Royal Castle Hotel, 2 New Chester Road, Birkenhead, CH41 9AY

Planning appeal 3301716 at Royal Castle Hotel, 2 New Chester Road, Birkenhead, CH41 9AY (Wirral Metropolitan Borough Council) was dismissed on 10 February 2023 by Inspector Morgan R, by written representations. The main issue, as the Inspector framed it: The effect of the proposed development on the character and appearance of the area, having particular regard to the host building as a non-designated heritage asset, and the settings of the Grade II listed Cattle Lairages and Drinking Fountain.

demolition of existing hotel and construction of new hotel building and associated parking

Authority: Wirral Metropolitan Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: leisure-sport · Minor retail and services
Inspector: Morgan R
Postcode: CH41 9AY

Main issues, as the Inspector framed them

The effect of the proposed development on the character and appearance of the area, having particular regard to the host building as a non-designated heritage asset, and the settings of the Grade II listed Cattle Lairages and Drinking Fountain

What decided it

The permanent loss of a non-designated heritage asset and diminishment of the setting of listed buildings, combined with insufficient evidence that demolition was the only viable option and uncertainty about the replacement design, meant the public benefits could not outweigh the heritage harm.

What the Inspector cited

Development plan policies: Policy CH1 of the Wirral Unitary Development Plan 2000
National Planning Policy Framework: Paragraph 197Paragraph 202Paragraph 203Paragraph 204

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.

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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.