Controversial plans to turn a closed country pub in Devon into homes have once again been put forward. The Red Lion Inn in Tedburn St Mary called last orders for the final time at the end of July 2022.
Since then, the pub in the heart of the Teignbridge village has remained closed. Locals have campaigned to try to reopen it but without success.
Two planning applications to convert the pub into homes have previously been submitted but were withdrawn by the applicants as design changes were initially needed and then ‘technical matters’ needed addressing. Now the owners have submitted a third application to Teignbridge District Council.
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It asks for permission to change the use of and convert a public house and one flat into four houses with associated garden and parking. It says there is no prospect of the premises reopening as a pub again.
A statement with the application says: “The current owners have been operating the Red Lion since 2018 and it has been successful, albeit not hugely profitable. The business survived lockdown and financial margins had been reasonable, and the owners placed the business on the market as a going concern at the beginning of June 2022.
“But since then, the business and sector has been adversely affected by wholesale prices of food and drink which are continuing to increase, the cost of living and difficulties in recruiting staff. So the margins kept reducing and the final nail for the Red Lion was the massive estimated increase in their fuel bill for the approaching year from £18k to £65k. This obviously would not be covered by the projected income and rather than face inevitable financial closure, the owners closed the public house on 31 July 2022.
“The on-going financial uncertainty across the UK means that where commercial businesses are closing, new owners and operators are not coming forward. DevonLive reported anecdotally that nineteen pubs have been closed in Devon between March 2020 and June 2023 with only three new ones opening. There have been many more closures since that date. Therefore, it is very unlikely that the Red Lion will sell as a public house and the owners need to find an alternative use for the building.
“The Red Lion building and land is a previously developed site in a sustainable village, with little or no prospect of returning as a commercial venture. The principle of residential development meets the adopted policy requirements. Applying the planning balance, we are satisfied that this proposal is policy compliant and that there are no material considerations which suggest that this development is not acceptable as presented.”
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The application seeks to convert the existing pub and flat into four small houses with the modern restaurant extension on the west side and the front extension being demolished. Parking is provided within part of the former public house car park.
Access to the electric car charging station that is available for public use is included in this application at the request of the planning officer. The contract for that charging point runs until May 2028 and the applicant is obligated to honour that contract. The remainder of the car park will be fenced and remain vacant.
Locals who have been trying to save the pub have managed to get it secured as an asset of community value. This gives locals six months to try to raise the funds to purchase the premises, but a statement with the application adds: “The primary purpose of ACV listing is to afford the community an opportunity to purchase the property, not to prevent otherwise acceptable development. Planning applications must be determined in the normal way in accordance with the development plan.”
Cllr Andrew Swain, who represents the Teign Valley ward in which the pub lies, has already requested that if planners recommend approval, any decision should be made by the council’s planning committee. He said: “The loss of the Red Lion Pub is felt keenly by locals who want to reopen it on a commercial basis as a community pub. They have succeeded in registering it as an asset of community value and are currently producing a business plan and seeking funding to buy or lease the pub.
“Covid has meant significant challenges, but with the Red Lion closed since July 2022, many feel it has not yet had a chance to show if it can operate again in the current, improved climate.”
Several objections against the plans have already been submitted. One said: “The proposal, if passed, would see the loss of a social amenity in the village, and surrounding area. No evidence has been produced to show that the public house, if managed efficiently, could not operate as a viable concern.”
Another added: “To change the pub into houses would be destroying a large part of this village’s history.” A third said: “The village needs to keep its history and not rip apart a building that should be used as a pub.”
Teignbridge District Council planners will determine the fate of the application at a later date.
