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Dismissed24 November 20223294688

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

Planning appeal 3294688 at St. Gabriel's Lodge, St Gabriels Convent, Beaconsfield Road, Liverpool, L25 6EE (Liverpool City Council) was dismissed on 24 November 2022 by Inspector Watson S, by written representations. The main issue, as the Inspector framed it: the effect of the proposed development on bats.

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
Postcode
L25 6EE

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.

What the Inspector cited

Development plan policies
Policy GI 6Policy GI 9Policy UD1Policy UD2

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 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.