11A Regent Street Teignmouth Devon TQ14 8SJ

1. 1.The submitted Flood Risk Assessment is insufficiently detailed and as such it has not been possible to assess whether the development will increase flood risk elsewhere. The submitted information also fails to demonstrate that the development will be safe for its lifetime, taking into account climate change and residual risks. Given the lack of a detailed Flood Risk Assessment, the Local Planning Authority have been unable to conclude the Exceptions Test. As such the proposals are not considered to comply with policy EN6 of the Teignbridge Local Plan 2020-2040, policies HO2 and BE6 of the Teignmouth Neighbourhood Plan and paragraph 181 of the National Planning Policy Framework.
2. 2.The proposed rear extension, by reason of its size, design and use of materials, will result in an incongruous and inappropriate addition to a building noted as making an “outstanding” contribution to the Teignmouth Conservation Area. The proposed extension would obscure the entire original rear elevation and would result in less than substantial harm to the overall character and appearance of this part of the Conservation Area. The proposals fail to protect and enhance the host building and the wider Conservation Area. In the absence of any secure and clearly-identified public benefit it is not considered that the proposals would accord with policies GP1, DW1, DW2 and EN17 of the Teignbridge Local Plan 2020 – 2040, policy BE2 of the Teignmouth Neighbourhood Plan and paragraph 219 of the NPPF.
3. 3.The proposed rear extension, by reason of its height, depth and position, would result in the additional enclosure of part of Pound Lane, leading to an unpleasant feel to this access route and views along it. The existing single storey extensions currently provide a level of openness to this route which is of value to the public realm and how people experience this access way. The blocking of views and sense of enclosure within this section would fail to accord with policies GP1, DW1, DW2, and EN4 of the Teignbridge Local Plan 2020-2040 and policy BE2 of the Teignmouth Neighbourhood Plan.
4. 4.The proposals fail to demonstrate that the residential amenity of existing dwellings, with particular regard to loss of daylight, will be protected, that future occupants will have an acceptable level of amenity and not be subject to disturbance through noise and vibrations arising from the proposed extraction equipment. A failure to demonstrate adequate refuse storage to serve both the residential and commercial premises will also have a detrimental impact on the amenity for both existing and future occupants within this area. As such the proposals fail to accord with policies GP1 and H12 of the Teignbridge Local Plan 2020-2040 and policies BE7 and HO2 of the Teignmouth Neighbourhood Plan.
5. 5.The proposed development fails to provide policy-compliant cycle storage provision. Given that this is largely a car-free development it is considered that adequate cycle storage space should be provided within the development, and failure to do so means that the proposal is contrary to policy DW3 of the Teignbridge Local Plan 2020-2040 and policy HO2 of the Teignmouth Neighbourhood Plan are met.

From the council's decision notice.

Postcode

TQ14 8SJ

Application type

Full Planning Application

Scale / size

Small

Parish

TEIGNMOUTH

Date validated

13 April 2026

Last date for comments

22 May 2026

Target decision date

8 June 2026

Agent

inkPAD Architecture

Architect profile

INKPAD ARCHITECTURE LTD

Agent address

21 Orchard Gardens Teignmouth Devon TQ14 8DJ

Statutory period

56 days

Planning Portal ID

PP-14776844

Documents

43