Mixed-use employment and retail development at Formby Bypass, Formby

“Proposal: Hybrid planning application comprising: Full planning permission for a phased development comprising: construction of a signal controlled junction on Formby bypass, footways and cycle paths, and associated works (Phase I); infrastructure works to include an estate road and internal roundabout, utility supplies, electricity sub-stations, surface water and flood risk attenuation, including a pumping station, and landscaping (Phase II); erection of two Class E(a)…”

“Outline planning application with approval of access and all other matters reserved (appearance, landscaping, layout, scale) for the phased development comprising: a minimum of 7.58ha of employment uses within Use Classes E(g), B2 and/or B8 and associated infrastructure to include access, parking and servicing areas, landscaping and associated works (Phase VI); infrastructure works to include an estate road, utility supplies, electricity sub- stations, surface water and…”

“The application site comprises 12.6ha of land allocated as a “Strategic Employment Location” in the 2017 Local Plan, to the north of the existing Formby Industrial Estate and to the eastern side of the A565 Formby Bypass. The site is bordered to the east by Downholland Brook, and to the south by the neighbouring industrial estate and by the Bull Cop main river.”

“The land falls within the Formby Moss Local Wildlife Site, which continues further to the north beyond the boundaries of the application site into adjacent designated Green Belt.”

“In relation to this current application the Council issued an Environmental Impact Assessment (EIA) Screening Opinion, DC/2023/01641, on 16 th October 2023 that stated the proposal did not constitute EIA development.”

“To the western edge of the site, an application for two non-illuminated hoardings, ref DC/2023/02092, was refused advertisement consent but allowed on appeal by the Planning Inspectorate on 23 rd September 2024.”

“The main issues to consider are the principle of development, the impact on the vitality and viability of Formby District Centre, the impact on highway safety and amenity, flooding and ecology.”

“It is considered that the principle of development is accepted, there will be no severe adverse impacts on Formby District Centre, the proposal raises no unacceptable issues in respect of highway safety & amenity, nor flooding or ecology, and is acceptable in all other respects.”

“Active Travel England Sought further information in respect of active travel mode share targets, precise details regarding the segregated provision and crossing at the access point junction including details of surface materials, wayfinding signage and lighting, insufficient detail in respect of how the proposed development can enhance offsite active travel infrastructure and connection with surrounding areas and a lack of clarity and/or commitment to the provision of a…”

“Environment Agency Following lengthy discussions, revised modelling, Flood Risk Assessment and further clarifications there is no objection on flood risk grounds subject to conditions. Comments made in respect of ecology implications.”

“Being a hybrid application consisting of a part full application and a part hybrid application a full complete assessment can be undertaken of the full element while that within the outline element must be considered as a matter of principle, save for the detailed matters relating to access, and whether the application site is capable of supporting the development as proposed.”

“Principle of Development • Impact on Formby District Centre • Impact on Highway Safety and Amenity • Flooding and Drainage • Ecology…”

“Arising from the discussion Members expressed concern regarding traffic safety at the site, particularly having regard to the lack of sustainable public transport links to the site and the effect of the proposed development on Formby Town Centre…”

“That the recommendation be not approved and the application be refused for the reason that there were concerns regarding traffic safety at the site, particularly having regard to the lack of sustainable public transport links to the site and the effect of the proposed development on Formby Town Centre.”