Land East Of Lilyvale Huxham Data via plota.co.uk

26/0829/PDQ - Prior Notifications (Q) Refused

Proposal

Application to determine if prior approval is required for the conversion of 3no agricultural buildings to 8no. dwellinghouses (Use Class C3) Data via plota.co.uk

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View original council record ↗Last checked 24 Aug 2026, 08:58

Application progress

✓

Received

12 May 2026

✗

Refused

25 Jun 2026

Appeal

Not lodged

Refused on 25 Jun 2026 · Delegated Decision · Last checked 6 Jul 2026

Documents 23

Decision & officer reports 1

PDF DELEGATED REPORT Reports · 25 Jun 2026 View ↗

Statements & assessments 3

PDF Commenter’s name hidden Show Contributor Comments · 5 Jun 2026 View ↗

PDF PLANNING SUPPORT STATEMENT Statements and Surveys · 12 May 2026 View ↗

PDF Objector’s name hidden Show Contributor Comments · 9 Jun 2026 View ↗

PDF Objector’s name hidden Show Contributor Comments · 8 Jun 2026 View ↗

PDF Objector’s name hidden Show Contributor Comments · 5 Jun 2026 View ↗

PDF AGENT RESPONSE TO ENVIRONMENTAL HEALTH Correspondence · 29 May 2026 View ↗

Site constraints 5

Flood zone 3, rivers and sea

High chance: a 1 in 100 or greater annual chance from rivers, or 1 in 200 from the sea. Any development here needs a flood risk assessment. Defences are not counted.

The Environment Agency flood map for planning. Homes in zone 3 must also pass the sequential test. Surface water flooding is a separate map.

Flood map ↗

Priority habitat: Coastal and floodplain grazing marsh

A habitat of principal importance. It shapes the ecology work and the biodiversity net gain a scheme has to show.

Agricultural land, grade 2

Best and most versatile land (grades 1, 2 and 3a). Source: the Predictive Agricultural Land Classification Map (Defra and Natural England, 2025; the Welsh Government's Predictive ALC Map 2 in Wales), a model rather than a site survey. Natural England's Provisional ALC map (1:250,000, 1970s), which most planning maps still show, had this area as grade 4. The predicted grade is Defra's current estimate; only a site survey settles it.

Where development of farmland is needed, policy prefers poorer land over the best and most versatile (grades 1, 2 and 3a). Three sources: Natural England's post-1988 field surveys, which are definitive where they exist; the Defra predictive map for England (2025) and the Welsh Government predictive map, modelled from the soil map with 3a and 3b split; and the 1970s provisional map, which planners and other services still show, coarser and with grade 3 undivided. Where the provisional and predicted grades disagree, treat the predicted grade as the current estimate and expect an application to carry its own survey.

Habitat network: Restorable Habitat

Where habitat is joined up enough to work as a network. Context, not a constraint on its own.

Also on the record

Radon affected area, class 3.

Not affected

Not green belt · No scheduled monument at the site

Checked on 6 October 2026. Historic England, the Environment Agency, Natural England, the British Geological Survey and UK Health Security Agency (radon, contains BGS materials © UKRI) and council datasets, Open Government Licence. A boundary can run through a site and the council holds the definitive record: confirm with the council before relying on this.

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Important details

Council: East Devon
Application type: Prior Notifications (Q)
Postcode: EX5 4EJ
Received: 12 May 2026
Validated: 12 May 2026
Ward: Exe Valley
Parish: Huxham
Decision: Prior approval Refused
Decision date: 25 Jun 2026
Decision level: Delegated Decision
Applicant: Show
Agent: Acorus Rural Property Services Ltd

How this decision compares

Decided in 44 days from validation, 10 days faster than East Devon's median of 54 for agricultural works. Refused, as 15% of agricultural works here are.

This one44d

Council54d

UK44d

64%decided within 8 weeks

85%approved

98decided in the last year

Plota live figures for agricultural works decided by East Devon in the last twelve months, from validation. East Devon decision record →

Consultation & key dates

Alt. reference: PP-14879976
Planning Portal ref: PP-14879976
Site or press notice: 20 May 2026
Env. assessment: No

East Devon

Planning Authority Score

6.7/10

Good

#72 of 296 councils

Relevant to this application:

Householder decisions

East Devon ranks #103 out of 296 councils for householder decision speed. Householder applications are slightly more likely to be approved here (94%) than the national average (90%).

These figures are council-wide context, not a prediction for this application. View full council performance

East Devon decision statistics

Based on MHCLG data, the year to March 2026

88%

Overall approval rate

Above avg (87%) #152 of 296

94%

Householder approved

Above avg (90%) #104 of 296

72%

Decided in 8 weeks

Above avg (63%) #103 of 296

34%

Extended time limit

Below avg (41%) #86 of 296

63%

Minor dwellings approved

168 decided (1-9 homes)

74%

Major dwellings approved

23 decided (10+ homes)

88%

Change of use approved

25 decided

1,321

Total decisions

157 refused in the year to March 2026