and shape of the site, the access, the character of the area, the open space and drainage the scheme needs, and local planning policy on density. Sites of the same size can have very different capacities. A capacity study is the reliable way to answer the question, and our free site appraisal gives an indicative figure.
What is a design and access statement?
It is a short report submitted with certain planning applications that explains the design principles behind a scheme and how people will get to and move around it. In England and Wales it is usually needed for major development and for some smaller schemes in sensitive areas. Scotland and Northern Ireland set their own requirements for design statements.
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.
What is a design code?
A design code is a set of simple, measurable design rules for an area or a site, covering matters such as building heights, materials, street widths and green space. In England, councils are encouraged to produce design codes, guided by the National Model Design Code. Wales, Scotland and Northern Ireland use design guides and placemaking policies to similar effect.
Do you take on planning and building work in Devon?
Yes, on sites we buy, option, promote or develop in partnership across Devon, including Tiverton, Plymstock and Newton Abbot. We do not take on planning or building work for third parties as a consultancy.
Read more: Architecture and Masterplanning · Guide: Planning permission explained for landowners