19-00021-Ful

Lucy Duffy –Assistant Team Manager: Planning Committee 18.02.2020

19/00021/FUL Mr John Dyke BREWOOD & COVEN DEFERRED Councillor Cox NON MAJOR Councillor Jackson

The New Inns, Kiddemore Green Road, Brewood

Conversion of the existing New Inn Public House in Kiddemore Green Road, Brewood, in to 1 x 5 bed house with associated amenities.

1. SITE DESCRIPTION AND PLANNING HISTORY

1.1 See Appendix A

1.2 See Appendix A

2. APPLICATION DETAILS

2.1. Proposal - See Appendix A

2.2. Supporting documents - See Appendix A

3. POLICY CONTEXT - See Appendix A

4. CONSULTATION RESPONSES - See Appendix A

5. APPRAISAL

5.1 The application was deferred at the Planning Committee on 17th December 2019 to allow the applicant to prove whether they have carried out a proper marketing exercise. In light of this, a viability test has been submitted in accordance with the advice given by CAMRA (Campaign for Real Ale).

5.2 The assessment is not a particularly thorough report with gaps in the findings, the Customer Potential section for example is very weak and no proper assessment of the catchment area has been carried out. It does however conclude that there is a strong catchment area for the pub with a good provision of alternative watering holes.

5.3 The report is also unable to provide the marketing exercise that was carried out by the brewery as due to the timeframes involved, no such paperwork was carried out. This is a key part of part a) of policy EV9 which requires that for a change of use of community facility will only be permitted where the Council is satisfied that it has been demonstrated through a viability test that the use concerned is no longer economically viable, that all reasonable efforts have been made to sell or let the property at a realistic price for a period of at least 12 months, the use could not be provided by some other means or is genuinely redundant.

Lucy Duffy –Assistant Team Manager: Planning Committee 18.02.2020

5.4 Bearing the above in mind, it is evident to me that the applicants are not able to satisfy this element of EV9. The submitted viability assessment is unable to prove that the pub was marketed for a period of at least 12 months, therefore it can only be concluded that the proposal must be refused.

5.2 Full appraisal at Appendix A.

6. CONCLUSION

6.1 The Council is not satisfied that it has been demonstrated through a viability test that the use concerned is no longer economically viable and that all reasonable efforts have been made to sell or let the property at a realistic price for a period of at least 12 months and that the use could not be provided by some other means or is genuinely redundant. As such, the application should be refused.

7. RECOMMENDATION – REFUSE

1. The proposed development would result in the permanent loss of the community/social facility within the village, contrary to policy EV9 of the Core Strategy. The information provided by the applicant has not demonstrated through a viability test that the use concerned is no longer economically viable and that all reasonable efforts have been made to sell or let the property at a realistic price for a period of at least 12 months and that the use could not be provided by some other means or is genuinely redundant. Accordingly, the proposal as submitted would be contrary to the aims and objectives of the Council's Core Strategy which seeks to support the retention of local services and facilities in the interest of sustainable communities.

Lucy Duffy –Assistant Team Manager: Planning Committee 18.02.2020

The New Inns, Kiddemore Green Road, Brewood, Stafford, South Staffordshire ST19 9BH

CAMRA - Public House Viability Test The New Inn Public House, Kiddemore Green, Brewood

Introduction

BM3 Architecture is instructed by Central Homes to complete a CAMRA Public House Viability Test following the decision of Planning Committee to defer its decision for the planning application (ref: 19/00021/FUL) at the New Inns (conversion of the existing public house to a residential dwelling with additional extensions) until a CAMRA Public House Viability Test has been submitted.

We have sought to address the questions within the CAMRA Viability Test with the information we have available. It should be noted that the Applicant was not the owner of the building when the public house was in operation or when the public house closed. We have sought to secure some information from the previous owners and the Sales Agent. However, due to the passing of time, they have informed us that their physical files for the pub have been destroyed and the information available is in the form of limited digital files.

The owner of the public house seeks to gain planning permission for an alternative use of the building with external alterations to create a single dwelling.

In order to demonstrate the viability of the New Inns, it is intended to use CAMRA’s Public House Viability Test. This is designed to provide an objective means of assessing whether a public house is viable or not, and determines whether this is because the area is saturated by similar entities, or the premises are too small, or the catchment area is not large enough.

Policy EV9 sets out a policy approach for the retention of Local community facilities and services. The Council has sought a legal opinion to clarify how the policy should be interpreted. It is important to note that Officers had concluded that the applicant addressed policy EV9, and subsequently recommended the application for approval without the applicant demonstrating through a viability test that the use concerned is no longer economically viable.

It is also important to note that South Staffordshire District Council do not have any adopted policies that requires the submission of a CAMRA Public House Viability Test. The National Planning Policy Framework does seek the retention of community facilities. The CAMRA Test is advocated by the Campaign for Real Ale and is not included within the Planning Policy Framework or the National Planning Practice Guidance.

CAMRA note that viability is of course not the only factor to be considered when assessing the change of use of existing public houses. Property

The report concerns the New Inns, Kiddemore Green Rd, Brewood, Stafford ST19 9BH. Kiddemore Green Road is a main road linking the main service village of Brewood and local service village of Bishops Wood

The property comprises a two-storey public house which is now closed to the public. It is a traditional brick-built building which is covered in render and has a pitched roof. It sits fairly close to the highway with a patio area to the front and beer garden and parking to the rear.

It has a cottage appearance from the front with painted render on the elevations. There are a number of chimneys on the roof and extensions to the rear and sides.

Internally, the pub comprises the main bar, lounge, male and female WCs, cellar, stores, car park and function room. On the first floor is four rooms which are used as living accommodation.

The property is generally in good condition but does require complete refurbishment due to the lack of investment over the last five to six years.

Assessment Methodology

To assess the viability of a public house business CAMRA suggests that the focus should be on what the business could achieve if it were run efficiently by management committed to its success.

CAMRA state that the viability of a public house should be assessed using the following method:

1. Local trade 2. Customer potential 3. Competition 4. Flexibility of the site 5. Parking 6. Public Transport 7. Multiple use 8. Partial loss 9. Competition case studies 10. The business – past and present 11. The sale

Each part of the assessment asks a series of questions that are to be answered.

Whilst it is not possible to assess each of the above elements as the public house, at the time of purchase, had already been closed for several years/months by its operator, we have made best endeavours to provide a robust CAMRA assessment in accordance with CAMRA guidance. Assessment

CAMRA sets out a number of questions that should be considered as part of the viability test with regard to local trade.

Location

The public house is located in a rural location on the edge of ribbon development along Kiddemore Green Road in Brewood. It is fairly isolated with limited commercial and employment uses within walking distance. Kiddemore Green Road is sparsely populated with very few dwellings and the public house is located 2.4km away from the centre of Brewood.

The Public House is located in the Wheaton Aston, Bishopswood and Lapley Ward of South Staffordshire District Council. The population of the Ward as taken at the 2011 census was 4,127. The majority of dwellings are detached with a smaller proportion of semi-detached dwellings owned outright or with a loan/mortgage.

As a predominantly rural location, the pub relies on trade from Brewood and Bishopswood, which have a number of public houses.

Key Statistics for Wheaton Aston, Bishopswood and Lapley Ward (Census 2011)

In the ward, 20.9% of residents over the age of 16 have no qualifications. 31.6% of residents in the ward have level 4 qualifications or above.

64.1% of the residents in the Ward are employed in either full, part-time, or self-employment. Only 2.7% are unemployed with a further 31.1% classed as economically inactive. This includes: students; retirees; and long-term sick or disabled.

In 2017 South Staffordshire Council published a Locality Profile. It states that the gross weekly wage for workers in the district was £495.50 with men earning £540.10 and women earning £338.80. Assessing Trade Potential

Local Trade

What is the location of the pub? Is it in a Village, suburban, town centre or isolated countryside?

Rural isolated countryside.

How many adults live within a one-mile radius? And in rural areas, how many adults live within ten miles.

The 2011 census states that the Ward has a population of 4,127. The ward of Wheaton Aston, Bishopswood and Lapley Ward extends across approximately 4.68 miles and 7.39 miles north to south.

However, the Ward does not include Brewood which is in a neighbouring ward (Brewood and Coven). The population of the Brewood and Coven Ward is 6,573. Falling within 10 miles is also large areas of Wolverhampton and Walsall, as wells as towns such as Codsall and Billbrook. The population of Wolverhampton is 262,000 (as of 2018) alone.

However, it should be noted that within one mile of the site there are considerably fewer dwellings, circa 100.

Are there any developments planned for the area? Industrial, residential, strategic projects?

The Core Strategy was adopted in 2012 and sets out the spatial planning strategy for the District up to 2028. It indicates that Brewood is a main focus for housing and employment growth. The Core Strategy states that some 3,850 dwelling will be built by 2028. The Site Allocations Development Plan Document shows a total of 1,012 dwellings are required to be delivered with 99 dwellings located between Brewood, Coven and Wheaton Aston. Brewood itself is to take more than half of these dwellings. In addition, the District has 45.58ha of available housing land identified in the Site Allocations Development Plan with provision for 62ha of new employment land in the district.

Is there a daytime working population?

Daytime working population in the form of agriculture but the area is primarily residential with little commercial enterprise.

What is the catchment area of the pub?

Unknown.

Customer Potential

Is the pub in a well visited/popular location? Is it in a picturesque town or village, on a canal/river side, on a long distance footpath, or on a cycle route?

The site is on a road that leads into Brewood and is not located near a cycle route, footpaths or any location attractions that we are aware of.

Does the pub appeal to those groups who regularly drive out to pubs?

Driving or cycling to it is the only option.

Is tourism encouraged in this area?

No.

Has the pub ever been included in any visitor or tourist guide?

We are unaware of any inclusion in a visitor or tourist guide.

Does the pub act as a focus for community activities? Sports teams, social groups, local societies, community meeting etc?

Not at present as the public house has been closed for circa three to four years.

Competition

In rural areas, how many pubs are there within a one-mile radius and a five-mile radius?

We have identified that the local population has access to one public house that will fulfil the local need within one mile of the site. All distances are taken ‘as the crow flies’ from the application site.

Oakley Arms - - 600m - - Food led public house serving the immediate local community drawing trade from the same catchment area including Brewood and Bishops Wood.

Within a five-mile radius (all distances are taken ‘as the crow flies’) of the site we have identified the following public houses:

• The Bridge Inn - - 2.23km - - Food led public house with function room and ancillary facilities such as a laundrette. Serving the immediate local community in Brewood which contains the largest local populace. • The Lion Hotel - - 2.5km - - 18th-Century, Grade II listed hotel. It serves local Staffordshire cuisine in its fine dining restaurant. Food led hotel and bar. • The Cross Keys - -8km - - Situated on the banks of a canal. Large car park and beer garden provided. Food led pub serving Penkridge but within five miles of the site. • The Bell - - 2.2km- - Recently refurbished but now permanently closed (reported December 2019). • The Anchor Inn - - 6.23km - - Country pub situated adjacent to a canal with a restaurant featuring a beer garden, car park and canal boat mooring alongside. Food led public house. Wider catchment due to isolated location. • The Swan at Whiston - - 6.60km - - Traditional country pub and restaurant. Food led public house. Car parking provided and beer garden. Attractive to families with children’s play area. • Spread Eagle Gailey by Marston’s Inn - - 600km - - Marston’s Public House incorporating hotel rooms. Food led pub, recently refurbished and part of the Marstons Brewery. Strong entertainment offering and inclusive of family. • The Four Ashes - - 5.50km - - Food led public house. Parking and beer garden provided. Showing regular Premier League football matches. • The Harrows Inn - - 5.47km - - Currently closed for refurbishment. Food led pub. Beer garden and children’s activities provided. • Rainbow Inn - - 5.55km - - Food led public house. Recently refurbished with car parking provided. Showing regular football matches. • Moreton Arms - - 7.74km - - Food led public house. Appears to have been recently refurbished during 2018. Car parking available. • The Harrowby Arms - - 4.77km - - Wet led with food and entertainment. Parking provided. • The Pendulum - - 4.67km - - Wet led with food and car park shared with supermarket.

• The Crown - - 4.96km - - Food led country pub with modern interiors, open fire and terrace seating, serving modern British dishes. Courtyard and beer garden. • The Woodman Inn - - 5.99km - -Food led traditional pub showing sports. Small car park and beer garden provided. • The Bentlands - - 6.19km - - Food led public house with car park and beer garden. Serving mainly Wolverhampton and Codsall. • Codsall Station Pub - - 5.58km - - Food led pub. Situated in the old station building of Codsall Station with parking and beer garden. Mainly serving Codsall. • The Crown Joules - - 5.21km - - Food led providing a high-quality bar offering. Beer garden and parking provided. Serving mainly Codsall. • The Bull Codsall - - 5.48km - - Food led pub part of Marston’s Brewery. Beer garden and children’s play area provided alongside a car park. • Love and Liquor - - 5.22km - - Wet led public house. Recently opened. Serving Codsall. • The Pendrell Arms - - 3.97km - - Food led public house. Traditional Country Pub with parking and beer garden. Serving Codsall Wood. • The Oaken Arms - - 6.34km - - Food led public house. Car park and beer garden provided. Likely to serve a wide catchment as there is a small population locally. • The Summer House - - 7.01km - - Food led country public house. Car park and beer garden provided. Likely to serve a wide catchment as there is a small population locally. • The Horns of Boningale - - 7.34km - - Food led public house within an 18th Century country inn. Parking provided. Draws trade from Albrighton and passing trade. • The Harp Hotel - - 6.47km - - Wet led pub and appears to be drawing local trade from the local community. • The Crown – Albrighton - - 6.50 - - Food led public house. Part of Marstons Brewery. Shared car parking to the rear. Likely to be drawing trade from the immediate area. • Old Bush Inn - - 6.51km - - Wet led public house. Drawing trade from the immediate area. • Shrewsbury Arms - - 6.63km - - Food led public house. Car park and Beer garden provided. Likely to be drawing trade from the immediate and surrounding area. • The Royal Oak - - 2.24km - - Car park and beer garden provided. Likely to be drawing trade from the local area and surrounding. • The Bradford Arms - - 3.07km - - Food led public house. No local trade and is reliant on trade from the surrounding area and passing trade from journeys along the A5. • Coach and Horses - - 3.79km - - Food led public house. Draws its trade from the local area. • Hartley Arms - - 4.9km - - food led public house. Car park and beer garden provided. Likely to draw its trade from the local area. • The Swan at Whiston - - 6.60km - - Food led public house with car park and beer garden. Likely to draw trade from surrounding area.

In addition, just outside of the 5 mile radius in larger settlements of Penkridge and Featherstone are the following public houses which also draw from a similar catchment:

• The Littleton Arms • Horse and Jockey • The Star • The Boat Inn • The White Heat and Upstairs at the • Red, White & Blue

Bearing in mind that people like to have choices, does the pub by its character, location, design, potentially cater for different groups of people from those of its nearest competitor(s)?

Externally the public house is not particularly attractive but is generally in a good state of repair. The internal layout is chaotic and incongruous. Décor is dated but facilities on the site are adequate with parking, beer garden and function rooms. However, the public house has been closed for a number of years and its regular customers would have dispersed to the numerous public houses identified above. Marston’s has informed us that the public house was unviable following improvements to public houses locally which impacted on trade.

If not, could the pub be developed to cater for different groups?

In our view, no. The applicant had applied for a licence to re-open the public house and proceeded to progress towards initial feasibility assessments finally discovering that the local choice is varied and vast.

Given the New Inns’ location on the edge of ribbon development and isolated from Brewood due to a lack of footpath or street lighting, and the number of public houses within 1.5miles of the site within highly populated areas, it is our view that trade can only be drawn from the immediate area and existing customers who drive to the public house.

Flexibility of the Site

Does the pub have unused rooms or outbuildings that could be brought into use? Function Rooms, Store rooms etc.

All space within the public house is given over to use of the pub save for tenant accommodation on the first floor.

Is the site large enough to allow for building extensions?

Yes, however the site is located within the Green Belt where there is a presumption against new development. The Local Council has been reluctant to allow extensions to the current building as part of the existing application and we see no reason why this would change if we sought to extend the building for a use related to the public house.

Have planning applications ever been submitted to extend/develop the pub building? If yes, when and what was the outcome?

Yes. Applications were submitted in 2006 and 2005. The former was approved and the latter was refused. The 2006 application is a re-submission of the 2005 application. The applications sought to extend the building to the rear.

If planning consent was not available for building work, is any adjoining land suitable for any other use?

No. All other land is outside of the ownership of the applicant.

Has the pub been well maintained?

The public house is in a moderate state of repair having been closed for approximately 4 years.

Parking

Is there access to appropriate numbers of car parking spaces?

There is approximately 40 spaces on the site.

If no, is there any scope for expansion?

No.

Public Transport

Is there a bus stop outside or near the pub and/or a rail station within easy walking distance?

No but a bus stop is located approximately 400m away from the site

How frequent is public transport in the area?

Services appear to be hourly and provide links to Wolverhampton and Bishops Wood, Penkridge and Stafford.

How reliable is the public transport in the area?

Unknown.

Has the pub made actual/potential customers aware of any public transport?

The public house is now closed and not in use. However, Marston’s do have directions and access to Google Maps which sets out the transport options to its public houses.

Are there taxi firms in the locality?

No.

Has the pub entered any favourable agreements with a local taxi firm?

The pub is now closed but there were no agreements that we are aware of.

Multiple Use

In the light of Government guidance through the National Planning Policy what is the extent of community facilities in the local area – is there a shop, post officer, community centre etc.?

All services are located in Brewood including (distances ‘as the crow flies’):

• St Mary’s Roman Catholic Church – 1.32 miles/2.1km • Brewood Medical Practice - 1.32 miles/2.1km • Brewood Middle School - 1.49 miles/2.4km • Brewood Community Managed Library • Brewood Post Office – 1.58 miles/2.5km • The Co-operative Food – 1.57 miles/2.5 • Spar - 1.58 miles/2.5

If the pub is the sole remaining facility within the area, is there scope for the pub to combine its function with that of a shop, post office, or community use, bed & breakfast or self-catering – especially in tourist areas?

No.

Partial Loss

These questions come into play if the application seeks changes which would reduce the size of the pub or convert non-public areas, such as licensee accommodation, to other uses.

How would the proposals impact on the long-term financial health of the business?

N/A

Would a smaller pub still be able to attract customers e.g. because there were reduced facilities such as no meeting room, less parking, smaller garden?

N/A

Would any loss of licensee accommodation make the pus less attractive it potential future publicans?

N/A

Competition Case Studies

Are there any successful pubs in neighbouring areas of similar population density?

Due to the location of the New Inns, we have focused on the public houses that are within the 1 mile radius of the site. As demonstrated, there are a number of dwellings within 5 miles of the site but also a higher density of population. It is therefore only appropriate that the Oakley Arms is used to test the site.

What factors are contributing to their success?

Oakley Arms - Recently refurbished public house. Ample parking, large beer garden and strong food offer. Food led. Rural location.

What factors are contributing to their success?

The venue appears to be large enough to handle a large amount of covers. Its recent refurbishment provides it with an excellent facility with ample parking and a strong food and wet led offer.

The Business Past and Present

Having built up a picture of the potential of the pub, it may be relevant to why the pub is not thriving and why the owners are seeking to change the use. Does the pub management team have local support? Has the team taken steps in the last year or so to try engaging with the local community and has the dialogue affected the way the pub operates?

The pub is now closed for business. However, Marston’s is a successful brewery that operates many public houses across the UK.

Has the pub been managed better in the past? Is there any evidence to support this? Are trading figures available for the last four years and/or from previous management regimes?

The applicant has not managed the public house. The previous owners of the public house was Marston’s. Marston’s is a successful brewery that operates many public houses across the UK. It has informed the applicant that its decision to close the public house and sell it on was due to good trade at a site it owned a mile away and historically poor trade at the New Inns.

Have there been recent efforts to ensure viability? e.g. has the pub opened regularly and at convenient hours? Conversely, have hours/facilities been reduced?

The public house is now closed.

Has the focus/theme of the pub changed recently?

The public house was part of the successful Marston’s brand.

Is the pub taking advantage of the income opportunities offered by serving food?

The pub historically sold food (34 covers) but it is now closed.

Has the rent/repair policy of the owner undermined the viability of the pub?

The public house is closed. We are not aware of any previous repair policy.

Are there any possible unclaimed reliefs? e.g. where rate abatement is not granted automatically but has to be claimed.

N/A

Does the pub promote itself effectively to potential customers? e.g. does it have an eye-catching and informative website?

As the pub is closed, there are no efforts to promote it currently. However, as the pub was previously a Marston’s pub, it is assumed that it would have been subject to inclusion on the Marston’s website at the very least.

The Sale

Where and how often has the pub been advertised for sale? Has it been advertised for at least 12 months? In particular, has the sale been placed with specialist licensed trade and/or local agents?

We understand that Fleurets had been instructed to sell the site on behalf of Marston’s. However, due to the passage of time, Fleurets no longer have a paper file for the sale and no longer hold information on the sales.

Has the pub been offered at a realistic competitive price? (Information to enable this to be analysed can be obtained from The Publican and Morning Advertiser newspapers and from Fleurets, specialist Chartered Surveyors). If yes, how many offers have been received?

Has the pub been offered for sale as a going concern?

The Pub was closed prior to being offered for sale.

Have any valuations been carried out? Has the pub been closed for any length of time? Is it currently closed?

Valuations would have been carried out at the time of sale. The public house has been closed since 2016.

Does the sale price of the pub, as a business, reflect its recent trading?

The public house is no longer for sale.

Conclusion

The Public House Viability Test does not seek to protect the continued existence of each and every pub. It does, however, provide a method to rigorously scrutinise the future viability of a pub.

The assessment has used the data available at the current time. Since the public house closed, the ownership has changed hands and agents involved with the sale have moved on.

The New Inn is a country pub in a rural and isolated location. It relies on passing trade and that from its immediate surroundings where there are a number of well-located and accessible public houses closer to the population of Brewood.

The Test has demonstrated that the area is highly competitive with 34 public houses within 5 miles and significantly more beyond the assessment area. The wider area is clearly saturated with public houses and faces increased competition from newly refurbished premises nearby.

The New Inn has been closed for a number of years and the majority of its customers will have been lost or disbursed to other public houses located nearby. It is likely that significant investment would be required to enable the public house to compete with other pubs nearby and is likely to be considered unviable given the number of alternative drinking establishments’ nearby.

Lucy Duffy –Assistant Team Manager: Planning Committee 18.02.2020

APPENDIX A

19/00021/FUL Mr John Dyke BREWOOD & COVEN NON MAJOR Councillor B Cox Councillor V Jackson

The New Inns Kiddemore Green Road Brewood Stafford South Staffordshire ST19 9BH

Conversion of the existing New Inn Public House in Kiddemore Green Road, Brewood, in to 1 x 5 bed house with associated amenities.

1. SITE DESCRIPTION AND PLANNING HISTORY

1.1 Site Description

1.1.1 The site is located on the south side of Kiddemore Green Road, a main road linking the main service village of Brewood and the local service village of Bishops Wood. The property is a redundant public house that sits fairly close to the highway with a patio area to the front and a beer garden and parking to the rear.

1.1.2 The building has somewhat of a cottage appearance from the front and has been painted a cream colour. Considering how long the building has been closed it was still in good condition at the time of my site visit. There are a number of chimneys and extensions to the rear and the sides.

1.2 Planning History

1977, extensions and internal alterations, approved 77/00394 1995, extensions to form food preparations area, approved 95/00159 1996, erection of marquee, approved 96/00386 1998, underground LPG tank, approved 98/00944 2005, ground floor rear extension to the trade room, refused 05/01286/ful 2006, Ground floor rear extension re-submission, approved 05/01286/FUL

1.3 Pre-application discussions have taken place

2. APPLICATION DETAILS

2.1 Proposal

2.1.1 Following discussions with the agent the proposal has been substantially amended and now retains the majority of the building and involves a first floor extension to the rear over the existing extensions and an integral garage and a swimming pool to the rear and the conversion into residential accommodation.

Lucy Duffy –Assistant Team Manager: Planning Committee 18.02.2020

2.1.2 The resultant dwelling will have 5 bedrooms, two en suites and a family bathroom at first floor with large family accommodation at ground floor including a kitchen diner, separate sitting room, study, utility and WC and the retention of the basement.

2.2 Agent Submission

2.2.1 Loss of community facility statement and Design and Access Statement

3. POLICY CONTEXT

3.1 Within the Green Belt

3.2 Adopted Core Strategy GB1 Development in the Green Belt CP2 Protecting and Enhancing the Natural and Historic Environment EQ3 Conservation, Preservation and Protection of Heritage Assets EQ5 Sustainable Resource4s and Energy Efficiency EQ9 Protecting Residential Amenity CP4 Promoting High Quality Design EQ11 Wider Design Considerations EQ12 Landscaping CP6 Housing Delivery H1 Achieving a Balanced Housing Market CP10 Sustainable Community Facilities EV9 Retention of Local Community Facilities EV12 Parking Provision Appendix 5 Parking Standards Appendix 6 Space About Dwellings Standards

3.3 National Policy National Planning Policy Framework

4. CONSULTATION RESPONSES

Councillor Cox called the application to committee for debate on EV9.

Brewood Parish Council (received 18/04/2019) No objection

No comments were received from EHGS, Tree officer, Local Plans and the consultation expired 13/02/2019

Neighbours – Original scheme: 6 objections were received loss of community facility and bad design. Amended scheme: 1 letter grateful for improvements to design

Site notice expired 21/02/2019

Lucy Duffy –Assistant Team Manager: Planning Committee 18.02.2020

5. APPRAISAL

The application has been referred to Planning Committee at the request of Councillor Cox who would like the policy implications of EV9 discussed accordingly.

5.1 Key Issues

- Principle of development - Loss of community facility and conversion of existing building - Design of new dwellings - Impact on neighbouring properties - Impact on conservation area - Highways/parking

5.2 Principle of development

5.2.1 Change of use

The site is located within the Green Belt where there is an assumption against inappropriate development. Paragraph 146 of the NPPF states that certain forms of development are not inappropriate in the Green Belt provided they preserve its openness and do not conflict with the purposes of including land within it and includes the re-use of buildings, provided that the buildings are of permanent and substantial construction. This is echoed in GB1 that states the re-use of an existing building will be acceptable provided that the proposed use of any buildings (taking into account the size of any extensions, rebuilding or required alterations), would not harm the openness of the Green Belt of the fulfilment of its purposes. The building is quite clearly of permanent and substantial construction, the extension will be discussed in the next section of this report rebuilding will be minor. I do not consider the proposed change of use would be at odds with the aims of GB1 or the NPPF.

5.2.2 Proposed extensions

Paragraph 145 of the NPPF states that a local planning authority should regard the construction of new buildings as inappropriate development in the Green Belt. Exceptions to this include the extension or alteration of a building provided that it does not result in disproportionate additions over and above the size of the original building. Core Strategy policy GB1 reiterates this policy stating that limited extensions to an existing building where the extensions are not disproportionate to the size of the original building will normally be permitted.

The Green Belt and Open Countryside SPD offers further guidance related to development in the Green Belt. The guidance states that extensions to buildings in the Green Belt above the range of 20-40% of the original floor area would be likely to be disproportionate. After looking at the historic maps and considering the form of the building (placement of chimneys, design of extensions etc) it has been concluded that the original floorarea is 184.91 sqm. The building has already benefited from Lucy Duffy –Assistant Team Manager: Planning Committee 18.02.2020 previous ground floor extensions that amount to 70.17 sqm however 26.47 sqm of this is to be removed. The first floor will be increased by 45.36 sqm. Overall this amounts to an increase of 48%, with an actual increase of 18.89 sqm. This is disproportionate and inappropriate development. Any such development is harmful to the Green Belt and cannot be approved unless in very special circumstances that clearly outweigh the potential harm.

5.2.3 Case for very special circumstances

Paragraph 144 pf the NPPF states that when considering any planning application, LPAs should ensure that substantial weight is given to any harm to the Green Belt. Very special circumstances will not exist unless the potential harm to the Green Belt by reason of inappropriateness, and any other harm resulting from the proposal, is clearly outweighed by other considerations. The actual increase in floorarea to be approved is small at 18.89 sqm and will allow for better living accommodation at first floor and a more coherent extension that is more sympathetically designed in the style of the rural building. Overall, I consider that this clearly outweighs the potential harm to Green Belt by reason of inappropriateness.

5.2.4 Car parking and garden

Whilst the scheme proposes parking, an outdoor pool and garden for the resultant dwelling all of it is within the sites curtilage and as such there will be no greater impact on the Green Belt. The landscaping and removal of the existing hardstanding can be conditioned. Overall, there will no impact on the visual amenity of the Green Belt and no conflict with the purposes of including land within it.

5.2.5 Re use of rural buildings

Policy EV6 of the Core Strategy allows for the conversion of rural buildings, subject to the suitability of extensions and alterations. Whilst it states that the preference would be for commercial or leisure purposes, it also allows for residential consideration where appropriate. The loss of the community facility is discussed in the next section of this report.

The building can be converted easily without the need to extend or significantly re- build. The scheme utilises the existing openings and will reconfigure existing extensions (as well the first floor extension as discussed above). I consider the proposal remains within the limits of policy EV6 of the Core Strategy.

5.3 Loss of community facility

5.3.1 Policy EV9 of the Core Strategy states that the Council will support the provision and enhancement of essential community facilities and services, and their retention, particularly where these are the sole or last remaining facility such as a village shop, post office or public house, where these make an important contribution to the vitality of the place and quality of life/wellbeing of local communities and the maintenance of sustainable communities. Lucy Duffy –Assistant Team Manager: Planning Committee 18.02.2020

Proposals for redevelopment or change of use of any premises currently used or last used to provide essential facilities or services which support the local community, whether of a commercial nature or not, will only be permitted where the Council is satisfied that: a) it has been demonstrated through a viability test that the use concerned is no longer economically viable, that all reasonable efforts have been made to sell or let the property at a realistic price for a period of at least 12 months, the use could not be provided by some other means, or is genuinely redundant; and b) the premises or site or an unused part of the building cannot readily be used for, or converted to any other community facility; or c) the facility or service which will be lost will be adequately supplied or met by an easily accessible existing or new facility in the local area or the village concerned, unless it has been accepted as redundant under criterion (a) above; and d) the facility concerned was not required to be provided and or retained as part of a planning permission for a new development. Development proposals that enhance the provision of community facilities and services in accordance with Core Policy 10 will be encouraged and supported. Development proposals should be consistent with other local planning policies.

The application was accompanied by a comprehensive 'Loss of Community Facility' statement. In this case, the site is of fairly middle distance between Brewood and Bishops Wood where there are a number of pubs in the former and one in the latter village along with other community facilities such as community centres and schools, indeed Brewood is a main service village. The recently converted Oakley is also within close proximity of the site. The residential properties within walking distance to this site are adequately served by the easily accessible Oakley public house. The proposal does not therefore need to engage a) of EV9. The building concerned is not required to be provided and or retained as part of a planning permission for a new development. The loss of this public house is considered to comply with Core Strategy Policy EV9 Provision and Retention of Local Community Facilities and Services.

5.4 Design

5.4.1 Policy EQ11 requires that new development "respect local character and distinctiveness, including that of the surrounding development and landscape […] by enhancing the positive attributes whilst mitigating the negative aspects", and that "[i]n terms of scale, volume, massing and materials, development should contribute positively to the street scene and surrounding buildings, whilst respecting the scale of spaces and buildings in the local area."

5.4.2 The local Design Guide states that the conversion of existing rural buildings should retain as many of the original building's qualities as possible. The building as a pub has been in situ for over a hundred years. Whilst it is acknowledged that it is not locally listed, it undoubtedly contributes positively to the rural character of the l area. After lengthy negotiations with the agent, the scheme has been amended to its current form. It now involves relatively minor amendments to the front elevations, with two pitches in the eaves of the roof as well as the conversion of the Lucy Duffy –Assistant Team Manager: Planning Committee 18.02.2020 extension into a garage with a garage door to the front. To the rear the existing extensions will be formalised into one two storey extension with symmetrical rear facing gable ends. After looking at historic photos of the building, there was a time when, despite it's use, it took on the appearance of agricultural workers properties as opposed to a pub. I am disappointed that the New Inns writing is to be removed from the principal elevation however, I recognise that this may confuse passers-by who may be tempted to stop and pull on to the site if a sign for a public house is retained which may cause a highway danger on this fast road. Overall therefore, I consider that the resultant scheme retains the character of the rural building and satisfies the aims of EQ11 and the adopted Design Guide.

5.5 Impact on neighbouring dwellings

5.5.1 Policy EQ9 states that new development "should take into account the amenity of any nearby residents, particularly with regard to privacy […] and daylight." There are no neighbours that will be affected from the proposed conversion due to adequate separation distances. I have addressed design and loss of the pub at other sections on this report. The proposal is in accordance with the aims of EQ9.

5.6 Highways/parking

5.6.1 The existing access will be retained and will significantly decrease the amount of vehicles who use it. There is ample off-road parking. There are no highways issues from the conversion.

6. CONCLUSIONS

6.1 The proposal is considered acceptable and will not have an impact on the character of the area or the amenity of the neighbours. The policy implications of the Green Belt and loss of community facility are also considered acceptable and as such I recommend the proposal for approval.

7. RECOMMENDATION - APPROVE Subject to Conditions

Subject to the following condition(s):

1. The development to which this permission relates must be begun not later than the expiration of 3 years beginning with the date on which this permission is granted.

2. The development shall be carried out in accordance with the amended plans received on D01 70391 Rev L as numbered D02 70391 Rev E.

3. The permission hereby granted relates solely to the conversion of the existing buildings and does not grant or imply consent for the demolition or rebuilding of any of the buildings concerned other than what is shown on approved plan 70391 D04.

Lucy Duffy –Assistant Team Manager: Planning Committee 18.02.2020

4. Within one month of works starting on site, full details of the following shall be submitted to and approved in writing by the Local Planning Authority. Development shall thereafter be undertaken in accordance with the approved details, and retained for the life of the development, unless otherwise agreed in writing by the Local Planning Authority.

. External facing and roofing materials . Full details consisting of sections at a minimum scale of 1:5 and elevations at 1:20, of all external joinery including fenestration and doors and proposed exterior finish . Full details including a sample panel of the mortar mix, colour, gauge of jointing and pointing . Full details of the eaves and verge detailing . Full details of the brick bond to be us . Full details of rainwater goods, their materials and designs . Full details of rooflights

5. Within one month of the works commencing on site a landscape scheme shall be submitted to the Local Planning Authority for approval. The scheme shall include all soft and hard landscaping at the site and any proposed boundary treatment. The approved scheme shall be implemented concurrently with the development and completed within 12 months of the completion of the development. The Local Planning Authority shall be notified when the scheme has been completed. Any failures shall be replaced within the next available planting season and the scheme shall be maintained to the satisfaction of the Local Planning Authority. The planting shall be retained and maintained for a minimum period of 10 years by the property owner from the notified completion date of the scheme. Any plant failures that occur during the first 5 years of the notified completion date of the scheme shall be replaced with the same species within the next available planting season (after failure).

6. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (as amended), or any other subsequent equivalent order, no development within the following classes of development shall be carried out to the dwelling, the subject of this approval, without the prior approval of the Local Planning Authority:

a. Schedule 2, Part 1, Class A - enlargement, improvement or other alteration

b. Schedule 2, Part 1, Class B - addition or alteration to the roof

c. Schedule 2, Part 1, Class C - any other alteration to the roof

d. Schedule 2, Part 1, Class D - porches Lucy Duffy –Assistant Team Manager: Planning Committee 18.02.2020

e. Schedule 2, Part 1, Class E - garden buildings, enclosures, pool, oil or gas storage container

i. Schedule 2, Part 2, Class A - gate, wall, fence or other means of enclosure

Reasons

1. The reason for the imposition of these time limits is to comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

2. In order to define the permission and to avoid doubt.

3. In order to define the permission and to avoid doubt.

4. To safeguard the visual amenity of the area and the existing building in particular in accordance with policy EQ11 of the adopted Core Strategy.

5. To safeguard the amenity of the area in accordance with policy EQ11 of the adopted Core Strategy.

6. The site is within the Green Belt within which, in accordance with the planning policies in the adopted Core Strategy, there is a presumption against inappropriate development

7. Proactive Statement - In dealing with the planning application the Local Planning Authority has worked in a positive and proactive manner by agreeing amendments to the application and in accordance with paragraph 38 of the National Planning Policy Framework 2018.

Lucy Duffy –Assistant Team Manager: Planning Committee 18.02.2020

The New Inns, Kiddemore Green Road, Brewood, Stafford, South Staffordshire ST19 9BH