Agenda item

Strood Rural

Restoration of existing building including demolition of wing extensions at ground floor level and single storey outbuildings and conversion to a 4-bedroomed dwelling and construction of a terrace of three 2-bedroomed dwellings with associated landscaping and parking.

Discussion:

The Senior Planner outlined the planning application in detail and advised upon the history of the application site and its planning history. He advised that since its closure as a public house, the original building had been granted Grade II Listed Building status by Historic England and had also been listed as an Asset of Community Value (ACV).

The Senior Planner outlined the ACV process and informed the Committee that this process had allowed for a 6 month period during which the local community could make a bid for the property. The applicant had subsequently received 2 bids, one from the local community and the other from a retailer, both of which had been rejected. The six month period for the submission of bids had now ceased.

The Senior Planner informed the Committee that in submitting the current planning application, the applicant had argued that the operation of a public house at this site was not viable and the loss of a public house would not be detrimental to the community as there were sufficient public houses in close proximity to the application site.

In considering the outcome of the ACV process to date and, having regard to the other facilities available locally, officers were satisfied that the loss of the Royal Oak as a Public House would not affect facilities available to the local community.

The Senior Planner outlined the basis of the application and the applicant’s intention to restore the original building to its original footprint in 1903 and advised that Historic England had supported the proposal on the basis that the additional buildings on site detracted from the original building and were to be removed under the proposed planning application.

He suggested that if the Committee was minded to approve the application proposed condition 19 be deleted and a new condition 19 approved as follows:

19.       The dwellings hereby permitted shall not be occupied, until the existing drop kerb along the full frontage of the application site with Cooling Road has been permanently removed and full height kerb reinstated to the satisfaction of the Local Highways Authority.

Reason: To ensure that the development permitted does not prejudice conditions of highway safety or efficiency in accordance with Policies T1 and BNE2 of Medway Local Plan 2003.

With the agreement of the Committee, Councillor Williams addressed the Committee as Ward Councillor and reiterated the concern of the local community that, if approved, this planning application would result in the loss of a historic landmark and local community meeting place. He referred to the various sporting teams that had been in existence at this public house and the work undertaken by the Save the Royal Oak Pub Campaign Group in an attempt to save the building and its land from conversion into residential properties. The work of the Campaign Group was also supported by the Campaign for Real Ale (CAMRA).

Councillor Williams stressed that there were a number of factors that could be considered to help the viability of the public house including extending trade to include food sales.

The Committee discussed the application in detail and noted that at a recent meeting of the Rural Liaison Committee, CAMRA had addressed the Committee on the issue of the loss of public houses across the country and, in particular, community pubs and those in rural areas.

The Committee acknowledged that the former Royal Oak Public House had significant historic significance and was therefore a historic and cultural asset within the community hence its registration as an ACV but noted that there was no requirement for the applicant to re-open the building as a public house if they did not wish to.

The Committee noted that it could only consider a planning application on planning grounds but recognised that this was the first time that the Committee had been requested to consider a planning application for a property listed as an ACV. The Committee acknowledged that there had been substantial community involvement in trying to protect the retention of the public house and therefore felt that at this stage determination of the planning application should be deferred to enable officers to obtain further information on possible ways forward for the community and the implications should the Committee refuse to grant planning permission on the basis that the property has been listed on the ACV register.

Decision:

Consideration of this application be deferred to enable officers to obtain further information on possible ways forward for the community and the implications should the Committee refuse to grant planning permission on the basis that the property has been listed on the ACV register.