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

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

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.

Framework references: 142, 143, 153, 154

Plan policies cited: Policy WS 1, Policy WD 5, Policy WD 23

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.

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