Land to the North of Combs Lane, Combs Lane, Great Finborough, Suffolk, IP14 3BN

Main issues, as the Inspector framed them

• whether the appeal site is a suitable location for the proposed development having regard to local and national planning policy for the delivery of housing and accessibility to services and facilities
• the effect of the proposal on the character and appearance of the surrounding area
• the effect on living conditions of neighbouring occupiers with particular regard to outlook
• whether the proposal would comply with local and national planning policy, which seeks to steer new development away from areas at the highest risk of flooding

What decided it

The proposal failed to undertake a sequential test to establish whether reasonably available sites with lower flood probability existed, combined with the unsustainable location requiring private vehicle reliance and significant harm to character and appearance, which together provided clear reasons for refusal that outweighed the modest housing benefit.

The modest benefit of two additional dwellings and some economic benefits from construction and future occupiers supporting local services was significantly and demonstrably outweighed by the unsustainable location, unacceptable impact on character and appearance, and failure to demonstrate the site was the most suitable with regard to flooding risks.