356 Prescot Road, Liverpool, L13 3AP

Authority: Liverpool City Council
Appeal type: minor · Planning
Procedure: Written
Development: residential
Postcode: L13 3AP

Main issues, as the Inspector framed them

the effect of the proposed development on the character and appearance of the area
the living conditions of the occupants of 1 Barrymore Road and 2 Aviemore Road, with particular reference to outlook, privacy and noise and disturbance

What decided it

The unacceptable harm to the character and appearance of the area caused by the incongruous form, scale and massing of the building, combined with unacceptable harm to the outlook and living conditions of neighbouring occupants, outweighed the moderate benefits of housing delivery.

the benefits of housing delivery and efficient land use on a previously developed site were substantially outweighed by the significant harms to character and appearance and to neighbouring living conditions

Plan policies cited: Policy UD1, Policy UD2, Policy UD5, Policy H7, Policy H13, Policy R1, Policy L2

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.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

The judgement stays yours. The tool gathers the material and dates it.