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Dismissed16 October 20233318784

2 Rowen Court, Liverpool, Merseyside, L17 0EJ

Planning appeal 3318784 at 2 Rowen Court, Liverpool, Merseyside, L17 0EJ (Liverpool City Council) was dismissed on 16 October 2023 by Inspector Veevers A, 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, with particular regard to private amenity space and boundary treatment.

change of use of coach house from use in conjunction with main dwelling, to stand alone dwelling. New access to 2 Rowen Court off Woodlands Road. Landscaping works to accommodate the above

Authority
Liverpool City Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Veevers A
Postcode
L17 0EJ

Main issues, as the Inspector framed them

  • the effect of the proposed development on the character and appearance of the area, with particular regard to private amenity space and boundary treatment
  • whether the proposed development would make suitable provision for trees
  • the effect of the proposed development on pedestrian safety
  • whether the proposed development would create an accessible dwelling with regard to the relevant policies of the development plan
  • the effect of the proposed development on the living conditions of the occupiers of the existing and proposed dwellings, with particular regard to overlooking

What decided it

The cumulative harm to character and appearance through loss of private amenity space for the host dwelling, combined with unresolved issues regarding tree provision, pedestrian safety, and accessible dwelling standards, meant the proposal conflicted with the development plan with no material considerations to outweigh this harm.

What the Inspector cited

Development plan policies
Policy H7Policy H13Policy UD1Policy GI8Policy H12Policy TP6Policy TP8

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.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.