18 Oak Avenue , Wirral, Merseyside , CH49 4NL

5No four bed detached houses with construction of new access to highway

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

Main issues, as the Inspector framed them

the effect of the proposal on the character and appearance of the area
the effect of the proposal on the biodiversity of the site and surroundings with particular regard to protected species and trees

What decided it

The harm to character and appearance through the dominance and scale of the proposed dwellings and the unresolved uncertainty regarding biodiversity and protected species impacts significantly and demonstrably outweigh the moderate benefits of delivering five additional dwellings.

the adverse impacts identified in respect of character and appearance and the biodiversity of the area would significantly and demonstrably outweigh the benefits of delivering five dwellings

Framework references: 15

Plan policies cited: Policy HS4, Policy NC7, Policy GR7

Judgments cited: Tesco Stores Limited v Dundee City Council

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.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

The judgement stays yours. The tool gathers the material and dates it.