117 Hartington Road, Liverpool, L8 0SF

Authority: Liverpool City Council
Appeal type: householder · Householder (HAS)
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Clark J

Main issues, as the Inspector framed them

whether the outbuilding preserves or enhances the character or appearance of the Toxteth Park & Avenues Conservation Area and its effect on the host building
the effect of the outbuilding on the living conditions of the occupiers of 27 Brompton Avenue having regard to outlook

What decided it

The outbuilding fails to preserve the character or appearance of the Conservation Area and causes less than substantial harm to its significance as a designated asset, with no public benefit to outweigh this harm, and additionally causes adverse effects on neighbouring living conditions regarding outlook.

Plan policies cited: Policy HD1, Policy UD1, Policy UD5, Policy H7, Policy H8

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.

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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.

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In the app this decision sits on the map beside every other appeal around it, with the full reasoning summary, the letter held on file, and the case law it applies.