27 Spellow Lane, Liverpool, L4 4DE

described on the application form as ‘change of use from a small HMO (Class C4) to a large HMO (sui generis) arising from the use of 1 existing first floor room to accommodate 1 additional en-suite bedroom (over and above the lawful use of 6 bedrooms), and the erection of cycle stores at the rear of the premises

Authority: Liverpool City Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Other minor developments
Inspector: Morgan R

Main issues, as the Inspector framed them

Whether the site is suitable for use as a large HMO for 7 persons, having regard to the requirements set out in relevant planning policy

What decided it

The lack of communal sitting and dining space, combined with inadequate natural light to one bedroom served only by a rooflight, meant the proposal failed to provide satisfactory living conditions and did not comply with Local Plan Policy H10.

Framework references: 130

Plan policies cited: Policy H10, Policy H11

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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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