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Planning appeal decision

Dismissed20 October 20266010324

13C St. James Road, Exeter, EX4 6PY

Planning appeal 6010324 at 13C St. James Road, Exeter, EX4 6PY (Exeter) was dismissed on 20 October 2026, by written representations. The main issue, as the Inspector framed it: Whether the proposed development would provide acceptable living conditions for future occupiers, with respect to internal living accommodation and external amenity space.

change of use and conversion (retrospective) of commercial office building within curtilage of 13A & 13B, St. James Road, Exeter EX4 6PY to a self -contained dwelling unit (Air B & B) with parking

Authority
Exeter
Appeal type
minor · Planning
Procedure
Written
Development
residential
Postcode
EX4 6PY

Main issues, as the Inspector framed them

  • Whether the proposed development would provide acceptable living conditions for future occupiers, with respect to internal living accommodation and external amenity space

What decided it

The failure to provide acceptable living conditions for future occupiers, combined with the absence of a coherent scheme and sufficiently precise and enforceable condition, means the adverse effects substantially outweigh the benefits under Framework policy S4.

Applying policy S4, the economic benefits of tourism accommodation and alignment with policy L2 would be substantially outweighed by the adverse effects of failing to comply with policy D3 of the Framework, such that the Framework does not outweigh the conflict with the adopted development plan.

What the Inspector cited

Development plan policies
DG4 (Exeter Local Plan First Review 2005)D1 (Exeter St James Neighbourhood Plan 2013)SD3 (Exeter St James Neighbourhood Plan)
National Planning Policy Framework
Policy L2Policy S4

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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More decisions in Exeter

The authority’s record since 2016 · every decision in 2026

  1. Dismissed27 October 20266012103
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  2. Dismissed7 October 20266015491
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  3. Allowed24 September 20266015017
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  4. Dismissed23 September 20266013697
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  5. Dismissed23 September 20266013695
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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.