# 6 Marsh Road, Newton Abbot (veranda over River Lemon)

- **Decision:** dismissed, 24 August 2026
- **Decided by:** Planning Inspector: C Cooper-Young
- **Authority:** Teignbridge (South West)
- **Appeal reference:** 6010378
- **Application reference:** 25/01810/FUL
- **Procedure:** written-representations
- **Development:** Retrospective veranda and associated works extending over the River Lemon
- **Site context:** inside-settlement, flood-zone-3
- **Green Belt:** no
- **Framework applied:** August 2026 NPPF
- **Determinative policies:** F7
- **Development plan policies:** Teignbridge Local Plan EN6
- **Main issues:** flood risk and river maintenance
- **Tags:** flood-risk, statutory-consultee-weight, parties-consulted-on-2026-framework, tier-2

## Summary
A veranda built over the River Lemon was dismissed. Although exempt from the sequential test as minor householder development, it would impede Environment Agency access to flood defences and was unlikely to get a Flood Risk Activity Permit (DL ¶11-18).

## What made the difference
The EA's specialist objection, given "significant weight" and not rebutted (DL ¶15).

## Policy findings
- **F7: fail (significant weight).** structure over the river would impede EA access to a flood defence asset and increase flood risk; EA would not grant a FRAP (DL 13-18)

## Key facts
- Parties consulted on the August 2026 Framework (DL 7)
- Minor householder development, so not subject to the sequential test (DL 11)

## Sources
- https://appeal-planning-decision.service.gov.uk/comment-planning-appeal/appeals/6010378
- https://appeal-planning-decision.service.gov.uk/published-document/f19e25d8-b162-4952-8589-8bf2b70a87a3

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Source: https://planningdistilled.org/research/england/nppf-navigator/decisions/PINS-6010378.html

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