Demolition of hotel building at Cross Hotel, Copplestone, Crediton

What was proposed

The application sought permission to demolish the main building of the Cross Hotel, including its public house element.

“The application seeks planning permission for the demolition of Cross Hotel main building, at the Cross Hotel, Copplestone. The site is located centrally within Copplestone at the junction of Bewsley Hill with the A377, close to Copplestone Cross. The existing public house is a substantial two storey building with its south west elevation fronting the A377 highway. To the rear there are adjoining outbuildings and a two storey barn (former skittle alley).”

Officer report

Earlier applications

Earlier proposals were refused, but an appeal allowed refurbishment of the pub and conversion of rear outbuildings to three dwellings.

“20/00689/FULL - REFUSE date 12th February 2021 Refurbishment of public house including landlord’s accommodation and 2 letting rooms and Conversion of outbuildings at rear to 4 dwellings with associated gardens/parking…”

“21/01403/FULL - REFUSE date 26th November 2021Refurbishment of public house and conversion of outbuildings to the rear to 3 dwellings with associated amenity space, parking and pub garden (Revised Scheme) - APPEAL ALLOWED - PLANNING PERMISSION GRANTED 24.11.22”

Officer report

What officers recommended

Officers recommended permission because professional advice identified demolition as the only safe and viable option despite the loss of a community facility.

“The view of Building Control is that it is correct to say that technically it is possible to repair the building and indeed that was their starting position, however, having visited the site and inspected the building and taken the advice of the appropriate professionals (structural engineer, a scaffolding contractor and cob Specialist) it has been concluded with the Councils legal team that it is unsafe to attempt to repair the building and that demolition is the only safe…”

“A condition could not be attached that requires a replacement building because a replacement building does not form part of the application and is not necessary to make the development acceptable in planning terms. This is because DM23 envisages a further step will exist before a decision on demolition is made or a cleared site is considered to be acceptable, i.e.”

Officer report

What residents said

Most representations opposed demolition, saying the pub was repairable, historically important and needed for the village community.

“AGENDA 7 • The owner has allowed the building to fall into the state, being left open to the elements • The building is repairable and therefore should be properly fixed. • Cob is a fantastic material that will and has stood for hundreds of years when property is properly maintained. • This cob building should be restored without any continuing road closure beyond that needed for demolition.”

“The owner should be made to have a duty of care to the village and ensure the pub space is retained as a pub / cafe/ meeting hall and hub of the village. A community hub would make valued connections. • A well respected and very experienced engineer has already informed NMD building control of a much quicker and simpler resolution which involves repairing the building rather than demolition which should see the road reopened much quicker.”

Officer report

Who spoke

The applicant spoke, and Councillor N Letch spoke as ward member and abstained from voting.

The committee discussion

Members discussed maintenance responsibility, the absence of a neighbourhood plan and whether a replacement building could be required.

“Why the building had not been maintained by the Council. It was explained that this was not a listed building and that it was not the Council’s responsibility for the protection of all buildings within the District. • Whether there was a Neighbourhood Plan for the area. It was confirmed there was not a Neighbourhood Plan. • Whether there was any control with regard to the replacement of the building.”

Minutes

The vote

The committee resolved to grant planning permission subject to conditions, with Councillor N Letch abstaining.

“It was RESOLVED that planning permission be granted subject to conditions.”

Minutes

The decision and reasons

Permission was granted because public safety outweighed the policy requirement to retain the pub, with no unacceptable flood, ecology or amenity impacts.

“The proposed demolition of Cross Hotel main building at Cross Hotel, Copplestone is considered acceptable as a matter of principle. Whilst the public house is a community facility, the Council’s building control team who are the authority to deal with dangerous structures to ensure public safety has set out that demolition is outlined as the only viable option on grounds of health and safety outweighing the policy requirement to seek retention.”

Officer report

Conditions attached

Conditions required a demolition management plan, protection of foundations and hand demolition near adjoining buildings.

“(g) areas on-site where delivery vehicles and demolition traffic will load or unload building materials, finished or unfinished products, parts, crates, packing materials and waste with confirmation that no demolition traffic or delivery vehicles will park on the County highway for loading or unloading purposes, unless prior written agreement has been given by the Local Planning Authority; (h) hours during which no demolition traffic will be present at the site; (i) the…”

“No footings/foundations shall be disturbed during demolition works given the strong likelihood of archaeology being present and the need of recording under the building. Hand demolition shall also be used within 2 metres of the attached buildings to minimise disruption and prevent harm radiating to other buildings.”

Officer report