38 Hawarden Avenue, LIVERPOOL, L17 2AL

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

Main issues, as the Inspector framed them

Whether the appeal property was lawfully used as a Class C4 HMO prior to the Article 4 Direction coming into effect on 17 June 2021
Whether occupation by 7 persons between 1 July 2021 and 30 June 2022 amounted to a material change of use that supplanted the lawful C4 use
Whether the property could revert to a dormant lawful C4 use following renovation work in September 2024

What decided it

The occupation of the small two-storey property by 7 persons materially changed the character of use such that the lawful C4 use was supplanted by an unlawful large HMO use, preventing any subsequent reversion to the lawful C4 use.

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.

Town Planner Pro

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.

Join the waiting list

In the app this decision sits on the map beside every other appeal around it, with the full reasoning summary, the letter held on file, and the case law it applies.