Inspector deems on balance the plans for a marina at Knapp House were unsustainable.

Plans for a marina village in Northam have been refused by the Planning Inspectorate.

The inquiry was heard at Bideford Town Hall in April for the 250-berth marina, 300 houses, care home, shops and cafe.

Planning inspector Clive Hughes the reasons for refusal included the fact the site was an area of undeveloped land.

Mr Hughes said the public footpaths, which were very close to the site, would have an impact on walkers and was a 'tourist attraction in its own right'.

He added: "There would be adverse impacts on the users of the footpaths and the South West Coast Path in particular."

He concluded: "Overall the proposals would be severely harmful to both the character and the appearance of the area."

Mr Hughes also noted the effects of the industrial processes of Appledore Shipyard on future residents, stating it was 'impossible to be certain that no residents of the proposed development would ever complain about noise from the shipyard'.

The inspector also talked about the affects on Tapeley Park, wildlife at the site and the viability of the marina.

He added: "On the balance, therefore, the proposals would provide considerable economic and social benefits.

"However, these benefits would be significantly and demonstrably outweighed by the adverse impacts of the development.

"Due to the environmental harm that would arise the proposals would not represent a sustainable form of development.

"The proposals would be contrary to the development plan and to advice in the framework.

"The appeal is therefore dismissed."

The marina plans were first submitted to Torridge District Council in January 2012, refused in February 2013 and then resubmitted in October that year.

The council refused the plans again in March 2014.