98 Garmoyle Road, LIVERPOOL, L15 3JH

Authority: Liverpool City Council
Appeal type: ldc · Lawful Development Certificate
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Whalley J

Main issues, as the Inspector framed them

Whether the use of the property as a House in Multiple Occupation for 3-6 persons (Use Class C4) had become lawful before 23 August 2024

What decided it

The tenancy agreement evidence showed the property was in lawful C4 HMO use (6 or fewer persons) during the period when such conversion was permitted development, and that lawful use endured despite subsequent occupancy fluctuations.

Plan policies cited: Policy H10

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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.
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