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Planning appeal decision

Dismissed25 January 20243324981

Land to the Rear of 226 Knowsley Road, St. Helens, WA10 4QA

Planning appeal 3324981 at Land to the Rear of 226 Knowsley Road, St. Helens, WA10 4QA (St Helens Metropolitan Borough Council) was dismissed on 25 January 2024 by Inspector Hughes L, by written representations. The main issue, as the Inspector framed it: the effect on the proposed development on the character and appearance of the area.

demolition of existing garage and erection of a one bedroom detached bungalow

Authority
St Helens Metropolitan Borough Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Hughes L
Postcode
WA10 4QA

Main issues, as the Inspector framed them

  • the effect on the proposed development on the character and appearance of the area
  • the living conditions of occupiers of 226A Knowsley Road with regard to outlook, and to the occupiers of 226A and 226B Knowsley Road with regard to outdoor amenity space
  • the living conditions of future occupiers, with particular regard to internal accommodation and privacy

What decided it

The proposal would harm the character and appearance of the surrounding area through its incongruous design and cramped layout, and would not provide adequate outdoor amenity space for occupiers of the existing residential flats, with these harms outweighing the principle of residential development and the provision of a smaller dwelling.

What the Inspector cited

Development plan policies
Policy LPD01Policy LPD02

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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More decisions in St Helens Metropolitan Borough Council

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

  1. Dismissed9 October 20266014533
    60 Church Road, Haydock, St. Helens, WA11 0TH
  2. Dismissed17 July 20266004643
    Land at Watery Lane, Sutton, St. Helens, WA9 3GD
  3. Dismissed3 June 20266004069
    8 Hardshaw Street, St Helens, WA10 1RE
  4. Dismissed29 April 20266002435
    3 Catchdale, Moss Lane, St Helens, WA10 5QG
  5. Notice upheld23 March 20263343768
    383 - 385 West End Road, Haydock, St Helens, WA11 0AX

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.