OPPOSITION was in full swing at the recent public hearing for a site in Marhamchurch, with fears the proposals could have a negative impact on a local business and the community.

On Tuesday, January 10, members of the public, residents of Marhamchurch, officials and the inspector under the secretary of state, Jane Miles, gathered at the Parkhouse Centre in Bude, to attend the public hearing of plans to build five dwellings and a new commercial unit, as well as demolish the car park and nearby site, of the Bullers Arms Hotel.

A packed room in the Parkhouse Centre was enough to show that local people have strong opinions and views on the proposals. A firm welcome from the inspector, Ms Miles, who said ‘well that’s your choice’ when the public dismissed her invite for anyone who was short of hearing to move their chair to the front — although no microphones were in sight — perhaps struck a little more opinion in the audience.

Amongst the crowd was a couple with signs of protest, against the plans to build on the Bullers Arms car park, as well as members of the Marhamchurch Conservation Group — which has six members.

After giving a brief of the proposals and a quick explanation of the role she has to play within the appeal, the inspector explained to the public that she would be making an accompanied visit to the site, following the hearing.

Since October 2014, the car park has been in separate ownership from the Bullers Arms Hotel, which was described as a ‘valued community facility’. There have been previous attempts to build on the car park over the years, all of which have been refused.

A main factor in the decision of this proposal is the new Cornwall Local Plan, which was adopted on November 22, 2016. The plan sets out Cornwall Council’s ‘vision and strategy for Cornwall until 2030 and policies which will be used in determining planning applications’.

Within the local plan, it states for Bude’s community network that the plan should ‘support the needs of communities in the rural hinterland through appropriate local needs development and the maintenance of community facilities’.

However, it also states that ‘the long term vision for Bude, Stratton, Flexbury and Poughill is to increase the prosperity of the Bude area, improving the quality of life’, but then adding, ‘while maintaining and enhancing the area’s natural heritage and Cornish culture’. Many could argue this factor in particular is in danger with the possibility of new builds on the site.

The inspector told the hearing: “We’ve got to look at the main issue here, which is the viability that represents effects of the development, and other issues raised by the residents of Marhamchurch — including the effect of homes in the area, and parking facilities. The benefits and disbenefits will be considered.”

The hearing heard that the Bullers Arms Hotel was bought in 2006, and run by tenants. It then went on the market in 2011, and was closed in 2012 for 18 months. Following this, there was a pair of planning applications — which were the same proposal, but needed to be separate — which requested to reduce the size and construct a number of residential dwellings.

The property was then purchased in 2013, according to the inspector, and there was yet another planning application in 2014, which included pre-application advice for the construction of dwellings within the car park site.

Another application in 2014, which proposed the construction of seven dwellings in the car park area, and rearrangement of the public footpath, was requested. Following a review of this, the plans were made more refined, now proposing the construction of both A1 and A2 lots — five residential dwellings and one commercial unit.

Chairman of Marhamchurch Parish Council, Raymond Hockin, spoke of the council and residents’ opposition against the appeal.

He said: “The parish council’s role is to represent their parishioners and it is apparent from the number of public comments and letters of objection that this planning application is against the wishes of the vast majority of parishioners, visitors and tourists.”

He continued, explaining that the parish council had ‘never known so many letters of objections to a planning application’, adding: “This in itself is an indication of the strength of feeling of objection to the proposal and concerns about the adverse risk it will have on the future of the Bullers Arms Hotel, and consequently the village and parish, and the wellbeing of the community.”

Cllr Hockin explained that section 6, regarding health and wellbeing, should be considered when making a decision.

He said: “As parish councillors, we do not claim to be experts on planning matters and planning policy, and would expect the planning authority to expand on the specifics. However, the parish council and parishioners do have extensive experience in regard to the effect planning has on the area, and furthermore we do have wide ranging knowledge regarding Marhamchurch.”

Cllr Hockin added that social and recreational facilities, as well as community shops, sporting facilities, places to work in, and services to enhance community living, should be protected, adding that there would be an impact on other businesses, employment and the local economy.

The hearing heard that the function room has been able to cater for large events, such as weddings, funerals and other community events. It has also been used by organisations and clubs outside of Marhamchurch.

Cllr Hockin continued: “There is the potential for noise aggravation between prospective residents and the owners and staff of the Bullers Arms Hotel. Suggestions of restrictions being placed on an existing business are unacceptable, and the parish council strongly feel that the sustainability of the business, which include events taking place in the function suite, including live bands and music, should not be jeopardised.”

An example was given to the hearing about another existing pub in the area, which has had numbers significantly reduced due to lack of parking facilities, reinforcing the idea that the Bullers Arms Hotel would feel a negative impact if the plans were to go ahead.

Cllr Hockin said: “The parish council considers that building in the centre of the village within the designated conservation area is unnecessary and inappropriate.

“The car park and beer garden were a feature when the areas were designated as a conservation area, and, in our opinion, this is an important open space and should remain so. The parish council wish to stress that the inclusion within the development boundary does not automatically mean a site is suitable for development.”

Addressing the inspector, Cllr Hockin added: “If the appeal is upheld and houses built, this will, in many people’s opinion, be an irretrievable permanent disaster. Although the parish council is aware that whatever the decision is regarding the appeal, the Bullers Arms car park remains in the possession of the appellant and, if dismissed, this will not solve many of the reasons for objecting.

“However, a solution may be achievable and for these reasons also, I hope you will dismiss the appeal.”

This was met with a round of applause by the audience, the overall opinion on the appeal summarised nicely.

The inspector said: “The fact that the car park is not available to the pub has some effect on the continued viability, which you can see from the figures provided to the council. If you look at the figures, the turnover declined. The level of loss is not great; nevertheless, it is a pub that is losing money.

“The fact that it’s in separate ownership says that it’s not being used as anything at the moment. Nevertheless, it does have permission and lawful use as a car park.”

Another member of the board stated that the Bullers Arms car park had never been a paid-for car park, and that people have parked there if they are not necessarily visiting the pub, which was met with an uproarious chatter amongst the audience.

Cornwall Councillor for Bude, Cllr David Parsons, said: “If I bought a pub that was struggling, and sold the car park, the value rises from the separate ownership. The pub becomes unviable.

“Buying a place and splitting it means we lose that overall protection. Even if the ownership is split, its legal status is as a pub car park. If the pub is going to be protected, we have to look at the proposal as harmful.”

Amongst public opinion is the concern that the proposals pose a threat to the conservation area, as well as the heritage and history of the Bullers Arms Hotel.

Submitted during the previous application earlier in 2016, letters of opposition can be found on the Cornwall Council website.

In February 2016, one resident wrote: “The proposal to erect five dwellings and a commercial unit in the open area in the middle of this small community is nothing short of vandalism to the central area of our village and unarguably is in direct conflict with what we understand to be the concept of a ‘conservation area’.

“The proposal does nothing to benefit the village as a whole, or the local residents. It is solely motivated as a financial venture, which clearly ignores the spirit of village life and, if granted, would result in what is currently an idyllic rural community into little more than a dormitory area for nearby towns.”

Later in February of 2016, another resident stated: “The Bullers Arms is a historic pub in a designated ‘conservation area’, and to permit any building around it, which would affect its appearance or its viability, would be a travesty.” The resident added that the pub and car park is important to the area’s tourism, and that the proposals threaten to close an ‘excellent pub’.

Furthermore, in early March 2016, another resident stated that the loss of the car park would deter pub facilities, thus losing guests and visitors.

The resident also explained that the beer garden is ‘very attractive to potential holiday makers’ and that visitors may reconsider their bookings without it — a further threat to a small, local business.

The inspector is yet to make a decision on the proposals.