Vacant land at junction of Spellow Lane and Goodison Road, Liverpool, L4 4EL

to erect a two storey block containing 2 nos. residential units and a ground floor retail unit

Authority: Liverpool City Council
Appeal type: minor · Planning
Procedure: Written
Development: residential
Postcode: L4 4EL

Main issues, as the Inspector framed them

Whether the site is a suitable location for the proposed retail unit, taking into consideration local and national policies
The effect of the proposal on the living conditions of the occupants of 5 Goodison Road and 67 Spellow Lane, with particular regard to outlook
The effect of the proposal on the character and appearance of the area

What decided it

The proposal failed to demonstrate that suitable retail sites within defined centres were unavailable, breached the sequential test, and caused unacceptable harm to neighbouring living conditions and local character.

Framework references: 91, 92

Plan policies cited: Policy SP6, Policy H7, Policy H8, Policy H13, Policy UD2, Policy UD1

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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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