12. Clyst St Mary and Sowton (Bishops Clyst) (made)
Adoption
On 06 November 2025, East Devon District Council decided to ‘make’ (adopt) the Clyst St Mary and Sowton (Bishops Clyst) Neighbourhood Plan (2023 to 2042), superseding the previous neighbourhood plan for this neighbourhood area, made in March 2017. This means that the revised plan now forms part of the Development Plan for East Devon alongside any other made neighbourhood plans, the adopted East Devon Local Plan 2013-2031, and the Devon Minerals and Waste Plan.
This was following the successful referendum on 2 October 2025, where just over 80% of residents who voted were in favour of the Plan.
The revised Clyst St Mary and Sowton (Bishops Clyst) Neighbourhood Plan as 'made' is available to view. This neighbourhood plan includes a Design Code for the area (see appendix A of the plan).
Our Decision Statement and Compliance Statement confirms the Plan as made and legally compliant.
The Plan will be used to help make decisions on planning applications and guide future development in the Bishops Clyst Neighbourhood Area (the combined civil parishes of Clyst St Mary and Sowton).
More information about the plan and its development are provided below, as well as on the Bishops Clyst Parish Council website. Hard copies of Plan documentation can be viewed by prior arrangement at the District Council Offices at Blackdown House, Border Road, Heathpark Industrial Estate, Honiton. Tel: 01395 571740. Email: Planningpolicy@eastdevon.gov.uk.
Referendum
A local referendum was held on 2 October 2025 on the revised Clyst St Mary and Sowton (Bishops Clyst) Neighbourhood Plan (Referendum Version).
The referendum asked residents in the parishes of Clyst St Mary and Sowton (Bishops Clyst) the following question:
"Do you want East Devon District Council to use the Neighbourhood Plan for Bishops Clyst to help it decide planning applications in the neighbourhood area?"
The results, confirmed in the published Declaration, are as follows:
Number votes cast in favour of a 'YES': 235 (80.5%)
Number votes cast in favour of a 'NO': 57 (19.5%)
Turnout: 24%
The full set of documents for the referendum can be found on the Electoral Services pages of our website.
Examination
The examination of the revised Clyst St Mary and Sowton (Bishops Clyst) Neighbourhood Plan Modification Proposal has been completed. The appointed independent examiner was Deborah McCann. The conclusions of the examination were that, subject to a number of recommended amendments, the Plan meets the necessary 'Basic Conditions' and can proceed to a public vote (referendum).
The full Examiner's Report is available to view.
East Devon District Council considered the examiner's recommendations and accepted them in full and agreed that the Plan, with amendments, could go forward to the referendum stage. This is confirmed by formal Decision Notice.
The examination process
In undertaking the examination, the examiner was provided with a full set of documentation, including all responses to the Submission consultation (shown further below).
At the start of the examination, the examiner invited the Parish Council to make any comments on the consultation responses received. The Parish Council response is available to view:
Bishops Clyst Parish Council Comments on Regulation 16 Representations (March 2025)
In April 2025, the Examiner asked Clarification Questions directed to the Parish Council, East Devon District Council, and Devon County Council as Highways Authority. These responses are as follows:
- Response of Bishops Clyst Parish Council Neighbourhood Plan Review Group
- Response of East Devon District Council
- Response of Devon County Council as Highways Authority
In addition, Bell Cornwell on behalf of Darts Farm, as landowners of part of a site allocated for housing in the submitted neighbourhood plan, chose to make a response. This comprised a letter along with a technical note from the landowners' highways consultant, Stantec. Oliver Keates Planning on behalf of Core Strategic Land Ltd, landowners of the remainder of the housing allocation, also provided further comment. All responses/correspondence were shared with the Examiner, for her decide if and how they can be taken into account.
On 23 May 2025, the Examiner supplied a further set of clarification questions, specifically directed to the Neighbourhood Planning group/Parish Council. The Bishops Clyst Parish Council response was supplied to the examiner on 10 June 2025.
Submission (Regulation 16)
Bishops Clyst Parish Council submitted a proposed revision (Modification Proposal) to their Neighbourhood Plan in December 2024. The Submission was assessed as legally compliant, as confirmed in this Compliance Statement. The District Council held the Regulation 16 consultation for a period of just over 6 weeks, closing on 17th March 2025. The formal Notice of consultation confirms the details.
The Submitted documents were:
Clyst St Mary and Sowton (Bishops Clyst) Neighbourhood Plan (2030-2040)
Strategic Environmental Assessment (SEA)
Habitat Regulations Assessment (HRA)
District Council SEA / HRA Screening Opinion
Representations received to the Regulation 16 consultation
Bell Cornwell on behalf of Darts Farm part 1
Bell Cornwell on behalf of Darts Farm part 2
Bell Cornwell on behalf of Darts Farm part 3
CarneySweeney on behalf of CR Down Farming Ltd and Stuart Partners Ltd.
Devon and Cornwall Police part 1
Devon and Cornwall Police part 2
Devon Countryside Access Forum
Devon County Council as Highways Authority
Devon County Council Historic Environment team Part 1
Devon County Council Historic Environment team Part 2
East Devon District Council Part 1
East Devon District Council Part 2
Greenslade Taylor Hunt on behalf of Waddeton Park Ltd.
Oliver Keates Planning on behalf of Core Strategic Land Ltd.
Royal Society for the Protection of Birds (RSPB)
South West Water 1 (alternative format)
Summerfield Planning Limited on behalf of 3West Group
Swifts Local Network - Swifts and Planning Group
Neighbourhood Area Designation
Bishops Clyst Parish Council requested the whole of their parish (Clyst St Mary and Sowton) be designated a neighbourhood area. The designation was approved on 5 March 2014 and a first neighbourhood plan for the area (to 2031) was made in March 2017 (now superseded by the revised and updated plan (to 2042), made in November 2025).
Bishops Clyst application form
Bishops Clyst publicity notice
Comments from English Heritage
Comments from Devon County Council
An interactive map can be viewed by visiting the Neighbourhood Planning Interactive Map.