Plans for Carlisle’s garden village move forward with proposed development corporation
Councillors agree to explore Locally Led New Town Development Corporation for project delivery
Plans for a proposed garden village to the south of Carlisle took a step forward this week when senior councillors agreed a delivery vehicle for the project.
Members of Cumberland Council’s executive committee are due to meet at the Civic Centre in the city on Tuesday (February 17) where they will consider the St Cuthbert’s Garden Village: Delivery Vehicle Options Appraisal report.
According to the report the delivery of St Cuthbert’s Garden Village relies upon three overlapping projects:
completion of the Carlisle Southern Link Road (scheduled in Spring 2026);
adoption of the St Cuthbert’s Garden Village Local Plan (scheduled in Summer 2026); and
the establishment of a special purpose delivery vehicle.
Councillor Bob Kelly (Millom, Labour), the environment and planning portfolio holder, told members that the preferred option was to create Locally Led New Town Development Corporation (LLNTDC).
Members were recommended to:
Confirm that a LLNTDC is the preferred vehicle to support the delivery of St Cuthbert’s Garden Village; and
Endorse the next stage of programmed works that would inform the preparation of an application to the Secretary of State to establish a LLNTDC.
When the proposal was put to the vote the recommendations were agreed.
However, councillor Carni McCarron-Holmes (Maryport North, Labour) observed that many towns had flagship schemes, but they did not stick to them and added: “Can I ask executive to ensure that it’s at the forefront for the future.”
According to the report the establishment of any form of delivery vehicle for St Cuthbert’s will be complex. It states: “The mechanics of how one would be governed, resourced and financed needs to be thoroughly examined through an iterative business case process, involving a continued dialogue with Government.
“This will enable the council to identify the preferred vehicle which has the
greatest positive impact with regards to delivery.
“At the executive meeting, in November 2024, members were appraised of the iterative business case process that led to the shortlisting and detailed appraisal of two potential delivery vehicles that had the greatest potential to address the challenges and deliver its agreed objectives”
According to the report they were:
A public/private joint vehicle between Cumberland Council and a private sector investor/delivery partner; or
A Locally Led New Town Development Corporation (LLNTDC).
According to the report that executive meeting also approved the submission of Stage 2 Delivery Mechanism Business Case (Options Testing) to the Ministry of Housing, Communities and Local Government (MHCLG) for their own consideration and comment.
It states: “MCHLG fed back to the Stage 2 Delivery Mechanism Business Case (Options Testing) confirming the initial findings of that report, that is the LLNTDC option offers more comprehensive powers to deliver the best socio-economic outcomes with less risk to the council compared to the Public/Private Joint Venture alternative.
“Subsequently, in September 2025 MHCLG confirmed £730,000 in revenue funding for the 2025/26 period to enable the council to progress to the next stage of works, that is the evidence required to inform the establishment of a LLNTDC.
“At this stage, executive will not be asked to approve the establishment of a LLNTDC. The programme of works detailed in this report will provide further detail of the legal, financial and management implications and risks which will require further consideration and approval by the executive.”
St Cuthbert’s Garden Village is proposed to be the size of Penrith and include 10,000 new homes and the idea of a garden village was originally proposed in 2015 by the former Carlisle City Council.
The plan spans the next 30 to 40 years and the development area also includes commercial, retail and employment space, extensive green spaces as well as five new primary schools and a secondary school.