Replacement roof and repairs at Bideford Pannier Market, Bideford

The site

The market contains a main hall and covered shops, and is a Grade II listed building in Bideford’s Conservation Area.

“Site Description & Proposal Site Description The Pannier Market is sited at the top of Bridge Street within the development boundary of the Town of Bideford. It contains a main market hall and a covered street of shops known as Butchers Row. The building is constructed of stone, brick and slate, it is Grade II listed and is within the Conservation Area of Bideford.”

Officer report

Officers’ recommendation

Officers recommended approval because the works would improve the building’s condition, address water ingress and remain acceptable in planning terms.

“Proposal This application was submitted alongside a listed building consent application for the same proposal. The proposal is for works and repairs to the building to improve its condition and resolve existing issues such as water ingress.”

“The Design and Access statement (including a heritage statement) is excellent in setting out the issues and solutions. The assessment of harm in the loss of the original cast iron gutters and downpipes where upsizing is needed and the re- roofing works is fair.”

Officer report

Heritage and other effects

The works were considered to cause minimal impact on the listed building, residential amenity and ecology, subject to ecological mitigation.

“Therefore, the proposal will have minimal impact on the listed building or its setting, and it is considered to accord with Policies DM07 and ST15. The proposed works are also considered to be acceptable under the guidance contained in Paragraph 215 of the NPPF. 4.”

“The proposal is for maintenance, repairs and improvement works to the existing building to resolve existing issues associated with the poor condition of the building, due to the nature of the proposal it will have minimal impact on residential amenity to the surrounding third-party properties. Therefore, it is considered that the proposal accords with Policy DM01 in terms of residential amenity. 5.”

Officer report

Consultation responses

The town council made no representation, South West Water had no comment, and the conservation officer supported the amended roof detail.

“Conservation Officer: Update to report. April 2026. An updated section and details of the valley above Butchers row have been received (Plan 1454.88) introducing a GRP section of roof to find a solution for the volume of water which collects in this area in times of heavy rain. This area has been an ongoing issue in terms of leaks into the retail units and the change in material is accepted as a solution that would not have been available to the original designers.”

Officer report

Public representations

One hundred and sixteen neighbours were consulted, but no support, objections or other representations were received.

“Representations: Number of neighbours consulted: Number of letters of support: Number of representations received: Number of neutral representations: Number of objection letters: No representation received.”

Officer report

Who spoke

The Apprentice Planning Officer presented the report and explained the material planning considerations.

Member debate

Members raised concern about the lack of additional solar panels and agreed to add an informative about solar provision.

“Councillor Hames expressed concern that no additional solar panels were included in the design, a view supported by Councillor Smith.”

“Councillor Bushby and Leather agreed to adding an informative regarding solar provision.”

Minutes

The vote

A recorded vote was taken, and the application was approved unanimously.

“It was proposed by Councillor Bushby, seconded by Councillor Leather that the application is approved.”

Minutes

The committee’s decision

The committee approved the application subject to the report’s conditions, with an additional informative about solar provision.

“That the application is approved subject to the conditions outlined in the report, with the addition of an informative regarding solar provision.”

Minutes

Approval conditions

The approval required commencement within three years, compliance with approved plans and ecological mitigation measures.

“The development hereby permitted shall be carried out in accordance with the approved plans listed in the Plans Schedule.”

“The development hereby permitted shall be undertaken in accordance with the mitigation measures and recommendations set out under Part 7, ‘Impact Assessment and Mitigation’ of the Ecological Impact Assessment prepared by Lakeway Ecological Consultancy dated 13 January 2026.”

Officer report