Two new dwellings on the edge of Hemyock in the Blackdown Hills AONB

Whilst Mid Devon are currently exhibiting a lack of 5 year housing supply, our clients approached us at just the right time to catch that window of opportunity!

We submitted a planning application for them adjacent to, but just outside the settlement limits.  The planning officer supported the application in the face of sustained objection from interested parties to change in the AONB

“The site is well located to other dwellings which are located within the settlement limit of Hemyock. The proposal is considered to be acceptable in that, in accordance with the provisions of paragraph 11 of the National Planning Policy Framework, the benefits of provision of dwellings that respects the existing development pattern of development along Lower Millhayes, acting as infill development and has no unacceptable impact on highway safety, visual amenity and the amenity of neighbouring residents, are considered to outweigh the harm caused by the provision of two new dwellings in a countryside location outside of the defined settlement limit of Hemyock.”

and after a few hours in planning committee, we are delighted to have received the benefit of planning permission!


Prior Notification approved under Class O (offices to residential) in Exeter

C2C Planning Consultants have assisted with the successful submission of a prior notification application to Exeter City Council for the conversion of a small block of offices in a residential part of Exeter to 5 apartments.

As Class O does not allow for external alterations, such as the removal of the garage door in the photo above, a tandem planning application was submitted for the external alterations required to better facilitate the conversion.

Permission was granted for both and we have a happy client!

Replacement dwelling granted on appeal with all costs being paid by the Council

As a referral from our colleagues at Broadoak Building Design, we assessed the merits of a refused planning application for a replacement dwelling  and sizeable garage with annex accommodation over.

Planning permission had already been granted for the replacement dwelling, so the main bone of contention was the size of the proposed garage and the use of the first floor over it as annex accommodation in place of a mobile home on the site.

We won the appeal and, having applied for full costs to be awarded to our client, the award of full costs was the cherry on top!

In the Council’s reason for refusal, in reference to Core Strategy policy DM 2, it states that “the enlarged garage with first floor living accommodation above, would result in unacceptable additional development in open countryside that would be in an unsustainable location and would have unacceptable impacts on the visual amenities of this rural location”. However, neither the unsustainable location nor the unacceptable impacts on the visual amenities has been explained in any detail in the submitted Council documentation.

In regards to the location, it is accepted by all parties that this is a rural location, but the proposed development is a replacement dwelling with ancillary accommodation above a garage. The site currently has a dwelling with outbuildings, including a mobile home used as ancillary accommodation. As such, the proposals would not result in an increase of dwellings at the site and so it is not clear why the issue of the unsustainable location has been included in the reason for refusal.

In regards to the visual impacts, this has not been substantiated with any evidence. Moreover, the Council’s delegated report states that the development would result in a more “appropriate condensed built form” from the existing arrangement, which would “improve the character and appearance of the site when the older elements of the site are removed.” On this basis, it is not clear how the development proposed would lead to an adverse visual impact when there are visual benefits for the site.

This demonstrates that the Council has included vague and unsubstantiated reasons for refusal.

I have taken into consideration the Council’s rebuttal, which includes an explanation why conditions or negotiations could not have overcome the reasons for refusal. However, this rebuttal does not sufficiently explain the lack of substantiated evidence or explanation regarding the harm the development would cause that led to this refusal.


Conversion of Grade II Listed hotel to a dwelling and alternative use of separate manager’s dwelling

At East Devon’s Planning Committee, we gained planning permission for the change of use of this Grade II Listed building from a hotel and restaurant to a single dwelling, in the beautiful Exe Valley.

At the same time, we got flexible planning permission for the manager’s dwelling within the grounds to become an annex associated with the Listed Building or as a separate holiday let, making it a much more saleable in a wider market.


Photo courtesy of Christie and Co, Exeter

The manager’s accommodation also had an associated S106 Legal Agreement that required C2C Planning Consultants to apply for its removal, having successfully been granted the variation of the condition.

Overturn of officer’s recommendation to receive permission for a house in a Totnes garden

In conjunction with our architectural colleagues at Gillespie Yunnie Architects and, once again, our highways colleagues at Bellamy  Transport  Consultancy, C2C Planning Consultants assisted our mutual client in overturning the planning officer’s recommendation to refuse planning permission for this modern, strong architectural property with a strongly worded supporting planning statement.

Congratulations to a strong project team who worked together to get our client a great outcome.


Even if you don’t need us to act as your agent, we are happy to help with writing a supporting planning statement for you. We are happy to help a little or a lot!

Eight prestigious dwellings on the edge of Taunton

c2c Planning Consultants were pleased to assist with the re-submission of a planning application for 8 dwellings at Stonegallows in Taunton.

Sherlands Heights, Stonegallows
Sherlands Heights, Stonegallows

We had to submit an appeal against the previous refusal of the scheme whilst seeking the re-determination of the proposal by way of a second planning application.  We were very happy to have the benefit of a grant of planning permission by the Planning Committee and withdraw the appeal.

The site is currently being built out and these beautiful properties are being marketed by Greenslade Taylor Hunt.

Demolition and new residential build in a Conservation Area

You would have thought that planning permission for a somewhat dangerous and derelict site within the Conservation Area and town centre of Cullompton would have been received with open arms!  Apparently not.

Drew's Forge, Higher Mill Lane, Cullompton
Photo courtesy of Thorne & Carter Estate Agents

We worked really hard on this one to persuade the Council that more than a single dwelling on this site was appropriate.  In the end we got 3 dwellings on site.  They are characterful and I think the end result is befitting to the site.

The site is on the market and if you are interested you can see the details here.


New house in a Taunton garden

The architect handed this application over to us to troubleshoot a number of objections to the erection of a singe dwellinghouse within a garden in Taunton, Somerset.

The site layout
The site layout

The application had attracted significant objection from both near and far for such a modest application.  Our associate Mike Bellamy of Bellamy Transport Consultancy was already on board and was fiercely arguing the highway aspects of the site.

We picked up the remainder of the planning issues and made a presentation to the Taunton Deane Borough Council Planning Committee, swaying their vote in favour of the grant of planning permission.


Planning permission to convert Grade II Listed barns to residential uses, Mid Devon

Having secured planning permission and Listed Building consent (with the help of Heritage Vision) to convert these barns to holiday accommodation, out clients instructed us to seek permission for their conversion to residential units following a change in the Council’s policy.

Even with an informed and skilful client, the applications required significant guidance through the planning process, much to our frustration.

Aller Barns
Aller Barns (photo courtesy of Seddons estate agents)

However, the result is astounding!  We got to have a look around this particular barn, just as it was finished.  We wish more clients would invite us to see the finished product!  These Listed Buildings now have street presence and a character all of their own.  A job well done for everyone involved!