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Dismissed2 February 20263374637

35 Regent Road, Sandhills, Liverpool, L5 9SR

Planning appeal 3374637 at 35 Regent Road, Sandhills, Liverpool, L5 9SR (Liverpool City Council) was dismissed on 2 February 2026 by Inspector Hughes L, by written representations. The main issue, as the Inspector framed it: the effect of the proposed development on the character and appearance of the area, with particular regard to the preservation of the setting of listed buildings and the preservation or enhancement of the Stanley Dock Conservation Area.

change of use of former timber storage yard (Use Class B8) to entertainment and hospitality venue for food and beverage consumption (Use Class Sui Generis) for temporary period of 24 months including the erection of marquee, storage containers and food stalls. The venue would accommodate a maximum of 1000 guests and operate between 09.00am and 00.00, Monday to Sunday

Authority
Liverpool City Council
Appeal type
major · Planning Appeal
Procedure
Written Representations
Development
leisure-sport · Major retail and services
Inspector
Hughes L
Postcode
L5 9SR

Main issues, as the Inspector framed them

  • the effect of the proposed development on the character and appearance of the area, with particular regard to the preservation of the setting of listed buildings and the preservation or enhancement of the Stanley Dock Conservation Area
  • highway and public safety
  • the activities of neighbouring businesses
  • suitable and inclusive access for all visitors
  • surface water drainage and flood risk

What decided it

The great weight given to less than substantial harm to designated heritage assets, combined with unresolved highway safety, public safety, and drainage concerns, meant the economic public benefits could not outweigh the identified harms and conflicts with the development plan.

What the Inspector cited

Development plan policies
Policy HD1Policy UD1Policy UD5Policy UD4Policy CC13Policy CC19Policy EC4Policy TP1Policy TP5Policy TP6Policy TP8Policy EC6Policy CC10Policy R3
National Planning Policy Framework
Paragraph 200Paragraph 207Paragraph 212Paragraph 215Paragraph 182

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

See how each was applied

The decision letter

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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.