Restaurant with drive-thru at Land At Newhouse Farm Industrial Estate, Chepstow

What was proposed

A 371-square-metre restaurant with drive-thru lanes, 47 car spaces, cycle parking, landscaping and a new access was proposed.

“It is proposed to redevelop the site to provide a 371sqm (GEA) single storey McDonald's restaurant with tandem drive thru facilities located in the north-east corner of the site and a dual drive-thru lane wrapping around the north of the restaurant.”

“The proposed vehicular access to the site will be provided via Loverose Way, via a new junction. A new internal access road will be constructed to facilitate access and egress to the site which will provide direct access to the drive-thru lane and car parking area. Pedestrian and cycle access will be provided from the underpass connecting the Industrial Estate to Thornwell and Bulwark.”

Officer report

The site and surroundings

The site is grassland within an industrial estate beside the M48 Chepstow Roundabout, with a well-used pedestrian and cycle route crossing it.

“The site extends to approximately 0.9ha and currently comprises an area of grassland within the Newhouse Farm Industrial Estate, adjacent to the M48 Chepstow Roundabout (junction 2). Due to the site's topography, it sits above the rest of the Newhouse Farm Industrial Estate but substantially below the road and the land beyond it to the north.”

“The Newhouse Farm Industrial Estate comprises B1 (office/R&D/Light industrial), B2 (General Industry),and B8 (Storage and Distribution) uses. To the north-east of the site, is the settlement of Chepstow, with the Thornwell and Bulwark areas being the closest residential communities. The site mostly comprises a plateau, a green wedge south of the access road (Loverose Way) adjoining the M48 motorway.”

Officer report

Earlier planning history

Earlier applications nearby included approved condition discharges for a fuel station, drive-thru units and industrial space, while this application remained pending.

“DM/2024/01537 Development of a restaurant with drive-thru facility (Use Class A3) including access, servicing, car parking, hard and soft landscaping and other associated works Pending Determination…”

“DM/2025/01390 Hybrid application comprising: 1) Full planning for the erection of a roadside facility comprising PRS, 2no. drive thru units and associated development; and 2) Outline application for storage and distribution / logistics or industrial / manufacturing floor space and associated development (B2/B8 use class).”

Officer report

What consultees said

Consultees objected over employment land, public transport, active travel and the route connection, while several others raised no objection subject to measures.

“MCC Public Transport Officer: Objection The development is not served by public transport. Planning Policy Wales sets out a transport hierarchy, which puts public transport at second priority after active travel.”

“This will be facilitated by: - Reducing the need to travel, especially by car; - Favouring development close to public transport facilities; - Promoting public transport, walking and cycling; ..." The proposed development site is not accessible by public transport. As set out in the transport assessment, the walk distance to the nearest bus stop is more than 800m.”

Officer report

What residents said

Residents submitted 105 objections and 310 supporting representations, covering safety, traffic, green space, jobs, food choice and town-centre effects.

“McDonald's will provide wider food and drink choice for people in Chepstow, especially for those who work at the industrial estate and currently have no food choice near their place of work…”

“It needs to draw people to the town centre, not the start of another out of town retail or leisure development. This proposal does not align with the Welsh Government’s green travel development plan at all…”

Officer report

Who spoke

The local member supported committee consideration, highlighting possible employment and concerns about young people’s safety accessing the site.

The committee’s decision

The committee voted to refuse the application for the reasons outlined in the report.

“In noting the detail of the application and the views expressed, it was proposed by County Councillor Emma Bryn and seconded by County Councillor Rachel Buckler that application DM/2024/01537 be refused for the reasons outlined in the report.”

“We resolved that application DM/2024/01537 be refused for the reasons outlined in the report.”

Minutes