286 - 316 SCOTLAND ROAD, EVERTON , LIVERPOOL, L5 5AE

Authority: Liverpool City Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Change of use
Inspector: Hunter A

Main issues, as the Inspector framed them

Whether the proposed development would provide adequate living conditions for future residents, in particular in relation to sunlight and daylight levels to the proposed ground floor rooms
Whether the existing building comprises a non-designated heritage asset (NDHA) and if so, whether the design and appearance of the proposed development, including the proposed roof top extension would result in harm
The effect of the proposed development upon protected species, in particular bats, and whether adequate provision is made for biodiversity net gain (BNG)

What decided it

The substantial benefits of providing new, much-needed accommodation and improvements to the appearance of the existing building outweighed the identified harm to living conditions of rear ground floor residents.

Framework references: 11, 216

Plan policies cited: Policy H10, Policy UD1, Policy UD2, Policy UD5, Policy UD6, Policy UD7, Policy HD1.4, Policy STP2, Policy GI8, Policy GI10

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.