®Planning appeal decision
Land Between Lancaster Street And Great Mersey Street, Liverpool, L5 2SZ
Planning appeal 6005389 at Land Between Lancaster Street And Great Mersey Street, Liverpool, L5 2SZ (Liverpool City Council) was dismissed on 29 June 2026 by Inspector L N Hughes, by written representations. The main issue, as the Inspector framed it: Whether the viability of the proposed development justifies the lack of off-site financial contributions towards affordable housing and green infrastructure.
to erect three buildings, of 3, 3 and 5 storeys, containing 56 apartments with associated parking and landscaping
- Authority
- Liverpool City Council
- Appeal type
- major · Planning
- Procedure
- Written
- Development
- residential
- Inspector
- L N Hughes
- Postcode
- L5 2SZ
Main issues, as the Inspector framed them
- Whether the viability of the proposed development justifies the lack of off-site financial contributions towards affordable housing and green infrastructure
What decided it
The fundamental disagreement over Gross Development Value, combined with the Inspector's finding that additional financial contributions would most likely be viable despite the appellant's viability claims, meant the proposal conflicted with development plan policies requiring affordable housing and green infrastructure contributions.
The significant benefit of 56 sustainably located apartments towards housing need, moderate benefits from 30% wheelchair accessible units and economic benefits, and minor benefits from highways improvements were outweighed by the lack of affordable housing contributions (precluding mixed and balanced communities in perpetuity), loss of green infrastructure, mature trees, biodiversity and local recreation space, and the conflict with development plan policies, particularly given the Council's existing 5-year housing land supply and urgent need for affordable housing.
What the Inspector cited
- Development plan policies
- Policy H2Policy H3Policy H12Policy H14Policy STP1Policy STP2Policy STP3Policy STP4Policy STP5Policy TP8Policy GI6Policy GI8Policy GI10
- National Planning Policy Framework
- Paragraph 11Paragraph 59Paragraph 61Paragraph 129Paragraph 187Paragraph 193
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
Town Planner Pro holds this letter. The Appeals plan opens it and every other letter we hold, all of them searchable, with the main issues and what decided each case picked out. We do not show letters on the free site because they carry people’s names and addresses.
With an account
What an account adds to this decision
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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.