Mosque and rear extension at 30 County Road, Liverpool

What was proposed

Retrospective permission was sought for a mosque on the ground floor and basement, together with retention of a single-storey rear toilet extension.

“The application seeks retrospective planning permission for the continued use of the ground floor of 30 County Road as a mosque (Use Class F1), the change of use of the basement for use as a mosque in connection with the ground floor use, and the retention of a single-storey rear extension providing toilet facilities.”

Officer report

The site and its surroundings

The site is a three-storey end terrace with residential accommodation above, no on-site parking and entrances from County Road and Winslow Street.

“The application site comprises a 3storey end terrace building on the corner of County Road and Winslow Street. A small extension and yard area is located at the rear of the site. There is no parking within the site curtilage.”

“At the rear of the site on Winslow Street, and on other streets which run parallel to Winslow Street, are 2storey residential terraced properties with rear yards. This is characteristic of the area immediately east of the application site. Winslow Street and others nearby have restricted parking as a result of a residents parking permit restriction.”

Officer report

Earlier applications

Earlier permissions covered residential flats, signs, shopfront works and hot-food takeaway use at the premises.

“11F/0621 To use premises for sale of hot take-away food. Approved 28/06/2011.”

“97P/1359 To use shop/bakery as a shop for the sale of hot takeaway food. Approved 14/10/1997.”

Officer report

What officers recommended

Officers recommended refusal because the use would harm residential amenity, the rear yard, inclusive access and highway safety.

“The development does, however, give rise to significant concerns regarding residential amenity. The scale of the operation, the frequency of prayer sessions throughout the day, the concentration of arrivals and departures associated with those sessions, and the use of the Winslow Street entrance adjacent to residential properties would result in a level of activity materially greater than that normally associated with the lawful use of the premises.”

“Further concerns arise from the footprint, layout and operation of the retained rear extension and yard area. The extension occupies a significant proportion of the rear yard, leaving limited space for servicing, refuse storage, cycle parking and the safe and convenient use of the shared access route.”

Officer report

Further views received

Further objections referred to congestion, emergency access, accessibility, fire safety and the site’s suitability, while support cited the lack of local mosques.

“Mosque already operational questions about non-compliance with the planning process • Will there be parking wardens introduced to the area to deal with illegal parking and congestion? • Conflict with bins and road exacerbated by roads being used for parking • Health and safety issues with emergency vehicles • No objection to the peaceful operation of a place of worship, but rather to the unsuitability of this particular location due to the lack of parking, congestion, and…”

“Danger navigating roads particularly for disabled residents • The building is designed for a retail use • Concern regarding fire regulations for this building and health and safety issues as it's a retail property not designed for a purpose of a mosque • Early morning call to prayer from loudspeakers may disturb neighbours • Loss of retail amenity as it would permanently remove a rail unit in a designated primary shopping area and would undermine the sustainable…”

Minutes

Who spoke

The planning officer outlined the application, and a representative of the premises’ management spoke in support.

The vote

Seven members voted for refusal, with none against and no abstentions; one councillor left after declaring a non-pecuniary interest.

“(Councillor Joe Hanson declared a non-pecuniary interest in the above item, took no part in the consideration thereof, left the room and did not vote.)”

Minutes