Costa Coffee drive-thru at Parkway Centre Coulby Newham refused

The proposal, submitted in October 2025, sought permission for a standalone coffee shop with a drive-thru lane, customer parking and associated works at the Parkway Centre in Coulby Newham, Middlesbrough.

However, the council formally rejected the scheme on Thursday, July 30.

Planning officers concluded that the development's layout would harm both the proposed site and the wider shopping centre.

Parkway Centre, Coulby Newham. (Image: Parkway Shopping Centre)

In its refusal notice, Middlesbrough Council said: "The proposal has a poor design and layout, which would result in significant adverse impact in terms of parking and servicing arrangements for the development and the parking arrangements for the wider Parkway Centre, and fails to adequately prevent conflict between pedestrian and vehicle movements."

The authority also said the application conflicted with policies within Middlesbrough's Local Plan, as well as national planning and design guidance.

The decision comes after several objections were lodged to the planning committee by local business owners and residents.

Among them was the owner of BBB Draughting Services, who said: "The proposed site will reduce the size of the car park, which frequently is not big enough for the amount of visitors to the Parkway Centre."

They also pointed out that there is already a Costa located inside Tesco, which sits at the other side of the shopping centre.

Another resident raised similar concerns about the loss of parking spaces and questioned the need for a new building when there are units already available on site. 

They said: "Costa should be made to make use of one of the already empty buildings in this area before planning approval is granted to build new. It does not make any economic or environmental sense."

One of the most detailed objections came from the owners of Bentley's Coffee Shop, an independent family-run business at the Parkway Centre.

They agreed about parking issues, but also expressed concern for independent coffee shops in the area.

Bentley's said: "The centre also has two independent coffee shops, run by local people who've long supported this community.

"We need support, not increased competition from a national chain."

The owners added: "As small business owners for over six years, we fear this application would disadvantage independents and weaken the local economy.

"We support local suppliers, work with other small businesses and contribute to community groups including Teesside Charity, Chatty Café, Home Instead, Age UK etc.

"Costa doesn't offer the same community value and would not enhance local wellbeing."

Another resident also raised concerns about the impact on parking for people attending nearby church services, adding: "This will have a huge impact on parking facilities for a wide range of people who rely on the local church and will drive them away."

The refusal means the scheme cannot proceed in its current form.

The applicant can either appeal the decision to the Secretary of State or submit revised plans addressing the council's concerns.