Starbucks, Burger King and three more drive-throughs given the go-ahead at Broxden

Kathryn Anderson
·5-min read

Planning permission has been granted for five new drive-throughs - including Starbucks and Burger King - at Perth's Broxden Roundabout.

Perth and Kinross Council's (PKC) Planning and Placemaking Committee approved two separate applications which will see five drive-through restaurants, an office block and 14 business units built next to one of Scotland's busiest junctions.

After being recommended for approval by council officers, the applications were unanimously approved by councillors this week despite concerns about business being moved out of Perth's city centre and SEPA (Scottish Environment Protection Agency) placing holding objections on both applications.

The developments are expected to create around 220 jobs.

On Wednesday, May 8, councillors on the Planning and Placemaking Committee approved an application submitted by Drysdale Holdings Ltd submitted plans for three drive-through café/restaurant units including Burger King and Starbucks, 14 business units, parking and 36 electric vehicle (EV) chargers. The third drive-through café/restaurant unit does not have an operator yet.

The committee was also asked to consider an application submitted by West Coast Estates, Algo and EG Group for two drive-through café/restaurant units and a three-storey office building of similar height to the neighbouring Travelodge.

The first application received 13 objections with concerns which included: traffic congestion, flood risk and overdevelopment .The second application received eight objections and 15 letters of support.

Earn Community Council objected to both. Their reasons included increased flood risk, and traffic congestion as well as litter and the development going against the "town centre first" recommended by National Planning Framework Four (NPF4).

Statutory consultee SEPA placed a holding objection to both due to insufficient information to allow Scotland's environmental regulator to determine the potential impact associated with flood risk.

Planning agent Mr Rankin - who spoke on behalf of the first applicant - said "the entire development would accommodate around 120 jobs on site" - approximately 80 in the drive-through restaurants and 42 in the business units.

Asked by Perth City North councillor Brian Leishman on the likelihood of a small independent operating the third drive-through café/restaurant, Mr Rankin said: "There is no reason why they could not. That could be a local business - absolutely."

Perth City Centre councillor Chris Ahern raised concern about shops operating in any of the units but was told planning permission would first be needed for change of use.

Referring to SEPA's holding objection, Cllr Ian James asked why councillors were being recommended to vote "against expert advice" and questioned the conflicting information being presented to councillors. He also raised concern about increased traffic and said Broxden queues were "already a nightmare".

The report - put before the committee - said SEPA thought any detailed Flood Risk Assessment should take account of the PKC's Craigie Burn Flood Study, while PKC's Flooding Team said they "do not consider that the council’s own Craigie Burn Flood Study is relevant to this proposal".

PKC flooding engineer Gavin Bissett told councillors: "SEPA's objection is more of a holding objection. They are looking for further information; it's not an objection in principle, at this point.

"From the Flooding Team's point of view, we've reviewed things and we're happy that this complies with local and national planning policy, applies quite stringent requirements on the developer in terms of their surface water drainage arrangements. The site itself isn't a flood risk.

"SEPA's objection isn't around the site, it's around the well-established much wider flood risk."

Cllr Brawn asked why council officers had not first clarified SEPA was happy with the additional information before bringing the application to committee.

Planning officer Sean Panton said: "At present there is no drainage there at all.

"Once this development is in place, it will result in some betterment because there is drainage going in, attenuation tanks and the likes. We are confident - SEPA and the council's Flood Team - that it will result in some betterment so that's why there's not an objection in principle from SEPA. They just wanted more details.

"Those details were submitted by the applicant. Our Flood Team have reviewed them and were happy. SEPA have asked for further clarification again so I suppose it was just purely in the interests of time that we have come to this committee. But SEPA have highlighted they may be in a position to remove their objection.

Bailie Claire McLaren raised concern about the "poor" condition of the well-used core path. Mr Rankin said they would be "quite happy to work with the council on agreeing some sort of upgrade".

Moving the first application for approval, convener Ian Massie said: "I believe this is a great development.

He added: "I believe this a good place for the businesses and drive-throughs."

Considering the second application, Cllr Bob Brawn questioned if there would be enough demand for two more drive-through café/restaurants.

He said: "We've just approved Starbucks, Burger King, there's a McDonalds already on the site, a Costa across the road and a family restaurant across the road."

Planning agent Michael Lorimer - speaking on behalf of the second applicant said: "Yes, we're confident there's demand there."

Asked who would occupy the office building Mr Lorimer confirmed there were "advanced discussions with Algo - a Perth-based employer - who are intending relocating to this location".

Seeking legal advice, Perth City Centre councillor Chris Ahern was advised his reasons for refusal did not have strong enough grounds.

After the application was unanimously approved Bailie Ahern said: "I am all for businesses coming to Perth and would applaud anything that's done to bring the business in.

"What I am concerned about is our development surrounding Perth - Inveralmond and Broxden - bringing business to there and taking it away from the city centre where we have a huge issue of trying to get businesses and people in."

Both applications were unanimously approved. If SEPA maintains its holding objections to both applications, PKC will have to notify Scottish Ministers.

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