Euro Garages Archives - The Stray Ferret

Harrogate Leon developer puts up another sign without permission

Developers behind a Leon drive-thru in Harrogate have put up another advertising sign before permission to do so has been granted.

Pictures from the Wetherby Road site show a sign for the restaurant, which will serve healthy fast food, being placed on top of the building this morning. The sign is one-metre tall and the lettering lights up red.

Euro Garages has applied for the installation of 15 advertising boards, which include drive-thru directions, menus and a height restrictor bar.

But Harrogate Borough Council has yet to approve the application.

A spokesperson for the council said:

“We are aware of the signage and are considering what action may be required.”

The move comes just three weeks after the developer erected an eight-metre tall sign outside the drive-thru.

Council officials ordered the sign be taken down and warned that any work undertaken on advertising signage before an application was approved would be at the developer’s “own risk”.

Euro Garages declined to comment.

Concern over Leon design

Local residents have raised concern that the building on the site will be different from that which was approved.

Initially, approval was granted for the site to become a Starbucks — but it has since emerged that the drive-thru will instead be a Leon.

Residents raised concern when it became clear that the design of the building was not the same as that lodged to the council.

Joe Shields, who lives next to the site and is a former marketing manager for companies including fast-food chains, told the Stray Ferret:

“I have opened a few drive-thrus, I’m not against them.

“It is opening a drive-thru here which is nuts.”

Harrogate Borough Council has acknowledged that the building being constructed is not the same as the designs submitted to the authority.

However, it added that the developer has already submitted another application for the design, which is under consideration.

The drive-thru has long proved contentious since it was granted permission by a government planning inspector last year.

Last month, the Stray Ferret reported that Harrogate Borough Council had agreed to pay £25,000 in costs to Euro Garages following the appeal hearing.

Helen Hockenhull, the planning inspector, awarded costs against the council after she said it “demonstrated unreasonable behaviour”.

No conditions for Wetherby Road drive-thru to be a Starbucks, says council

No conditions were set for a planned drive-thru on Wetherby Road to be a coffee shop, say Harrogate council officials.

Lancashire-based developer Euro Garages is currently building a Leon restaurant on the site, despite being given permission for a Starbucks drive-thru.

Local residents have raised concern that the building on the site will be different from that which was approved.

Harrogate Borough Council has acknowledged that the building being constructed is not the same as the designs submitted to the authority.

However, it added that the developer has already submitted another application for the design which is under consideration.

Opening a drive-thru on Wetherby Road is ‘nuts’

Joe Shields lives across from the former Dental surgery site where the Leon is being built.

He and other residents have objected to the drive-thru being built since is was first proposed as a Starbucks in 2019.

While he is not against redeveloping the site, he raised concern over the drive-thru and its affect on neighbouring residents.

Mr Shields, who worked as a marketing manager for various companies including fast-food chains, said:

“I have opened a few drive-thrus, I’m not against them.

“It is opening a drive-thru here which is nuts.”

Mr Shields pointed to the fact that the building at the site does not look like its designs.

A Starbucks drive-thru normally has a slanted roof, while Leon schemes are flat.

(Left) Designs for the Starbucks as submitted to Harrogate Borough Council and (right) the construction site of the Leon.

He questioned how the developer can continue to build a Leon, despite the fact that a government planning inspector gave approval for a Starbucks coffee shop drive-thru.

Last week, Mr Shields was forced to alert the planning authorities when contractors at the site began to erect an eight-metre advertising sign without permission.

He said:

“There are changes at the site on a daily basis.

“My impression is that they will just continue wacking this [the Leon] up.”

Meanwhile, David Stephenson lives next door to the site on Coachman’s Court.

David Stephenson, whose house on Coachman’s Court is next to the drive-thru site on Wetherby Road.

Mr Stephenson has lived with his wife in the same house for six years and would be able to see the serving hatch from his lounge window.

He said that he has accepted the fact that a drive-thru will be built next door to his home.

However, Mr Stephenson said he was concerned that the building being built is not the same as the designs.

He said:

“We were resigned to a Starbucks, but this is a bit overbearing.

“Why apply for planning permission if you’re going to do another building?”

No specific conditions for a coffee shop

The Stray Ferret asked Harrogate Borough Council how the developer was able to build the scheme as a Leon drive-thru when the original approval for the site is for a Starbucks coffee shop.

A spokesperson said:

“Permission was granted by the Planning Inspectorate for a ‘coffee shop to include a drive-thru’, not specifically for a Starbucks.

“The Inspectorate did not add any conditions to the permission they gave restricting the use of the premises solely to a coffee shop, so it can legally be used for any other use within the same use class, which includes a drive thru food and drink establishment.

“So permission is not required for any change of use. However, the building being built differs from the one given planning permission. Therefore, a planning application has been submitted for these changes and is under consideration.”

The Stray Ferret also asked Euro Garages to respond to concerns over the building and erecting advertising without permission, but the company declined to comment.

Council orders Harrogate Leon developer to remove advertising sign

The developer behind a Leon drive-thru in Harrogate has been ordered to take down an eight-metre advertising sign after it was put up without permission.

Pictures from the Wetherby Road site show a sign advertising a Leon restaurant being erected yesterday.

The developer has applied for the installation of 15 advertising boards, which include drive-thru directions, menus and a height restrictor bar.

However, Harrogate Borough Council has yet to approve the advertisements.

Joe Shields, a resident who lives directly opposite the drive-thru, saw the pole being put in place by contractors at around 8am in the morning. He alerted planning officers to the situation.

Speaking to the Stray Ferret, Mr Shields said he was disappointed that the developer had erected the sign without permission.

Mr Shields said:

“There are changes at the site on a daily basis.

“My impression is that they will just continue wacking this [the Leon] up.”

The current construction site at the Leon on Wetherby Road.

A spokesperson for Harrogate Borough Council confirmed that a planning officer attended the Wetherby Road site to order that the advertisement be taken down.

The spokesperson added:

“We have also received an application for advertising at the site. Any works undertaken before the application is at the applicant’s own risk.”

The Stray Ferret asked Euro Garages for a response on the advertisement, but it declined to comment.

£25,000 appeal costs

The move comes as the borough council has agreed to pay Euro Garages £25,000 in appeal costs over the development.

Last year, Helen Hockenhull, a government planning inspector, granted permission for a Starbucks drive-thru on the former Dental surgery site.

It has since emerged that the site will become a Leon drive-thru instead.

Ms Hockenhull awarded costs against the council after she said it “demonstrated unreasonable behaviour”.

The council turned down the development back in 2019 on air quality and highways grounds, but later withdrew its objection.

The move forced residents fighting the proposal to defend the authority’s reasons for refusal at the hearing.

Harrogate council to pay Leon developer £25,000 in appeal costs

Harrogate Borough Council has agreed to pay developers behind a planned Leon drive-thru on Wetherby Road £25,000 for appeal costs.

The authority had been in discussions with Blackburn-based Euro Garages after it took the council to appeal over its decision to refuse the proposal.

In July 2021, a government planning inspector granted permission for the new drive-thru, which was initially proposed to be a Starbucks.

Helen Hockenhull, the inspector who approved the plan, awarded costs against the council after it “demonstrated unreasonable behaviour”.

A spokesperson for the council confirmed that it had agreed to pay Euro Garages £25,000 as part of the appeal cost.

The spokesman said:

“Officer recommendations are always taken with a balanced approach and are based on careful consideration of a wide range of issues, including local and national planning policy, case law, consultation responses and anything else considered to be ‘material’ to the decision, including the comments of local residents.

“In this case, the officer recommendation of approval was overturned by the planning committee and permission was refused, which has led to an appeal by the applicant.

“The council lost at appeal as it was unable to substantiate the committee’s grounds for refusal. The planning committee was therefore found to have acted unreasonably in taking this decision and the council is required to pay costs to the sum of £25,000.”

The council turned down the development back in 2019 on air quality and highways grounds, but later withdrew its objection and did not defend itself at the appeal hearing.

Speaking in May 2021, John Worthington, the council’s executive officer for development management, said officers could not stand successfully at appeal because their previous recommendation would “undermine” their case and that losing also risked legal costs of over £50,000.

The move forced residents fighting the proposal to defend the authority’s reasons for refusal themselves at the hearing.

Ms Hockenhull said she understood concerns from residents, but added that she was not convinced that the development would cause “significant harm”.

In a decision notice last year, she said:

“I recognise that my findings will be disappointing to the local residents and ward councillor who gave evidence at the hearing.

“However, based on the technical evidence before me and all that I have seen and heard, with the proposed mitigation measures secured by planning conditions, I am not persuaded that the development would cause significant harm.”

New Harrogate Leon set to open early May

The new drive thru Leon restaurant currently being built on Wetherby Road in Harrogate is expected to open in early May.

The healthy fast food chain has about 70 outlets in the UK and opened its first drive thru in Leeds last year. The Harrogate venue will be its second drive thru.

EG Group, which owns the site, received planning permission to open a Starbucks on the site of the former dental surgery.

Work to transform the site on Wetherby Road.

Its planning application was approved despite concerns about the volume of traffic.

A Leon spokeswoman confirmed the site would now be used exclusively as a Leon drive thru, which she added was “scheduled to open in early May”.

She said the restaurant would create up to 15 jobs and there would be more than 50 seats inside and about 16 outside.

The spokeswoman added:

“We are so super excited about launching our second drive thru restaurant in Harrogate.”

Leon to open drive thru restaurant in Harrogate

Fast food chain Leon is recruiting staff to work at a drive thru restaurant in Harrogate.

The company, which has about 70 outlets in the UK, is to open on the Wetherby Road site that received planning permission to be a Starbucks..

The Stray Ferret revealed last month that speculation was growing that the site could host a Leon.

Now Alex Parkinson, general manager of the first Leon drive thru in Leeds, is advertising for staff.

In a post on a Facebook recruitment site, she said:

“I’m currently the general manager of the first Leon drive thru in Gildersome, Leeds — and I’m super-excited about opening our second drive thru in Harrogate.

“We are looking for team members and supervisors to join us.”

Leon describes itself as a place that sells healthy fast food that is environmentally friendly.

Options include vegan sausage muffins, Harissa chicken salad and blackberry, apple and ginger porridge

Leon was recently bought by Euro Garages group, which was awarded planning permission last year to open a drive-thru Starbucks on Wetherby Road.

No agreement over Harrogate Starbucks appeal costs six months on

Harrogate council bosses have yet to reach an agreement with developers over appeal costs for a new Starbucks on Wetherby Road, despite the proposal being approved six months ago.

Euro Garages, the developer behind the coffee shop, took Harrogate Borough Council to appeal over its decision to refuse the proposal.

In July 2021, a government planning inspector granted permission for the new drive-thru to go ahead.

Euro Garages said the authority “demonstrated unreasonable behaviour” when refusing the application. It was granted costs for the appeal.

However, a spokesperson for the council said an agreement had yet to be reached over appeal costs.

In May last year, council bosses decided not to challenge the appeal over concerns that losing risked legal costs of over £50,000.

The site of the former dental surgery site, which was earmarked for the coffee shop, has since been demolished.

Residents criticised the proposal for the Starbucks ahead of its approval.

Mark Hinchliffe, who has lived in Harrogate for 20 years, told the appeal hearing in June 2021 that the road was already dangerous without the development.

Harrogate Starbucks: no agreement on appeal costs

No agreement has been reached over the appeal costs for a new Starbucks drive-thru on Harrogate’s Wetherby Road.

Euro Garages, the developer behind the coffee shop, took Harrogate Borough Council to appeal over its decision to refuse the proposal.

The government’s Planning Inspector approved the development in July and also awarded costs against the council.

Euro Garages said the authority “demonstrated unreasonable behaviour” when refusing the application.

However, a spokesperson for the council said an agreement had yet to be reached over appeal costs.

In May, council bosses decided not to challenge the appeal over concerns that losing risked legal costs of over £50,000.

Work on the drive-thru has since started and diggers have moved in to demolish the former dental surgery which will make way for the Starbucks.

When complete, there will be a coffee shop with 19 car parking spaces close to the Woodlands junction on the busy road.

Work starts on controversial Harrogate Starbucks

Diggers have moved in to demolish a former dental surgery and make way for a Starbucks drive-thru on Wetherby Road in Harrogate.

Construction workers have been clearing overgrowth and moving out leftover furniture from 1st Dental Surgery before the site is levelled.

When complete, there will be a coffee shop with 19 car parking spaces close to the Woodlands junction on the busy road.

Developer Euro Garages has spent almost a decade trying to win permission for the work, which Harrogate Borough Council rejected three times.

The council turned down the latest bid back in 2019 on air quality and highways grounds.

Euro Garages appealed and government planning inspector Helen Hockenhull overturned the decision in July and ordered the council to pay costs for the hearing.

The move comes despite fierce opposition from some local residents, who warned traffic on the road was already at “breaking point”.

Ms Hockenhull said in a decision notice:

“I recognise that my findings will be disappointing to the local residents and ward councillor who gave evidence at the hearing.

“With the proposed mitigation measures secured by planning conditions, I am not persuaded that the development would cause significant harm.”

The Stray Ferret has approached Euro Garages and Starbuck for comment.

Harrogate council ‘demonstrated unreasonable behaviour’ over Starbucks rejection, says inspector

Harrogate Borough Council “demonstrated unreasonable behaviour” in rejecting a Starbucks drive-thru on Wetherby Road, according to a government planning inspector.

Helen Hockenhull, who oversaw an appeal by developer Euro Garages in June, approved the development for the former 1st Dental Surgery site on Friday.

She also awarded full costs for the hearing against the council.

The council turned down the development back in 2019 on air quality and highways grounds, but later withdrew its objection.

The move forced residents fighting the proposal to defend the authority’s reasons for refusal at the hearing.

In a decision notice, Ms Hockenhull said:

“The council have not provided any evidence to support their position.

“The reasons for refusal in relation to highways and air quality amount to persistence in objections in respect of matters which an inspector has already found to be acceptable.

“I accept that members would have local knowledge of the area and the junction and many members would have personal experience of traffic issues in this location. However, it was unreasonable to persist with such objections, particularly as the floor area of the proposal had been significantly reduced.

“Given the above, I find that the council has demonstrated unreasonable behaviour which has resulted in the applicant incurring unnecessary cost in the appeal process. A full award of costs is justified.”

In response the inspector’s comments, a council spokesman said:

“Officer recommendation of approval was carefully considered against a wide range of issues, including local and national planning policy, case law, consultation responses and anything else considered to be ‘material’ to the application.

“This recommendation was overturned by the planning committee and permission was refused, which led to a successful appeal by the applicant.

“An agreement on costs has not yet been reached.”

The proposed layout of the Starbucks site on Wetherby Road, as submitted to Harrogate Borough Council. Picture: Euro Garages.

A spokesperson for Euro Garages said:

“We are delighted to have received planning permission and we are very pleased with the inspector’s decision.

“This development will help to create up to 20 local jobs for the area.”

‘Angry’ and ‘astounded’

The move to approve the development came despite concerns from local residents over traffic and air quality.

Residents at the appeal warned that the road was already at “breaking point” and that such a development would adversely affect those living next door.

Ms Hockenhull said she recognised her findings would be “disappointing” to local people, but added that she was “not persuaded that the development would cause significant harm”.

Cllr Pat Marsh, who represents the area on the borough council, said she was left “anrgy” and “astounded” following the decision.

She said:

“Many people throughout Harrogate will be outraged by this. It is not an appropriate place to put a drive-thru.

“I cannot understand how they have come to this decision. I felt all our arguments had great strength to them.

“The residents could not have done better to put forward their arguments.”

Concern over Leon design

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Opening a drive-thru on Wetherby Road is ‘nuts’

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No specific conditions for a coffee shop

£25,000 appeal costs

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‘Angry’ and ‘astounded’