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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. 2 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. 3 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.
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