By Carmelo Garcia – Local Democracy Reporter
A much-loved Cotswold pub could be turned into a residential home with a bed and breakfast outbuilding to the rear.
Hywel James wants permission from Cotswold District Council to change the use of the Twelve Bells in Lewis Lane, Cirencester.
His proposals for the pub, which has reportedly been closed since its sale in 2024, are due before the planning committee tomorrow (April 8).
Council officers have recommended that permission be granted. However, more than 150 people along with the Town Council are against the proposals.
Objectors say the plans would lead to the loss of a long-established community asset which positively contributes to the town’s cultural, economic, and social wellbeing.
They also fear its loss would diminish the vitality of the area.
And there are concerns the property was purchased to convert to a dwellinghouse, with previous owners and neighbours feeling misled about a proposal to run it as a pub, according to the council report.
Due to the purchase, locals also feel deprived of opportunity to buy and operate it as a community asset which they consider would likely be viable.
District Councillor Joe Harris (LD, St Michael’s) has referred the plans to be decided by councillors because the plans would lead to a loss of a public house which would otherwise support social interaction and help maintain the vitality of the town centre.
“The conversion to residential (plus B&B outbuilding) represents a permanent loss of that facility,” he said in the report.
“Given the limited availability or absence of comparable alternative community uses nearby, this change may undermine social cohesion, reduce community vitality and erode long-term local amenity.”
He goes on to say that “converting a public house into a dwelling may deliver a small housing benefit; however, that benefit must be balanced against the permanent loss of infrastructure and possible harm to heritage, local character, and social cohesion.
“That balance and whether ‘public benefits’ outweigh ‘public disbenefits’ is finely balanced and properly a matter for committee determination.’”
Consultants working on behalf of the applicant say the proposal complies with planning regulations and permission should be approved without unreasonable delay
And council officers say the proposal is considered to cause a less than substantial harm to the conservation area and listed building, which is outweighed by the public benefits associated with the active use of the building.
And, while it would involve the loss of a public house, it is considered the proposal complies with the relevant local and national planning policies.
Councillors will consider the pub’s fate at the meeting on April 8.