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Agenda item

Longville Arms Longville in the Dale, Much Wenlock, Shropshire, TF13 6DT 18/03355/FUL

Change of use of former public house to residential (re-submission of 17/01687/FUL)

Minutes:

In accordance with his declaration at Minute No. 82, Councillor David Turner left the room during consideration of this item.

 

The Consultant Planner introduced the application and with reference to the drawings displayed, he drew Members’ attention to the location, layout and elevations. 

 

Members had undertaken a site visit that morning and had viewed the site and had assessed the impact of a proposal on the surrounding area.

 

Mr G Hurst, a local resident, spoke against the proposal in accordance with the Council’s Scheme for Public Speaking at Planning Committees.

 

Councillor Dr C Stephenson, representing Rushbury Parish Council, spoke against the proposal in accordance with the Council’s Scheme for Public Speaking at Planning Committees.

 

In accordance with the Local Protocol for Councillors and Officers dealing with Regulatory Matters (Part 5, Paragraph 15) Councillor Cecilia Motley, local Ward Councillor, made a statement and then left the table, took no part in the debate and did not vote on this item.  During her statement, the following points were raised:

 

·       The Longville Arms is a valuable community asset which in the past had provided a meeting place for the community.

·       The full potential of the site had not been exploited by the current owner.

·       No effort had been put into marketing the site

 

The Consultant Planner drew Members attention to the letter from the Applicant which was included in the late representations.  Members confirmed that they read it. 

 

In the ensuing debate, Members considered the submitted plans and noted the comments of all speakers.  Members commented that it was important that community facilities were kept open and expressed concern that no apparent effort had been made to market the property.

 

RESOLVED:

 

 

That, as per the Officer’s recommendation, planning permission be refused for the following reasons:

 

The proposal would result in the permanent loss of a local community facility to the detriment of the social and economic vitality and quality of life of the community in Longville in the Dale.

 

Whilst is acknowledged that the applicant made a trading loss in all of the years that it operated the Longville Arms and that this may be indicative of the fact that the Longville Arms, like many rural pubs is not likely to be viably maintained solely on the basis of reliance on the trade of the small locally resident population in and around Longville in the Dale, this does not itself demonstrate that it cannot still operate as viable business by developing a wider market appeal. There has been no attempt to demonstrate why this would not work.

         

In addition, no independent valuation has been provided and inadequate and inconsistent information has been submitted to demonstrate that the purchase price of the Longville Arms being requested by the applicant is realistic or justified when it is being argued that the building is beyond economic repair and the business not viable. There is in addition no evidence to indicate that the applicant has sought to test the market through any amendment or reduction in the asking price over the four years that Longville Arms has been on the market.

 

For this reason, the applicant has failed to demonstrate or justify the claim that there is no evidence of market demand for retaining the Longville Arms in its existing use as a pub or an alternative economic use and therefore that allowing the proposed change of use is justified.

 

For this reason, the application cannot be considered to have demonstrated that allowing the proposed change in use would maintain and enhance countryside vitality and improve the sustainability of Longville in the Dale as a rural community in accordance with Core Strategy Policy CS5. It also does not justify approval of the application contrary to Core Strategy Policy CS8 and Policy CS15 and paragraphs 83 and 92 of the NPPF which seek to ensure the retention and guard against the unnecessary loss of valued facilities and services, particularly where this would reduce the community’s ability to meet its day-to-day needs and are retained for the benefit of the community.

 

Supporting documents:

 

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