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Dismissed21 February 20253339991

130 Fore Street, St Davids, Exeter, Devon, EX4 3JQ

Planning appeal 3339991 at 130 Fore Street, St Davids, Exeter, Devon, EX4 3JQ (Exeter City Council) was dismissed on 21 February 2025 by Inspector Rose C, by written representations. The main issue, as the Inspector framed it: the effect of the proposal on the integrity of European, nationally, and internationally protected sites.

alterations and roof level redevelopment to provide 13 flats with associated access and communal facilities without complying with a condition attached to planning permission Ref 12/1426/03, dated 09 October 2012

Authority
Exeter City Council
Appeal type
major · Planning Appeal
Procedure
Written Representations
Development
residential · Major dwellings
Inspector
Rose C
Postcode
EX4 3JQ

Main issues, as the Inspector framed them

  • the effect of the proposal on the integrity of European, nationally, and internationally protected sites
  • whether the proposal would preserve the setting of the Grade II listed buildings comprising No's 2-24 West Street and the Grade I Listed St Mary Steps Church, and whether it would preserve or enhance the character or appearance of the Central Conservation Area
  • the effect of the proposal on the living conditions of the occupiers of No.6 West Street and No's 128-129 Fore Street with particular regard to outlook

What decided it

The proposal would cause significant adverse effects on the integrity of European, nationally and internationally protected sites due to inadequate mitigation, which provides a strong reason for refusal under footnote 7 to paragraph 11(d)(i) of the Framework.

The benefits of housing delivery, efficient land use and economic benefits were given limited weight due to the extant consent providing the same number of units; these were substantially outweighed by the significant harm to the integrity of protected sites.

What the Inspector cited

Development plan policies
Policy CP16Policy CP4Policy CP17Policy DG1(f)Policy DG1(g)Policy DG1(h)Policy C1Policy C2Policy H5
National Planning Policy Framework
Paragraph 11Paragraph 110Paragraph 115Paragraph 129

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 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.