A 3rd Costa Espresso might divert commerce away from the city’s Excessive Road and influence unbiased merchants in Dumbarton East, council chiefs have warned.
Planning officers say a brand new cafe might have an effect on the viability of native retailers and say any impacts on turnover can be felt “sharply”.
Nevertheless, builders insist “the viability and vitality of Dumbarton East will stay largely unaffected” if the plans are given the inexperienced gentle.
West Dunbartonshire Council (WDC) chiefs made the assertion in new paperwork lodged as a part of Costa’s planning enchantment for a drive-thru and cafe within the automotive park space of Morrisons on Glasgow Highway.
Costa, which already has Dumbarton cafes on Excessive Road and at Lomondgate, had permission refused by councillors final yr.
Nevertheless, bosses appealed the choice to the Scottish Authorities, with a verdict as a consequence of be delivered final week.
It has now been additional delayed.
The Scottish Authorities’s Division for Planning and Environmental Appeals (DPEA) say a website inspection and written submissions from the events concerned can be used to decide.
Unbiased cafe house owners within the city have already voiced fears that a Costa might power them out of enterprise - while Silverton and Overtoun Neighborhood Council highlighted issues over the influence on site visitors within the space.
A complete of 431 objections to the preliminary plans had been submitted by residents, with the proposals refused by councillors final winter.
Now each the agent appearing on behalf of Costa, Peacock and Smith, and the council have been given till Thursday (August 11) to submit any additional info regarding the enchantment.
Final week new paperwork had been printed from each events for the Scottish Authorities reporter to contemplate.
In response to a query in regards to the influence on native companies, James Corridor, planning coverage officer at WDC mentioned: “The council considers that Dumbarton East supplies a vibrant and numerous combine of retailers, providers, food and drinks and neighborhood makes use of which might be vital for supporting native wants inside surrounding residential areas, and for offering a complementary perform to the city centre within the total retail provision in Dumbarton.
“As a busy and outstanding thoroughfare into Dumbarton, near the doorway for Dumbarton Citadel and with roadside parking obtainable, it is usually prone to entice some passing commerce and customer/vacationer clients.
“Though the council doesn't have any supporting proof, it's thought-about probably that the proposal would have the potential to divert a level of passing commerce, and presumably established clients, from the native centre, and subsequently adversely influence the turnover and viability of retailers in Dumbarton East.
“Given that almost all of those retailers are small, unbiased shops, any impacts on turnover could also be felt extra sharply.”
Nevertheless, in response to the identical query, Michael Powell of Peacock and Smith, mentioned: “The character of the native centre is retail-led, with native retailers serving a very totally different market from a coffee-shop with a drive-thru facility.
“As such, it's thought-about that the proposal is not going to divert commerce from the native centre, given the character of the present makes use of which aren't instantly comparable with the proposed use.
“The prevailing cafe throughout the native centre is taken into account to supply a distinct provide from the proposed Costa drive-thru in that it's going to serve a neighborhood market, with extra emphasis on meals and snacks, and is complementary to the present retail makes use of inside Dumbarton East.
“It can't be thought-about instantly corresponding to the proposed facility, which can provide amenities to passing commerce and people individuals who would in any other case not be visiting Dumbarton East native centre.
“It's subsequently thought-about that the viability and vitality of Dumbarton East native centre will stay largely unaffected.”