A prominent stretch of Exeter Road in Crediton could soon see new life breathed into a row of long-neglected buildings, after plans were lodged to convert former warehouse and workshop space into shared accommodation while retaining commercial units on the site.
The application, submitted by Mr Ian Roberts, seeks permission for the “change of use of existing warehouse buildings to a House in Multiple Occupation (Use Class C4), including a single-storey rear extension, refurbishment of two commercial units, and provision of amenity space, parking, and turning facilities” at 32–35 Exeter Road, Crediton.
According to the Design and Access Statement prepared by Caves to Castles Ltd, the proposal would convert “an existing commercial building (currently vacant but was once used for many years as a surplus military warehouse and workshop)” into “a high quality, energy efficient H.M.O.”
The document states that, through “sensitive material choices”, the scheme “will enhance and preserve this local landmark building.”
The buildings, described as having “fallen into decay and dilapidation”, are said to be “in serious need of repair and remedial work”. The statement notes that the new owners have already undertaken “emergency repairs and construction” to protect the building’s integrity and featured façade.
Outline planning permission was previously granted on 23 November 2022 for eight dwellings, but the applicant now argues there is “a greater need for this type of accommodation in the area to serve better for those on a lower income and for use as student accommodation.”
The proposed HMO would provide 389.5 sq metres of internal floor space. The two refurbished commercial units would together offer 1,665 sq metres and would use “an upgraded concrete floor with alloy side and roof cladding along with the existing street façade.”
Access to the site from Exeter Road would remain largely unchanged, apart from the addition of a main iron gate to be closed out of hours. Existing window and door openings are to be retained, with new framing and double glazing to reduce traffic noise. To the rear of the HMO, a garden and TV room are proposed, providing access to amenity space and serving as a rear fire escape.
In landscape terms, the statement describes the site as “a brown field site which at present is covered in concrete and Tarmac”, with provision made for “some amenity area with garden planting.”
Security measures would include doors and windows tested to PAS24 2022 or a compatible standard, a rear boundary gate of “a sturdy construction and at a minimum of 1.8 m height”, individual mailboxes, and designated refuse and recycling areas.
An Ecological Impact Assessment carried out by Lakeway Ecological Consultancy Ltd in February 2026 identifies bat activity within the buildings.
Surveys confirmed the presence of a “common pipistrelle maternity roost – 15 individuals (District Importance)” and a “lesser horseshoe bat day and night roost (Site importance).”
The report states that “the presence of a small maternity colony of common pipistrelle bats makes the Site of district importance for roosting bats.”
Because reroofing and conversion works would destroy existing roosts and risk harming bats, an EPS (Bats) licence was granted on 28 January 2026 (ref: ERSR-87806) to allow remedial works to proceed lawfully . The report warns that, without mitigation, roof stripping and summer works could risk “killing/ injuring bats, including nursing mothers and dependant young.”
Mitigation measures include supervised works, provision of temporary bat boxes, recreation of roosting features within the new roof, and the construction of a purpose-built lesser horseshoe roost against the western wall. Monitoring of the compensation roosts will take place over two years.
The site is described as being of low conservation importance in habitat terms, comprising mainly hardstanding and scrub. No nationally designated sites lie within 2km, and no internationally designated sites lie within 10km.
While no active bird nests were found, the buildings were noted as presenting nesting opportunities for house sparrows and garden birds. Works are recommended to avoid the March to August breeding season to prevent offences under wildlife legislation.
The report concludes that, provided timing and mitigation measures are followed, the proposal is “unlikely to have significant adverse effects on nesting birds” and that local bat populations can be maintained at a favourable conservation status.
However, it acknowledges that the development cannot achieve a 10% biodiversity net gain on site, and that off-site units will need to be purchased to meet statutory requirements.
