Campbell Driver Partnership designed the project for Monte Blackburn. Credit: via planning documents

Euro Garages wins M65 services appeal

Pendle Council’s rejection of plans to build a petrol-filling station, convenience store, and two industrial units off Whitewalls Drive in Colne has been overturned.

Euro Garages subsidiary Monte Blackburn had initially submitted the proposals in July 2021. The site in question is 8.7 acres of greenfield off Whitewalls Drive and bordering the M65.

In plans designed by Campbell Driver Partnership, this land would go on to hold one 38,000 and one 12,700 sq ft warehouse. There would also be a 2,300 sq ft drive-thru coffee shop and 5,200 sq ft petrol filling station.

Accessed from a new left-turn T-junction from Whitewalls Drive, the scheme would have a total of 110 spaces for cars to park.

Pendle refused the planning application in October 2021. The local authority listed two reasons for refusal, that the development would harm the character of the site and that the project would negatively impact the vitality of the Colne town centre.

Planning inspector Paul Martinson disagreed with both points in his verdict.

Martinson wrote that while the site is a grassy field, it sits near other industrial units and the Boundary Mill retail outlet. Martinson also stated that an extensive amount of trees on the northern boundary of the site would ensure it was not so prominent from the M65 during warmer months. A hedge landscape buffer on the site’s Greenfield Road boundary would also mitigate the industrial views.

Martinson did note that the project would urbanise the site, but that this urbanisation is in context and therefore in keeping with the character of the area.

Regarding the second issue, that of the harm the project would cause to the town centre, Martinson was similarly unmoved. He noted that there are supermarkets nearby which are more likely to attract commuters travelling along the road. A nearby Starbucks also had data showing that around 50% of its customers continued on their journey without stopping.

Martinson wrote: “Whilst I accept that the health of the town centre of Colne has been adversely affected by Covid-19 pandemic, I am satisfied that the appeal proposal would predominately attract motorists using the road network and would not draw a significant level of trade away from the Colne town centre.”

Nexus Planning led the appeal on behalf of Monte Blackburn. Nexus director Heather Lindley-Clapp said she and the team were pleased with the result.

“The proposed development will provide an opportunity for motorists to refuel on the M65, and much-needed modern employment space to help support existing and future businesses within Pendle,” she said.

“The team worked hard throughout the course of the application process to ensure that not only would the scheme meet commercial requirements in the local area, but any impact on the surrounding areas were mitigated,” Lindley-Clapp continued.

“These were all positive factors contributing to the Inspector agreeing the development is appropriate, and usefully concluding the appeal proposal would predominantly attract motorists using the road network, instead of drawing trade away from the town centre.”

The project team for the scheme includes DEP Landscape Architecture, Goodson Associates, Rachel Hacking Ecology, Nicola Sugg, Costain Transportation, Kingfisher Lighting, and Chris Partington Land Surveyors.

The planning reference number is 21/0583/FUL on Pendle’s planning portal. The appeal reference number is APP/E2340/W/21/3289117 on the planning inspectorate’s website.

Pendle Council has been approached for comment.

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Long overdue we need a decent petrol filling station coffee shop and convenient store on that corner as there is only Sainsburys filling station further on and it has bad access for both east and west bound traffic

By Anonymous

What a disgraceful decision, who do you represent ?

By Jonathan Haydock

Where is the Starbucks you are talking about as there isn’t one in that location or near it. If it is the Starbucks that is situated at Burnley barracks that is not nearby nor is it easily accessible

By Anonymous

No good reason to reject this in the first place

By Phi

Great, right next to a nature reserve too! Also, Asda petrol station is literally around the corner from this so it’s not needed.

Can’t wait to breathe in all the extra pollution!

By Anonymous

what about all petrol and diesel cars what are going to be banned in the near future. it would be better to put more charging points for electric cars. Also the roundabout would need traffic lights.

By Anonymous

Diesel and petrol cars are not going to be banned in the near future, have you been having nightmares?

By Cal

That’s the best news I have heard in ages.
Another reason to avoid the area.

By Anonymous

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