Drive-through coffee outlet at Trekenning Road, St Columb Major

What was proposed

The application sought outline permission to change land use for a retail drive-through coffee outlet, with only access included for approval.

“Application number: PA24/06666 Expiry date: November 2024 Received on: August 2024 Neighbour expiry date: NONE CONSULTED UPRN: 010096558474 Consultation expiry date: October 2024 Legal agreement: Site notice posted: September 2024 Site notice expiry: October 2024 Is this decision contrary to local council recommendation?”

“Proposal: Outline application for the, in principal, change of use of land, to provide a retail drive thru coffee outlet with all matters reserved other than access Application Type: Outline Application…”

Officer report

The site and its surroundings

The site is a field outside St Columb Major, beside the A3059, Trekenning Roundabout and A39, within open countryside and enclosed by hedges and trees.

“The red line application site comprises a field enclosed by relatively dense established hedges and trees that define the field boundaries. Situated on the southern edge of St Columb Major and abutting the A3059, Trekenning Roundabout junction and the A39 respectively, this site is situated outside of the settlement and within the open countryside. (see maps below).”

“Google Street View – Looking northwest up towards Trekenning roundabout with application site boundary on the left-hand side of the image (Eastern site boundary). It is notable that the site is relatively well screened by established hedgerow though the field can be seen through gaps in the hedgerow that defines the eastern site boundary. This is characteristic of and contributes to the verdant landscape that fringes the A39 highway corridor.”

Officer report

Earlier planning history

An earlier application for a certificate of lawful use of land for the tourist park was refused in June 2022.

“PA22/02732 - Certificate of lawfulness for existing use of land from equestrian/agricultural to leisure for Trekenning Tourist Park (Caravan Site), for a continuous period of no less than 10 years prior to the date of this application. – Refused 15 th June 2022”

Officer report

What officers recommended

Officers recommended refusal because economic benefits did not outweigh harm to landscape, biodiversity and a nearby heritage asset.

“Against these benefits, harm has been identified in that the development of this verdant site would erode landscape quality and the contribution that the site makes in the setting of St Column Major. In the absence of ecological survey effort and taking a precautionary approach, the development has not demonstrated that unacceptable impacts upon biodiversity can be avoided.”

“Against these benefits, harm has been identified in that the development of this verdant site would erode landscape quality and the contribution that the site makes in the setting of St Column Major. In the absence of ecological survey effort and taking a precautionary approach, the development has not demonstrated that unacceptable impacts upon biodiversity can be avoided.”

Officer report

Highways and local consultation

Highways officers ultimately raised no objection subject to conditions, while the Town Council objected over access, pedestrian safety and countryside impacts.

“Highways safety: the majority of Council was concerned, in particular about the danger to vehicles and pedestrians presented by the available entry and access to the site.”

“I therefore have no highways objection to this application, subject to conditions for the visibility splay as set out free from obstruction above a height of 900mm, maintained as such in perpetuity, and a Construction Traffic Management Plan.”

Officer report

Who spoke at the meeting

A town councillor spoke against the application, while the agent spoke in support and answered committee questions.

What members debated

Members discussed highway and pedestrian safety, heritage, local businesses, the Town Council’s opposition, policy compliance and the absence of overriding public benefits.

“He strongly objected to the application due to highway and pedestrian safety concerns; Concern was raised regarding the increase in traffic on an extremely busy road and in the vicinity of a busy roundabout; The proposal would have an adverse impact of the neighbouring heritage asset, it would be harmful to the setting of a Listed Building 4. The entrance to the site would be immediately off a roundabout and the egress into busy fast flowing traffic; 5.”

“Officers had confirmed that the application was policy compliant; Concern was raised about pedestrian safety across a very busy road; There were no objections raised by the Highways or Historic Environment teams; The views of the Town Council and local businesses were acknowledged; It was not anticipated that the proposal would adversely affect the viability of the businesses in the Town Centre.”

Minutes

The committee vote

The committee voted nine in favour, none against and one abstention.

“Arising from consideration of the report and debate it was moved by Councillor Kenny, seconded by Councillor Rowse, and on a vote of 9 votes in favour, 0 against and 1 abstention, it was:-”

Minutes

What was decided

The committee approved the application subject to the recommended conditions and an additional condition requiring electric-vehicle charging details, installation and maintenance.

“RESOLVED that Application No. PA25/03768 be approved subject to the conditions recommended in the report and the following additional condition:”

“No building or use hereby permitted shall be occupied or use commenced until details of the total number of car parking spaces, the number/type/location/means of operation and a programme for the installation and maintenance of Electric Vehicle Charging Points and points of passive provision for the integration of future charging points has been submitted to and approved in writing by the Local Planning Authority prior to construction of the above ground works.”

Minutes