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.