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KFC Drive Thru

Pegasus Retail successfully secured planning permission at appeal for an out-of-centre KFC drive-thru restaurant at Trowbridge Retail Park, on behalf of Standard Life Investment and KFC (UK) Ltd.

The site comprised an underused area of car park associated with an existing Retail Park in a prominent location on the edge of Trowbridge, adjacent to one of the main arterial routes into the town.

At the pre-application stage the Local Planning Authority raised concerns that the proposal would conflict with the provision of PPS6 (now PPS4) because of its out of centre location.  Concerns were also raised about the design and that the restaurant could have a harmful visual impact in a significant gateway location.  Other issues raised at the pre-application stage included loss of parking.

Pegasus submitted a planning application supported by a comprehensive Retail Assessment, including a detailed Sequential Assessment of a large number of available town centre sites.  This assessment demonstrated that whilst sites were available in the town centre, none was suitable for a drive-thru restaurant.  To address concerns regarding visual impact, Computer Generated Images (CGIs) were produced to illustrate how the restaurant building would appear in situ.  The application was also accompanied by a Transport Statement, including a parking survey to address the parking and highway issues.

The planning application was supported by the Council’s professional officers but refused by Planning Committee Members for three reasons including potential harm on neighbourly amenity, loss of parking and impact on town centre function.

Pegasus lodged an appeal and the Council’s decision was successfully overturned.  The Inspector held that although PPS4 defines drive-thru restaurants as a town centre use, the drive-thru element needed to be readily accessible by car, which was considered a limiting factor in many town centre locations.  The Inspector also considered that the evidence submitted by the Appellant clearly demonstrated parking capacity even taking into account spaces lost as a result of the proposed drive-thru.

Issues regarding residential amenity were overcome by KFC providing assurances regarding operational arrangements and a detailed account of the nature of the business compared with other fast food outlets.  The Inspector was satisfied that conditions could be imposed to ensure that appropriate controls are put into effect to preserve living conditions.

Following the award of planning permission, Pegasus has continued its involvement in dealing with the discharge of conditions.  KFC are planning to open their new restaurant later this year.

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