17 three-bedroom apartments at 1 Ibbotsons Lane, Liverpool

What was proposed

The application proposed demolishing the existing buildings and constructing 17 three-bedroom apartments in a three-storey building with a rooftop terrace.

“The application proposes the demolition of all buildings and the erection of a 3-storey building comprising 17 x 3-bedroom apartments with communal rooftop terrace.”

“Associated with this, the following are also proposed:”

Officer report

The site and surroundings

The vacant site contains a deteriorated former house in large grounds, accessed from a non-adopted cul-de-sac near playing fields, student accommodation and housing.

“The site is occupied by a detached two and a half storey building. The former house has been subdivided into four flats, approved in 1964, albeit the property is now vacant. The property was built in the early 20 th Century but is now in a poor condition, vandalised, and structurally unstable. A later brick extension was constructed to the western side, and there are smaller outbuildings within the grounds.”

“Located to the north and west of the site is the Lady Eleanor Holls Playing Fields. To the east of the site is the grounds of the Greenbank Student Village. The immediate context comprises a mix of residential properties (both traditional and modern mansion houses and flats) and educational campuses/grounds, with large modern buildings, to the north and east.”

Officer report

Earlier applications and discussions

The former house was converted into four flats in 1964, a rear garage was approved in 1966, and pre-application discussions began in December 2023.

“The proposal has been submitted following extensive pre-application discussions with the Local Planning Authority since December 2023.”

“B23624 To erect double domestic garage at rear of flats. Approved without conditions in 1966 and implemented.”

Officer report

Why officers supported it

Officers considered the scheme high quality, policy-compliant overall and beneficial for housing, employment, vacant-site reuse, heritage, landscaping and biodiversity.

“The benefits of the proposal include: - • Provision of 17 high quality 3-bedroom inclusive apartments contributing to Liverpool’s family homes requirements in a sustainable brownfield site location, attracting residents that could contribute to the local economy. • Creation of employment during construction, with enhanced social value through an Employment and Skills Statement agreement. • The reduction in the number of vacant homes in Liverpool.”

“The harm from lack of full financial contributions (affordable housing: Policy H3, and open space: Policy H14) has been justified by the submitted Viability Appraisal in accordance with Policy STP5. The proposal is a high-quality design and complies with the policies of the Local Plan in all other regards.”

Officer report

Residents’ views

One objection raised concerns about parking, the narrow lane and heavy construction traffic, while nearby property interests supported the design and requested traffic management.

“Ibbotsons Lane is a narrow cul-de-sac with limited access. During normal times it is very difficult to park on the lane and at school drop off and pick up times for Liverpool College there are extreme parking difficulties. The building of many more flats having access and parking via Ibbotsons Lane would be catastrophic. • To build the flats would require a huge number of heavy lorries to access the site and would be a logistical issue.”

“Support is given on the understanding that the development will be delivered in a manner that respects the character of the street and minimises disruption to neighbours throughout the construction process. • Considering the residential nature of Ibbotsons Lane and its frequent use for kerbside parking by residents and parents of Liverpool College pupils, a Construction Phase Traffic Management Plan should be submitted with the application and adhered to by condition.”

Officer report

Who spoke

The applicant’s agent presented the scheme, answered questions about chimneys and heat pumps, and agreed to ongoing liaison with the councillor and residents.

The vote and decision

The committee approved the application subject to conditions and a legal agreement, with ten votes in favour, none against and no abstentions.

“(vii) The payment of a contribution of £1619.25 (15% of the value of the planning application fee) to cover the costs of administering the legal agreement, upon signing of the legal agreement; and…”

Minutes