There is a new planning application to redevelop  The Academy Pub, 57 Princedale Road PP/21/00816 , and any comments or objections must be made by 12th April. 

The developers Kingcastle Ltd, originally bought the site with planning permission granted in 2018, to develop the open space at the side for residential use, while redeveloping the pub itself, largely intact, across all floors as required by the Asset of Community Value (ACV) status re-awarded by RBKC in 2020. CCRA fully supported this application because it would give us our pub back but, clearly it does not give Kingcastle Ltd the financial return they’re hoping for. 

 This latest application is little changed from PP/20/02080, the one they withdrew last summer, cynically just as it was about to be refused by the planning department. It continues to ignore the ACV status in its plans to develop the building's two upper floors while reducing the pub’s commercial viability for the purpose of developing five flats.

Clarendon Cross Resident’s Association (CCRA) is continuing to object to Kingcastle Ltd’s planning applications, even though it claims it will reinstate the pub, as CCRA does not believe the pub will actually be restored. 

Along with the Kensington Society and the Norland Conservation Society, the CCRA Committee has gone through the application in detail and taken advice from an independent Chartered Surveyor who specialises in pubs and from an independent London publican. 

CCRA has also reviewed the report made by the Inspector who turned down the applicant’s appeal in respect of the terms of the ACV in August 2020, which states: “Ultimately, I find that the viability and function of the public house would be adversely impacted by the development. Despite the conclusion of the Viability Report, the long-term viability of the premises is highly likely to be dependent on a flexible and creative offering that engages and serves the local community. The smaller trading area would limit flexibility which would, in turn, affect the options available to the operator.”  

CCRA believes that , more than ever now, community spaces are vital for so many reasons and this one is worth fighting for. Had the applicant or their agents taken the trouble to engage with the community in an effective way, they would have learnt that, but they didn’t.

 We've set out the key issues with the viability of the proposed new plans and urge you to object to the application in your own words highlighting them:

·      Reduced ground floor space showing unrealistic numbers of tables and chairs for the area, exaggerating the numbers of covers that could be served.

·      Main dining space moved down into a cramped basement with an open plan kitchen, little fresh air, no street views and a through-route to the pub’s toilets.

·      No separate space for private hire and community events reducing a valuable source of revenue. (The Conservatory will be absorbed into the private development)

·      No accommodation for landlord/manager or any staff to live on site as specified in the ACV terms and summed up at Tribunal that “they [the 1st and 2nd floors] are integral to and of benefit to the viability of the pub.” 

·      No access to the basement dining area for wheelchair users and the less able (stairs only, no lift).

·      Inadequate storage for beer kegs, wine, spirits and soft drinks on the ground floor with impractical access across the trading floor and no clear through route if deliveries arrive during opening hours.

·      Cramped staff area for the numbers of staff required and no manager’s office for private aspects of running the business.

·      Unrealistic exterior seating plan, exaggerating the number of covers that could be served, as well as potential disturbance for neighbours.

·       Proposed Standing space next to the waste bins and service stairs and under the pavement in the basement as well as outside the front door on the ground floor.

·      Less popular unisex toilets – not a good idea for a pub.

There are also practical and planning issues which we feel would not be acceptable to neighbours or fit within the Conservation Area:

 ·      The proposed railings around the light wells on the ground floor are not in keeping with the architecture of the Conservation area and provide cramped, caged in seating areas

·      The French doors replacing the existing ground floor windows would result in much more noise during busy periods when open.

·       Unnecessarily large basement excavation.

 Do take a moment to review the documents attached to the application (you need to scroll down to the bottom of the entry to see them) if you have time but if you don’t ask yourself:

 ·      Do you want a craft beer and food ‘destination’ or a local community pub?

·      Do you want to eat out with your friends and family in a basement with little fresh air and no outlook?

·      Do you want a pub that opens for a short time and closes again because it is not viable?

OR

 ·      Would you prefer a successful local pub, as we had before, with pleasant and sociable dining and a private dining area for family, business and community events, clubs and        celebrations?

·      Would you prefer a live-in manager /landlord who becomes part of the community and is available for early morning deliveries etc to an absentee, commuting manager?

The deadline to comment is the 12th April so please do make your comment count so that the planning office realise we still feel the same about our pub and want it back for good!