One self-build dwelling at Blue Bay, Upper Claypark, Mortehoe, Woolacombe

The site and its setting

The site was an elevated plot in the Woolacombe Conservation Area and National Landscape, visible from surrounding areas and coastal viewpoints.

“The Blue Bay Guest House is a one and a half storey chalet bungalow, with later extensions, set in an elevated plot on Upper Claypark.”

“The site is within the Woolacombe Conservation Area and the Protected Landscape (formerly known as Area of Outstanding Natural Beauty). The building is highly visible in medium and long-range views from both within the Conservation Area, and from without, particularly the open hillside to the east and south.”

Officer report

What officers recommended

Officers recommended refusal because the design, scale and appearance would harm the Conservation Area, National Landscape and natural beauty, outweighing the benefits.

“In acknowledgement of the comments raised by the Conservation Officer and the North Devon Coast National Landscape Partnership, concerns are raised by Officers that the development will result in a building of a massing and appearance that would not respect the character and appearance of the locality.”

“In having regard to the above, it is recommended that the proposed development, by reason of its design, scale and appearance would not preserve or enhance the significance of the Conservation Area as a designated heritage asset, or conserve or enhance the landscape character, natural beauty and special qualities of the National Landscape.”

Officer report

Consultees and residents

The ward member and National Landscape comments objected on visual, landscape and heritage grounds, while the parish council proposed approval and no neighbour comments were initially received.

“The proportion of building to undeveloped land on the plot will be substantially altered by the development. The balance of landscape to building in the wider landscape will still be changed, diminishing the landscape flow through the Conservation Area and the visual connection between the coast and the surrounding hills, as observed from National Trust access land, the SWCP and the beach.”

“Heritage & Conservation Officer Reply Received: 04/07/2025 This application is the latest in a series which have proposed development for this site. The current application is for one new house, to replace a garage. The whole site is within the Woolacombe Conservation Area in an elevated position, on the southern slope of the northern flank of Combesgate Valley.”

Officer report

Who spoke

A supporter’s statement was read out, and the applicant, agent and ward member addressed the committee in support.

The committee vote

The committee approved the application by seven votes to two, with two abstentions, subject to delegated planning conditions.

“RESOLVED (7 for, 2 against and 2 abstained) that the application be APPROVED subject to the Service Manager (Development Management) being delegated authority to attach the associated planning conditions.”

Minutes

Why it was approved

The committee considered the passive-house design, reduced carbon emissions, public benefit and good design would enhance the Conservation Area and protected landscape.

“The Committee took into consideration the design, that the passive house would reduce carbon emissions, it was publicly beneficial and that the proposal would significantly enhance the conservation area through good design. It considered that the proposal was acceptable and in accordance with the following policies of the North Devon and Torridge Local Plan:”

“(a) Policy ST04 – that the development was of high quality and a sustainable design; (b) Policy ST09 – that the proposal did not conflict with policy 7 of ST09 and it was an improvement and did not detract; (c) Policy ST14 – that the development protected and enhanced the natural environment; (d) Policy ST15 – that the proposal does preserve and enhance the historic environment; (e) Policy DM04 – that it was a good design in terms of a new development, creation of places and…”

Minutes