Bell Cornwell Devon secures planning permission for the conversion of a workshop building into a dwelling.
Category
Bell Cornwell News
Planner Insight
Practical Planning Advice
Region
South West
Date
4 September 2025
Bell Cornwell’s Devon office recently secured planning permission for the conversion of a workshop building into a dwelling in a prominent location on the edge of the village of Newton Poppleford, East Devon.
The site lies within both the East Devon National Landscape and the functional flood plain of the River Otter – two factors that at first glance left the project with little chance of success.
The Bell Cornwell team undertook careful analysis of the site to identify a strategy that could overcome the barriers.
Two key issues needed to be addressed in order to move forward. Firstly, the flood risk posed by the River Otter, which meant there would be a fundamental objection to any form of residential use on the land. Secondly, the site’s sensitive and prominent location within the East Devon National Landscape, where particularly strong controls on the principle and form of new development exist.
A key breakthrough came when Bell Cornwell identified a caravan on the land where the building was situated. This had been inhabited for many years but without formal planning permission. By compiling the necessary evidence, the team secured a certificate of lawfulness from East Devon District Council. This confirmed the existence of a permanent residential use on the land and was an important step in unlocking the opportunity for the workshop conversion.
With an existing residential use on the land formally established, the Bell Cornwell team was able to argue that transferring it into the workshop building would reduce the flood risk to occupants on the land compared to the ongoing occupation of the caravan. A carefully designed conversion ensured that all residential occupation would be above future flood levels and that the building was made as flood resilient as possible. Furthermore, having accepted a transfer of the residential use into the building, a planning condition could be put into place to remove the existing caravan use. This step would prevent any increase in overall residential intensity on the land.
The other issues were easier to address. Although an isolated development, its National Landscape location enabled Bell Cornwell to demonstrate the benefits of bringing a neglected former haulage yard back into positive use. The conversion scheme offered a clear opportunity to enhance the character of the area and of the wider National Landscape.
Although separate from the built-up area of Newton Poppleford, it was possible to justify the principle of a residential conversion by drawing upon precedent for similar schemes nearby and on the support given under national policy for such cases.
Having assembled the arguments, a planning application was submitted. It gained strong backing from the parish council and the local ward member, who recognised the benefits of improving what was considered something of an eyesore. However, despite acknowledging some of the arguments, the District Council and Environment Agency raised objections, leading to refusal. Above all, they refused to accept that the reduction in flood risk was justified.
On appeal, the Planning Inspector accepted Bell Cornwell’s case in full. He agreed that the scheme represented a conversion, that flood risk would be reduced, and that the proposal would deliver clear environmental and design benefits. Planning permission was duly granted.
We are delighted with this result. It clearly shows how, through careful analysis, strategic thinking, and in-depth knowledge of the planning system, it is possible to secure planning permission for new uses in the most challenging of circumstances.
Navigating the planning system can be challenging, but with the right expertise, it becomes a much smoother process.
The Bell Cornwell team provides tailored advice to help you maximise your chances of success, from site selection and design coordination to planning applications and post-permission requirements. If you want expert planning support, get in touch with our team.
The Bell Cornwell team provides tailored advice to help you maximise your chances of success, from site selection and design coordination to planning applications and post-permission requirements. If you want expert planning support, get in touch with our team.
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Iestyn John is a Chartered Town Planner with nearly 30 years’ experience delivering planning permissions for complex schemes across the South West. He specialises in sensitive sites – including National Landscapes, National Parks, and coastal areas – and has a strong track record in both rural and urban regeneration projects. As Partner, he leads our Devon office and supports clients across all major development sectors.
