®Planning appeal decision
71 Woodcroft Road, Liverpool, L15 2HG
Planning appeal 3269255 at 71 Woodcroft Road, Liverpool, L15 2HG (Liverpool City Council) was dismissed on 7 September 2021 by Inspector Taylor K, by written representations. The main issue, as the Inspector framed it: The effect of the proposal on the character of the surrounding area, with particular regard to the balance and mix of housing and the loss of a family sized dwelling.
change of use from a C3 single occupancy dwelling to a sui generis use class HMO for up seven occupiers, facilitated by single storey rear extension, rear dormer, and installation of two rooflights on front elevation
- Authority
- Liverpool City Council
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Change of use
- Inspector
- Taylor K
- Postcode
- L15 2HG
Main issues, as the Inspector framed them
- The effect of the proposal on the character of the surrounding area, with particular regard to the balance and mix of housing and the loss of a family sized dwelling
- The effect of the proposal on the living conditions of neighbouring occupiers, with regard to noise and disturbance
- Whether the proposal provides an acceptable standard of living conditions for future occupants, with particular regard to outlook and natural light
What decided it
The proposal fails on all three main issues: it harms character through loss of family housing and HMO concentration, harms neighbouring amenity through noise and disturbance, and fails to provide acceptable living conditions for future occupants due to inadequate natural light and outlook in bedroom-07.
The benefits of additional housing contribution and economic activity were outweighed by harm to the character of the area through loss of family housing and increased HMO concentration, harm to neighbouring living conditions through noise and disturbance, and failure to provide acceptable living conditions for future occupants.
What the Inspector cited
- Development plan policies
- Saved Policy H4 of The City of Liverpool Unitary Development Plan 2002Saved Policy H7 of The City of Liverpool Unitary Development Plan 2002UDP Supplementary Planning Guidance Note 7emerging Policy H7 of Liverpool Local Plan 2013-2033 Pre-submission draft January 2018emerging Policy H10 of Liverpool Local Plan 2013-2033 Pre-submission draft January 2018emerging Policy H11 of Liverpool Local Plan 2013-2033 Pre-submission draft January 2018
- National Planning Policy Framework
- Paragraph 48
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.
See how each was appliedThe decision letter
Town Planner Pro holds this letter. The Appeals plan opens it and every other letter we hold, all of them searchable, with the main issues and what decided each case picked out. We do not show letters on the free site because they carry people’s names and addresses.
With an account
What an account adds to this decision
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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.