SAVE OUR VILLAGE PUB!

© Save the Cabinet Action Group 2019

Campaign news

Planning permission for Cabinet split refused and ACV listing renewed

In a double boost to the campaign to save The Cabinet, North Hertfordshire District Council has refused planning permission for sub-division of The Cabinet with creation of a “stub-pub”, as well as refusing the associated listed building consent. 48 written submissions from members of the public had been submitted objecting to planning permission, with a further 20 against listed building consent. Thank you to all the supporters who objected. Separately, following an application by Reed Parish Council, North Herts have also re-listed The Cabinet as an Asset of Community Value (ACV) following expiry of its existing listing. It will remain on the list until 28 March 2024. This means The Cabinet will continue to benefit from protection under the Localism Act 2011: there are limits to permitted development, there is provision for a community right to bid and there is the possibility of compulsory purchase by the local authority if there is a danger of long-term loss to the community. Just as importantly, the fact that a building is sufficiently loved to be an Asset of Community Value is a material consideration in any planning application. Both of these developments are welcome, but neither on their own will deliver an open pub back to Reed. We know there has been interest on the part of well-intentioned parties in acquiring the premises with a view to re-opening it as a pub - including a bid on behalf of the community by Reed Parish Council. With goodwill and common sense on all sides there is no reason why one of these expressions of interest should not bear fruit. __________________________________________________

Supporters urged to submit written objections on Cabinet split plan

With the deadline of 21 March rapidly approaching, the Save the Cabinet Action Group is reminding supporters of the need to submit written objections on the plan to split The Cabinet in two. The easiest way to do so is online via the North Herts website. The application to subdivide the pub is here. The associated listed building application is here. The Action Group takes the view that a tiny “pub” is unlikely to succeed and that the offer to Reed Parish Council to take over three rooms while the rump of The Cabinet is used as a residence is merely an attempt to circumvent the recent decision of the Planning Inspectorate to refuse planning permission for change of use. A written objection should be in your own words but points which the Action Group considers particularly important are: the viability of The Cabinet as a whole was considered in great detail at the Public Inquiry which concluded that it could be viable; however a small bar without a kitchen, so that it could offer no food, is unlikely to be viable, and the lack of accommodation for a tenant or manager would pose still further problems the proposal is designed to fail and leave the way open for permanent change of use of the entire premises. The issues concerning change of use were fully explored during the Public Inquiry which dismissed the planning appeal, and nothing material has changed. the three-room “pub” proposed would be separated from the residence by a thin party wall and a fence, causing noise and other issues meaning the developments is unlikely to be sustainable longer-term the continuing demand for a pub in Reed is demonstrated by the level of community support for saving The Cabinet as a pub – including well-attended pop-up pub nights, the large attendance of villagers and others at the appeal, and the generosity of the community in raising funds to finance the resistance to the appeal If you need help with your objection, don’t hesitate to contact us. __________________________________________________

Large turnout as Reed Parish Council votes to object to Cabinet split

Some 60 or so parishioners attended Reed Village Hall on 6 March for the meeting of Reed Parish Council which considered the latest planning applications in respect of The Cabinet. After a discussion, the Parish Council voted unanimously to object to the proposal to split The Cabinet in two, along with the associated listed building application. The Chair was instructed to write to the present owner declining his offer to use three rooms of the pub as a bar at a peppercorn rent. The Parish Council also decided unanimously to make a bid for the freehold of the pub along the lines described in their business plan. __________________________________________________

Parish Council meeting to be held as deadline for written comments approaches

The Save the Cabinet Action Group invites supporters to attend the meeting of Reed Parish Council on Wednesday 6 March at which the latest Cabinet planning application will be discussed. The meeting, at Reed Village Hall, will start at 7pm, but the item on The Cabinet will be discussed around 8pm. The leaflet circulated by Reed Parish Council is here. Under the latest scheme, three rooms – the former lounge bar and restaurant – would become a small “pub”, which the owner would offer to Reed Parish Council to operate at a peppercorn rent. The main part of the building would be a residence. The application would also allow for a new car park to serve the new “pub”, leaving the existing one redundant. The Save the Cabinet Action Group considers the latest scheme to be a “trojan horse” - it looks like a gift, but in fact it is anything but. A small bar with no facilities to offer food would be a pale shadow of the lovely destination pub that attracted visitors from miles around. There would be nowhere for a tenant or manager to live, and it’s highly unlikely it would be practicable to run such a bar with volunteers alone. The overwhelming likelihood is that it would fail and, despite our success at the planning appeal, Reed would lose its last pub forever. Please come to the meeting. It will be important to demonstrate the strength of feeling in relation to this latest application. We encourage supporters to object. The easiest way to do so is online via the North Herts website. The application to subdivide the pub is here. The associated listed building application is here. The deadline is 21 March - (note that it was originally 12 March) so there would be plenty of time to listen to the the discussions at the Parish Council meeting before sending in any comments. The Parish Council will also consider whether to make a bid to buy the pub. Last year, it obtained borrowing authority from the government to borrow up to £400,000 for that purpose at a very low rate of interest - although the Parish Council’s business plan suggests that any offer would be a great deal less than that, having in mind the likely cost of restoration of the premises. Read more about this in our news archive and on Reed Parish Council’s website. __________________________________________________

New planning applications would split Cabinet in two

Just two months after the planning appeal against refusal of permission for change of use was dismissed, the Reed community had good reason to think that the planning status of The Cabinet had been settled. Instead, two new planning applications have been submitted. The first would subdivide The Cabinet, making the old lounge bar and restaurant area into a small pub, while the remainder – the larger part – of the building would be a residence. It would also create a small car park at the northern end of the building. The second would cover all the listed building matters associated with such subdivision, including regularising the unauthorised works previously carried out. The current owner has apparently offered the new “pub” to Reed Parish Council at a peppercorn rent. But nobody should be fooled into thinking into thinking that this is an unexpected act of altruism or community goodwill on his part. This is a project that is being set up to fail, and then give the owner – an experienced property developer – carte blanche to realise his original aims in respect of the site. A tiny pub without any food offering, with nowhere on site for a tenant or manager to live, is unlikely to survive. It is doubtful that it would be practicable for it to be managed by volunteers. The development of a new car park at the northern end of The Cabinet would make the existing car park redundant – and doubtless an application for permission to build on it would soon follow. Far from amounting to a compromise, these latest applications amount to what is widely known as a “trojan horse”. It’s not hard to see the ruse it is. If it’s granted, The Cabinet as we have known it would be lost forever. The Save the Cabinet Action Group will be objecting to the proposal. We will be inviting neighbours and supporters to do so too. The deadline for doing so is 12 March. Reed Parish Council is due to meet to consider these applications on Wednesday 6 March. Read more about this special meeting here. We encourage neighbours and supporters to attend. __________________________________________________

Cabinet for sale or to rent

The Cabinet has been offered for sale or to rent. It’s listed at Fleurets, a well-known leisure property specialist, at the slightly eye-watering asking price of £595,000, or for rent at £40,000 p.a. The sales particulars make clear to any interested person that the premises have to be turned back into a pub. On the face of it, it’s good news that the developer who owns The Cabinet accepts that it needs to be restored as a pub. But if he’s sincere about wanting to sell or rent the property, anyone who attended the recent Public Inquiry could be forgiven for thinking the owner will need to lower his expectations about its value as a pub, especially when the buyer or the tenant will be faced with the considerable expense of restoring the pub fittings etc. __________________________________________________

Planning appeal dismissed! “A huge step on the way to restoring our pub”

The Planning Inspector’s decision following November’s Public Inquiry has been published, and the appeal has been dismissed. This is, of course, the decision the Campaign and its supporters had been hoping for and it’s undoubtedly a huge step on the way to restoring our lovely old pub to its proper place at the heart of the community. It will undoubtedly put a spring in everyone’s step - especially at the forthcoming New Year’s Eve Pop-up Pub Night. Commenting on the decision, Mike Howes, Chair of the Save the Cabinet Action group, said: “We are naturally delighted and relieved at the decision to dismiss the appeal. It’s a massive step on the road to restoring The Cabinet to its proper place as a public house at the heart of this community. “At the New Year’s Eve event we’ll certainly raise a glass or two to our supporters and to our professional advisers, without whom we would never have reached this position. Let’s be clear – this is just one battle – albeit an important one – in the campaign to reclaim our pub and it’s too soon to declare victory. We will do that when the pub has been restored and we’re inside enjoying a pint. But that prospect just came a lot closer.” Read the Planning Inspector’s Decision here.

Older news stories can now be found

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SAVE OUR VILLAGE PUB!

© Save the Cabinet Action group 2019

Campaign

news

Planning permission for Cabinet split refused

and ACV listing renewed

In a double boost to the campaign to save The Cabinet, North Hertfordshire District Council has refused planning permission for sub-division of The Cabinet with creation of a “stub-pub”, as well as refusing the associated listed building consent. 48 written submissions from members of the public had been submitted objecting to planning permission, with a further 20 against listed building consent. Thank you to all the supporters who objected. Separately, following an application by Reed Parish Council, North Herts have also re-listed The Cabinet as an Asset of Community Value (ACV) following expiry of its existing listing. It will remain on the list until 28 March 2024. This means The Cabinet will continue to benefit from protection under the Localism Act 2011: there are limits to permitted development, there is provision for a community right to bid and there is the possibility of compulsory purchase by the local authority if there is a danger of long-term loss to the community. Just as importantly, the fact that a building is sufficiently loved to be an Asset of Community Value is a material consideration in any planning application. Both of these developments are welcome, but neither on their own will deliver an open pub back to Reed. We know there has been interest on the part of well-intentioned parties in acquiring the premises with a view to re-opening it as a pub - including a bid on behalf of the community by Reed Parish Council. With goodwill and common sense on all sides there is no reason why one of these expressions of interest should not bear fruit. __________________________________________________

Supporters urged to submit written

objections on Cabinet split plan

With the deadline of 21 March rapidly approaching, the Save the Cabinet Action Group is reminding supporters of the need to submit written objections on the plan to split The Cabinet in two. The easiest way to do so is online via the North Herts website. The application to subdivide the pub is here. The associated listed building application is here. The Action Group takes the view that a tiny “pub” is unlikely to succeed and that the offer to Reed Parish Council to take over three rooms while the rump of The Cabinet is used as a residence is merely an attempt to circumvent the recent decision of the Planning Inspectorate to refuse planning permission for change of use. A written objection should be in your own words but points which the Action Group considers particularly important are: the viability of The Cabinet as a whole was considered in great detail at the Public Inquiry which concluded that it could be viable; however a small bar without a kitchen, so that it could offer no food, is unlikely to be viable, and the lack of accommodation for a tenant or manager would pose still further problems the proposal is designed to fail and leave the way open for permanent change of use of the entire premises. The issues concerning change of use were fully explored during the Public Inquiry which dismissed the planning appeal, and nothing material has changed. the three-room “pub” proposed would be separated from the residence by a thin party wall and a fence, causing noise and other issues meaning the developments is unlikely to be sustainable longer-term the continuing demand for a pub in Reed is demonstrated by the level of community support for saving The Cabinet as a pub – including well-attended pop-up pub nights, the large attendance of villagers and others at the appeal, and the generosity of the community in raising funds to finance the resistance to the appeal If you need help with your objection, don’t hesitate to contact us. __________________________________________________

Large turnout as Reed Parish Council votes to

object to Cabinet split

Some 60 or so parishioners attended Reed Village Hall on 6 March for the meeting of Reed Parish Council which considered the latest planning applications in respect of The Cabinet. After a discussion, the Parish Council voted unanimously to object to the proposal to split The Cabinet in two, along with the associated listed building application. The Chair was instructed to write to the present owner declining his offer to use three rooms of the pub as a bar at a peppercorn rent. The Parish Council also decided unanimously to make a bid for the freehold of the pub along the lines described in their business plan. __________________________________________________

Parish Council meeting to be held as deadline

for written comments approaches

The Save the Cabinet Action Group invites supporters to attend the meeting of Reed Parish Council on Wednesday 6 March at which the latest Cabinet planning application will be discussed. The meeting, at Reed Village Hall, will start at 7pm, but the item on The Cabinet will be discussed around 8pm. The leaflet circulated by Reed Parish Council is here. Under the latest scheme, three rooms – the former lounge bar and restaurant – would become a small “pub”, which the owner would offer to Reed Parish Council to operate at a peppercorn rent. The main part of the building would be a residence. The application would also allow for a new car park to serve the new “pub”, leaving the existing one redundant. The Save the Cabinet Action Group considers the latest scheme to be a “trojan horse” - it looks like a gift, but in fact it is anything but. A small bar with no facilities to offer food would be a pale shadow of the lovely destination pub that attracted visitors from miles around. There would be nowhere for a tenant or manager to live, and it’s highly unlikely it would be practicable to run such a bar with volunteers alone. The overwhelming likelihood is that it would fail and, despite our success at the planning appeal, Reed would lose its last pub forever. Please come to the meeting. It will be important to demonstrate the strength of feeling in relation to this latest application. We encourage supporters to object. The easiest way to do so is online via the North Herts website. The application to subdivide the pub is here. The associated listed building application is here. The deadline is 21 March - (note that it was originally 12 March) so there would be plenty of time to listen to the the discussions at the Parish Council meeting before sending in any comments. The Parish Council will also consider whether to make a bid to buy the pub. Last year, it obtained borrowing authority from the government to borrow up to £400,000 for that purpose at a very low rate of interest - although the Parish Council’s business plan suggests that any offer would be a great deal less than that, having in mind the likely cost of restoration of the premises. Read more about this in our news archive and on Reed Parish Council’s website. __________________________________________________

New planning applications would split

Cabinet in two

Just two months after the planning appeal against refusal of permission for change of use was dismissed, the Reed community had good reason to think that the planning status of The Cabinet had been settled. Instead, two new planning applications have been submitted. The first would subdivide The Cabinet, making the old lounge bar and restaurant area into a small pub, while the remainder – the larger part – of the building would be a residence. It would also create a small car park at the northern end of the building. The second would cover all the listed building matters associated with such subdivision, including regularising the unauthorised works previously carried out. The current owner has apparently offered the new “pub” to Reed Parish Council at a peppercorn rent. But nobody should be fooled into thinking into thinking that this is an unexpected act of altruism or community goodwill on his part. This is a project that is being set up to fail, and then give the owner – an experienced property developer – carte blanche to realise his original aims in respect of the site. A tiny pub without any food offering, with nowhere on site for a tenant or manager to live, is unlikely to survive. It is doubtful that it would be practicable for it to be managed by volunteers. The development of a new car park at the northern end of The Cabinet would make the existing car park redundant – and doubtless an application for permission to build on it would soon follow. Far from amounting to a compromise, these latest applications amount to what is widely known as a “trojan horse”. It’s not hard to see the ruse it is. If it’s granted, The Cabinet as we have known it would be lost forever. The Save the Cabinet Action Group will be objecting to the proposal. We will be inviting neighbours and supporters to do so too. The deadline for doing so is 12 March. Reed Parish Council is due to meet to consider these applications on Wednesday 6 March. Read more about this special meeting here. We encourage neighbours and supporters to attend. __________________________________________________

Cabinet for sale or to rent

The Cabinet has been offered for sale or to rent. It’s listed at Fleurets, a well-known leisure property specialist, at the slightly eye-watering asking price of £595,000, or for rent at £40,000 p.a. The sales particulars make clear to any interested person that the premises have to be turned back into a pub. On the face of it, it’s good news that the developer who owns The Cabinet accepts that it needs to be restored as a pub. But if he’s sincere about wanting to sell or rent the property, anyone who attended the recent Public Inquiry could be forgiven for thinking the owner will need to lower his expectations about its value as a pub, especially when the buyer or the tenant will be faced with the considerable expense of restoring the pub fittings etc. __________________________________________________

Planning appeal dismissed! “A huge step on

the way to restoring our pub”

The Planning Inspector’s decision following November’s Public Inquiry has been published, and the appeal has been dismissed. This is, of course, the decision the Campaign and its supporters had been hoping for and it’s undoubtedly a huge step on the way to restoring our lovely old pub to its proper place at the heart of the community. It will undoubtedly put a spring in everyone’s step - especially at the forthcoming New Year’s Eve Pop-up Pub Night. Commenting on the decision, Mike Howes, Chair of the Save the Cabinet Action group, said: “We are naturally delighted and relieved at the decision to dismiss the appeal. It’s a massive step on the road to restoring The Cabinet to its proper place as a public house at the heart of this community. “At the New Year’s Eve event we’ll certainly raise a glass or two to our supporters and to our professional advisers, without whom we would never have reached this position. Let’s be clear – this is just one battle – albeit an important one – in the campaign to reclaim our pub and it’s too soon to declare victory. We will do that when the pub has been restored and we’re inside enjoying a pint. But that prospect just came a lot closer.” Read the Planning Inspector’s Decision here.