To establish and run a programme to create a new community on the outskirts of Truro, Cornwall


Key facts

  • 4,000 new homes (35% affordable) 

  • 300 homes on vacant land

  • £160M Business case

  • Securing £47.5M central govt funding

  • Development to start in late 2020


“Through their experience and expertise Inner Circle have brought structure and coherence to what was a poorly defined programme of work.  They have been responsive, flexible and politically aware in their dealings with stakeholders and have delivered what was needed to time and with high quality.  The programme is now on track to successfully achieve the development of a strong and vibrant community at Langarth.”

Phil Mason, Strategic Director,  Economic Growth and Development


Consultancy of the Year
Cited in
Team Leader of the Year
Jamie Ounan
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Project Objective 


The Langarth Programme will create a new community on green field land to the west of Truro, including:

  • Up to 4,000 new homes, 35% of which will be affordable

  • 2 new primary schools

  • Community facilities

  • Green spaces and recreational facilities

  • Health centre

  • Local services/shops

  • A new road to provide access to and within the development



Langarth Garden Village is a significant development area on the outskirts of Truro with a capacity for up to 4,000 homes. Up to 2017, sites had been brought forward by developers/landowners as a series of independent proposals, who had secured planning consents for development at a time when the Council did not have an approved Local Plan. This had led to an incoherent and uncoordinated tapestry of potential development that was devoid of place making, duplicated public infrastructure, envisaged out-of-town retail development that was unlikely to be viable and fell short on housing density potential.

The Council asked us to support them in realigning the vision and plans for the area to meet its objectives of strong placemaking, affordable housing and distinctive design, as well as realising the socioeconomic benefits to the wider area and avoiding the creation of a series of housing estates, of which there are many other examples in Cornwall.


Our impact on the Langarth Programme included:

  • Developing Business Cases totalling £160m to secure cabinet approval and funding for the overall programme of work and for specific projects within the programme

  • Bringing structure and coherence to the various plans relating to the development of the area, including those of developers, the council and utilities 

  • Negotiating changes in existing approved designs with developers

  • Securing £47.5m of central government funding for site infrastructure

  • Developing a procurement approach to attract the very best architects to develop master plans and design codes for the area, which will culminate in an outline planning application for the whole site and revisions to the Local Plan

  • Developing a forward-thinking brief for the masterplan at Langarth

  • Supporting a successful application for Garden Community status from Homes England

  • Establishing a Delivery Framework to give a holistic overview of the benefits from development and inform the discourse between the council and developers with fact-based analysis, including viability and socioeconomic assessments

  • Putting in place project/programme management structures to ensure that plans are properly conceived and that progress against plans is monitored and managed

  • Putting in place risk and issue management structures and processes that encompass both Council risks/issues and those relating to others involved in the development

  • Collaborating with elected Members and residents to secure buy-in and approval

  • Establishing an experienced clienting function to interface with the Council's chosen development management contractor


The programme is on track to achieve outline planning consent for the whole area and revisions to the Local Plan early in 2020.  Acquisition of land by the Council is ongoing and developments are likely to start on site in late 2020.

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