Drive-through coffee shop at THE Balloon, Newcastle upon Tyne

What was proposed

The application proposed demolishing the existing public house and building a drive-through coffee shop with parking, servicing, landscaping and external seating.

“Proposal: Demolition of existing public house and erection of a drive thru coffee shop (Sui Generis) with car and cycle parking; loading bay; service area; hard and soft landscaping; external seating area and associated works (amended plans, noise report and Drainage strategy received 2 June 2026)”

“This planning application relates to the demolition of the existing Balloon Public House and erection of a drive-thru coffee shop (Sui Generis) with car and cycle parking; loading bay; service area; hard and soft landscaping; external seating area and associated works.”

Officer report

Earlier site history

The public house ceased trading in November 2025, and the site had no relevant planning history.

“The application site has no relevant planning history.”

Officer report

What officers recommended

Officers recommended refusal because harm to the area’s character, highways, air quality, drainage and flood risk outweighed economic and landscaping benefits.

“The proposal has failed to prioritise the use of SuDS, failing to separate, minimise and control surface water runoff, has failed to manage and reduce flood risk, by failing to maximise permeable surfaces and incorporate green infrastructure, failing to demonstrate that its surface water drainage strategy, site layout and design will not increase the risk of flooding elsewhere and that exceedance flows will be managed, failed to manage surface water as close to source…”

“It is acknowledged that there are benefits to the scheme, comprising a level of economic investment and some additional soft landscaping. However, it is considered that the harm to the character and appearance of the site and surrounding area, the impact on ecology, highways, noise, air quality and surface water management and flood risk would outweigh these benefits, as such the development is recommended for refusal.”

Officer report

What consultees said

Highways and flood management objected, while environmental health sought an air quality assessment; National Highways and Northumbria Police had no objections.

“Flood Management (acting as local lead flood authority) has objected to the application, raising concerns with the limited area assessed for pluvial (surface water) flood risk, identifying where the proposal does not accord with the National Standards for Sustainable Drainage Systems (SuDS), lack of information regarding levels and SuDS. The LLFA has also reviewed the amended drainage strategy and confirms that they maintain their objection to the scheme.”

“Environmental Health (Air Quality) has raised concerns with the number of vehicle movements during peak hours and requested the submission of a desk-based Air Quality Assessment.”

Officer report

What residents said

Thirteen neighbour representations opposed the proposal because of congestion, highway safety, bus depot impacts, another nearby coffee drive-through and loss of the pub.

“The application has been advertised by 52 neighbour notification letters and a site notice. To date, 13 neighbour representations have been received objecting to the application, raising the following concerns:”

“Proposal would worsen existing congestion on Slatyford Lane and Silver Lonnen, and may result in a highway safety risk; • Proposal would result in congestion for Stagecoach bus depot; • Existing coffee drive-thru in St James Retail Park and there is no need for another coffee drive-thru; • Existing public house is a community asset and the proposal would result in the loss of this important social hub.”

Officer report

Who spoke

Councillor Mark Mitchell addressed the committee as the ward member in opposition, citing residents’ concerns about design, traffic and community cohesion.

What members discussed

Members discussed traffic on surrounding roads and the long-term commercial viability of a drive-through coffee shop in the area.

“In response to comments and questions from committee about the level of traffic on the surrounding road network officers clarified that there was a bus depot close to the site on Slatyford Lane, and that Stamfordham Road was a busy bus corridor.”

“The impact on traffic on surrounding roads. • The long-term commercial viability of a drive-through coffee shop in this area.”

Minutes

The committee vote

Committee members voted unanimously to refuse the application for the reasons set out in the decision.

“Decision Committee members voted on the recommendations, as set out in the report. It was unanimously:”

“RESOLVED – That Planning permission for application reference 2026/0419/01/DET be refused for the following reasons:”

Minutes