®Planning appeal decision
14 Holly Road, Liverpool, L7 0LH
Planning appeal 3371699 at 14 Holly Road, Liverpool, L7 0LH (Liverpool City Council) was dismissed on 31 July 2026 by Inspector Moore J, by written representations. The main issue, as the Inspector framed it: the effect of the proposal upon the balance and mix of housing.
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
- Postcode
- L7 0LH
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.
What the Inspector cited
- Development plan policies
- Policy H10Policy H11Policy H10.2(n)Policy H10.2(b)Policy H10.2(m)Policy H10.1Policy HD1Draft Policy H7
- National Planning Policy Framework
- Paragraph 130Paragraph 213
- Judgments
- Bernard Wheatcroft Ltd v SSE [JPL 1982 P37]; Holborn Studios Ltd v The Council of the London Borough of Hackney [2017] EWHC 2823 (Admin)
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.
See how each was appliedThe decision letter
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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.