Planning

Statement

Erection of two drive-thrus : restaurant & coffee shop

Site at Land at B&Q, Caldeen Road, Coatbridge

Ediston Properties Limited

November 2018












Planning Statement



Erection of drive thru restaurant/takeaway and Erection of drive

thru coffee shop with associated retail sales and takeaway with

access, car parking and associated works


Site at Land at B&Q, Caldeen Road, Coatbridge





Ediston Properties Limited






November 2018

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Date : 28 November 2018

Version : Revised Draft

Authorised by :

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 Contents

CONTENTS

1. Introduction .............................................................................................. 4
2. Site and Surrounding Area......................................................................... 5
3. Development Proposals............................................................................. 6
4. Planning Policy Context ............................................................................. 7
5. Assessment of Proposal........................................................................... 14

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 Planning Statement

1. Introduction

1.1 Zander Planning has been appointed by Ediston Properties Ltd to prepare a supporting planning
statement for the proposed erection of a drive thru’ restaurant and drive thru’ coffee shop with
access, car parking and associated works on land within the car park of B&Q, Caldeen Road,
Coatbridge.

1.2 The planning application description proposes the following:

“Erection of drive thru restaurant/takeaway and Erection of drive thru coffee shop with
associated retail sales and takeaway with access, car parking and associated works.”

1.3 This Planning Statement has been prepared to assess the application proposal against the
relevant provisions of the statutory development plan and other material considerations.

1.4 This report addresses the above requirements, and is structured as follows:

• Section 2 describes the site location and physical characteristics;

• Section 3 provides a description of the proposed development

• Section 4 reviews the policy framework, identifying policies and other material
considerations relevant to the determination of the application;

• Section 5 assesses the proposal and draws together our conclusions on the main planning
issues.

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 Planning Statement

2. Site and Surrounding Area

The Location and Site

2.1 The application site consists of land used for car parking associated with the existing B&Q retail
store and garden centre located on site.

2.2 The site is accessed via Caldeen Road which is accessed off A725. The site benefits from close
proximity and access to the A725 which is a main arterial connection in North Lanarkshire from
Coatbridge through Bellshill and to the M74 and M8.

2.3 To the north west, the site is adjacent to Faraday Retail Park, which is within the designated
Coatbridge Town Centre. The predominant uses are retail with ancillary uses such as restaurants
and drive thru’s in the surrounding vicinity. To the south, beyond the railway line lies the
designated Whifflet Local Centre. In the wider vicinity to the west are classes 4, 5 and 6
premises

2.4 In terms of similar uses within the local area, it is noted that there is an established McDonald’s
drive thru, petrol filling station, KFC and Pizza Hut all located to the north of the proposed
application site, accessed from the A725, mainly on edge of centre sites.

The Site

2.5 The application site is presently occupied by car parking associated with the B&Q. The proposed
access from Caldeen Road is as existing. The peripheries of the site already benefit from
boundary treatment at Caldeen Road and A725.

Planning History

2.6 There are no planning applications of relevance that have been identified for this site.

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3. Development Proposals

3.1 Planning Permission is sought for the erection of a single storey drive thru’ restaurant/takeaway
and a single storey drive thru’ coffee shop with ancillary retail sales and takeaway with access,
car parking and associated works.

3.2 It can be confirmed that the intended occupier of the drive thru’ restaurant/takeaway is Burger
King, and the intended occupier of the drive thru’ coffee shop is Costa Coffee.

3.3 The floorspace of the proposed Burger King unit totals 256 sq.m GIFA. The floorspace of the
proposed Costa Coffee unit is a single storey totalling 167sq.m GIFA.

3.4 Vehicular access to the drive thru’ units will be taken from Caldeen Road. This is an existing
access point utilised for the B&Q. Pedestrian access will be retained from Caldeen Road as part
of the proposals.

3.5 The proposed development provides on-site car parking for both drive thru’ units. At present
there is a total of 600 car parking spaces on the wider site. It is proposed that this car parking
will be reduced to 506 spaces on site, with dedicated spaces for the proposed drive thru units.
At present, the B&Q car park is not utilised to capacity and therefore there is scope to reduce
car parking provision on site without impacting on the wider character and function of the retail
warehouse established on site.

3.6 The design of the proposed drive thru’ restaurant and drive thru’ coffee shop are modern and
promote a scale and massing that is appropriate within the area.

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4. Planning Policy Context

4.1 The adopted local development plan that covers the Caldeen Road application site is the North
Lanarkshire Local Plan 2012.

4.2 This plan is currently subject to review, and the North Lanarkshire Local Development Plan –
Proposed Plan 2017, is a material consideration in the assessment of the development
proposed.

North Lanarkshire Local Plan 2012

Site Allocation

4.3 The site is zoned under Policy RTC 1 B Commercial Centre – Other which provides policy support
for the sale of Class 1 bulky goods only.

Other Relevant Local Plan Policies

4.4 The policies identified below also apply to the proposed development:

4.5 Development Strategy Aim is to promote regeneration and sustainable growth of communities.
This is further development in the Development Strategy Policies set out in the adopted Local
Plan.

4.6 Policy DSP 1 Amount of Development states that new retail development over 2,000sqm
comparison/1,000sqm convenience outside designated town centres needs to be justified in
terms of their impact through a supply and demand assessment.

4.7 The proposed drive-thru’ restaurant/takeaway and drive thru’ coffee shop is below the outlined
threshold in terms of retail use, and therefore justification of any impact on designated town
centres is not required.

4.8 Class 3 use is not identified in Policy DSP 1 as a use where additions to land supply would
require to be justified in terms of impact.

4.9 Policy DSP 2 Location of Development states that applications for new development may be
granted if they are consistent with the following locational criteria as expanded in
Supplementary Planning Guidance.

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1 Urban Regeneration - using brownfield urban land and existing urban infrastructure and
services

4.10 It is confirmed that the proposed development is utilising urban land that has previously been
developed. A Coal Risk Assessment has been submitted in support of the application, which
does not raise any concerns regarding the potential redevelopment of this site.

2 Green Belt - maintaining clearly defined urban/ rural boundaries

4.11 It is confirmed that the proposed development will have no impact on the established Green
Belt or impact on boundaries with the Green Belt.

3 Environmental Assets - including safeguarding locations, habitats or species of recognised

importance and protecting and enhancing watercourses

4.12 It is confirmed that the proposed development does not impact on any designated natural
habitats or safeguarded greenfield sites. The site is urban brownfield.

4 Accessibility - supporting the hierarchy of walking/cycling/public transport/private transport

4.13 It is confirmed in the Transport Statement that the site is situated within a highly urbanised area
which is within walking distance from Coatbridge Town Centre, Whifflet Local Centre, in
addition to local business and business areas. The site also benefits from close proximity to
public transport services (bus & rail). In terms of road infrastructure, the proposed drive thru
units are located within a sustainable transport location close to existing facilities and services.
The site sits on the edge of both Coatbridge Town Centre and Whifflet Local Centre and could
therefore support linked trips to the designated centres.

5 Community - enhancing social inclusion and integration by improving access to community

facilities

4.14 It is promoted that the development proposed will provide services and brands to the benefit of
the wider retail centres in addition to the surrounding industrial/business areas and the local
residential communities nearby.

6 Town Centres - safeguarding vitality and viability of RTC1 A Centre Network by supporting
their diversification and improving their environment

4.15 As previously stated, the development is not of a scale that would have a signfiicant impact on

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the designated Town Centres. The provision of the ancillary drive thru’ element to the
restaurant and coffee shop is not considered appropriate for a town centre location.

7 Health and Safety - avoiding locations liable to flooding, pipeline routes or areas subject to
hazardous development exclusion zones

4.16 It is confirmed that the proposed development is not in a location which is liable to flooding,
pipeline routes or areas subject to hazardous development exclusion zones. A Drainage
Strategy and SUDs proposals have been submitted as part of the application submission to
ensure that the development can be accommodated without raising issues regarding surface
water drainage/flooding.

4.17 In conclusion, it is confirmed that the proposal is in line with all of the relevant locational
criteria set out in Policy DSP 2.

4.18 Policy DSP 3 Impact of Development states that where development either on its own, or in
association with existing developments, will place additional demands on community facilities
or infrastructure that would necessitate new facilities or improvements in existing provision, the
Council will require the developer to meet or contribute to the cost of providing or improving
such infrastructure or facilities.

4.19 This policy is not relevant to the proposed development as there will be no additional demands
placed on community facilities or infrastructure as a result of the development. In terms of
roads infrastructure, the proposed drive thru units are within a sustainable location in terms of
walking, cycling and public transport. With regards to the drive thru’ elements of the proposal,
it is considered that the resultant trade will predominantly be from passing traffic already on
the road network or accessing the adjacent designated town centre/commercial area.

4.20 Policy DSP 4 Quality of Development outlines a range of criteria which must be met by
proposals to ensure high standards of site planning and sustainable design.

4.21 The proposed siting, design and massing of the development has emerged as a result of detailed
analysis of the site and the surrounding context, which is supported by the technical reports
lodged as part of this application submission.

4.22 As a result, the siting and design of the proposed drive thru units are appropraite in terms of
height, scale, and massing. The number of proposed vehicle parking spaces meet the NLC

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requirements in the context of the proposed floorspaces of the units.

4.23 Policy RTC 3 A Assessing Retail Development outside the Centre Network requires commercial
developments of a scale of 1000sqm for convenience retail and 2000sqm for comparison
retail/commercial leisure or over, to be considered against the following criteria:

1. Location of Development: Applicant to demonstrate to the Council’s satisfaction the location’s

suitability in terms of the sequential approach to testing suitability for retail and leisure
development; first preference is to locate in town centres, followed by edge-of-centre sites,
then by Commercial, Neighbourhood and Local Centres and only then by out-of-centre sites at
locations that are, or can be easily made, accessible by a choice of modes of transport. Out-of-
centre retail development justified under the sequential test must be:

• Proven by the applicant to integrate with surrounding land uses and avoid sporadic
development

• In locations that are readily accessible by a variety of transport modes, not

predominantly private car

2. Impact of Development: Evidence of no significant adverse impact on:

• Vitality, viability and environment of the RTC 1 Centre Network

• Town Centre Action Plans

• The road network

4.24 Any proposals will only be considered favourably if it complies with all of the criteria as
identified above. In addition, all proposals for retail and leisure developments in excess of
2,500sqm gross outside defined town centres are required to be supported by a full Retail
Assessment.

4.25 It is our opinion that the assessment of the proposed development in terms of its location and
impact is not required. The proposed development is well below the thresholds set in Policy
RTC 3 A requiring a sequential analysis and impact assessment. The proposed development is of
a scale and nature that is not considered to have a significant impact on the viability and vitality
of the designated town centres. It also does not include any of the land uses relevant to that
policy ie retail and leisure uses.

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4.26 Policy RTC 3 B Bad Neighbour Development states that planning permission will only be granted
for potential Bad Neighbour developments where it can be demonstrated by the applicant that
amenity would not be adversely affected. In this context, the proposed uses themselves are not
identified as “bad neighbour development”, but the opening hours of the units would including
hours between 8pm and 8am, for clarity it is proposed the units open 24 hours.

4.27 It is considered that the proposed development of the site has been designed to ensure that
there are no resultant issues on the amenity of the wider area. The site is within an established
retail area with similar uses located in the vicinity of the application site, and it is considered
that the proposed use would not conflict with the surrounding land uses in this area. In
particulat there are no residential properities in close proximity to the site.

North Lanarkshire Local Development Plan – Proposed Plan 2017

4.28 The emerging North Lanarkshire Local Development Plan is currently at Proposed Plan stage and
should be identified as a material consideration in the assessment of planning applications
within the local authority area.

4.29 In terms of the application site at Caldeen Road, the site is proposed to be rezoned as a part of a
wider Business Centre associated with land and premises to the east of the application site. The
applicants have lodged a representation to this change in land use allocation, given the
established retail use on the site. The site nevertheless remains on the edge of Coatbridge
Town Centre and Whifflet Local Centre.

4.30 Notwithstanding the outstanding representation, the Proposed Plan actually identifies class 3
food/drink – which is the predominant use promoted in this application for planning permission
– as an acceptable ancillary use within the designated Business Centres.

4.31 In terms of Ancillary Development, page 30 provides details of appropriate uses within Business
Centres. It states:

“Ancillary Development is development in the following classes which supports the operation of
the centre, or an existing use in the centre, by providing uses at a scale appropriate to the
centre.

• Class 1 Shops (Convenience)

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• Class 2 Financial & Professional Services

• Class 3 Food & Drink

• Class 7 Hotels & Hostels

Developments of this nature will require to be supported by a business plan or statement

evidencing that the development is designed to serve the centre in which it is located.
Such development will require to be located in close proximity to or with direct or easy access to
the adjacent community. Development not meeting these requirements will not be considered
ancillary in this regard.

Developments of this nature will require to be supported by a business plan or statement

evidencing that the development is designed to serve the centre in which it is located and that it
has been assessed using the sequential approach if serving an adjacent settlement.”

4.32 It is our opinion that the proposed development is in accordance with criteria regarding Ancillary
Development, being an acceptable use in this location that will support the wider operation of
the Business Centre where there are established retail uses, close links to designated town and
local centres, and examples of similar development within close proximity to the application
site. The proposed development is also in close proximity to the industrial and business uses to
the west and would offer those businesses an enhanced amenity provision.

North Lanarkshire Local Development Plan – Proposed Modified Plan 2018

4.33 The progression of the Local Development Plan has seen the recent approval of a Proposed
Modified Plan at Committee in September 2018, and we understand that the Council are moving
towards publication and consultation of this modified document before the end of 2018. As
such, it is appropriate to mention and comment on the context of the modifications made to the
Proposed Local Development Plan.

4.34 There are no site-specific modifications promoted in the Proposed Modified Plan, however some
changes to policy text affecting the site and the proposed development have been identified.

4.35 Coatbridge is designated in the emerging LDP as a Strategic Town Centre, and in relation to the
hierarchy of centres utilised for sequential analysis, the following applies:

• Strategic Town, Town and Large Centre

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• Edge of Strategic Town, Town and Large Centre

• Local Centre
• Business Centre
• Out-of-Centre

4.36 The application site is designated Business Centre, but is also in an edge of centre location, and
therefore, should be considered in terms of the appropriateness of its location and sequential
analysis as an edge of centre site adjoining Coatbridge Strategic Town Centre.

4.37 Looking at the designation of the site as a Local Business Centre, there is a focus on the
promotion of Class 4, 5 and 6 in this area. However, this policy allocation fails to take into
consideration the current land uses at Caldeen Road which promotes retail use.

4.38 It is recognised that emerging Policy for Local Business Centres does support the introduction of
Ancillary Uses within these designated areas, and that this includes Class 3, where these
developments will support the operation of the existing uses, or the wider operation of the
designated Business Centre and justification for this has been provided.

4.39 In this context, and as stated above in relation to the current North Lanarkshire Proposed Local
Development Plan, it is our opinion that the proposed development is in accordance with
criteria regarding Ancillary Development, being an acceptable use in this location that will
support the wider operation of the Business Centre where there are established retail uses,
close links to designated Strategic Town and Local centres, and examples of similar development
within close proximity to the application site. The proposed development is also in close
proximity to the industrial and business uses to the west and would offer those businesses an
enhanced amenity provision.

4.33 The proposed development is therefore seen to comply with policies and development criteria
as set out in the emerging North Lanarkshire Local Development Plan, as modified.

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5. Assessment of Proposal

5.1 Section 25 of the Planning Act requires planning applications to be determined in accordance
with the Development Plan unless other material considerations indicate otherwise.

Policy Consideration (Adopted & Emerging)

5.2 In this instance, the adopted Local Plan shows the site lying within a Commercial Centre within
the Network of Centres, where there is a focus on Class 1 use. In addition, the site is on the
edge of the designated Coatbridge Town Centre and within close proximity to other class 3 drive
thru’ facilities which are located both within and on the edge of the designated Coatbridge
Town Centre.

5.3 The proposed development is of a scale and nature that would not have any detrimental impact
on the adjoining town centre and would complement the wider retail and commercial uses
located on the wider site. In addition, there are other examples within close proximity of the
application site of other class 3 drive thru’ facilities both within and on the edge of the
designated town centre boundaries, which appear to complement and enhance the wider town
centre services and facilities available in Coatbridge.

5.4 Taking into account the established retail use on site, the proximity of the site to the designated
Coatbridge town centre, and the established drive thru facilities within close proximity to the
application site, it is our opinion that the proposed drive thru’ restaurant/takeaway and drive
thru’ coffee shop are compatible with the surrounding uses, has given due consideration of all
detailed aspects of the site and surrounding land uses, and would happily co-exist with them at
this location.

5.5 This is in accordance with emerging local development plan policy, as despite the proposed
change in site allocation in the North Lanarkshire Local Development Plan from retail to
business (which is subject to an outstanding objection from the applicant), the potential
reallocation of the site as part of a wider Business Centre actually provides flexibility in relation
to potential land uses acceptable on this retail site, as it lends support for ancillary
development, including class 3 use.

5.6 It is considered that the proposed development is not of a proposed use (predominantly class
3), scale or size (totalling 456sqm gross) that would require the provision of a sequential

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analysis or assessment of the potential retail impact on town centres. This is in accordance with
Policy RTC3 of the adopted North Lanarkshire Local Plan.

5.7 In addition, we note that the recent approval for Mixed Use Development comprising class 3
uses at Chapelhall (Ref:18/00266/PPP) does not consider class 3 uses in their sequential analysis
or retail impact assessment, but rather focuses on the class 1 retail development proposed.
This is due to the fact that the proposed class 3 use does not meet the policy requirements of
adopted local plan Policy RTC3.

5.8 However, based on the comments received from planning in relation to similar proposals,
consideration has been given to the location and impact of the proposed development in the
wider context of Coatbridge.

Location of Development

5.9 In terms of sequential analysis, Policy RTC 3 of the adopted Local Plan states that the following
sequence of locations should be considered for retail/commercial leisure development:

• Town Centre

• Edge of Centre

• Commercial Centres / Neighbourhood & Local Centres

• Out-of-centre

5.10 The application site is identified as a commercial centre in the adopted local plan, and is
adjacent to the designated town centre of Coatbridge and local centre of Whifflet. As such, it is
described as an edge-of-centre site.

5.11 Therefore, this report looks at the potential to accommodate the proposed development within
the designated town and local centres close to the application site. This includes the
consideration of the following designated centres:

• Coatbridge Town Centre

• Whifflet Local Centre

5.12 The identified centres have been selected due to their proximity to the application site.

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5.13 A key requirement of the sequential approach is the assessment of whether alternative sites are
suitable or unsuitable. In recent years there have been a number of cases that have scrutinised
in detail what is meant by “suitable”.

5.14 In Lidl UK GmbH v North Ayrshire Council and Scottish Ministers (2006) Lord Glennie confirmed
that regard should be had to the identification of site or premises capable of accommodating
the proposed development and that it is not appropriate for the decision-maker to seek to
change the type of development in order to make it fit other sites or premises. In his decision,
Lord Glennie states “The question is whether the alternative town centre site, in this case the
existing Lidl site, is suitable for the proposed development, not whether the proposed
development can be altered or reduced so that it can be made to fit into the alternative site.”

5.15 This approach regarding the identification and assessment of alternative sites was further
endorsed by judges in the Supreme Court case of Tesco Stores Ltd v Dundee City Council (2012).

5.16 It is considered that the suitability of alternative sites does not only apply to its size but also
other factors directly relevant to the purpose and operation of the proposed development.
Location is also a factor. The target market for the proposed development is Coatbridge, in
addition to benefitting from proximity to the road network.

5.17 The nearest designated centres are Coatbridge Town Centre and Whifflet Local Centre;
however, there are no identifiable sites or premises being marketed within the designated
Coatbridge or Whifflet centres that would be able to accommodate the development proposed
in its entirety.

5.18 It is therefore considered that the location of the development is suitable for the proposed
drive thru restaurant and coffee shop, as this is identified as a use that can be accepted in an
edge-of-centre location as supplementary to the wider retail and commercial uses promoted in
the adjoining Coatbridge Town Centre and Whifflet Local Centre. This is in a similar context to
established class 3/drive thru’ uses in edge of centre locations to Coatbridge Town Centre.

Surrounding Land Uses

5.19 There are examples of similar developments within the vicinity of the application site that
promote the acceptability of class 3 drive thru’ facilities at this location.

5.20 Over the years, applications bounding Coatbridge Town Centre and the A725 have been

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approved for class 3 restaurants and drive thru’s – situated to the north and northwest of the
application site as detailed below. This has established a pattern of development.

5.21 It should be noted that in particular, the McDonald’s and KFC units are outwith the designated
town centre and allocated as general urban area or industrial/business areas. In granting
consent for these units, it is our opinion that the edge of centre location of these developments
were deemed acceptable by North Lanarkshire Council for class 3 drive thru’ restaurants.

5.22 The character and nature of Coatbridge town centre, which includes pedestrianised areas, a
shopping mall, and Faraday Retail Park; means that there are limited opportunities to
accommodate drive thru’ facilities within the designated town centre.

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5.23 On reviewing the surrounding land uses, there appears to be a concentration of class 3
restaurants and drive thru’s on the eastern periphery of Coatbridge Town Centre. This area
benefits from a mix of uses ranging from retail, service, business/industrial and class 3, and
provides a location with good transport links and access to the local road network which is
particularly attractive in relation to drive thru’ facilities.

5.24 Therefore, taking into account the established retail use of the application site, the nearby class
3/drive thru’ facilities, and the location of the application site as edge of centre to Coatbridge
Town Centre, it is considered that there are material considerations in this case that support
development of this nature.

Impact of Development

5.25 Again, it is our opinion that Policy requirements set out in the adopted and emerging Local Plan
means the proposed development does not require to assess the potential impact of the
development on designated centres.

5.26 Totalling …sqm, it is considered that the development is of a small scale, and as such will not
have a significant impact on the vitality or viability of the established designated centres within
close proximity to the application site.

5.27 In addition, the impact of the development in terms of the local environment, roads network,
drainage and noise have all been considered as part of this application, and it is found that there
is no significant impact as a result of the development proposed.

Technical Reports

5.28 The technical reports provided in support of this application for planning permission have
identified that there are no factors that would render this site unviable for development. The
following reports have been provided as part of the application submission:

• Coal Risk Assessment

• Drainage Strategy & SUDs

• Transport Statement

5.29 There are no issues identified that would render the site undevelopable. Matters of access and
parking has been considered and promoted as required for the development proposed, and it
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is considered that the proposed loss of car parking spaces within the wider land ownership from
600 to 506 spaces will have minimal impact on the overall parking provision, as there was seen
to be an oversupply of parking spaces, with the site never reaching capacity in terms of parking
provision.

5.30 In addition, the scale and design of the proposed drive thru units seek to mitigate any potential
impact on surrounding land uses, and to fit with the general character and appearance of
neighbouring premises in this location.

Conclusions

5.31 Taking all these matters into account, it is our opinion that the application for planning
permission can be supported for the following reasons;

• the proposed development complies with general development policies as set out in the
adopted North Lanarkshire Local Plan;
• The site is located within a Commercial Centre in the Network of Centres hierarchy of
the adopted Local Plan;
• The site lies in an edge of centre location to Coatbridge (Strategic as identified in the
emerging LDP) Town Centre, and Whifflet Local Centre;
• the proposal complements the function and role of the wider retail and commercial uses
within the area;
• the proposal follows the established pattern of development along this edge of centre
corridor;
• there are no identifiable alternative sites in the nearby town and local centre that would
accommodate the development proposed in its entirety;
• emerging local plan policy in the North Lanarkshire Local Development Proposed Plan
2017 supports class 3 use, identifying ancillary development of this nature as acceptable
in designated Business Centres where justified; and
• All detailed matters have been addressed in supporting information to show that the
proposed development can be accommodated at this location.

5.32 On the basis of the above, the proposed development should be viewed favourably and granted
planning permission.

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