Great Philham Farm, Hartland, BIDEFORD, EX39 6DL

removal of an abandoned, partially constructed building and replace with a sensitively designed family home

Authority: Torridge District Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Rose C

Main issues, as the Inspector framed them

whether the proposed development would provide a suitable location for housing, having regard to the accessibility of services and facilities
the effect of the proposal on the landscape and scenic beauty of the North Devon Coast Area of Outstanding Natural Beauty (AONB)

What decided it

The proposal's conflict with AONB protection policies, to which great weight must be given, provides a clear reason for refusal that outweighs the presumption in favour of sustainable development despite the Council's inability to demonstrate a five-year housing land supply.

The presumption in favour of sustainable development under NPPF paragraph 11 was outweighed by the clear reason for refusal provided by the AONB designation and the harm to landscape and scenic beauty.

Framework references: 11, 80, 176

Plan policies cited: ST04, ST07, ST10, ST14, ST21, DM04, DM06, DM08A

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.