NATURAL England has warned that plans for up to 120 homes in Ipplepen could harm a protected conservation site unless a series of measures to safeguard wildlife are secured.

The government’s nature conservation adviser has responded to the outline planning application for land at Blackstone Cross, stating it has no objection to the scheme provided appropriate mitigation measures are put in place.

Blackstone Cross, Ipplepen
The proposed site at Blackstone Cross, Ipplepen (Teignbridge District Council / Clifton Emery Design)

The application, reference 26/00240/MAJ, has attracted close to 50 objections, alongside a petition signed by more than 20 people, with concerns raised over flooding, highway safety, infrastructure capacity, biodiversity and the impact on the village’s rural character.

Natural England said the development could affect the integrity of the South Hams Special Area of Conservation without suitable safeguards.

Its response sets out a range of measures aimed at protecting bats and maintaining important wildlife corridors across the site.

These include retaining three key bat flight routes, and strengthening them through additional native hedgerow planting; two mature oak trees would also need to be retained where a proposed road crosses the hedgerow.

This would allow bats to fly above the road rather than at a lower level, helping to maintain a safe route through the site, Natural England says.

The developer would also be required to create approximately 980 metres of new species-rich hedgerows and hedgebanks to improve links between wildlife habitats.

Other conditions proposed by Natural England include long-term habitat management and monitoring, a detailed lighting strategy to keep bat corridors dark, and restrictions on additional external lighting.

A Construction Environmental Management Plan would also be required to control environmental impacts during building work.

The scheme proposes a mix of one, two, three and four-bedroom homes, including six custom-built properties and 36 affordable homes.

According to the applicant’s design and access statement, the development would provide much-needed housing and deliver long-term benefits for the village and surrounding area.

The statement describes the site as being in an established and sustainable edge-of-village location.

However, Ipplepen Parish Council has raised concerns about the proposed access arrangements, while other objectors have questioned whether local infrastructure and roads could cope with the additional development.

The land, bordered by residential areas to the north and west and by the A381 and Conniford Lane to the south, is already allocated for 100 homes in both the Ipplepen Neighbourhood Plan and Teignbridge Local Plan 2033.

The proposals also include public open space, ecological buffers and associated works.

Teignbridge Council had been expected to determine the application in May, but planning officers are continuing to consider the proposals.

To view the application, and to a comment, visit the council’s planning portal and enter ‘26/00240/MAJ’ into the search-box.