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Dismissed13 September 20223281083

Safe Regeneration Ltd, Waverley Street, Bootle, L20 4AP

Planning appeal 3281083 at Safe Regeneration Ltd, Waverley Street, Bootle, L20 4AP (Sefton Metropolitan Borough Council) was dismissed on 13 September 2022 by Inspector Woodwards O, following a hearing. The main issue, as the Inspector framed it: whether or not the proposed development would provide acceptable living conditions for future occupants, with regard to the provision of outdoor amenity space.

Three-phased mixed-use development of the SAFE St Mary's complex and adjoining land comprising an arts hub, canal-side pods, remodelling of the Lock and Quay public house into bed & breakfast/serviced apartments/commercial unit (phase one), mixed-tenure housing of 41 townhouses and 66 apartments with a substation (phase two), and outline permission for an 80-bed extra care facility with community hairdressing salon and cafe (phase three)

Authority
Sefton Metropolitan Borough Council
Appeal type
major · Planning Appeal
Procedure
Hearing
Development
residential · Major dwellings
Inspector
Woodwards O
Postcode
L20 4AP

Main issues, as the Inspector framed them

  • whether or not the proposed development would provide acceptable living conditions for future occupants, with regard to the provision of outdoor amenity space
  • the effect of the proposal upon the local highway network, with regard to on-street car parking and highway safety
  • whether or not the proposal represents 'over-development'

What decided it

The proposal represented over-development of the site, resulting in unacceptable outdoor amenity space and living conditions for future residential occupants, which outweighed the scheme's benefits.

Significant positive weight given to economic benefits, publicly accessible canal-side open space, moderate weight to biodiversity net gain and low carbon commitments, and limited weight to cycle/car club provision, but this was outweighed by the significant harm from over-development and inadequate future living conditions, meaning the proposal failed to comply with the development plan as a whole.

What the Inspector cited

Development plan policies
Policy EQ2Policy HC3Policy EQ3Policy HC4
National Planning Policy Framework
Paragraph 57Paragraph 107Paragraph 111Paragraph 124

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 applied

The decision letter

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The authority’s record since 2016 · every decision in 2022

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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.