Public house to dwelling at Queen Victoria Cottage And The Volunteer Public House, Blackheath

What was proposed

The application sought to convert the remaining public house space into one dwelling with Queen Victoria Cottage and alter the elevations.

“WA/2024/00149 – Change of use from public house to residential to form one single dwelling with existing semi-detached dwelling together with alterations to elevations. at QUEEN VICTORIA COTTAGE AND THE VOLUNTEER PUBLIC HOUSE BLACKHEATH LANE BLACKHEATH GUILDFORD GU4 8RB”

“The application site is located to the north of Blackheath Lane. The Villagers Public House ceased trading in 2010 and was subdivided under permission WA/2017/1853, with the eastern and central portion of the site converted into two residential units. This proposal seeks to change the use of the remaining western portion of the building from a Public House (sui generis use) to residential (Class C3 use) to form an extended unit with the adjoining Queen Victoria Cottage.”

Officer report

The site and surroundings

The site is north of Blackheath Lane in a rural setting surrounded by Blackheath Common, with levels rising slightly to the north.

“The immediate site is rural in character, surrounded by Blackheath Common. Site levels slope up marginally to the north of the plot.”

Officer report

Planning and enforcement history

The public house closed in 2010, parts became two homes, an earlier residential conversion was refused, and enforcement action followed non-compliance with a condition.

“The Villagers public house closed and ceased trading in 2010. The Villagers Pub Association Ltd, as an interested party and not owner, applied on two occasions to subdivide and extend the detached public house building and associated outbuildings into two dwellings and public house under planning references WA/2016/1940 and WA/2017/1347.”

“These proposals by the village enterprise were then followed by a planning application from the then owner, Lux Homes Ltd, under planning reference WA/2017/1853. This application was broadly similar, seeking to subdivide and extend the public house into public house and two dwellings, albeit with an increased height and altered first-floor link adjoining the two residential units with first-floor front and rear inset dormer windows, alterations to the rear of the public…”

Officer report

What officers recommended

Officers recommended approval because the site was considered unsuitable for a viable public house and the proposal met the relevant policy tests.

“Given all the issues outlined, the Morgan and Clarke Viability Report has suitably considered CAMRAs 'Public House Viability Test’ which provides a robust and objective analysis of the viability of Public House uses and the evidence has sufficiently demonstrated that the use is no longer required. Therefore, officers move to consider the second limb of Policy ICS1 of the Local Plan (Part 1) 2018.”

“Officers have gone through all points in the sections cited above and have concluded that the site constraints including a lack of parking for the Public House, no direct public transport to and from the site, a rural location with limited local footfall, alternative community and public house sites available to Blackheath residents both by car and on foot, six years of unsuccessful marketing particulars aimed towards Public House or alternative operators over a fifteen year…”

Officer report

Consultation responses

Wonersh Parish Council, CAMRA and the Blackheath Village Society objected, while other consultees raised no objection or made no comment.

“Objection - The applicants attended one of the Wonersh Parish Council Planning Committee meetings where this item was not on the agenda and spoke in the public session, like any member of the public can. The Council did not consider this consultation. The Committee queried the reliability and validity of the wider consultation both in terms of the sampling approach and the questionnaire design.”

“- Numbers of new pub/bar openings post-pandemic have been surprisingly high. CAMRA’s six-monthly surveys paint an upbeat picture. - The pub also remains an Asset of Community Value which further demonstrates its value to the local community. I do not believe the ACV has ever been enacted, giving the local community the opportunity to bid for the property, based on its commercial value. (27/06/2025) (04/12/2025) Blackheath Village Society Objection.”

Officer report

What residents said

Most representations objected because the building was an asset of community value and might support a community pub or café, while supporters favoured residential use.

“Objections - Site is an asset of community value and should be protected as such. - Public house was an essential part of village life. - Loss of use would detrimentally impact Blackheath residents. - Need for community use more than residential use. - Community use would allow sufficient parking and would not cause traffic problems. - Area is within Surrey Hills AONB and AGLV and popular for walkers / cyclists that would patron a community offering.”

“Objections: - Planning Committee was provided misleading statements - Pub has support of 85% of Blackheath residents and a community-led pub enhances the village and would have support. - The applicant should provide their own survey of the village.”

Officer report

Who spoke

The committee heard from an objector, the applicant, the Wonersh Parish Council representative and the ward councillor.

The committee vote

Members voted in favour of the officers’ recommendation, with eight votes for, three against and three abstentions.

“Following the debate, the Committee voted in favour of the officers’ recommendation to grant permission 8 in favour, 3 against and 3 abstentions.”

Minutes

The decision

Planning permission was granted subject to conditions 1 and 2.

“Planning permission is GRANTED subject to conditions 1-2.”

Minutes