Woodville House Raby Road, WIRRAL, CH63 4JR

the conversion and extension of existing dwelling to provide residential apartments

Authority: Wirral Metropolitan Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Watson S

Main issues, as the Inspector framed them

Whether the proposal would be inappropriate development in the Green Belt having regard to the Framework and any relevant development plan policies
The effect of the proposal on the openness of the Green Belt
The effect of the proposal on the character and appearance of the surrounding area
Whether any harm by reason of inappropriateness, and any other harm, would be clearly outweighed by other considerations, so as to amount to the very special circumstances required to justify the proposal

What decided it

The proposal amounts to inappropriate development in the Green Belt with substantial harm to openness that cannot be justified by very special circumstances, as the moderate benefits from housing supply do not outweigh the substantial weight given to Green Belt harm.

Framework references: 11, 135, 142, 143, 152, 153, 154, 155

Plan policies cited: GB2, GB3, GB5, HS11, WP8

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.

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