By John Baron
Councillors have said they want to refuse controversial plans for a new £2 million Burger King drive-through restaurant in Kirkstall.
Real estate investment trust NewRiver Retail has submitted the single storey plan for the disused corner plot at Kirkstall Retail Park, next to Matalan, which previously had planning permission for two new retail units.
But councillors sitting on the south and west plans panel this afternoon said they are minded to refuse the proposals amid concerns over the impact the restaurant could have on already congested roads.
They have asked planning officers to bring a report back to October’s south and west panel meeting detailing specific highways reasons why the plans should be refused. The report would protect the council if the plans are refused and the developer appeals.
Developers say the new restaurant, off Savins Mill Way, would create 40 new jobs, but there have been 29 objections, including local councillors and Leeds Civic Trust.
Concerns include the proposal exacerbating existing traffic problems in the area, air pollution and a saturation of drive thru restaurants in the area.
Cllr Fiona Venner (Lab, Kirkstall) told the meeting that the new restaurant ‘was the last thing our community needs’.
She expressed concerns about what she claimed was ‘flawed and incomplete’ highways data, which did not include more than 1,000 homes due at Kirkstall Forge.
Pointing to a cumulation of similar businesses in the area, she added: “When do we say enough is enough? I am staggered highways officers think this proposal is acceptable.”
Cllr Venner also pointed to a ‘huge number of accidents’ – 30 since 2021 – at the main Kirkstall junction, which has been the subject of a number safety concerns over the past few months.
“At a junction where there is already too much traffic, regular chronic congestion and significant safety concerns adding a drive through is a terrible idea,” she added.
Nick Pleasant, planning advisor for the applicants, said he was aware of local concerns and have address the issues with ‘robust and significant’ work.
The meeting, held in Leeds Civic hall, heard that traffic demand had been specifically measured via catering footage and that a large proportion of visitors will already be travelling to Morrisons or Matalan. Mr Pleasant agreed with council highways officers that traffic increases will be ‘negligible’.
Mr Pleasant added: “There is a clear recommendation for permission to be granted. This is a near-£2 million investment which will bring jobs and growth, and use a brownfield site.”
He said other more intensive plans had previously been greater number of traffic movements.
The meeting heard the development is expected to generate 24 and 30 two-way ‘primary’ trips during the Friday afternoon peak and the Saturday peak hours respectively. It would generate 31 and 57 two-way ‘pass-by’ trips during the Friday afternoon peak and Saturday peak hours respectively.
Councillor Andy Parnham (Lab, Armley) said the plans would be like ‘pouring petrol onto the fire’ in highways terms.
He added: “It’s a pinch point between Armley, Bramley and Kirkstall. It is hugely congested. It really worries me. Five local councillors have objected. My residents in Armley, just over the very congested bridge, would think I was bonkers if I agreed to this and I’m not going to.”
Council planning officers had recommended approval, subject to a raft of conditions, including highways contributions. These include £30,000 for signal timing improvements on the A65/Savins Mill Way and £42,000 towards red light violation cameras.
Officers argued the scheme was not meant to solve the traffic problems of the whole area, and the financial contributions from the developer would have a wider benefit.
A planning officer’s report concluded: “The proposed restaurant and drive-thru is considered acceptable within Kirkstall town centre and would not unduly impact on the residential amenity or create a significant adverse impact upon the highway network, subject to the mitigation measures.”
Planning officers are now set to bring back a further report to the next plans panel giving reasons for refusal which councillors will debate.
The south and west plans panel met today (Thursday, 5 September) at Leeds Civic Hall. The agenda and council reports can be read in full here.
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I think it would be great to have a Burger King there. I don’t think councillors should be allowed to refuse planning permission because I don’t think their reasoning is sound about increased traffic
I agree with you 100%.
The annoying Burghers of Leeds City Council are more concerned about burgers than dealing with major issues.
Cities like Manchester are racing ahead in improving their amenities whilst Leeds is run like a nimbyish parish council.
The council should be sorting out the chaotic traffic in kirkstall
Traffic lights never in time it’s one giant car park
And yet the gave planning for how houses on Kirkstall hill ummm
A lot of posturing by our local councillors on this.
The hard facts are that trained and qualified council highways officers believe that according to planning law the proposals should be approved, and I still think that’ll be the case when this is brought back to panel next month. The councillors will then have a difficult decision to take – follow the legal advice and approve it, or go off on a tangent and refuse it.
In planning law these proposals should still be approved next month and if they aren’t then the developers will surely be likely to win on appeal.
This so called ‘cash strapped council’ will then be faced with a very large bill. I hope the excellent West Leeds Dispatch will report on how much this sorry affair will cost council tax payers in the long run…