Pub to dwelling at The Bell Inn, 47 The Hill, Cromford

What was proposed

The application sought to change the ground floor and cellar from a public house to a dwelling, with internal and external alterations.

“It is proposed to change the use of The Bell Inn from a Public House (Sui Generis Use) to a dwelling (C3 Use). Internal and external alterations are proposed to facilitate the change of use, and the associated beer garden across the road will become garden space to serve the dwelling and flat above.”

“The proposed internal alterations include:”

Officer report

The site and surroundings

The Bell Inn is a Grade II listed building in the conservation area and World Heritage Site, with a beer garden across the road.

“The Bell Inn is a Grade II Listed Building (listed in 1990) which occupies a prominent corner position on the junction of North Street and The Hill, Cromford. It is located within Cromford Conservation Area and within the Derwent Valley Mills World Heritage Site. The property is of two-phase construction, with one part constructed in coursed stonework and the other in red brickwork.”

“The property consists of a ground floor public house and associated cellar with flat accommodation above, and a beer garden located on the opposite side of the road. Despite the largely twentieth century character of the interior fixtures and fittings illustrated in the submission, the use of the Bell as a pub speaks directly to its historic significance and to that of the Cromford Conservation Area and Derwent Valley Mills World Heritage Site.”

Officer report

Earlier applications and pub use

Earlier applications concerned signs, listed building alterations and a security door; the pub had also been operated and marketed unsuccessfully.

“05/00070/LBALT Alterations to listed building - Externally illuminated name sign and projecting hanging sign and non illuminated amenity board and door plaque REF 16/03/2005”

“08/00878/LBALT Alterations to listed building - Installation of steel security door to secure premises for a temporary period of one year PERC 24/02/2009”

Officer report

What officers recommended

Officers recommended approval because evidence showed the pub was no longer needed locally or commercially viable, and the conversion was preferable to vacancy.

“As the application will result in the loss of a community facility (a public house), for it to be supported further, the submission needs to demonstrate compliance with Criteria a) or criterion b) and c) of HC15, to evidence that its existing use is no longer required to serve the needs of the community, to evidence that the facility is no longer financially or commercially viable and/ or that the use of the facility has been offered to the local community for…”

Officer report

Heritage and highway effects

The proposed changes were considered acceptable for the listed building, while the scale of the dwelling was not expected to harm highway safety.

“The application is accompanied by a Design and Access Statement which includes a detailed Heritage Statement (HS) which assesses the significance of the assets taking account of the Conservation Area Character Appraisal, the building’s listed status and its location within the Derwent Valley Mills World Heritage Site.”

“The pub is considered to be of sufficient size for conversion to a dwelling, with a two- bedroom unit proposed in this case. The internal floor area of the dwelling alongside the additional storage space to be provided in the cellar exceed the nationally prescribed space standards for a two-bedroom 4-person dwelling. The existing beer garden opposite the site will be repurposed to provide amenity space for the new dwelling as well as for the retained…”

Officer report

Residents’ concerns

Seven representations raised concerns about parking, congestion, unsafe parking and turning, uncertainty about the accommodation, and losing a community hub.

“A total of 7 representations overall have been received raising concerns with the scheme. A summary of the representations is outlined below:”

“- Lack of dedicated parking - causing more congestion in busy area. - Whilst the unoccupied pub creates no parking issues a residential property would. - Potential for unsafe parking and turning near a school. - Loss of trade and local community hub if the property is no longer a pub. - Proposal isn't clear - will the property be flats or a HMO. - Pub garden should be utilised for parking. - Lack of turning space, with residents relying on private land.”

Officer report

Who spoke

The agent spoke in support of the application after the senior planning officer presented the proposal and site photographs.

The final decision

Planning permission was approved subject to the conditions set out in the officer report.

“It was moved by Councillor Peter Slack, seconded by Councillor Jo Linthwaite and…”

“That planning permission be approved subject to the conditions set out in the report.”

Minutes

Planning conditions

Conditions controlled the approved plans, external services, replacement doors and the garden’s development to protect appearance and heritage.

“The development hereby approved shall not be carried out other than in accordance with the following approved plans, except insofar as may otherwise be required by other conditions to which this planning permission is subject:”

“No works involving external services shall commence until details of all new external services (including but not limited to soil and vent pipes, waste pipes, boiler flues, ventilation terminals, meter boxes, cabling and electrical fittings) have been submitted to and approved in writing by the local planning authority. Works shall be carried out in accordance with the approved details.”

Officer report