The aspect of the inquiry that that we are concerned about is whether the developer has provided sufficient evidence to demonstrate that the proposed drainage and mitigation measures would protect Wolborough Fen and prevent irreversible harm to this unique and nationally important wetland.
This centres around Condition 20 of the outline planning permission - here it is for reference:
"No development shall take place within the Wolborough Fen SSSI hydrological catchment unless and until a Scheme (based upon an evidence base agreed with the local planning authority in consultation with Natural England) has been submitted to and approved by the local planning authority in consultation with Natural England which sets out detailed measures to ensure that the development does not have an adverse impact on the integrity of the Wolborough Fen SSSI during the construction or operation of the development. The development shall thereafter proceed in accordance with the approved details."
This is not a question of whether new homes are needed. Devon Wildlife Trust recognises the importance of providing homes for local communities. The key issue is whether the requirements of the relevant planning conditions have been met and whether there is adequate evidence that the proposed development and drainage arrangements will not damage the Fen.
In our letter of October 2025, we highlighted an alternative approach which, if properly modelled and evidenced, we considered could provide a viable means of delivering development while avoiding damage to the Fen. Importantly, this was not a solution devised by Devon Wildlife Trust, but one already set out in the developer's own 2023 Design Code, prepared in response to recommendations from consulting engineers Royal Haskoning. We were therefore surprised and concerned that the drainage scheme now being proposed differs significantly from the approach set out in the original Design Code.
Based on the evidence we have seen, we do not believe the current development proposals provide sufficient assurance that harm to the Fen will be avoided. Against that background, we also think it is inappropriate to characterise legitimate, evidence-based concerns about the current proposals as simply being motivated by ‘nimbyism’.
Our objection is not to development in principle, but to a drainage approach which we believe has not been shown to protect this nationally important site.
Wolborough Fen is an exceptionally important and sensitive site. The conditions that exist here have taken thousands of years to create - depending on an extraordinary natural water system. Rainwater slowly filters through the surrounding landscape before emerging as springs that feed the Fen. On site, some springs are rich in minerals from the underlying rocks, while others are naturally acidic. This unusual combination has created a delicate balance over thousands of years, producing the rare habitats that support specialist plants found together nowhere else in Devon. If the water flow system is damaged this ancient wetland habitat would be impossible to restore.
For Devon Wildlife Trust, one of the most important issues explored at the inquiry was therefore whether the evidence presented by the developer gives sufficient confidence that the fen will not be harmed. Changes to the quantity, quality or movement of water reaching the Fen could have significant consequences, and damage to a wetland system that has developed over thousands of years may be extremely difficult, or potentially impossible, to reverse. Our expert advice is that the developer’s proposals fall far short of what is required to give sufficient confidence that they have done enough to discharge condition 20 and we have very significant concerns about the impact of the scheme proposed. Teignbridge Council’s independent expert came to the same conclusion.
The inquiry heard very detailed, complex and sometimes differing scientific evidence on these issues. It will now be for the Planning Inspector to assess that evidence and determine whether the proposed mitigation is sufficient to satisfy the relevant planning requirements.
We recognise that the Inspector has not yet reached a decision and it would not be appropriate to anticipate the outcome. A decision on the outcome of this Planning Inquiry is expected in autumn.
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