108-apartment mixed-use redevelopment at Barnstaple Street, East-the-Water, Bideford

“(a) The addition of 7 residential units to the overall development, taking the total number of apartments from 101 to 108. (b) External alterations to the design of the 3 main residential wharf buildings and Steamer Wharf. (c) An increase in the number of private car parking spaces and a reduction in the amount of private cycle parking provided. (d) A change to the hierarchy of vehicle access points to the private car park areas.”

“(f) During the consideration of the application the Applicant submitted an updated Flood Defence Strategy incorporating an updated layout reflecting a change in the defended line position to the north – instead of the previous defended line along the Clarence Wharf north elevation, the amended plan moves the line to the north of the private parking.”

“The site the subject of this application was historically an important shipbuilding and commercial wharf site containing the former Brunswick, Queen’s, Steamer and Clarence Wharves. Shipbuilding had occurred at the site for some 400 years until its closure in 1886, upon which the site became commercial warehousing with substantial buildings occupying the site.”

“The immediate area is rich in heritage assets, with a number of Grade II Listed Buildings adjoining the site, these are Nos 17, 18, 26, 27 & 28 Barnstaple Street and the Grade I Royal Hotel. The 16th century Grade I Listed bridge runs to the south of the site. The site is located within the East-The- Water Conservation Area and is widely visibly from the Bideford Conservation Area which covers a large part of the Town Centre to the west of the River.”

“A certificate confirming that a lawful start to this development has been made was issued in September 2023. The site is therefore currently vacant except for the retained car parking provision.”

“According to the recent modelling undertaken (Design Note dated 3 September), one new noise sensitive receptor would exceed a 50dB noise limit. The EPT has recommended a revised condition that allows the applicant to identify any noise sensitive receptors where exceedances of the noise limit occur and introduce mitigation measures accordingly (e.g.”

“Planning Balance and Five-Year Housing Land Supply The proposed variations to the design constitute a minor amendment to the full planning permission granted under the previous Section 73 (Ref. 1/0238/2025/FULM) and result in a development that is not substantially different from the approved in terms of its nature, scale and quantum.”

“The letters of objection raise the following concerns: • Excessive scale and overshadowing remains a problem; • Risk and disruption during construction; • Public health risk from site conditions; • Pressure on undersized healthcare facilities; • Loss of parking and access issues; • The residential blocks are too high and do not fit in with the historic look of East the Water; • The buildings would dwarf existing structures particularly the Old Bridge and the Royal Hotel; •…”

“The letter of support raises the following points: • The principle of the proposed development was established over four years ago; • The further changes are beneficial due to a better housing mix and net increase in homes; moving of the principal access point further away from the crossroads junction with the Long Bridge; removal of buildings on the northern edge of the site adjoining Wooda Surgery.”

“Members stated that the proposed changes are an improvement, however asked for details regarding the raised flood prevention to the exterior car park. The Planning Manager explained that the flood defence prevention has been reviewed, is supported by the Flood Defence Agency, and should not impact the pedestrian usage within the site.”

“After questioning, the Planning Manager confirmed that disabled parking bays are included within the designated public parking area.”

“(Vote: For - 6, Against - 2, Abstentions - 0)”

“That the application be approved subject to the inclusion of additional wording within the conditions agreed by the Officer, Chair, and Vice-Chair, which will clarify that despite changes to the private parking area, pedestrian access will be retained.”