St. Gabriel's Lodge, St Gabriels Convent, Beaconsfield Road, Liverpool, L25 6EE

to extend and refurbish St Gabriel’s Lodge to create a single dwelling

Authority: Liverpool City Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Watson S

Main issues, as the Inspector framed them

the effect of the proposed development on bats
the character and appearance of the area in respect of trees
the living conditions of future occupiers of the proposed dwelling

What decided it

The cumulative planning harm from inadequate bat surveys, loss of mature trees, and unacceptable living conditions for future occupiers outweighed the benefits of housing supply and brownfield reuse.

Plan policies cited: Policy GI 6, Policy GI 9, Policy UD1, Policy UD2

Read the decision letter on the Inspectorate’s site

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What an account adds

Draw a red line around your site and the appraisal follows.
- Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
- Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
- Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
- Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.
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