11/00713/F - Borough Council of King's Lynn & West Norfolk

LDF CORE STRATEGY POLICIES
CS06 - Development in Rural Areas
CS10 - The Economy
PLANNING CONSIDERATIONS:
The principal planning concerns relate to the principle of this proposed change of use and
the potential loss of a community facility.
National planning guidance and policy seek to provide sustainable development and keep
villages as self-contained settlements, thus reducing the need to travel. The provision of
local facilities such as public houses, shops and post offices are vital to this ethos and
contribute towards meeting the needs of rural communities. The loss of such facilities is
generally discouraged and advice to Local Planning Authorities in determining such
proposals is contained in Policy EC13 of PPS4. LPAs should consider the importance of the
service to the local community or the economic base of the area if the proposal would result
in its loss or change of use. Planning applications should be refused which fail to protect
existing facilities that provide for people’s day-to day-needs. The village has the public
house, shop, two commercial garages and a village hall as facilities.
An earlier application to change the use of the public house into a dwelling was refused in
July 2010, due to lack of evidence to the viability of the pub, there was no demand or
opportunity to retain this or any other facility to serve the locality.
Since that refusal there has been an attempt to market the property in excess of 12 months
on the agents’ website, showcase website, www.rightmove.co.uk website, ‘for sale’ sign on
the premises and advertised in the local press 14 times. The property has been marketed
with the indication that other commercial uses may be possible subject to planning
permission. There were a total of 2856 searches on Maxey & Son’s website during that
period with 594 ‘hits’ on the pub (plus 290 on the showcase site), 22 requests for details
were received resulting in 8 parties viewing the premises. Two offers were made one which
could not be pursued as a financial package could not be acquired by the interested party;
the other most recent offer was turned down by the owners as being unrealistic.
The Campaign for Real Ale (CAMRA) provides criteria for thorough assessment of any
proposal to close/redevelop public houses. Whilst this is not formal adopted planning policy,
it is widely recognised as a tool for assessing such proposals. The issues have been
addressed in the agents’ submission which claims that the premises are not economically
viable to keep open which is evidenced by financial information. It identifies 7 change-overs
of tenants/management since April 2007, plus evidence of trading figures during this period.
11/00630/CU Development Control Board
25 July 2011
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