Appeal 3324524
Public case and site metadata stored from the official casework database, including fields that were empty in the source release.
A clearer next step
See how Inspectors approached issues like yours
Bring your planning decision into a private workspace. We separate the disputed points, then match them with source-located Inspector reasoning from similar appeals.
- See which issues the decision appears to turn on
- Compare the facts and open the full appeal records
One private comparison
How the refusal review worksOne-off service · No subscription
Similar appeals are evidence to inspect, not a prediction of your outcome.
Official decision document
The decision, section by section
3 sections
Read the development description and the Inspector’s text from the official decision PDF in source order. Source headings are retained where available. Personal and contact details are removed by an automated privacy filter; this is source material, not Rules for You analysis.
Section 01
Development description
new detached garage.
Section 02
Decision
The appeal is allowed and planning permission is granted for new detached garage at [site address] , Newton, Wirral [postcode] in accordance with the terms of the application, [name]/23/00468, dated 24 March 2022, subject to the following conditions:
The development hereby permitted shall begin not later than 3 years from the date of this decision.
The development hereby permitted shall be carried out in accordance with the following approved plans: [name] R3 - Comparing existing and proposed with a site location plan, Ground floor plan, Proposed right and left side elevations at 1:40, Proposed front and rear elevations at 1:40 and Proposed roof elevation and cross section at 1:40.
Section 03
Reasons
The appeal site comprises a large, irregularly shaped front garden and parking area. It is some 4.5m above the level of [name], behind a natural stone front boundary wall. The proposed detached garage would be sited behind the wall and the adjacent area of mature planting. The difference in ground levels, the high wall and the landscaping combine to create a private, screened area in front of the house which is not overlooked to any great extent by neighbouring properties.
Due to the steep slope of [name] and the difference in ground levels, the ground floor of the existing house and most of the existing garage at the side of the house are screened. The proposed flat-roofed garage would be closer to this wall, thereby limiting views of it further. Views of the garage would only be available from the roadside and in the main these would be limited to views from the woodland on the directly opposite side of the road. But in any event, garages and outbuildings at neighbouring properties can be seen from the opposite side of the road and do not appear out of place in this location. The glimpsed views of the proposed garage would not harm the character and appearance of the surrounding area.
Although it would have a large footprint and volume, the garage would be proportionate to the size of the front garden/parking area. The external materials would contrast with boundary wall. However, they would match those of Tawnywood which is a contemporary house. The proposed development would therefore be in accordance with Wirral Unitary Development Plan Policy HS11 - [name]. Given my conclusions set out above, the proposal would not create an effect of over-dominance or cause significant visual intrusion and would also comply with Supplementary Planning Guidance 11: [name] in this regard. Similarly, there would be no conflict with the requirement for high quality design set out in the National Planning Policy Framework.
For the foregoing reasons the appeal is allowed subject to a necessary condition identifying the approved drawings for the avoidance of doubt and in the interests of proper planning.
Planning inspector and document dates
The official casework attribution is grouped under a one-way keyed hash and shown only by its local identifier. Decision-letter dates and page references are extracted by fixed first-page rules and checked against that authoritative record.
Appeal Decision
- Extracted inspector · page 1
- Inspector attribution ID 322No official casework-database value to compare
- Extracted decision date · page 1
- 28 September 2023Matches the official casework database
- Extracted site visit dates
- 11 September 2023 (page 1)
Reference and authority
Official identifiers and the planning authority recorded against this case.
- Case reference
- 3324524
- Application reference
- APPH/23/00468
- Lead case reference
- Not recorded
- Planning authority
- Wirral Metropolitan Borough Council
- Planning authority code
- E08000015
Casework details
The casework, procedure, development and linking details supplied by the official record.
- Casework type
- Householder (HAS)
- Procedure
- Written Representations
- Development type
- Householder developments
- Appeal type reason
- 1. Refused planning permission
- Appeal reason
- Refusal
- Type detail
- Planning Appeals - Full
- Jurisdiction
- Transferred
- Link status
- Not Linked
Site and development
Published appeal-site measurements and planning designations, without the withheld precise location fields.
- Site area
- Not recorded
- Floor space
- Not recorded
- Number of residences
- 0
- Site in Green Belt
- No
- Agricultural holding
- Not recorded
- Affects setting of a listed building
- Not recorded
- Historic building grant made
- Not recorded
- Relates to a conservation area
- Not recorded
- Flooding is an issue
- Not recorded
- Site within an AONB
- Not recorded
- Site within an SSSI
- Not recorded
Decision and dates
The published outcome and every imported case date.
- Official decision
- Allowed
- Decision category
- Allowed
- Received date
- 21 June 2023
- Valid date
- 21 June 2023
- Start date
- 26 July 2023
- Planning authority decision date
- 18 May 2023
- Appeal decision date
- 28 September 2023
Case administration
Published recovery, call-in, costs and enforcement information for this case.
- Redetermined
- No
- Bespoke
- No
- Date recovered
- Not recorded
- Date not recovered or derecovered
- Not recorded
- Call-in date
- Not recorded
- Costs applied for
- Not recorded
- Enforcement grounds count
- Not recorded
- Enforcement grounds
- Not recorded
Source and catalogue history
When this record appeared in the rolling official release and when the catalogue stored it.
- Source
- Planning Inspectorate casework database
- Source data system
- Horizon
- Dataset status
- Current release
- Catalogue record ID
- 39468
- First seen
- 20 August 2026 at 14:24
- Last seen
- 20 August 2026 at 16:27
- Removed from release
- Not recorded
- Record created
- 20 August 2026 at 14:24
- Record updated
- 24 August 2026 at 16:21