291 Frankby Road, Frankby, WIRRAL, CH48 1PE

planning application for the erection of a dwellinghouse, private garden and access on land at 291 Frankby Road

Authority: Wirral Metropolitan Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Robbie K

Main issues, as the Inspector framed them

Whether the proposal is inappropriate development in the Green Belt having regard to the National Planning Policy Framework and any other relevant development plan policies
The effect of the development on the openness of the Green Belt
The effect of the development on the character and appearance of the site and whether it would preserve or enhance the character or appearance of the Frankby Village Conservation Area
If the development is inappropriate, would the harm of inappropriateness, and any other harm, be outweighed by other considerations, so as to amount to the very special circumstances necessary to justify the proposal

What decided it

The substantial weight given to Green Belt harm combined with harm to the conservation area character and appearance is not clearly outweighed by other considerations, and very special circumstances do not exist to justify the development.

Framework references: 137, 147, 148, 149

Plan policies cited: GB2, GB6, GB7, CH2, CH12, HS4

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.

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.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

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