East Riding Council’s Eastern Area Planning Sub-Committee voted to refuse detailed, or reserve matters, plans for the development on the site of a disused factory off Killingwoldsgraves Lane.
Jason Tait, agent for the applicant Lovel Capital Projects Ltd, told the committee would replace the Teckno Developments works which was gutted by a fire and now stands derelict.
The agent added the plans, which secured initial, outline permission last year, included a 275sqm shop in a building measuring 380sqm internally, down from 485sqm previously.
But local resident and objector Bryn Jones told councillors the shop was still too large and risked out competing stores in nearby Bishop Burton, Cherry Burton and Walkington.
Committee member Coun Pauline Greenwood, whose Beverley Rural ward covers the site, said the proposals amounted to “over development” in the East Riding countryside.
She added “significant” issues remained over the petrol station, including whether it would be viable given a site 160 metres away already had planning permission for another.
Applicants have applied for the petrol station and shop to be open 24 hours a day, seven days a week.
The applicant’s agent told the committee: “This is a brownfield site which has a long history of employment use. The petrol station and shop is designed to attract passing motorists, it also includes bays for electric vehicle charging.
“The shop isn’t a shop in its own right, the building it would be in also includes storage space and could feature a sandwich kiosk or coffee takeaway. It will not be much bigger than many people’s lounges, it’s not thought its impact on other shops will be significant and council officers have not objected.”
Mr Jones told councillors: “The developer has called this a petrol station with a shop, but it’s more like a shop with a petrol station. The number of parking spaces has gone up from eight to 16 from previous plans, it would threatened nearby local businesses with closure.
“If the coronavirus pandemic has taught us anything it’s that locals depend on these shops. This would be open 24 hours a day seven days a week, nearby residents would not be adequately protected from noise from cars and motorbikes.”
Committee member Coun Denis Healy said: “The issue about local shops and competition isn’t a planning matter. Residents in nearby villages would usually walk to them anyway, if they support their local shops I don’t see them driving to this one,
“I’m not sure it’s an issue. This already has outline permission so they’re going to build something there regardless.”
Coun Greenwood said: “This is 160 metres away from a site which already has permission for a petrol station. It’s unsustainable. The landscaping is appalling and needs to be addressed and it will impact on nearby shops which are a lifeline for their villages. It’s unacceptable.
“This is in the open countryside. Let’s use our common sense we’re not looking at a dual carriageway.”
Acting committee chair Coun John Copsey said: “I think only one of these will be built in the end and it will be whichever developer gets there first. I have a feeling that once one’s built the other will back off.”