®Planning appeal decision
14 Holly Road, LIVERPOOL, L7 0LH
Adaptation/change of use of former nuns’ shared accommodation to form a 12 room HMO (sui generis) with shared communal facilities, associated internal and external alterations/refurbishments (including external rendering and new/replacement windows and rooflights) and erection of bin and cycle stores
- Authority
- Liverpool City Council
- Appeal type
- major · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Change of use
- Inspector
- Moore J
Main issues, as the Inspector framed them
- the effect of the proposal upon the balance and mix of housing
- whether the proposal would provide acceptable living conditions for future occupiers, with particular regard to internal space, outlook and levels of light
- whether the proposed works would preserve the Grade II listed building 14 Holly Road (Ref:1075188) or any features of special architectural or historic interest which it possesses
What decided it
The proposal failed to provide sufficiently detailed information and clear justification for the replacement of single glazing with vacuum glazed units, which would harm the special architectural interest of the Grade II listed building, and this harm was not outweighed by the public benefits.
The less than substantial harm to the listed building (at the lower end of that spectrum) was weighed against public benefits including repair and restoration of historic fabric, bringing a vacant building into active use, and housing and environmental benefits; the harm outweighed the benefits because the replacement glazing was not clearly and convincingly justified and the absence of detailed information prevented proper assessment.
Framework references: 130, 213
Plan policies cited: Policy H10, Policy H11, Policy H10.2(n), Policy H10.2(b), Policy H10.2(m), Policy H10.1, Policy HD1, Draft Policy H7
Judgments cited: Bernard Wheatcroft Ltd v SSE [JPL 1982 P37]; Holborn Studios Ltd v The Council of the London Borough of Hackney [2017] EWHC 2823 (Admin)
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.