Future of Beenham’s The Six Bells pub uncertain amid wedding barn planning row

A publican has faced criticism over plans to save his business from financial uncertainty.

Joint owner Nigel Hopes invested heavily in refurbishing The Six Bells in Beenham after taking the pub over in August 2020.

“It isn’t viable,” said Mr Hopes. “I am passionate about the pub and will do my best to keep it going, but we’re all questioning how long we can continue to put money into it at the end of every month.”

In a bid to support the pub, Mr Hopes submitted a planning application to West Berkshire Council last October to convert a historic barn and former engineering workshops on his land at Awberry Farm into a flexible events venue and overnight accommodation – with a maximum capacity to host 120 guests.

The pub would benefit from an exclusive catering contract.

The principal landscape and planning officer deemed the proposal a “significant intensification” of use and noise on the site and questioned the validity of the applicant’s noise report, which they said is based on “modelling and not actual readings”.

They also highlighted how the distance between the venue and public transport services could encourage increased use of private transport, particuarly late at night.

A number of people have also taken issue with the applicant’s transport statement and how its data has been interpreted in the updated highways consultation.

Using TRICS data – which is based on projected existing and proposed traffic movements and not on actual survey – the applicant envisages a 31 per cent reduction from 5,720 to 3,920 annual trips to and from the site from its existing to proposed uses.

Mr Hopes and his wife Una Hopes disputed the findings of the landscape officer’s report and say they are surprised by the community backlash to the proposal, which they believe will help boost local trade and employment by creating seven new full-time positions.

“You hear about campaigns to retain village pubs,” said Mr Hopes. “We’re putting forward a proposal that will help to secure the village pub and we’re being fought against, which I found a little strange.

“This is not a business venture about profit maximisation.

“As long as it [the wedding venue] and the pub can wash its face, we don’t need to take any return.”

He also refuted accusations he said have been made against him, saying: “Some of the objectors seem to think that all of these people [consultees] are in my pocket in some way. They’re not.

“Our approach has been to listen to concerns and try and take action to mitigate those concerns throughout.”

The proposal originally sought to host three events at the barn per week.

This then changed to 28 weddings and 12 community events annually, before settling on just the 28 weddings.

A porch extension to the barn would also be added, plus a new car park on uncultivated land adjoining the barn to accomodate 70 vehicles, though Mr Hope envisions the number of vehicles on-site will be fewer, saying that local staff will walk to work.

A separate retrospective listed buildings consent application has been submitted to cover renovation works carried out by the previous owner in 2006, along with additional recent changes to the barn.

The application is currently being decided by West Berkshire Council.