Northcombe Farm, Road Past Northcombe Farm, Salcombe Regis, Devon, EX10 0JQ

an annexe (conversation of redundant rural building)

Authority: East Devon District Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Change of use
Inspector: Pope N

Main issues, as the Inspector framed them

Whether the relationship between the appeal site and Northcombe Farmhouse is such that the proposed development should reasonably be treated as an annexe
The effect upon the significance of designated heritage assets
The effect upon the character and appearance of the area, including the National Landscape
The effect upon the living conditions of neighbouring residents, with particular regard to overlooking
The likely effect upon biodiversity within the Special Area of Conservation

What decided it

The impact upon the significance of designated heritage assets and the character and appearance of the area, particularly the harm to the settings of the Conservation Area, listed Northcombe Farmhouse, and the grade II* listed Church of St Mary and St Peter, tipped the planning balance firmly against granting permission.

Plan policies cited: Strategy 7, Strategy 44, Strategy 46, Strategy 47, Policy D3, Policy D8, Policy EN8, Policy TC2, Strategy 5B, Neighbourhood Plan policy 1

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.