Thatches, Shore Road, Caldy, Wirral, CH48 2JL

Planning appeal 3363784 at Thatches, Shore Road, Caldy, Wirral, CH48 2JL (Wirral Metropolitan Borough Council) was dismissed on 8 September 2025 by Inspector Moulton E, by written representations. The main issue, as the Inspector framed it: Whether the appeal proposal would be inappropriate development in the Green Belt having regard to the National Planning Policy Framework and any relevant development plan policies.

demolition of existing conservatory and erection of single-storey rear extension with first-floor level roof terrace

Authority: Wirral Metropolitan Borough Council
Appeal type: householder · Householder (HAS)
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Moulton E
Postcode: CH48 2JL

Main issues, as the Inspector framed them

Whether the appeal proposal would be inappropriate development in the Green Belt having regard to the National Planning Policy Framework and any relevant development plan policies
The effect of the appeal proposal on the openness and purposes of the Green Belt
Whether any harm by reason of inappropriateness, and any other harm, would be clearly outweighed by other considerations so as to amount to the very special circumstances required to justify the appeal proposal

What decided it

The cumulative floorspace increase of 198% from the proposed extension combined with previous extensions substantially exceeds the 50% guidance threshold and constitutes disproportionate additions that cannot be justified by very special circumstances.

What the Inspector cited

Development plan policies: Policy WS 1Policy WD 5Policy WD 23
National Planning Policy Framework: Paragraph 142Paragraph 143Paragraph 153Paragraph 154

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.

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The decision letter

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The authority’s record since 2016 · every decision in 2025

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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.