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Dismissed14 August 20253360396

Cosgrove Guest House, 33-35 Wells Street, Scunthorpe, DN15 6HL

Planning appeal 3360396 at Cosgrove Guest House, 33-35 Wells Street, Scunthorpe, DN15 6HL (North Lincolnshire Council) was dismissed on 14 August 2025 by Inspector Cleary D, by written representations. The main issue, as the Inspector framed it: the effect of the development on the character and appearance of the area.

the extension to hotel to provide additional bedrooms over two stories

Authority
North Lincolnshire Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
leisure-sport · Other minor developments
Inspector
Cleary D
Postcode
DN15 6HL

Main issues, as the Inspector framed them

  • the effect of the development on the character and appearance of the area
  • the effect of the development on the living conditions of the occupiers of neighbouring properties with particular regard to overshadowing, light, privacy, overlooking, overbearing and outlook
  • the effect of the development on the living conditions of future occupiers with particular regard to outlook and light
  • whether appropriate replacement tree planting, to compensate for the loss of a TPO tree, can be achieved

What decided it

The development fails on multiple grounds: harmful effect on character and appearance through excessive scale and lack of visual hierarchy; unacceptable overbearing impact on neighbouring residential amenity; poor internal living conditions for future occupiers due to lack of light and outlook; and insufficient evidence that replacement tree planting can be adequately achieved.

What the Inspector cited

Development plan policies
Policy DS1Policy R14Policy CS5Policy DS5Policy DS3Policy LC12Policy CS16

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

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The decision letter

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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.