Northern Fringe – Torpoint, 52-100 Woodland Way, Torpoint, PL11 2TQ

Description
The Northern Fringe presents a rare opportunity to bring forward a strategically located, greenfield development site on the northern edge of Torpoint. Extending to approximately 10.98 hectares (27.14 acres)in total, the land comprises two adjoining parcels – Defiance Field and Borough Farm – which together form a coherent and well-contained site suitable for residential – led mixed use development, subject to planning.

The combined landholding is bounded to the south by established housing and public open space and to the east by the A374, which provides direct vehicular access and strong connectivity to Torpoint town centre, the Torpoint Ferry, and onward links to Plymouth and wider South East Cornwall. The site benefits from a largely unconstrained planning context, being outside of any conservation area and located entirely within Flood Zone 1, with only localised areas of surface water flood risk.

Defiance Field (circa 3.50 hectares / 8.65 acres) is owned by Cornwall Council and comprises gently sloping former playing fields previously leased to St Columba and Torpoint RFC. The club ceased operation in 2023 and has since surrendered its lease. Provisional agreement has been reached with Sport England, the RFU and Torpoint Town Council to provide replacement facilities on Antony Estate’s retained land to the west, should demand exist and planning dictate there is such a requirement as a result of developing Defiance Field.

The land includes two modest buildings at the northern end – the former clubhouse and a tractor shed – and is accessed directly from the A374. The parcel is framed by a mature tree belt and has no statutory or locally listed buildings. A high-pressure gas pipeline runs from the south-west corner of Defiance Field and continues north-west through Borough Farm.

Borough Farm (circa 7.48 hectares / 18.49 acres) lies immediately to the west of Defiance Field and is owned by the Antony Estate. The land comprises three gently sloping agricultural fields, bounded by woodland and hedgerows and currently accessed via Goad Avenue to the west and via Defiance Field to the east.

Borough Farm is enclosed by established housing to the south and community open space to the south-east, with further farmland and woodland to the north and west. Like Defiance Field, Borough Farm is also located within Flood Zone 1 and contains no designated heritage assets or designations allowing for flexibility in masterplanning.

Together, Defiance Field and Borough Farm offer a well-located and naturally integrated site capable of supporting a high-quality, comprehensively planned, landscape-led development. The site’s scale, proximity to services and infrastructure and greenfield status make it ideally suited to help meet local housing needs and deliver wider place-making benefits for Torpoint.

In addition to its residential potential, the site presents a valuable opportunity to incorporate food retail and drive-thru catering/other commercial uses along the highly visible A374 frontage. This part of Torpoint is currently underserved in terms of modern roadside food and retail provision and new facilities in this location could serve passing trade, local residents, and those accessing HMS Raleigh, Torpoint Community College, and the wider area.

This mixed-use potential offers the opportunity to not only meet local housing needs but also to enhance the town’s retail and service offer, creating a distinctive and well-connected new neighbourhood at the northern gateway to Torpoint.

Location
Torpoint is a welcoming coastal town situated in southeast Cornwall, England, with a population of approximately 8,500 residents. Nestled on the western bank of the Tamar estuary, this charming town offers stunning views across the water to the city of Plymouth, which lies just 3 miles (5 km) away. Torpoint’s proximity to Plymouth provides easy access to a major urban centre while maintaining its own distinct character and community feel. The town is also conveniently located about 20 miles (32 km) from Liskeard and 52 miles (82 km) from Cornwall’s capital, Truro.

The site occupies elevated ground on the town’s northern edge directly adjacent and framed by the A374 to the east, Torpoint Community College and established residential areas to the south, and open countryside forming part of the historic Antony Estate to the north and west.