A planning application has been submitted to replace the Royal Oak public house with 4 semi detached and 2 detached houses.
The proposal has been submitted by Stephen Price at Riverlodge Properties who is the owner of the premises, having taken over the lease as a family business in 2005.
The public house has been in existence for many years, but trade has declined in recent times. Apparently turnover at the Royal Oak has been dramatically down for several years, it is not economically viable and is only let to a tenant on a low rent in order to have the property occupied. As a result the owner of the premises has decided to review the development opportunities available.
The proposal for the brownfield site, which is surrounded by residential properties on three sides and allotment gardens to the west, incorporates two pairs of semi detached houses facing Heyes Lane and two detached five bedroom houses located in the rear section of the pub and car park site. The site excludes the former bowling green which would remain unchanged by the scheme.
In a supporting statement Stephen Price, who has over 25 years experience of the pub trade, said "Trading was poor at the time of assignment and despite very significant investment principally in property improvements but also in menus, kitchen changes, marketing etc. and advice from colleagues in the pub sector, it has proved impossible to turn this loss-making business to profit. Indeed, the losses have become more significant over time."
A previous application to convert the Royal Oak in to 8 apartments and build an additional 16 apartments was refused. The scheme included the former bowling green and an appeal of this decision was dismissed in 2004 because of the "substantial loss in the quantity of recreational space as a result of the proposal". In this application the former bowling green would remain as it is now.
Commenting on the application, Philip Jobling from The Edge Association said "Whilst the commercial reality of the situation has to be recognised, we regret the loss of any local facility and would want to reflect the views of local people in any representations that we make.
"As far as what is being proposed is concerned all we would say at this stage is that it is not clear from the application why total demolition is necessary and why something similar to the former library is not possible. It is also unclear exactly what is going to happen to the former bowling green and how that is going to be funded and how the scheme relates to the allotments and the festival hall."
The planning statement produced by Emery Planning Partnership concludes that "The site is in a highly sustainable location within the village. Its development meets the criteria of local plan policy H5 and the lack of a deliverable 5 years housing land supply gives extra weight to the release of the previously developed site for housing development.
"The high quality of the proposed design would enhance the street scene in the prominent location close to the village centre and close to a conservation area."
The planning application, reference 10/4529M, can be viewed at the Cheshire East Council planning portal.
Comments
Here's what readers have had to say so far. Why not add your thoughts below.
The Royal Oak has hosted many a fabulous wedding, birthday, christening etc etc, we are praised constantly about our high standards, well kept beer garden and freindly atmosphere however, compliments don't pay the bills!!
The country is on it's knees in many sectors. Huge rises in utillity costs, beer prices and VAT constantly going up put huge pressures on licencees. The brewary chains can't keep pubs running, I salute any landlord who can keep filling a pub and competeing with the supermarkets.
New premises licences have been issued in the village where people like to be seen, sat on six foot by six foot of decking inhaling car fumes, Walk around the back of the Royal Oak on any dry clear day, you will find the grass cut, the patio clean and the complimentary toys out ready for the children to play on, minus the customers!!
Redevelopement is the only way forward rather than leaving the pub to become derelict like the County Pub. The Drum and Monkey pub has a loyal customer base, so good luck to them and i hope this remains the case.
If it's flattened and turned to housing everyone looses another little bit of Alderley Edge's past, swept away for a quick buck on someones business plan.
OK I don't use the oak at the moment mainly because we walked in after it had changed hands and was all shiney went to the bar and there was no one to serve us so we came away again, so we did try honest!!! In the last 30 years of supping around here I can assure you Tracy I have used the Oak and if there's a decent real ale and menu of good grub I'd be happy to give you our custom again but not for Sky Sports n karaoke with lager yuck ! :-)
Good luck for the future and please don't knock another chunk off our village its happened too much already.
These comments are mostly excellent. The Royal Oak should be a locals pub, for children and families to enjoy. The garden is perfect for young children to play, and mine had many enjoyable games of football there. But who are the current clientele of the Royal Oak ? A bunch of teenagers from Wilmslow, who should stay in Wilmslow… They may be decent lads, but no families or locals will go in there while it is effectively shiny karaoke & lager.
The pub needs some light cosmetic refurb internally (fine on the outside), a range of real ale, some real fires burning, pictures on the walls etc. It doesn’t have to be an up-market gastro pub, competing with former Oakwood (loch fyne). It needs to be a locals family pub. Several thousand people live within a five minute walk of the pub. When it’s refurbed, surely some proper marketing, leaflets etc., which has never been done, could then start attracting people in ? Two for one specials on some food. Real Ale evenings (real ale is fast growing part of the pub business, while other parts decline).
More houses are not needed in the village, but we do need another good pub (Drum is good, but small, and not really welcoming to children). The main street establishments speak for themselves.
So the first step is to get this planning application refused. Anyone reading this thread should write to Head of Planning, Development Management, Cheshire East Council, Town Hall, Macclesfield SK10 1DP quoting ref 10/4529M and stating your objection. Back in 2003/2004 nearly 100 people wrote to object to those plans, and this secured council official rejection of the plan, backed by unanimous vote of councillors planning committee. The developer went to appeal, but the government inspector also rejected the plan (on grounds which still exist with the new plans)
Below are their observations and reasons for recommending that the application is refused:
"The Council feels that the proposed properties of 4 semi detached houses and 2 detached houses will be an over development of the site. The scale and mass of the proposed properties are too great for the site.
"The plans available on the Planning Portal do not show a “Street Scene” or the heights of the proposed properties relative to neighbouring properties. The Royal Oak is built on a sloping/tiered site. The drawings do not appear to show at what height the proposed properties are planned to be built, therefore the impact on the adjacent properties which are lower than the Royal Oak is impossible to assess, but may have an unacceptable impact.
"There is no statement or indication on the submitted plans as to how the water culvert running through the site will be catered for and hence the impact the development may cause on the water table of the adjacent area.
"The site is opposite the junction of Heyes Lane and Davey Lane. The turning onto Heyes Lane for traffic leaving Davey Lane left or right has poor sight lines. There are double yellow lines along the length of the Royal Oak site. Therefore it is imperative that any development of this site includes provision to ensure that no contractor’s vehicles park, load or unload on Heyes Lane and Davey Lane and are required to undertake all their activities within the Royal Oak site."
Reading the above comments are for everyones oppinions but I must say I have never seen or heard of you to attend the royal oak over the past 2 years. As an adult Tracy's comment is right but also reality, compliments don't pay bills.
However a few years ago when plans to shut the Oak came about we had many people protesting to keep the pub, this is funny how people can change because them protesters never supported the pub as they said they would and it has now come down to this.
If any of you outspoken people read alderleyedge.com or the Wilmslow Express over the past two years, you can see what great things the Oak has brought to the community such as the World Cup, many karaoke nights every Friday, a Thai restaurant, functions with excellent reviews that create memories for the public!
As the Oak is yes closing I'm shocked to see how worked up many peoples comments are on this website. Show support to your local pubs and this won't have to happen. Many pubs in Prestbury have had to close too because of such unsupporting people.
Like I said it's a shame you can write such bad views but never attend the Oak. Every generation from young to old have created memories here it will be a shame to see it go. Well done you people for never supporting it, it's simple really to understand, no people buying beer = no money for the Thai restaurant or for the Oak to carry on. What's done is done enjoy your new neighbours where the Oak used to be.
Locals and families are not using the pub because that is not what they want (see above comments for good suggestions on putting it right).