Land adjacent to 201 Gorsey Lane, Clockface, St Helens, WA9 4FZ

the erection of one detached country house dwelling

Authority: St Helens Metropolitan Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Symmons J

Main issues, as the Inspector framed them

the effect of the proposed development on the strategic allocation of Site 4HA
biodiversity, ecology and protected species
highway safety

What decided it

The failure to provide sufficient ecological evidence (Preliminary Ecological Appraisal and Habitats Regulations Assessment) to demonstrate the proposal would not adversely affect protected habitats and species, combined with unresolved highway safety concerns and conflict with the strategic allocation policy, meant the proposal could not be approved.

Framework references: 60, 115, 180, 186

Plan policies cited: Policy LPA04, Policy LPA04.1, Policy LPA11, Policy LPA06, Policy LPC06, Policy LPC01

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.
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