Land off Bottoms Lane, Darracott, EX33 1JY

the demolition of equestrian buildings and erection of a local needs self-build dwelling and associated landscaping

Authority: North Devon
Appeal type: Planning
Procedure: Written
Development: residential
Postcode: EX33 1JY

Main issues, as the Inspector framed them

the effect of the proposed development on the character and appearance of the area, including the scenic beauty of the North Devon Coast National Landscape
whether the proposed development would be in a suitable location, taking account of the Council's spatial strategy and access to services and facilities

What decided it

The identified harm to the North Devon Coast National Landscape, which is protected under paragraph 11(d)(i) and footnote 7 of the Framework, provided a strong reason to dismiss the appeal notwithstanding the Council's inability to demonstrate a 5-year housing land supply.

The benefits of a sustainably built self-build dwelling and limited economic benefits during construction were outweighed by the significant harm to the character and appearance of the area and the scenic beauty of the National Landscape, combined with the unsustainable location.

Framework references: 189, 84, 11

Plan policies cited: Policy ST14, Policy DM08A, Policy BE5, Policy ST07, Policy ST01, Policy DM24, Policy H3

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.