Appeal 3312297

The appeal is dismissed.

The appellant states that two case officers were assigned to the case and that this caused delays in determination as well as uncertainty to the appellant. These are matters between the appellant and the Council.

The main issues in this case are the effect of the proposed development on the character and appearance of the area; its effect on the living conditions of neighbouring occupiers, with regards to outlook; and whether the proposal would be acceptable with regards to flood risk.

The appeal property is a detached bungalow with a hipped roof. It is set back from the road within a garden which surrounds all four sides of the dwelling.

The appeal property is located in a residential area. [address] is characterised by the presence of detached bungalows set back from the road within comfortable garden plots.

During my site visit I observed that, whilst many dwellings have been altered and/or extended, such changes generally appear in keeping with the host dwelling and neighbours.

[address], the presence of a wide grass verge, pavements and street trees combines with front gardens, hedgerows, the low height of dwellings and the absence of tall boundary features to the front, to create a green, open and spacious character.

Further to the above, I noted during my site visit that the regular set back of dwellings from the road, the common use of materials and the similar scale, height and hipped appearance of the roofs of bungalows results in a strong sense of uniformity and a satisfying rhythm of development along [address].

The proposed development would greatly extend the size and height of the existing dwelling a way that would greatly alter its appearance. A modest bungalow on a comfortable garden plot would be transformed into a large and bulky dwelling with a gable roof. 10.I find that this would result in an incongruous form of development, out of character with the appearance of other dwellings along [address]. 11.Further to the above, the proposed changes would not appear subservient to the host property, but would overwhelm it and this would result in an unduly dominant form of development that would draw attention to itself and in so doing, would severely disrupt the area’s identified uniform qualities. 12.Taking all of the above into account, I find that the development would harm the character and appearance of the area, contrary to the National Planning Policy Framework; to Local Plan1 Policies LP17 and LP26; and to Policy 2 of the Saxilby with Ingleby Neighbourhood Plan (2017), which together amongst other things, seek to protect local character. Living conditions 13.The appeal property is located such that the rear elevation of Number [address] faces directly towards the side of the appeal property. During my site visit, I observed that No 47 has a rear facing conservatory and a small rear garden. 14.The proposed development would be set very close to No 47’s conservatory, rear facing windows and rear garden. I find that the height, scale and close proximity of the proposal would be such that it would appear to “loom” above the rear of No 47 in an oppressive manner. 15.I find that this would be to the extent that the proposal would unduly dominate the outlook from that property. 16.Given this, I find that the development would harm the living conditions of neighbouring occupiers, with regards to outlook, contrary to the National Planning Policy Framework and to Local Plan Policy LP26, which together amongst other things, seek to protect residential amenity. Flood risk 17.Flood risk maps show that the appeal property is located within [name] 2. In the absence of any substantive evidence, it is not possible for me to surmise 1 Reference: Central Lincolnshire Local Plan (2017). 2 that the proposed development would be flood resistant and would not increase flood risk elsewhere. 18.Given this, I am unable to conclude that the development would not give rise to an unacceptable flood risk and the proposal is therefore contrary to the National Planning Policy Framework and to Local Plan Policy LP14, which together amongst other things, seek to provide for flood protection and resilience.