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: other · Listed Building Consent & Conservation Area Consent Appeal
Procedure: Written Representations
Development: residential · Other minor developments
Inspector: Watson S

Main issues, as the Inspector framed them

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

What decided it

The failure to undertake emergence surveys to establish the presence or absence of bats, combined with unacceptable harm to trees and inadequate living conditions for future occupiers, meant the planning application could not be approved despite acceptable heritage outcomes.

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

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

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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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