Planning Authorities (LPAs)
Devon County Council (minerals/waste only); 8 district LPAs; Plymouth and Torbay unitaries; Dartmoor NPA and Exmoor NPA are separate planning authorities
Devon's two-tier structure: Devon County Council handles minerals and waste planning and is the Lead Local Flood Authority - it is NOT the planning authority for most development. Each of the 8 district councils is the LPA for its area. Plymouth City Council and Torbay Council are separate unitary authorities entirely outside Devon County Council's planning remit.
National Parks: Dartmoor NPA is the planning authority for all land within Dartmoor National Park. Exmoor NPA covers land on the North Devon/Somerset border and is similarly its own LPA. Always confirm which authority applies before submitting - some settlements (e.g. Bovey Tracey, Moretonhampstead) sit close to or on the Dartmoor NPA boundary.
Radon: Much of Devon overlies granite and older rocks with elevated radon potential. Check radon maps (UKHSA) for any site - protective measures may be required under Building Regulations Approved Document C.
National Parks: Dartmoor NPA is the planning authority for all land within Dartmoor National Park. Exmoor NPA covers land on the North Devon/Somerset border and is similarly its own LPA. Always confirm which authority applies before submitting - some settlements (e.g. Bovey Tracey, Moretonhampstead) sit close to or on the Dartmoor NPA boundary.
Radon: Much of Devon overlies granite and older rocks with elevated radon potential. Check radon maps (UKHSA) for any site - protective measures may be required under Building Regulations Approved Document C.
Devon County Council
Minerals and waste planning only; Lead Local Flood Authority; Strategic Highways (all except Plymouth and Torbay)
Devon CC is also the highway authority for county roads. For Strategic Road Network junctions and trunk roads consult National Highways. Devon CC runs a pre-application minerals and waste advice service; aggregate quarrying, landfill and waste transfer stations fall under their jurisdiction.
Exeter City Council
Exeter city - county town; historic cathedral city and university city
Key considerations: Exeter Cathedral (Grade I) and the Cathedral Close; extensive medieval and Roman remains in the city centre - archaeological assessment likely for any ground-breaking within the historic core. River Exe flood risk in low-lying areas. Exeter Airport safeguarding zones cover the eastern edge of the city. Significant student housing and purpose-built student accommodation (PBSA) development pressure. Exeter is one of the fastest-growing cities in the South West - development plan is subject to regular updates.
East Devon District Council
Sidmouth, Honiton, Seaton, Axminster, Exmouth, Budleigh Salterton, Ottery St Mary
Jurassic Coast UNESCO World Heritage Site runs along the East Devon coastline - any development near the coast requires careful assessment of setting and visual impact. East Devon AONB/National Landscape covers most of the district outside settlements. Coastal erosion (particularly the red sandstone cliffs) is an active process - development on or near cliffs requires specialist geotechnical advice. Pebblebed Heaths (between Exmouth and Budleigh) are a European Special Protection Area.
South Hams District Council
Totnes, Kingsbridge, Salcombe, Dartmouth, Ivybridge, Modbury, Brixham (rural parts)
Key considerations: The South Devon National Landscape (AONB) covers much of the district. Salcombe, Dartmouth and Kingsbridge are popular holiday destinations with strong second-home pressure - Article 4 Directions apply restricting permitted development in some areas. The Dart Estuary and Salcombe-Kingsbridge Estuary are sensitive coastal habitats. Much of South Hams is within or borders Dartmoor NPA - verify boundary before submitting.
Teignbridge District Council
Newton Abbot, Dawlish, Teignmouth, Bovey Tracey, Ashburton, Chudleigh
Teignbridge shares its eastern boundary with Dartmoor NPA. Dawlish and Teignmouth seafront are subject to coastal erosion and sea-level rise risk - the famous Dawlish railway sea wall is a critical national infrastructure concern. Teign Estuary is an important bird habitat (SPA). Newton Abbot is a key South Devon market town with active town centre development pressure.
Mid Devon District Council
Tiverton, Crediton, Cullompton, Bampton, Willand
Mid Devon is largely agricultural - Grade 1 and Grade 2 agricultural land covers significant areas; NPPF sequential tests apply to development on best and most versatile land. River Exe and River Culm flood corridors run through the district. Cullompton and Tiverton have active Local Development Orders (LDO) for growth areas linked to the A361 North Devon Link Road corridor.
North Devon Council
Barnstaple, Ilfracombe, Bideford (shared), Braunton, South Molton, Lynton and Lynmouth
Key considerations: North Devon Coast National Landscape (AONB) covers the coastline from Hartland Point to Combe Martin. Braunton Burrows (part of the North Devon Biosphere Reserve) is an internationally important dune system - SPA/SAC. RAF Chivenor (near Barnstaple) is an active military base - safeguarding zones affect height of development nearby. Exmoor NPA boundary clips the eastern edge of the district. Taw/Torridge estuaries are protected habitat.
Torridge District Council
Bideford, Great Torrington, Holsworthy, Westward Ho!, Clovelly, Appledore
Torridge is largely rural with significant amounts of protected landscape. Bideford is the main town; Appledore has a shipyard and marine heritage. The Taw-Torridge estuary SPA/Ramsar site affects development in the Bideford/Appledore area. Many remote rural properties have no mains gas or mains drainage.
West Devon Borough Council
Tavistock, Okehampton, Lydford, Bere Alston, Mary Tavy - mostly surrounding Dartmoor
Cornwall and West Devon Mining Landscape UNESCO WHS covers the Tavistock/Mary Tavy area - historic copper and tin mining remains are Scheduled Monuments and require careful handling near any development. Much of West Devon borders Dartmoor NPA. Tavistock is a historic stannary (tin-trade) town with significant Conservation Area. River Tamar forms the border with Cornwall - the Tamar Valley AONB/National Landscape is designated along the river corridor.
Plymouth City Council
Plymouth - third-largest city in South West England; Devonport, Stonehouse, Plymstock, Plympton
Key considerations: Devonport Naval Base (HMS Devonport) is the UK's largest naval base - Ministry of Defence safeguarding zones affect large areas of the city. Unexploded ordnance risk from WWII bombing of Plymouth. Plymouth Sound is a National Marine Park. The Barbican Conservation Area and Elizabethan fortifications are sensitive heritage assets. Plymouth is a regeneration priority with major investment in the city centre (Drake Circus, Royal William Yard). Ground contamination from former industrial and dock uses is widespread.
Torbay Council
Torquay, Paignton, Brixham - the English Riviera
Torbay Geopark (English Riviera Geopark) is designated for its geological importance. The Bay is a Special Area of Conservation. Torquay has significant Victorian and Edwardian resort heritage. Brixham fishing harbour is an active working port. Development on steeply sloping ground is common in Torbay - structural and geotechnical surveys are often required.
Dartmoor National Park Authority
All land within Dartmoor NPA boundary - 953 sq km covering the moor and surrounding moorland fringe
Dartmoor NPA is the planning authority for all land within the National Park. The NPA has its own Local Plan and applies strict policies protecting the moorland landscape, granite tors, traditional longhouses and farm buildings. Traditional materials (granite, local slate, lime mortar) are strongly preferred. Military training on the northern moors (MoD ranges around Okehampton) creates additional consultation requirements. Many moorland farms are off the gas network.
Exmoor National Park Authority
North Devon/Somerset border - Lynton, Lynmouth, Simonsbath, Dulverton (within NPA boundary)
Exmoor NPA straddles the Devon/Somerset border. Within Devon, Lynton, Lynmouth and the surrounding moorland fall within the NPA boundary. The 1952 Lynmouth flood disaster remains a landmark event for flood risk awareness in the area - any development near watercourses requires careful FRA. Exmoor's dark skies are protected - lighting schemes must minimise light pollution.
Building Control
Each district, unitary and National Park authority runs its own building control; approved inspectors also operate across Devon
Devon Building Control Partnership
Shared service covering East Devon, Mid Devon, North Devon, South Hams, Teignbridge, Torridge and West Devon districts
Seven of Devon's eight district councils operate a shared building control service. Contact via the district council website or devonbuildingcontrol.gov.uk. Exeter City Council operates its own separate building control service (01392 277888).
Plymouth City Council Building Control
Plymouth unitary area
Torbay Council Building Control
Torbay unitary area - Torquay, Paignton, Brixham
Heritage & Conservation
Historic England South West, Devon HER, Jurassic Coast UNESCO WHS, Cornwall and West Devon Mining Landscape UNESCO WHS
Historic England - South West
Bristol office - covers all of Devon including the National Parks
UNESCO World Heritage Sites in Devon: Jurassic Coast (East Devon and Dorset - inscribed 2001); Cornwall and West Devon Mining Landscape (Tavistock/Mary Tavy area - inscribed 2006). Key listed buildings: Exeter Cathedral (Grade I), Powderham Castle, Buckland Abbey (National Trust, Grade I), Saltram House. Devon has an exceptionally rich prehistoric landscape - Dartmoor alone has over 5,000 recorded archaeological sites including stone rows, cairns and Bronze Age settlements.
Devon Historic Environment Record (HER)
Held by Devon County Council - covers all of Devon outside the National Parks
Pre-application HER search is strongly recommended across Devon. The county has one of England's richest archaeological records, particularly for prehistoric and Roman-period remains. Historic leat systems on Dartmoor, and medieval field systems across the county, may be unrecorded and discovered during groundworks.
Environment & Flood Risk
EA South West, Rivers Exe/Dart/Tamar/Taw, Jurassic Coast erosion, estuarine SPA/Ramsar habitats, radon
Environment Agency - South West
Flood risk, contaminated land, water quality across all of Devon
Major flood risk rivers: River Exe (Exeter, Tiverton) - extensive Flood Zone 2/3 in Exeter's lower city; River Dart (Totnes, Buckfastleigh) - tidal to Totnes; River Tamar (western Devon/Cornwall border) - tidal estuary; River Taw/Torridge (Barnstaple/Bideford) - both tidal with significant FZ2/3. Coastal flood risk along the south and north Devon coasts. Flood Risk Assessment mandatory in Flood Zones 2 and 3. Many Devon valleys have culverted watercourses - confirm drainage routes before designing.
Utilities & Infrastructure
South West Water, National Grid Electricity Distribution, Wales & West Utilities gas, National Highways; note: rural Devon often off gas network
South West Water
Water and wastewater services across Devon (and Cornwall)
Request build-over agreements for any work near public sewers. Many rural Devon properties rely on private septic tanks or treatment plants - permitted development rights for installation changed in 2015; discharge to watercourse or public sewer is preferable under current guidance. South West Water operates a Drainage and Wastewater Management Plan (DWMP) covering capacity constraints.
National Grid Electricity Distribution (NGED)
Electricity distribution across Devon, Cornwall and the South West
Formerly Western Power Distribution (WPD), rebranded as NGED after National Grid acquisition. Grid connection capacity is constrained in some rural Devon areas and on the peninsula generally. For solar, EV charging infrastructure or large new loads, engage NGED early. Overhead lines crossing rural development sites are common.
Wales & West Utilities (WWU)
Gas distribution network in Devon and the South West; note rural Devon is largely off the gas network
Important: Mains gas is available in Exeter, Plymouth, Torbay, and larger towns but is absent from most of rural Devon. Oil, LPG, biomass, and heat pumps are the standard heating solutions in rural areas. For new builds and major renovations in rural Devon, Future Homes Standard compliance will typically require heat pumps - verify site-specific suitability including ground conditions and existing insulation levels.
National Highways
Strategic road network: M5 (Exeter), A38 (Plymouth corridor), A30 (Exeter-Cornwall), A361 (North Devon Link Road)
Transport Assessment required for development with significant trip generation near the strategic road network. A303/A30 Stonehenge to Sparkford upgrade is a long-running project. A361 North Devon Link Road is the sole strategic connection to North Devon - capacity is a recurring planning constraint. Exeter's M5 junction improvements are a major current infrastructure project.
Trade & Professional Bodies
FMB, RICS, specialist lime and traditional materials contractors active across Devon
Federation of Master Builders - South West
Covers Devon and all South West England
RICS South West
Royal Institution of Chartered Surveyors - regional presence across South West England