Villagers oppose plans for new homes in grounds of former pub

PLANS to build two houses next to a former pub in Checkendon have been opposed by residents.

They say the development would obscure views of the 15th century, Grade II listed building, which is in the village conservation area.

Jazza 58, of Caversham, has applied for planning permission to convert the former Four Horseshoes in Main Street into two homes and to build a pair of two-storey properties in the grounds. The former Brakspear pub closed in 2013.

The houses, one with three bedrooms and the other with four, would be built on the north-eastern side of the pub by Deer’s Lane.

The developer says they would respect the natural beauty of the area and would be built in traditional style using materials such as flint and clay tiles. 

The application says: “The scheme has been designed in order that the new buildings can discreetly sit within the established street scene. 

“New homes which reflect the scale, form and materials of the established residential area mean there should be no adverse impact on the character of the area.”

However, villagers and Checkendon Parish Council say the historic views of the thatched building would be destroyed.

Tim Corbishley, who is vice-chairman of the council, says: “The construction of two large, detached houses that are prominent on this site, and adjacent to the village centre, would seriously harm the conservation area.   

“The parish council states that the conservation area was designated to prevent this very type of development within the cluster of historic buildings that make up our village centre.  

“The view along the village street has remained unchanged for many hundreds of years and features in much literature.

“The setting of the Grade II listed building would be harmed by this excessive development at the front.   

“In addition to views along Main Street, views of the building when approaching from Deer’s Lane or from the Woodcote direction would be much altered.” 

Mr Corbishley says parish councillors are unanimous in opposing the new houses but hold no “strong view” on the proposal to divide the old pub itself into two homes. Jazza 58 is proposing to convert the oldest part of the building into a four-bedroom home and the newer extension into a two-bedroom home.

Brakspear, which sold the pub in January, was given permission to convert the pub into a post office in 2014 but this never happened and four years later the pub company successfully applied to convert it into residential accommodation.

Eric Butcher, of Beechwood Farm, describes the plans as a “catastrophic overdevelopment”.

He says: “The Four Horseshoes pub is one of the key architectural components contributing to one of the prettiest villages in South Oxfordshire.  

“There is a rhythm to these components which is easily underestimated when looking at planning applications in isolation.  Rectory, public house, manor house, church, school, playing fields, all clustered together within easy walking distance, give the village a distinct character and have been historically determined.  

“To upset this rhythm would be to fundamentally undermine the character of the village in its key historical centre.”

Nicholas Chapman, of Bottom Lane, says: “The Four Horseshoes building has been an integral part of Checkendon village for centuries. 

“The proposed development is in the Checkendon conservation area and would severely impact the appearance of the village. 

“The Grade II listed building would virtually disappear from view behind the two new proposed buildings.”

The developer says the new homes would not lead to a “notable” increase in traffic and this would be “trivial” considering the former use as a pub. Public transport is within “reasonable” walking distance with the closest bus stop less than 600 yards away in Whitehall Lane.

However, Jennifer Greenbury, owner of Checkendon Equestrian Centre, says the extra traffic would affect horse riders.

She says: “Checkendon has one of the only riding schools left in the area and riders and horses using the bridleway south of the proposed development site and on the road north of the site which leads to well-established bridleways further east will be affected by the additional traffic generated from cars entering and exiting the proposed site.” 

Karen Brown, who lives on Main Street close to the junction with Deer’s Lane, says: “Overbuilding the site and creating extra traffic and exits at an already difficult and dangerous junction will only increase these hazards.”

Honor von Schmieder, of Whitehall Lane, says: “The existing infrastructure of the village does not support intensive development such as this.”

Samantha Allen, conservation officer at the district council, says she does not oppose dividing the pub building and this would not cause any significant loss.

However, she says the new properties would compromise the setting and recommends less development.

She says: “As submitted, the proposed new-builds have a poor relationship to the character of the conservation area and the setting of the listed building.”

The council is due to make a decision by January 31.