®Planning appeal decision
Mossley Manor Care Home, North Mossley Hill Road, Liverpool, L18 8BL
Planning appeal 3305094 at Mossley Manor Care Home, North Mossley Hill Road, Liverpool, L18 8BL (Liverpool City Council) was dismissed on 23 February 2023 by Inspector Rafferty C, by written representations. The main issue, as the Inspector framed it: the effect of the development on the character and appearance of the area, having particular regard to the non-designated heritage asset and whether the proposal would preserve or enhance the character and appearance of the conservation area.
Outline planning application (with means of access, layout and scale considered) and appearance and landscaping reserved, for demolition of existing building and the erection of 9 no. detached residential units and works required to facilitate the proposed development
- Authority
- Liverpool City Council
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Minor Dwellings
- Inspector
- Rafferty C
- Postcode
- L18 8BL
Main issues, as the Inspector framed them
- the effect of the development on the character and appearance of the area, having particular regard to the non-designated heritage asset and whether the proposal would preserve or enhance the character and appearance of the conservation area
- trees
- the living conditions of residents of neighbouring properties with regard to outlook and privacy and of future occupiers with regard to outlook, privacy and provision of external amenity space
What decided it
The demolition of a non-designated heritage asset of moderate significance making a significant positive contribution to the conservation area, without clear and convincing justification and with insufficient certainty as to the quality of replacement development, could not be outweighed by the identified public benefits.
the identified public benefits of the scheme, including nine dwellings, ecological benefits, and removal of a vacant building, did not outweigh the identified harm arising from demolition of the non-designated heritage asset and failure to preserve or enhance the conservation area
What the Inspector cited
- Development plan policies
- Policy HD1Policy UD1Policy UD2Policy UD5Policy UD7Policy GI9Policy G19Policy GI8Policy GI10Policy H13Policy R1
- National Planning Policy Framework
- Paragraph 196Paragraph 202Paragraph 203
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.
See how each was appliedThe decision letter
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With an account
What an account adds to this decision
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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.