Learn about our plans for an exciting new community in Syston
We have submitted an outline planning application for a development of around 1,100 homes on land South East of Syston.
The site has an emerging allocation for development in the Charnwood Borough Council’s Draft Local Plan.
Our proposals include a new primary school, a local shop, allotments and a community hub with potential for co-working space and a café. Our plans also feature extensive new public open spaces, including a new park known as Barkby Brook Park, along with play areas and a network of pedestrian and cycle links.
If approved, the development would also enhance the natural environment and achieve at least 10% Biodiversity Net Gain.
If you have any questions on our plans you can get in touch via syston@grasshopper-comms.co.uk
Some images and tours are used for illustrative purposes only and may include optional upgrades, subject to availability and at additional cost.
Development managed by Taylor Wimpey East Midlands.
Development Map
Masterplan
We want to create a vibrant and well connected new community in Syston.
We have already shared a Masterplan Framework Document (MFD), prepared in collaboration with the current landowner, Merton College Oxford, and shaped by consultation with the local community. This sets out our vision for the site and provides a framework to help guide future plans. The document was submitted as part of our early discussions with Charnwood Borough Council, and you can download a copy here.
We have submitted an outline planning application for the site as shown in red on the plan below. Our proposals would provide a sustainable and attractive extension to the town, helping to meet the local need for high-quality homes, while complementing the surrounding area.
The illustrative masterplan gives an idea of how the development could take shape. The detailed design and layout would be provided at the reserved matters planning stage, following outline planning permission being granted.
Homes proposed
Our proposed development of around 1,100 homes including affordable homes which will deliver high quality new housing for Syston with a variety of styles, sizes and house types to cater to a range of buyers and help to meet local housing needs.
About our proposals features
Connectivity
Connectivity is central to our plans. Well-designed streets, cycle routes and pedestrian pathways to support health, wellbeing, and a sustainable community are key elements of our emerging proposals.
Well-connected footpaths and cycle routes will provide links between the new homes, green spaces and local facilities. Routes to the proposed primary school will follow “safe routes to schools” principles, with direct access from new streets and will be accessible via various pedestrian and cycle routes. Direct access to the school will also be provided via new internal routes and served by new junctions onto Barkby Lane.
The streets will be designed as welcoming public spaces that balance the movement of vehicles, pedestrians, and cyclists, while incorporating appropriate parking, drainage, and street trees to create a pleasant environment for everyone.
Well-connected footpaths and cycle routes will provide links between the new homes, green spaces and local facilities. Routes to the proposed primary school will follow “safe routes to schools” principles, with direct access from new streets and will be accessible via various pedestrian and cycle routes. Direct access to the school will also be provided via new internal routes and served by new junctions onto Barkby Lane.
The streets will be designed as welcoming public spaces that balance the movement of vehicles, pedestrians, and cyclists, while incorporating appropriate parking, drainage, and street trees to create a pleasant environment for everyone.
Transport
A Transport Assessment is in progress and will be submitted with our outline planning application. The assessment includes traffic modelling and will consider the impact of the proposed development on local roads. It will also identify any potential highway improvements that may be needed.
Our proposals include new vehicle, cycle and pedestrian access points with streets, footpaths, and cycle routes connecting the site to Barkby Lane, St Paul’s Drive and Barkby Road. The suitability of these routes has been carefully assessed against the Leicestershire County Council (LCC) Highway Design Guide, and they comply with its requirements for road widths, capacity and visibility.
Any necessary improvements to local junctions or roads will be delivered by Taylor Wimpey or through contributions to wider highway schemes, helping the development work smoothly for everyone.
The image below shows the proposed locations of access points and the interconnectivity between streets, cycle routes and pedestrian footpaths.
Our proposals include new vehicle, cycle and pedestrian access points with streets, footpaths, and cycle routes connecting the site to Barkby Lane, St Paul’s Drive and Barkby Road. The suitability of these routes has been carefully assessed against the Leicestershire County Council (LCC) Highway Design Guide, and they comply with its requirements for road widths, capacity and visibility.
Any necessary improvements to local junctions or roads will be delivered by Taylor Wimpey or through contributions to wider highway schemes, helping the development work smoothly for everyone.
The image below shows the proposed locations of access points and the interconnectivity between streets, cycle routes and pedestrian footpaths.
Drainage
Managing flood risk is an important part of our proposals. National planning policy requires that any increase in surface water run-off from new development is appropriately mitigated to prevent any adverse impact on flood risk and water quality. Our plans include sustainable drainage measures to carefully manage surface water and make sure there are no negative impacts on the local area.
While part of the site lies within Flood Zone 2, detailed modelling, approved by the Environment Agency, has demonstrated that all of the proposed new homes will be built outside of the floodplain.
Our plans include a network of Sustainable Drainage Systems (SuDS), such as detention basins, to safely manage surface water runoff. The SuDS will be designed to cope with extreme weather events and the effects of climate change, helping to make the development resilient for the future.
As well as managing water levels, SuDS will improve water quality and support local wildlife.
While part of the site lies within Flood Zone 2, detailed modelling, approved by the Environment Agency, has demonstrated that all of the proposed new homes will be built outside of the floodplain.
Our plans include a network of Sustainable Drainage Systems (SuDS), such as detention basins, to safely manage surface water runoff. The SuDS will be designed to cope with extreme weather events and the effects of climate change, helping to make the development resilient for the future.
As well as managing water levels, SuDS will improve water quality and support local wildlife.
Ecology
Our plans include new and improved habitats, allotments, play areas, and a network of green spaces designed to deliver at least a 10% biodiversity net gain.
A central feature will be a new park, called Barkby Brook Park, which will provide wildflower grassland and spaces that support both nature and wellbeing. As well as this, the site would include micro-allotments, play areas, natural log play, and a 2.5km trim trail for residents to enjoy.
Our proposals also include a strong landscape buffer between Syston and Barkby, with wildflower meadows, woodland, and land retained for grazing to maintain a clear separation between the two villages.
A proposed nature recovery network will link and restore habitats within and beyond the site, with new planting, wildlife-friendly features and other ecological enhancements.
Wherever possible, existing trees and hedgerows will be retained and enhanced.
A central feature will be a new park, called Barkby Brook Park, which will provide wildflower grassland and spaces that support both nature and wellbeing. As well as this, the site would include micro-allotments, play areas, natural log play, and a 2.5km trim trail for residents to enjoy.
Our proposals also include a strong landscape buffer between Syston and Barkby, with wildflower meadows, woodland, and land retained for grazing to maintain a clear separation between the two villages.
A proposed nature recovery network will link and restore habitats within and beyond the site, with new planting, wildlife-friendly features and other ecological enhancements.
Wherever possible, existing trees and hedgerows will be retained and enhanced.
Phasing and delivery
If approved, the new community will be built in stages, with key facilities and services provided in the earlier phases of the development.
We also want to make sure that open spaces and community facilities are cared for in the long term. To achieve this, we are exploring options which could involve the creation of a management company or a community trust, which would look after these areas and keep them well-maintained for everyone to enjoy.
We also want to make sure that open spaces and community facilities are cared for in the long term. To achieve this, we are exploring options which could involve the creation of a management company or a community trust, which would look after these areas and keep them well-maintained for everyone to enjoy.
Our approach features
Previous use
The site has been owned by Merton College since 1271. It is identified in the Draft Charnwood Local Plan for a residential-led development. Our proposals include a diverse mix of homes, alongside new community facilities and green spaces.
Economic benefits
If our plans are approved, we will make financial contributions to Charnwood Borough Council towards local infrastructure improvements. These contributions will be discussed and agreed with the Council and County Council as part of the determination of the planning application.
Open space
The development will create extensive green spaces centred on Barkby Brook Park – a naturalistic park with a range of planting and peaceful areas to walk, play and stay active. Alongside this, micro-allotments, play areas for all ages and a 2.5km trim trail will further support health, wellbeing and community activity.
Amenities and facilities
Alongside new homes, South East Syston will provide the local facilities people need for everyday life.
Our proposals include a new primary school, local shop, and a community hub with a potential café and co-working space. There will also be a network of green spaces and play areas, with playing pitches linked by safe walking and cycling routes.
These new amenities are designed to complement existing facilities in the area, giving residents easy access to the services they need without relying too heavily on cars.
Our proposals include a new primary school, local shop, and a community hub with a potential café and co-working space. There will also be a network of green spaces and play areas, with playing pitches linked by safe walking and cycling routes.
These new amenities are designed to complement existing facilities in the area, giving residents easy access to the services they need without relying too heavily on cars.
Community benefits features
- June 2025 - Masterplan Framework Document (MFD) submitted to Charnwood Borough Council
- 25th September 2025 - Public consultation event
- January 2026 - Outline planning application to be submitted
Learn more
Why choose us?
We're one of the UK's largest homebuilders. Find out why to choose us for your new home.
Ways to buy
Help with buying your new home
Explore the ways we can help get your home buying journey moving.
Why choose us
Award winning homes
We're proud to have been awarded 5 stars for customer satisfaction by the Home Builders Federation.