A Somerset pub, The Red Lion Inn, has lost a legal challenge in its attempt to convert existing overnight accommodation into permanent homes. The pub, dating back to the 17th century, applied to convert an outbuilding housing six en-suite guest rooms into two permanent dwellings. Although the plans were refused by the South Somerset District Council in May 2022, the pub’s owners, Charles and Clare Garrard, lodged a formal appeal. However, the Planning Inspectorate upheld the council’s decision, expressing concerns about the impact on the pub’s long-term viability if the holiday lets were removed.
Located between Somerton and Castle Cary, the grade two listed pub is recognized as an asset of community value, giving the community the opportunity to purchase the building should it become vacant to prevent it from being turned into housing. The pub is situated off the A37 between Shepton Mallet and Yeovil and the A303 between Ilchester and Sparkford. It currently offers six en-suite rooms, a function room, and a large car park.
The Planning Inspectorate’s ruling praised the Garrards' business acumen and acknowledged the substantial effort and investment they have made over the last two decades. The Garrards argued that the pub would remain profitable without the en-suite rooms and that converting the rooms into dwellings would make the property more attractive to potential buyers. However, the inspector highlighted the popularity of diversification into tourist accommodation for rural pubs and its impact on their success.
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The Campaign for Real Ale (CAMRA) supported the pub’s holiday lets, emphasizing the significance of the income stream to the pub’s viability and the community’s well-being. Despite attempts to sell the pub in 2019, it remained unsold, indicating the potential impact of letting income on the future viability of the business.
In his ruling, Mr. Nicholson emphasized the importance of the letting rooms and function spaces for the long-term viability of The Red Lion, suggesting that they provide added flexibility of income. He also refuted claims regarding the potential impact of road developments on the pub’s passing trade and underlined the policies in the South Somerset Local Plan that forbid the loss of community facilities like pubs.
The legal battle over the conversion of The Red Lion Inn’s overnight accommodation into permanent homes has resulted in a decision against the proposals, based on concerns about the pub’s future viability and its role as a community asset.
