23 homes and car park at Shorrocks Hill Country Club, Formby, Liverpool

What was proposed

The hybrid application sought up to 23 custom-build homes, sitewide works, access, landscaping, infrastructure and a 100-space public car park with toilets.

“Date of Meeting: 23rd July 2025 Subject: DC/2022/02326 Shorrocks Hill Country Club Lifeboat Road Formby Liverpool L37 2EB Proposal: Hybrid planning application seeking outline consent for the erection for up to twenty-three custom-build dwellings with access to be determined and all other matters reserved; full planning permission is sought for the sitewide layout (all areas excluding housing plots); including associated infrastructure, access and landscaping; and the…”

“Summary This is what is known as a ‘hybrid’ application. It consists of two parts: it seeks full planning permission for the provision of a 100 space car park and toilet block, and outline approval for the development of up to 23 custom-build dwellings. For the residential development only the access is considered within this application - all other matters are reserved for later consideration.”

Officer report

The site and its setting

The site contains former nightclub, leisure and equestrian buildings, is protected by a tree preservation order, and includes allocated housing and Green Belt land.

“The Site The site comprises land and buildings accessed off St Luke's Church Road. The buildings within the site have, over the years, been used as a nightclub and leisure facilities with stables to the south being used for equestrian purposes. The principal building as seen from the existing entrance is in a poor state of repair.”

“The majority of the application site falls within land allocated for housing (indicative capacity of 34 dwellings) and the provision of a 100 space car park in the 2017 Sefton Local Plan. Parts of the application site to the north, west and south fall within designated Green Belt.”

Officer report

Planning history

There was no relevant planning application history for redevelopment of the site.

“History No relevant planning application history to the redevelopment of the site.”

Officer report

Why officers supported it

Officers considered the proposal acceptable because its benefits outweighed harm from tree loss and the absence of a housing mix.

“It is therefore concluded that the benefits arising from the proposal outweigh the harm to existing trees and the absence of a housing mix and as such the proposal is acceptable.”

“In view of the above it is considered that while the proposal does not fully comply with the aims and objectives of the Neighbourhood Plan, the Local Plan and all other material considerations the benefits of the proposal outweigh the identified harm.”

Officer report

What consultees said

Most consultees raised no objection subject to conditions, while the Tree Officer opposed the proposal because of tree loss and Natural England awaited final comments.

“Natural England: Awaiting final comments on a revised shadow Habitats Regulations Assessment and the Appropriate Assessment undertaken by MEAS.”

“Tree Officer: Cannot support the proposal due to the extent of tree loss and the detrimental harm arising from this.”

Officer report

What residents and groups said

Petitions and more than 800 objection letters raised concerns about development principle, Green Belt, ecology, trees, highways, amenity and infrastructure.

“Collectively the petitions raise objections in respect of the principle of development, detrimental impact on Green Belt, detrimental impacts on ecology, loss of amenity for existing Formby residents, detrimental impact on trees, detrimental impacts on highway safety and amenity and insufficient infrastructure to support further housing development.”

“Principle of Development - Residential element represents overdevelopment of the site - Insufficient justification for the car park - Car Park not of sufficient size to support existing pressures - Development is in the wrong location being sited in the midst of natural beauty - Development wholly inappropriate as will irrevocably alter the essence of this part of Formby - Permitting development here would encourage further developments in this immediate area - Lifeboat Road…”

Officer report

Who spoke

The committee heard three petitions from objectors and a response from the applicant’s agent.

The committee’s decision

The committee approved the recommendation and delegated authority to grant permission, subject to no substantive objection from Natural England and a Section 106 agreement.

“That the recommendation be approved and, subject to there being no substantive objection from Natural England, the Chief Planning officer be delegated authority to grant the application subject to the conditions and for the reasons stated or referred to in the report and in Late Representations and subject to the completion of a Section 106 Legal Agreement.”

Minutes