Ashfield District Council is expected to grant planning permission to retain the Pheasant Inn in Mansfield as a public house while redeveloping the upper floors into residential apartments.
This decision comes after a prolonged period of uncertainty for the Victorian-era building, which has stood vacant for over two years.
The Pheasant Inn, located at 110 Chesterfield Road South, has long been a notable feature in the area since its construction in 1875.
Originally serving as an inn and public house, the imposing three-storey building, with its distinctive dormer windows and prominent chimney stacks, still maintains much of its original character.
Despite its lack of formal designation as a listed heritage site, the building has been recognised by the council as a non-designated local heritage asset (NDHA) due to its historical significance and largely preserved front elevation.
The recent planning decision aims to revitalise this heritage asset while respecting its historical roots, allowing it to once again play a role in the local community. The ground floor will remain a public house, while the first and second floors will be converted into four apartments—three one-bedroom units and one two-bedroom unit—giving new life to a building that was in danger of falling into disrepair.
This approval follows a series of rejected and withdrawn proposals concerning the site, each of which failed to meet the council’s stringent requirements. In 2022, a proposal to convert the ground floor of the Pheasant Inn into a general commercial space (Class E use) and create residential units above was refused due to a lack of evidence proving that the pub was no longer a viable business. The council cited concerns over insufficient marketing efforts, as it had not been demonstrated that attempts to sell or lease the pub had been conducted for at least six months—a requirement under local planning policies. Furthermore, the proposal was viewed as a potential detriment to the vitality of nearby town centres, conflicting with Mansfield District Local Plan policies IN7 and RT1, which protect local amenities and seek to maintain community-focused facilities.
In early 2023, a revised application that retained the public house on the ground floor but converted the upper floors into apartments was withdrawn before it could reach a decision, indicating difficulties in addressing community and regulatory concerns.
The latest proposal represents a more balanced approach that has satisfied the concerns of local authorities and community members alike.
The revised application, lodged in December 2023, retains the pub on the ground floor and proposes relatively minor external alterations.
These include the addition of a new dormer window to match the existing ones and alterations to internal layouts to accommodate the residential units. The refurbishment will also address necessary maintenance to protect and preserve the building’s character, with the conservation officer’s input ensuring that key features such as chimneys, original doors, and period details are retained.
One significant change will be the introduction of 19 parking spaces on the site, which includes provision for electric vehicle charging points and a bike shelter to accommodate future residents’ needs. This development is expected to enhance the viability of the premises and cater for the increased demands resulting from the additional residential use.
Community responses have been mixed. While there is support for bringing the long-vacant building back into use and securing its refurbishment, some concerns remain. Objections from local residents centre around potential noise and anti-social behaviour linked to the continued operation of the pub. The proposal for flats has also raised worries about privacy, with concerns over overlooking from the building’s rear windows.
A total of five letters of representation were submitted, with three against and two in favour of the plans. Supporters emphasised the importance of preserving a landmark building and ensuring its long-term future. Meanwhile, objectors pointed out potential disturbances and questioned the impact of retail operations on local residents, fearing extended hours and the congregation of youths might lead to noise issues.
After a detailed review, the planning committee has recommended that the proposal is accepted, subject to specific conditions aimed at mitigating residents’ concerns. Noise control measures, including sound insulation between floors, will be put in place to reduce noise from the pub affecting the upstairs apartments. Furthermore, any extraction and ventilation equipment for the pub kitchen must be installed and approved by the council before the premises can reopen to ensure no undue odour nuisance affects nearby properties.
A crucial part of the plan is the integration of a bat survey and ecological considerations. The initial assessment had identified the building as having some features that could serve as potential bat roosts, but no evidence of bats was found during follow-up surveys. Therefore, no further ecological constraints were raised against the development.
Mansfield District Council’s Transport and Travel Services also provided input on the development, highlighting that the site sits adjacent to a well-used bus stop. While no changes to the existing access were proposed, the council has made it clear that any modifications could require full consultation and potentially costly alterations at the applicant’s expense.
With sufficient car parking provision for both residents and patrons, along with electric vehicle charging points and secure bicycle storage, the development aims to support sustainable transport options, aligning with the council’s wider environmental goals.
The application has been referred to the Planning Committee at the request of the Chair
of Planning Committee.The matter will be decided at a planning committee meeting on 28 October.
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