Inspector allows Crown Inn demolition for new shop

Sandwell Council had rejected plans by Sham Singh in 2025 to knock down the Crown Inn in Station Road, Old Hill, for a new shop with the authority saying it would eventually be using the land for new housing or employment.

But a government planning inspector has overturned the decision following an appeal by Mr Singh. 

The pub will now be demolished and replaced with a single-storey 338 square metre shop and 10-space car park.

Sandwell Council had argued the opening of the new shop would block other redevelopment plans to which the inspector disagreed. 

The authority earmarked the land in Station Road and Waterfall Lane as a site for more than 190 homes more than 15 years ago without any plans ever coming to fruition. 

The planning inspector agreed there was a ‘gap’ in provision for the new shop because the nearest alternatives were not within walking distance.

After an appeal hearing was held at the end of August, the planning inspector concluded: “The council suggested that the proposal would prevent the wider redevelopment of the area. 

“However, the appeal site is not large and due to its juxtaposition with the road and neighbouring businesses, there is no substantiated evidence which demonstrates that the proposal would stifle the future redevelopment of the wider employment area should a scheme come forward. 

“The loss of the public house was not cited as a concern within the reason for refusal and there are no policies […] that prevent the loss of public houses.

“The residential area surrounding the appeal site is well served by other public houses which include the Waterfall, the Spring Meadow and the Haden Cross. 

“They are each within walking distance of the local community nearby. 

“There are also a plentiful number of other public houses within the wider area as well. 

“In these circumstances, and despite concerns from a small number of interested parties about the loss of public houses locally, the loss of The Crown Inn would not diminish access to key community facilities and public service infrastructure.”

A letter on behalf of Mr Singh included with the appeal said there was “no credible argument” that a new shop conflicted with the council’s planning policies and its planners had ‘recognised themselves’ that 190 homes could not be built on the land or surrounding area.

The land is expected to be included for employment use in the council’s updated and much-delayed development plans which remain unpublished following the collapse of the joint Black Country Plan in 2022.

“There can be no doubt that the proposals will support, maintain and help to enhance the wider business and employment function of the area by delivering a high quality local convenience retail offering,” the appeal letter said. 

“It has been shown that the appeal proposals meet the key retail tests and, on this basis, the suggestion that the appeal site would also undermine wider employment allocations is, again, without any credible foundation. 

“Arguably, it would align closer to the employment policy than the current lawful use of the site. 

“Put simply, there is no planning requirement to demonstrate retail need and the inclusion of narrative to this effect as part of the refusal reasons should be afforded no consideration.”

A report by the council’s planners from last year rejecting the application said: “The development would […] undermine allocations for housing and employment land within the borough, resulting in the loss of much-needed available land for such uses, whereas there is no recognised need for additional retail provision in the area which is met by existing retail provision and proximity of the site to a retail centre.”