234 Menlove Avenue, Liverpool, L18 3JF

to erect detached dwellinghouse in rear garden following demolition of existing swimming pool structure, install outdoor swimming pool, partially demolish side of 234 Menlove Avenue to create new vehicular access to rear

Authority: Liverpool City Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Hitchcock R

Main issues, as the Inspector framed them

the effect of the development on the living conditions of neighbouring occupiers with particular regard to overlooking arising from the siting, scale and design of the building in conjunction with proposed ground level changes
the character and appearance of the locality
trees
protected species and their habitats

What decided it

The undue overlooking of neighbouring private amenity spaces and loss of privacy arising from the siting, scale and design of the building in conjunction with proposed ground level changes, combined with the poor response to site topography, outweighed the benefits of the proposal.

Plan policies cited: Policy UD2, Policy UD5, Policy H7, Policy H13, Policy UD1, Policy GI9, Policy GI6

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.