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Planning appeal decision

Dismissed23 July 20243342233

70 Sandy Lane, West Kirby, CH48 3JA

Planning appeal 3342233 at 70 Sandy Lane, West Kirby, CH48 3JA (Wirral Metropolitan Borough Council) was dismissed on 23 July 2024 by Inspector A Hartley, by written representations. The main issue, as the Inspector framed it: the effect of the proposal on the character and appearance of the host dwelling and the wider street scene, with particular regard to design, materials and roof form.

Addition of a first floor to existing detached garage and conversion to granny annexe

Authority
Wirral Metropolitan Borough Council
Appeal type
householder · Householder (HAS)
Procedure
Written Representations
Development
residential · Householder developments
Inspector
A Hartley
Postcode
CH48 3JA

Main issues, as the Inspector framed them

  • the effect of the proposal on the character and appearance of the host dwelling and the wider street scene, with particular regard to design, materials and roof form
  • the significance of the nearby West Kirby Old Village Conservation Area as a designated heritage asset, through development within its setting
  • the living conditions of the occupiers of No. 2 Caldy Road

What decided it

The flat roof form of the proposal is at odds with the distinctive pitched roof character of the area and would cause unjustified harm to the significance of the nearby West Kirby Old Village Conservation Area as a designated heritage asset through development within its setting.

What the Inspector cited

Development plan policies
Policy HS11Policy CH2
National Planning Policy Framework
Paragraph 139Paragraph 208

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. Dismissed29 September 20266010411
    Land to the South of Telegraph Road, Caldy, CH48 1NZ
  2. Dismissed10 September 20266013310
    1 Bronington Avenue, Eastham, CH62 6DT
  3. Allowed10 September 20266013064
    6 Pine Way, Heswall, CH60 6RP
  4. Dismissed10 September 20266012026
    297 Frankby Road, Frankby, CH48 1PE
  5. Dismissed7 August 20266011113
    5A Westwood Road, Bidston, CH43 9RG

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.