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Allowed4 April 20243324876

Oak Cottage, Noctorum Road, Noctorum, Wirral, Prenton, CH43 9HQ

Planning appeal 3324876 at Oak Cottage, Noctorum Road, Noctorum, Wirral, Prenton, CH43 9HQ (Wirral Metropolitan Borough Council) was allowed on 4 April 2024 by Inspector Brook S, by written representations. The main issue, as the Inspector framed it: the effect of the proposed development on (a) the character and appearance of the area, and (b) European protected sites.

The erection of a semi-detached villa on land adjacent to Oak Cottage, with associated parking provisions and access (2no. dwellings)

Authority
Wirral Metropolitan Borough Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Brook S
Postcode
CH43 9HQ

Main issues, as the Inspector framed them

  • the effect of the proposed development on (a) the character and appearance of the area, and (b) European protected sites

What decided it

The design of the scheme would retain the spacious, leafy character of the area despite introducing two dwellings at higher density, and the mitigation measures in place would prevent adverse effects on European protected sites.

The benefits of housing delivery and the retention of the area's character and appearance outweighed the conflict with the density stipulation of UDP Policy HS5.

What the Inspector cited

Development plan policies
UDP Policy HS4UDP Policy HS5emerging Wirral Local Plan 2021-2037 policies WS5.5emerging Wirral Local Plan 2021-2037 policies WD3
National Planning Policy Framework
Paragraph 128Paragraph 135Paragraph 180Paragraph 54Paragraph 11

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.

See how each was applied

The decision letter

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More decisions in Wirral

The authority’s record since 2016 · every decision in 2024

  1. Dismissed7 July 20266007318
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  3. Allowed29 August 20253365396
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  4. Dismissed28 January 20253353825
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  5. Allowed28 March 20243326801
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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.