®Planning appeal decision
Noctorum Road, Noctorum,, Wirral CH43 9UQ, Merseyside, CH43 9UQ
Planning appeal 3291997 at Noctorum Road, Noctorum,, Wirral CH43 9UQ, Merseyside, CH43 9UQ (Wirral Metropolitan Borough Council) was dismissed on 26 July 2022 by Inspector Hitchcock R, by written representations. The main issue, as the Inspector framed it: the effect of the loss of the existing playing fields with regard to local provision.
the demolition of the existing pavilion and erection of up to 33 dwellings and associated infrastructure. All matters are reserved with the exception of access
- Authority
- Wirral Metropolitan Borough Council
- Appeal type
- major · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Major dwellings
- Inspector
- Hitchcock R
- Postcode
- CH43 9UQ
Main issues, as the Inspector framed them
- the effect of the loss of the existing playing fields with regard to local provision
- the effect of the proposal on the character and appearance of the locality
- whether or not the proposal would include adequate provision for affordable housing
- whether or not the site would provide a safe and accessible form of development
What decided it
The loss of the existing playing field, which is capable of meeting current or future unmet demand and afforded significant protection under the Framework, could not be justified by the uncertain and unenforceable proposals for equivalent or better provision at alternative sites.
The substantial harm from loss of the playing field significantly and demonstrably outweighed the moderate benefits of housing delivery and the sports hall extension, such that the presumption in favour of sustainable development did not apply.
What the Inspector cited
- Development plan policies
- Policy RE6Policy RE5Policy HS5Policy HS4Policy HS6Policy HSG2Policy TR9Policy TRT1
- National Planning Policy Framework
- Paragraph 99Paragraph 57Paragraph 56Paragraph 11Paragraph 8
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
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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.