Unique Kitchen Design, 33 Daryl Road, WIRRAL, CH60 5RD

demolition of existing building, and erection of a ‘replacement’ two-storey dwelling

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

Main issues, as the Inspector framed them

The effect of the proposed development on living conditions for occupiers of neighbouring properties at 23 and 25 Downham Road South, and 31 Daryl Road, with particular regard to outlook and whether or not it would be overbearing

What decided it

The significant harm to the living conditions of neighbouring residents from the overbearing effect and loss of outlook caused by the very close proximity of the proposed dwelling to adjacent habitable rooms significantly and demonstrably outweighs the limited benefits of providing a single new dwelling.

The harm to neighbours' living conditions significantly and demonstrably outweighs the benefits of housing delivery and limited social and economic benefits, even under the tilted balance applicable due to the lack of a five-year housing land supply.

Framework references: 11, 130

Plan policies cited: Policy 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.

The judgement stays yours. The tool gathers the material and dates it.