22A Trinity Street, Barnstaple, Devon, EX32 8HY

‘variation of condition 2 (approved plans) attached to planning Permission 71713 to allow for amended layout to upper flat’ without complying with a condition attached to planning permission Ref 72424, dated 21 December 2020

Authority: North Devon District Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Change of use
Inspector: Nicholls H

Main issues, as the Inspector framed them

The effects of the proposal on the character and appearance of the area
Whether the character or appearance of Barnstaple Town Centre Conservation Area would be preserved or enhanced
Whether the proposal would affect the settings of the grade I Penrose Almshouses and grade II garden walls and gates, and grade II listed buildings known as Nos. 1 & 2 Trinity Street, Salem Almshouses and Nos. 1 to 13 Barbican Terrace

What decided it

The cumulative harm to the conservation area and settings of designated heritage assets, even if less than substantial, outweighed the limited public benefits of the proposal.

Framework references: 202

Plan policies cited: ST04, DM04, ST15, DM07

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

The judgement stays yours. The tool gathers the material and dates it.