A plan to convert a historic former Pendle pub into a home and build a new house behind it has been refused, after more than 30 objections including from a community group wanting to buy and reopen it.
Applicant John Kay wanted permission from Pendle Council to change the use of the grade II-listed Cross Gaits Inn at Blacko from a pub into a house and also to build a new house in the rear car park. But it has been refused this week.
The premises has not traded for a few years but objectors say a re-opened inn would be viable and good pubs are succeeding elsewhere. They have also criticised the asking price for the Cross Gaits, claiming it is unrealistically high.
Mr Kay’s address is given as the Blacko pub, which he owns. He is working with planning agent Luke Greenhalgh of the Campbell Driver Partnership in Brierfield. The new application followed a previously refused application in 2023.
Councillors on Pendle Council’s Barrowford and Western Parishes area committee refused it this week. Planning officers had also recommended refusal.
A statement from Mr Kay’s agents said the Blacko property has been vacant since January 2023 following closure by the previous owners. The proposed new development would renovate the historic building and the new home would be on existing developed land.
As sustainable development, it should be supported, the agents said. It would provide two large family homes, make effective use of land, be well designed and protect the green belt.
‘Asking price too high’
A drawing of a new house proposed for the rear car park at the Cross Gaits Inn, Blacko, Pendle
(Image: Image submitted on behalf of applicant to Pendle Council)
Documents with planning reports said the old pub building was put up for sale, with a price of £595,000, through estate agents Trevor Dawson. But the asking price and Mr Kay’s desire to achieve a sale have been questioned by a community pub group.
The Cross Gaits Community Pub Group Ltd – a registered community benefit society – mad e anumber of comments in a letter to Pendle Council.
Regarding protecting employment uses of buildings such as pubs, the group stated: “Marketing is required to demonstrate the existing use is no longer wanted. Whilst the owner/applicant’s agent states that the property has been placed on the market for six months and no offer of substance was received or accepted by the owner, this should be taken in context.
“No sales board was placed on the property. And the asking price at £595,000, was double the market value of The Cross Gaits, as established by an independent RICS valuation commissioned by community group. It was £190,000 more than the owner/applicant actually paid for The Cross Gaits, despite him spending nothing on the property and neglecting it for nearly two years.
“Therefore, it is of absolutely no surprise that the owner/applicant considers no offer of substance has been received. This ‘marketing’ campaign is complete smoke-and-mirrors, is intended to mislead all stakeholders and contradicts the survey results collected by the community pub group, the campaigners claimed.
Rural jobs
Regarding rural jobs, the group said Pendle Council policy encourages rural economic development, sustainable tourism and farm diversification using local assets. It added: “Redevelopment of The Cross Gaits and the subsequent loss of a key tourist destination robs the community of the ability to support itself, provide employment and protect our assets.”
The group said several local farm-tourism diversification businesses havebeen directly affected by the closure of The Cross Gaits. At the time of its closure, it was the only pub in Blacko village serving food. It was extremely popular with residents and visitors, according to the campaign group.
The group added: “Ultimately The Cross Gaits has suffered from a lack of meaningful investment by successive landlords. At the time of the original sale in December 2021, there was interest from private investors, matching the asking price, to buy the pub with a view to full renovation. However, the vendor would not entertain additional offers and accepted the offer from the owner/applicant who was prepared to pay over-the-odds.
“We can only assume from a commercial perspective that it was intended to be a redevelopment opportunity. There is no doubt The Cross Gaits is viable as a public house.”
‘Other pubs are a success’
The community group listed other pubs which it said are thriving, such as The Trawden Arms in Trawden, The Rising Sun in Blacko, The Bay Horse at Roughlee, The Pendle Inn and The Barley Mow, both at Barley; The Old Bridge Inn at Higherford, The White Swan at Fence, The Craven Heifer at Kelbrook and The Greyhound in Barnoldswick.
The group also said there is significant interest and investment from the local community to keep The Cross Gaits as a community asset. A survey led to 459 responses , with 241 offers of help in volunteer time and 219 offers of financial support. Pledged funds could range between £50,000 to £200,000, the group estimated.
Its statement added: “It has taken a significant amount of time, money and effort to make a meaningful, reasonable and market-based offer for The Cross Gaits Inn, which was emailed to the agent in September 2024.”
Meanwhile, Blacko Parish Council had previously said development of the old inn would be more desirable than ‘dereliction’. However, regarding the new application, it stated: “The community pub group has submitted a response which, in the opinion of the parish council, completely undermines the application. The parish council supports the community group’s opinions.”
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