Nottinghamshire village pub too valuable to demolish, government inspector rules

A government inspector has blocked the demolition of a Nottinghamshire village pub after deeming it too valuable to the local community. The Gardeners Inn in Cossall was closed in February 2022, after which its owner submitted plans to knock it down and build five detached houses in its place.

These plans were thrown out by Broxtowe Borough Council in December 2022, but applicant NG9 Developments then appealed this decision in the hopes the government’s Planning Inspectorate would overturn the refusal. The Inspectorate has now rejected this appeal, finding the potential loss of the “valued community facility” not justified.

Regulars have fought for nearly two years to prevent the demolition of the venue, which had been popular and well-regarded before its owner forced it to close following the expiration of the previous landlady’s lease. The Friends of the Gardeners Inn Limited (FTGI) , a lobby group looking to secure the future of the pub, will now attempt to collectively purchase and restore the pub.

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The Campaign for Real Ale (CAMRA) has been supporting the FTGI in its campaign to save the pub, where land was previously sold off for houses that are now under construction. “The pub had a fairly large car park and garden so houses were planned on part of the land and then the pub itself was bought by a developer, so more houses could be built on it,” said Andrew Ludlow, secretary of the Nottingham CAMRA branch.

“It wasn’t just a popular pub, it had a lot of local clubs running from it and provided a meeting space for people to socialise in. We’re delighted for the Friends of the Gardeners Inn, who have led the campaign to save the pub, and we will give them any support we can to help them open it in the future.

“Now planning permission has been refused, the only alternative is for the owner to come to the negotiating table. I am sure the locals will be keen to buy the pub, at a fair price, as the unfair closure took away a vibrant locality.”

The Gardeners Inn in Awsworth Lane, Cossall, Nottinghamshire

At a hearing before the appeal was dismissed, the inspector heard “competing versions of events” leading to the pub’s closure. The official said the developer claimed it was in “long-term decline, with low trading levels and a limited food offering”, while campaign groups claimed it was popular with families, sports teams and local groups.

The government inspector, like Broxtowe Borough Council, thought the Gardeners could work as a business in the future and did not think its demolition would be justified. The pub had been damaged since its closure, the inspector said, with vandalism and theft taking place despite efforts by the property developer to secure the site.

The developer said there had been damage to ceilings, walls, windows and other fixtures, and equipment removed from the bar area during the pub’s closure. The inspector’s report noted FTGI had produced a business plan which budgeted for £200,000 of repairs.

The building’s owner said it would cost significantly more than this, but FTGI argued the work would occur in stages and make use of resident and tradespeople volunteers to reduce costs. Locals have already pledged £140,000 in funding towards the purchase and repair of the pub and have also applied for government funding.

Owner NG9 Developments, which Nottinghamshire Live contacted for comment, has said it expects around £500,000 for the building. The FTGI have signalled they would be looking to pay between £200,000 and 225,000 for the property.

The Gardeners Inn was previously listed as an asset of community value. But in 2021 it was removed from the list as it was judged that there was no evidence of realistic continued use.