| Community Planning Issue - Village Inn Village inn saved - 'change of use' denied because sole remaining pub was believed to be viable and vital 'Change of use' background info more Planning Issues back to Local Issues The Barns at Kingsbarns (previously known as the Cambo Arms Hotel)
The Barns at Kingsbarns - Photo Nick
LunanFailed 'change of use' application to convert the Cambo Arms into housing (The following info was provided during the time when the future of our only village pub was under threat. Although much of this information is now redundant, from our point of view in Kingsbarns, it may still prove useful to other communities faced with a similar situation.) In 2001 the owners of the Cambo Arms Hotel closed our only village pub and applied for 'change of use' to housing. In their 'supporting statement' attached to the planning application for 'change of use', the owners claimed that they wished to sell the property, but that they were having difficulty in selling as a 'going concern' on the commercial market - the inference being that 'change of use' was being sought as a means of achieving a sale of the property on the domestic market. 'Change of use' was refused, and a subsequent appeal to the Scottish Executive was turned down. The SE reporter considered "...that if planning permission was to be granted for the proposed conversion and change of use to residential accommodation, the loss of this facility to the village community would be permanent. On the other hand, if the change of use is not approved, the possibility that the public house could re-open at some future date, under new management, would still exist." Meanwhile, the Cambo Arms was being run as an unlicensed guest house. Apparently, there were reasonable offers to buy the property, but the offers were refused. At one stage the owners declared that the pub was "definitely not for sale". Then we discovered that an application had been lodged for a provisional grant of licence for the Cambo Arms. According to Fife Council, the application had been lodged by a new owner. It became clear that rumours of a sale were true. It was not surprising to learn that the pub had been sold at last, considering the fact that demand within the trade for traditional village inns was running at an all time high. Judging by the page hits, and general feedback, there appears to be a healthy, and increasing, level of interest in this issue. Through this website several potential buyers have made enquires about the pub. Messages from ex-regulars and visitors tend to confirm the belief that a well managed pub would thrive. Other similarly placed 'save our village pub' campaign groups have lent their support. Anything to add? Send relevant news and views to feedback Cambo Arms Hotel - material from various sources in the public domain.
The following information outlines the history of this 'change of use' proposal :- (Written 2002 - reflects position at that time) The owners of the Cambo Arms Hotel recently hoped to gain approval of a 'change of use' proposal which would allow them to close our only pub and restaurant, and to convert the listed property into housing. Included with the application was a supporting statement from the developer. Fife Council East Area Planners, in their planning report, recommended refusal. Councillors on the EADC committee then rejected the application, for the following reasons. CAMRA, the Campaign for Real Ale, (creators of a 'public house viability test' for use by developers, planners and officials when considering public house 'change of use' proposals) said it was "delighted" that Fife councillors had recognised the important role played by village pubs in community life. An appeal, lodged with the Scottish Executive at the 11th hour, was recently dismissed. In the meantime the owners have allowed the pub licence to lapse, and they have made no serious attempt to sell the property as a going concern. A local farmer, one of whose sons is married to one of the publicans daughters, suggested, in a letter to the Courier, that the residents of Kingsbarns should chip in and buy the pub themselves. Our local councillor, when questioned at a recent community council meeting, confirmed that the owners have no real intention of selling as a going concern - and that they had discouraged one potential buyer, by upping the asking price to an unreasonable level. The owners continue to promote the Cambo Arms, mainly through golfing circles, and guests are still accommodated - but the owners cannot sell drink. The Cambo has become an unlicensed guest house. Without official 'change of use' approval, the 'public bar' must remain intact and the owners must continue to pay business rates - albeit substantially reduced. In their grounds of appeal, agents for the owners state that "as there is no longer a public house licence.....there has been a de facto change of use although our clients have continued to offer bed and breakfast accommodation. Fife Council have already recognised this by re-assessing the rateable value.... " A copy of the following information was sent by kingsbarnslinks.com to every household in Kingsbarns when this proposal was first announced in April 2001 (information regarding the petition and the standard letter of objection was added in May 2001) Loss of village hotel - a former coaching inn - on tourist trail - our only pub - a crying shame The owners of the Cambo Arms Hotel are seeking approval of a 'change of use' scheme which would allow them to close our only pub and restaurant, and to convert the listed property into housing. In Britain, six rural pubs are lost to housing each week. The government is becoming increasingly concerned about this situation, and it is introducing measures which will safeguard village pubs - now regarded as essential community amenities. Some local authorities are now able to ask for proof that a pub is no longer viable as a business before they allow a change of use. It does not follow that the Cambo will be lost, of course, but the signs are ominous. A few years ago this might have seemed inevitable, given the marginal viability of the hotel at the time. This shouldn't necessarily be the case today, with the future for local tourist-related businesses looking increasingly bright. Fife Council is actively promoting tourism in North East
Fife, and increasing numbers of golfers, walkers, cyclists, motorsport
enthusiasts, day trippers and others are being drawn to this area. And let's not forget the locals, many of whom have supported The Cambo over the years. Demand for a friendly 'local' does still exist. Indeed, demand may actually increase, as more people move into this desirable area. The market for correctly priced rural hotels is reported to be healthy at present (Scotsman 20/3/01). Perhaps the owners of the Cambo Arms Hotel should be encouraged to properly test this market, before being given the go-ahead to permanently close this valuable and irreplaceable village asset. Ref No: 01/00670/EFULL Advertised (Citizen):
13 April 2001 Representations: 21 days You have until Thursday 3rd May to make your views known to planners, Kingsbarns Community Council, and councillors. Plans must now be available in Cupar Planning Office, St Andrews One Stop Shop and St Andrews Town Library. The community council also has copies of the plans. The plans show that this proposal involves 'change of use to 2 dwellings' (applicants words), and that many of the essential elements of the hotel will be removed - beer cellar, dining room, commercial kitchen, large car park. The proposal can, and perhaps should, be challenged. This can be done in several ways :- 1. Write, before Thursday 3rd May, to Planning Services - the most effective action When dealing with this application planners will mainly take account of planning concerns (e.g. compliance with housing, listed building and conservation area policy, access, parking etc.) but they may also consider 'change of use' issues - and they will prepare a report accordingly. In some regions of England, planners now require proof that a pub is no longer viable as a business before they allow a change of use. Write to :- Area Planning Manager (East) 2. Raise the issue with Kingsbarns Community Council - all concerned people should do this Planners pay particular attention to concerns raised by community councils. Quite a number of residents have contacted KCC, raising their concerns about the Cambo Arms proposal. KCC now feel that it is appropriate to write an official letter of concern, on behalf of the village, and that letter will be based on your input. Even if you have already written to planning, you should let KCC know how you feel. If you feel unable to write to planning, but still want to make your concerns known, you should speak to KCC. 3. Consider writing to your local councillor Our local councillors will take account of the planning report when they meet to decide the fate of this application - but they will also consider any known local concerns, and they may take account of concerns relating to the loss of this village amenity. They may want to establish whether or not the applicant has properly tested the market. If you have general concerns about the closure of your pub (e.g. effect on community life, effect on business, loss of employment opportunities etc.) you should contact your local councillor :- Peter Douglas 4. Consider writing to the Economic Development Department The Economic Development Department strive to improve the local economy by, amongst other things, putting the right infrastructure in place. It must surely be possible to argue that the Cambo (a strategically placed 'coaching inn') is part of the established tourism infrastructure, that there is a need for a hotel in Kingsbarns, and that such a business would be suitable, viable and sustainable. Put your case to :- Jim McCleish 5. Spread the word to anyone who might have an interest in keeping the Cambo open This could include people who run tourist-related businesses, past regulars, potential employees etc. 6. Make the owners of the Cambo an offer they can't refuse! Remember, if you have any thoughts on this issue, or any local issue, please send feedback Feedback received will be used to regulate the coverage of this issue. Background Info more Planning Issues back to Local Issues up to Top |