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Dismissed11 March 20253338983

The Boat Shed, 9a Pilgrim Drive, Bere Alston, Devon, PL20 7DB

Planning appeal 3338983 at The Boat Shed, 9a Pilgrim Drive, Bere Alston, Devon, PL20 7DB (West Devon Borough Council) was dismissed on 11 March 2025 by Inspector Reeves K, by written representations. The main issue, as the Inspector framed it: the effect of the proposed development on the character and appearance of the area, including the Tamar Valley National Landscape (TVNL).

change of use to the property known as the 'Boat Shed' into a domestic dwelling with an extension

Authority
West Devon Borough Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Change of use
Inspector
Reeves K
Postcode
PL20 7DB

Main issues, as the Inspector framed them

  • the effect of the proposed development on the character and appearance of the area, including the Tamar Valley National Landscape (TVNL)
  • the effect of the proposal on the Plymouth Sound and Estuaries European Marine Site (comprising the Plymouth Sound and Estuaries SAC and the Tamar Estuaries Complex SPA)
  • whether the proposal would include appropriate measures to meet carbon reduction objectives

What decided it

The absence of a legal obligation to secure mitigation contributions for adverse effects on the Plymouth Sound and Estuaries SAC and SPA, combined with unacceptable harm to character and appearance and failure to demonstrate carbon reduction measures, means the proposal conflicts with the development plan and the habitats site policies provide a strong reason for refusal.

The moderate housing benefits and limited social and economic benefits were outweighed by unacceptable harm to character and appearance, insufficient certainty to rule out adverse effects on the SAC and SPA, and failure to demonstrate carbon reduction measures, with the habitats site policies providing a strong reason for refusal under Paragraph 11(d)(i) of the Framework.

What the Inspector cited

Development plan policies
Policy DEV10Policy DEV20Policy DEV23Policy H6Policy DEV25Policy SPT12Policy SPT14Policy DEV26Policy DEL1Policy DEV32Policy SPT1.2Strategic Objective SO11.6Policy E3
National Planning Policy Framework
Paragraph 11

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

See how each was applied

The decision letter

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The authority’s record since 2016 · every decision in 2025

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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.