OUTCRY over efforts to convert an 18th century village pub into a home has swayed Stockton councillors to reject the bid.

The closure of the Vane Arms in August 2019 saw Long Newton villagers mount a campaign to save it – with the pub granted special status last year. 

But plans to convert the Darlington Road pub and create a three-bedroom property in the rear beer garden had threatened to thwart the dream. 

More than 100 people objected to the plans ahead of Wednesday’s planning committee.
And Stockton councillors backed their cause by 12 votes to one after more than two hours of debate. 

Special “asset of community value” status was granted to the Vane Arms last year to give residents a better chance of taking it over and bringing it back into use. 

Applicants Camfero Homes lodged plans to convert the pub to a five bedroom home alongside the beer garden property. 

But Stockton North MP Alex Cunningham, parish councils and former ward councillor Andrew Stephenson were among a raft of objectors to the move. 

Planning officials had recommended both the conversion and new home for approval.
The council commissioned an independent survey of the pub which found the Vane Arms was “simply not a viable business”.

The study found having a community organisation at the helm was the only viable option to keeping it running as a public house. 

No fewer than 19 people spoke against the plans at the marathon meeting.

Steve Matthews, chairman of Carlton Parish Council, feared for the Smith’s Arms in his village if the Vane proposal was backed. 

He added: “They are ready to flatten the history of our villages in order to build not wanted, unneeded, and highly expensive luxury homes – often not in keeping with the village surroundings at prices unaffordable for the community.”

Villagers banded together to form the Long Newton Community Hub to buy the site. 

Group secretary Guy Jones believed the approval would go against Stockton Council’s local plan – adding The Derry eatery nearby was not a suitable alternative to the Vane Arms. 

He said: “The Vane Arms freehold and in the hands of the community it would be there forever.”

Worries about the elderly of the village being left isolated and the loss of a social hub in the village were also aired. 

Villager Sarah Martin said the pub had always been a focal point of the community.

She added: “It’s been a place for a quiet drink, or a not so quiet drink sometimes, for family celebrations and very competitive quiz nights we all enjoy. 

“We’ve been lucky to have had two very successful pubs in the Derry, which very much caters for the food market, and the Vane, where locals could always be sure of a friendly face whenever you dropped in.”

“No proof of funds”

The committee also heard how a “verbal offer” from the community group to buy the pub £280,000 had been rejected in the past. 

Steve Barker, on behalf of the developer, said the pub had been losing money for five or six years like thousands of others around the country. 

The agent argued there were equivalent alternative facilities in the village and the pub wasn’t economically viable – pointing to the independent survey. 

Mr Barker also told the committee the community group made “no formal offer” to buy the premises 18 months ago.

“They’ve accepted they only had a verbal discussion about it and didn’t follow up on that,” he added.

“They demonstrated no proof of funds at this time. 

“That’s very important – all commercial offers have to put in writing and they have to demonstrate proof of funds. 

“Based upon the situation today, we don’t know they have a penny behind their name, nor have they submitted any coherent business plan for scrutiny.

“In short, they haven’t put forward any credible base for acquiring and running the Vane Arms.”

“More than a pub”

But the committee didn’t buy his arguments. 

Thornaby councillor Sylvia Walmsley felt the whole village would suffer if the plans were backed. 

“Once it’s gone, it’s gone,” she added.

Thornaby mayor Steve Walmsley agreed.

He added: “A pub is more than a pub.

“In a village like this, taking away the pub means you kill the character of it and the village becomes bland.”

Conservative leader Cllr Tony Riordan commended objectors and believed it would be viable if it was run by the community. 

“They’re all fighting for their pub in their village,” he added. 

Labour councillor Eileen Johnson questioned the definition of viability. 

“A business can fail – that doesn’t mean it’s not viable,” he added.

“It can do well if it’s got the right management, the right publicity and it’s got the community behind it.”

Both applications were rejected by 12 votes to one.