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Council planning record

Construction of drive-thru coffee shop (Use class E) with associated works

Site on the corner of Acklam Road & Burlam Road

Application RefusedReference: 25/0358/FULMiddlesbrough Borough Council

Last published check: 2 Oct 2026, 19:18. Check the council record for more recent changes.

Application location

Site on the corner of Acklam Road & Burlam Road

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Application summary

Status
Application Refused
Application type
Full Planning
Received
30 Jun 2025
Validated
Not published
Determination deadline
15 Sept 2025
Local authority
Middlesbrough Borough Council

Application overview

Construction of drive-thru coffee shop (Use class E) with associated works

Proposal details

Reference
25/0358/FUL
Alternative references
PP-14133661
Ward
Linthorpe
Agent
Alistair Flatman
UPRN
MAN000000000013757

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Documents 27 of 27

DocumentPublishedAction
Existing elevations Dwg no. 241119-PL-03Drawing30 Jun 2025View
BNG ExemptionSupporting Documents30 Jun 2025View
Design & access & planning statementSupporting Documents30 Jun 2025View
Environmental assessmentSupporting Documents30 Jun 2025View
Transport statementSupporting Documents30 Jun 2025View
Application form redactedApplication Form30 Jun 2025View
Noise assessmentSupporting Documents7 Jul 2025View
Proposed site plan Dwg no. 241119-PL-04 REV CDrawing21 Jul 2025View
Existing site plan Dwg no. 241119- PL-02 REV ADrawing21 Jul 2025View
Proposed plans & elevations Dwg no. 241119-PL-05 ADrawing21 Jul 2025View
Existing plans & elevations Dwg no. 241119- PL-03 REV BDrawing21 Jul 2025View
Proposed site plan boundary treatments Dwg no. 241119-PL-06ADrawing21 Jul 2025View
Proposed site sections Dwg no. Proposed site sections Dwg no. 241119-PL-07 REV BDrawing21 Jul 2025View
Proposed EVC elevations Dwg no. 241119-PL-09 ADrawing21 Jul 2025View
Proposed elevations Dwg no. 241119-PL-08 REV BDrawing21 Jul 2025View
Location plan Dwg no. 241119-PL-01 REV CDrawing22 Jul 2025View
Consultee Notification ListConsultation Notification List23 Jul 2025View
Neighbour Notification ListNeighbour Notification List23 Jul 2025View
Northern Gas Works Gas Pipes PlanDrawing23 Jul 2025View
Site noticePhoto24 Jul 2025View
Neighbour Objection Comments 52 Mandale RoadObjection Comment14 Aug 2025View
Revised Proposed Site Plan - Dwg no.241119- PL-04 (D)Revised Drawing1 Aug 2025View
Revised Proposed Elevations Dwg no. 241119- PL-08 (C)Revised Drawing1 Aug 2025View
Revised Proposed Site Sections Dwg no. 241119- PL-07 (C)Revised Drawing1 Aug 2025View
Revised Proposed Building Plan Dwg no.241119- PL-05 (B)Revised Drawing1 Aug 2025View
Decision NoticeDecision15 Sept 2025View
Officer ReportReport15 Sept 2025View

Documents open on the council website. Browse council documents if a link has changed.

Application timeline

Council milestones and published deadlines. A deadline passing does not confirm a decision.

  1. Application date

    Published milestoneCouncil source

  2. Received date

    Published milestoneCouncil source

  3. Registration date

    Published milestoneCouncil source

  4. Site notice date

    Published milestoneCouncil source

  5. Site notice end date

    Past published deadline

    A published target or deadline. It does not confirm an outcome.

    Council source

  6. Consultation expiry date

    Past published deadline

    A published target or deadline. It does not confirm an outcome.

    Council source

  7. Statutory expiry date

    Past published deadline

    A published target or deadline. It does not confirm an outcome.

    Council source

  8. Dispatch date

    Published milestoneCouncil source

  9. Decision date

    Published milestoneCouncil source

  10. Decision due date

    Past published deadline

    A published target or deadline. It does not confirm an outcome.

    Council source

Decision & conditions

Refused
Decision Notice
Planning conditions
  1. Reason for Refusal 1: Design/Layout/Arrangement impacts In the opinion of the Local Planning Authority, the proposals have a poor design and layout, which would result in significant adverse issues with parking and servicing arrangements, as well as negatively impacting upon the parking arrangements of the neighbouring petrol filling station site. The proposals would be deemed to be contrary to the requirements of Local Plan Policies DC1(b and c), CS4(l), CS5(f) as well as Paragraph 135 of the National Planning Policy Framework.
  2. Reason for Refusal 2: Adverse Impacts on Neighbouring Residents In the opinion of the Local Planning Authority, the layout of the drive thru lane in close proximity to No. 149 Burlam Road and the proposed 24-hour operation are considered to have significant adverse impacts on the residential amenity. The application does not include all the relevant up-to-date supporting assessments (namely an up-to-date noise assessment, lighting assessment and air quality assessment) to allow officers to fully consider the potential impacts of the development on the nearby properties. This is deemed to be contrary to the requirement of Policy DC1(a and c) of the Local Plan.
  3. Reason for Refusal 3: Lack of Sequential Assessment In the opinion of the Local Planning Authority, the principle of the development is considered to be unacceptable and the sequential approach has not been followed which is deemed to be contrary to Paragraph 91 of the National Planning Policy Framework and Policy CS13.
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