Café with drive-thru at Balmacassie Brae, Ellon

What was proposed

The application sought permission for a café with a drive-thru takeaway, car parking, electric vehicle charging, landscaping and associated works.

“Full planning permission is sought for the erection of a café (class 3) with drive thru takeaway (sui generis) and associated works including a car park at Land at North Castle Road (A920) at its junction with Balmacassie Brae, Ellon.”

“The proposed café building is to be located in the south of the site, with parking to the northern most part and access onto Balmacassie Brae to the north via an existing access. A drive thru lane is proposed to wrap around the building with a serving point on the south-elevation of the building. The applicant proposes 22 car parking spaces plus three EV charging points, two enclosures for high and low voltage, and an EV supercharger cabinet.”

Officer report

The site and surroundings

The vacant site lies within Ellon’s settlement boundary and a business site, beside a supermarket, petrol station, commercial land and a storage facility.

“The site is located on undeveloped land to the north of Castle Road, to the west of the junction from Castle Road and Balmacassie Brae, within Ellon's settlement boundary. The site is located within a BUS site, as defined by the Aberdeenshire Local Development Plan 2023 for existing employment land.”

“The site layout includes landscaping, with shrubs to the borders of the drive thru, hedging along the north, east and south outer edges of the site and trees with wildflower grass planted along the existing path that runs along the western boundary of the site.”

Officer report

Earlier applications

Earlier permissions covered illuminated signage, an electrical substation and a restaurant, while a previous drive-thru restaurant application was withdrawn.

“APP/2023/0891 Full Planning Permission for Erection of Drive-Thru Restaurant (Class 3/Sui Generis) with Associated Access, Servicing, Car Parking and Landscaping. Withdrawn.”

“ENQ/2023/0111 Pre-application enquiry for drive-through restaurant (Class 3/Sui Generis). Advice provided May 2023.”

Officer report

What officers recommended

Officers recommended approval because the established café use, compatible drive-thru, sustainable location, design and technical arrangements supported a policy departure.

“Both Policy 27 of NPF4 and Policy B1 of ALDP 2023 would normally expect uses ‘frequently visited’ to be located in defined town centres. However, in this case, as the principle of the use has been established, a sequential assessment of alternative sites was not requested in this instance. Policy 27 criteria d) does state that drive-through development’s will only be supported where they are specifically supported in the local development plan.”

Officer report

Technical consultation

Roads, environmental health, natural heritage, waste management and Scottish Water raised no objections subject to specified conditions, while the community council sought junction improvements.

“Environment and Infrastructure Services (Roads Development) have no objection subject to conditions regarding provision of access, car parking, deliveries and waste collection. The transport statement demonstrates that generated peak period traffic will be less than the consented APP/2024/0015.”

“Scottish Water has no objection to this application. The proposed development would be fed from the Forehill Water Treatment Works and serviced by Ellon Waste Water Treatment Works.”

Officer report

What people said

Of 112 representations, 108 supported the proposal for economic, community and access benefits, while four objected over traffic, litter, location and local impacts.

“Traffic issues caused by development; • Litter problems caused by development; • Previous drive-thru proposal was not acceptable; • Unsuitable location as next to the waste transfer station; • Ellon does not need more coffee outlets and Ellon is turning into a fast food hub. There should be healthier options and more industry; • Impact on town businesses and would be damaging for Ellon.”

“Investment in Ellon is welcome, will boost local economy and create jobs; • New business is good for the community; • It is much needed development for the town; • Brings a vacant site into use, strengthening vitality of the business park; • Convenient location for residents, commuters and visitors; • Improved pedestrian links and easier to move around; • Makes the area safer and more attractive; • High quality, modern building complimenting the business area; • Enhances…”

Officer report

Who spoke

The Senior Planner introduced the application and the committee heard an oral representation from the applicant’s agent.

Members’ discussion

Members questioned parking, staff vehicles, junction improvements, traffic queues, litter, energy measures, ownership, demand and signage, and compared the proposal with the earlier application.

“During discussion, Members asked how many car park spaces would be available and how many spaces would be used by staff; sought clarity on why no road improvements were being recommended for the junction; commented that the bulking station was not shown on the maps being presented and, often, there were staff cars parked along the roadside in this area; suggested it would be helpful to introduce a feeder lane leaving the junction from Tesco; highlighted that there was…”

“In noting that a similar application had been refused in 2023 due to concerns by the Roads Service, it was queried what was different about this application. It was noted that the building was now a smaller design with adequate parking available, and less issues relating to queuing vehicles. It was also commented that each application should be considered on its own merits.”

Minutes

The committee’s decision

The committee agreed to grant full planning permission subject to conditions covering energy, access, parking, servicing, litter, landscaping, drainage and electric vehicle charging.

“Following consideration of the information provided, and noting that the Roads Service had advised that no mitigation was required as a result of the proposals, the Committee agreed to grant Full Planning Permission, subject to the following conditions:”

“Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (Scotland) Order 1992 or the Town and Country Planning (Use Classes) (Scotland) Order 1997 or any order amending, revoking or re-enacting these Orders, the buildings hereby granted shall be used only for the purpose hereby granted and shall not be used for any other purpose without the express grant of planning permission from the planning authority.”

Minutes