January 2023
Latest news
We are currently in an email exchange with the owner in an attempt to progress the purchase of the pub.
The owner has agreed, in principle, that they are prepared to sell to the CBS, and have indicated a target price (£235k)
and agreed to provide access for a survey. We reiterated that we have funds available for the purchase and that
our solicitor can confirm this. We now await confirmation of the owner’s solicitor so that we might begin
discussions. To date this has not been forthcoming.
We are now arranging for a valuation and survey and the owner has agreed that we can get access to the
building to complete these evaluations.
ACV
Asset of Community Value
The Parish Council’s application for a further ACV on the pub has been granted. The owner has, however,
asked for a review of this process and this is being carried out by West Suffolk. The outcome should be
known by 9 th February. If the owner disagrees with the decision, they can request a First Tier Tribunal
within 28 days. There is no set deadline for when the court must consider the case or return a decision.
Obviously, we hope that they don’t pursue this option as it may delay things even more and contribute to
the further deterioration of the building.
This outcome has now been delayed until the end of February 2023
1st December 2022
Saving The Dobermann Inn, Framsden
At a recent public meeting villagers in Framsden expressed their concern about the condition of the closed village pub. The Dobermann Inn, which has been closed since 2016 and continues to deteriorate and decay despite two offers to buy the pub by the village in March 2018 of £275k and again in June 2019 of £225k. The last time the pub was marketed it was put up for auction and was withdrawn from sale after no interest was registered.
Despite two failed planning applications and planning appeals, the owner still seems unwilling to engage with the village nor be prepared to market the pub for sale, instead seemingly allowing it to rot.
Residents of Framsden have come together to form a Community Benefit Society (CBS) to buy the pub and run it as a community enterprise , it has the funds available to buy the pub now but is struggling to get the owner to discuss
A spokesman for the group said “We seem to be at a standstill, we are able to buy the pub if only a way could be found to engage with the owner. We are really keen to find a way to move forward before the building deteriorates any further“.
The CBS members are mainly newcomers to the village who want to see a pub within their community. The CBS sees a bright future for the village pub supporting the social and economic life of the area. The owner may be concerned that a future profit can be made from selling the building but the rules of Community Benefit Societies are very clear that individuals cannot make a financial gain from the purchase -
A CBS must only use their assets for the benefit of the community. If a CBS is sold, converted, or amalgamated with another legal entity, its assets must continue to be used for the benefit of the community.
The CBS has produced a report that proves that community enterprises are the way forward and are the way to run a viable pub in the long term. The report (The Value of Connection, April 2021) is a study of community businesses throughout East Anglia and shows that, far from failing,
Community owned and run pubs are sustainable and play a crucial role in supporting the social and economic life of an area. The report shows that there are 24 community owned pubs in East Anglia and their long term survival rate is 100%. This remains the case today.
“Importantly, the economic case for cooperatively owned pubs is overwhelming. In
the face of a difficult year not one community pub has closed and the trading record
of the 134 pubs nationally surpasses other operating models. It is a startling and
remarkable fact that to date not one community pub has failed.” (The Value of
Connection page 22.)
23rd November 2022
Framsden Village Says YES To Saving The Dobermann Inn
The Dobermann Inn Framsden, is a 300 year old listed pub that has been closed since 2016 after
the sad death of the landlady and the Framsden CBS (Framsden Social Enterprises, Community
Benefit Society Ltd) held a public meeting ( 22 nd November 22) to consider what plans can be
made to secure the Inn.
There is still a firm commitment to having a pub in the village and, despite several offers to buy
the pub, including two from the Village itself, the owner has refused to negotiate any sale.
The meeting received a brief history of what has happened over the past six years as well as
details of funding possibilities and the objectives of creating a community owned public house to
support the social and economic life of the area.
The present pub’s owner has made two planning applications to Midsuffolk District Council for a
change of use of the building from a pub to a house, both these have been refused. The owner has
made two appeals to the HM Planning Inspectorate against these decisions and both appeals have
been turned down by Inspectors.
Framsden CBS and many in the community hope that the pub will put up for sale as it is now
deteriorating rapidly.
The Framsden CBS is a formally constituted not-for-profit co-operative made up of local
shareholders and an elected Board.
NEWSLETTER JUNE 2019
Dear Friends and Neighbours
You will no doubt know that the Dobermann Inn was put up for Auction on Thursday 20th June following the Planning Inspectorate’s Decision turn down the appeal to refuse change of use.
The pub was for auction at a guide price of £250k by the Auction House London but was WITHDRAWN at the last second. We understand that the pub is still for sale and the owner is open to offers around £275k.
Thanks to the tremendous contribution from villagers pledging money, the FPG were in a position to bid at auction but because of the conditions attached to the sale we decided not to bid. Instead the FPG made a written offer to buy the pub prior to auction at our surveyors estimated price of £225k. This offer was turned down by the owner.
THE DOBERMANN WAS WITHDRAWN, AT SHORT NOTICE, FROM SALE AT THE AUCTION IN LONDON 20 JUNE 2019. www.auctionhouselondon.co.uk
WHILE THERE IS A POSSIBILITY OF PURCHASING THE PUB FROM THE VENDOR, YOU MAY BE INTERESTED IN THE FOLLOWING ARTICLE WRITTEN FOR TRIODOS BANK:
Raising the bar: community pubs at the heart of rural life | Triodos Bank
Guest Contribution 26 February 2019 by Tasha Bevan - Plunkett Foundation
What do the Gardeners Rest in Sheffield, the Duke of Marlborough in Somersham and The Harrow in Kent have in common? They’re just some of the community-managed pubs around the UK that the Plunkett Foundation has supported.
For 100 years, the Plunkett Foundation has been providing advice and support for rural community businesses, including local pubs, shops, and cafés. It's an area that Triodos Bank is proud to support - lending to a number of community pubs, shops and other initiatives.
As its latest report shows that pubs owned by community groups are thriving, the Plunkett Foundation’s Tasha Bevan explores the model of community ownership as a solution to rural problems.
On 17 January 1919, Sir Horace Plunkett signed an indenture which became the original trust deed for the Plunkett Foundation.
Sir Horace believed strongly in the power of co-operation to achieve sustainable local development and the purpose of the Foundation was to promote the model of community ownership as a solution to rural problems.
The fact that, 100 years later, communities throughout the UK and beyond are increasingly using this model as a means of safeguarding or reintroducing local services and assets is testament to the vision of Sir Horace and the resilience of the model itself.
The Gardeners Rest
Indeed, our recent report ‘Community Pubs: A better form of business’, which was funded by Power to Change, shows that community businesses are continuing to thrive where private enterprise has failed.
The report highlights that at the end of 2017 the community pub sector had grown by 30%, with 14 new pubs opening during the year. This took the total number of known community pubs at the time to 85. Importantly, during 2017 no community pubs ceased trading, maintaining an impressive 100% survival rate.
It’s all great news for the Great British pub, but what makes a community pub different?
Looking beyond the figures, the stand-out success of community businesses is found in the social impact they achieve. They bring people together of all ages, backgrounds, interests, and give them a purpose to interact; put simply, community shops and community pubs reduce social isolation and loneliness – and promote wellbeing.
There is no formula for a community-owned pub, each has a different vision and strength. The Gardeners Rest is a community-run pub in Neepsend, Sheffield. Owned by over 400 investors, the Gardeners Rest is a place where individuals can come on their own and find safe company. Everyone is welcome and it could be hard for many to find such an inclusive place elsewhere. People with learning disabilities and mental health issues use the pub regularly.
The Duke of Marlborough
For those at The Duke of Marlborough, community ownership is not a new concept. A community-owned shop already existed in Somersham, which was also set up with help from the Plunkett Foundation. The local residents quite simply refused to accept that 500 years of local hospitality should come to an end and brought together a group to save the pub too.
At The Harrow in Stockbury, the community felt it was vital to involve local brewery, Shepherd Neame, throughout the whole process. The brewery was contacted as soon as the sale of the pub was announced, and a very useful working relationship was established. They have gone on to win CAMRA’s prestigious Pub Saving Award – judges were particularly impressed by how the residents of Stockbury came together to save their pub and how they turned The Harrow into a thriving community hub.
We’re seeing plenty of potential for growth in the sector: 153 groups were actively exploring setting up a community pub when we undertook the research in 2017.
It’s easy for people to support their local community-owned pub too, simply by visiting it! Why not find your new local using our map?
We are sure that Sir Horace would be proud of what has been achieved over the course of a century and we thank everyone for all they have done in creating a thriving sector.
Established in 1919, Plunkett Foundation helps communities to take control of their challenges and overcome them through co-operation and collaboration. We support people, predominantly in rural areas, to set up and run community businesses; enterprises that are owned and run democratically by large numbers of people in their community. They help people to tackle a range of issues such as isolation, loneliness and poverty, and come in many forms including shops, cafés, pubs and land-based initiatives, and anything in between.
December 2018 Newsletter
Framsden Pub Group is campaigning to save the village pub and working to create a friendly and active pub at the heart of our community.
since our last newsletter
1. The council rejected the application by the owner to change the use of the Dobermann from a pub to a house - this included rejecting the valuation report provided by the external valuer and supporting the points made by the community. The Council's rejection of the application states:
The proposal would result in the unacceptable loss of a valued community facility.....
The proposed development failed to provide and public benefit that would outweigh the harm that has been identified
In this instance, the proposal is considered to pose harm socially and economically
2. The owner appealed to the Planning Inspectorate in August. Due to the work pressures on the inspectorate the appeal is unlikely to be heard before February 2019. The planning appeal will be heard by a planning inspector who is yet to be allocated. The appeal is between the Council and the Owner but the pub group will seek to make a submission emphasising that; the pub is subject to an Asset of Community Value order, that we have considerable support for the retention of the pub with a petition of over 300 signatories, that a change of use is against Council policy for pubs in rural communities, that we have produced plans that show the pub has a viable commercial future as a community orientated business.
3. The Pub Group has made an offer to buy the pub (subject to survey) for £275K but this has been rejected by the owner. The offer still stands and we have indicated to the owner that we would possibly consider a covenant.
4. The Council has twice offered to mediate between FPG and the owner. We have welcomed these offers but they have been rejected by the owner.
What we have achieved so far
Produced a detailed prospectus, business plan and cash flow that proves that the pub has a sustainable and viable future
Won the support of the Parish Council, District Council and our MP
An action plan has been agreed with the Plunkett Foundation as a basis to develop our investment proposals and a bursary to create the Community Benefit Society
What Next?
We will continue to work to secure a pub as a hub at the heart of the village. Our aim is to have a sustainable pub providing a community hub for a range of social and economic activity for the benefit of the whole of Framsden and neighbouring comunities. We will begin the process of creating a Community Benefit Society
AN APPEAL IS TO BE LODGED AGAINST THE REFUSAL FOR CHANGE OF USE TO RESIDENTIAL.
Government Inspectorate website: www.gov.uk/appeal-planning-inspectorate Case number: 3208626
To date (23 Nov 18) there is no record which means that nothing has happened yet and no Inspector has been appointed.
Guidance suggests, once an application is submitted it takes on average 13/14 weeks for an Inspector to be appointed.
A further 10 weeks for site visits and information gathering. A further 4 weeks for the report and decision.
We may not have news until early spring. We will keep you updated.
THE PUB GROUP MAKES AN OFFER OF £275,000 Subject to Survey
The offer has been rejected by the owner
The Framsden Pub Group continues to act on behalf of the community and is now liaising with the owner of the pub in attempt to come to an arrangement for an independent valuation. We will keep you posted of any developments.
After another appeal by the owner, which was rejected, the ACV was upheld in Dec 2017.
JAN 2018 - Planning Application for Change of Use: The Pub could be developed into a residential house.
Supporters have registered their objections with Mid Suffolk District Council Planning department.
Change of use of a village public house to an alternative use will not be permitted unless:
At least one other public house exists within the settlement boundary or within easy walking distance to it; and
It can be demonstrated by the applicant that all reasonable efforts have been made to sell or let (without restrictive covenant) the property as a public house, and that it is not economically viable; and
There is no evidence of significant support from the community for the retention of the public house.
The Pub must remain in the village where it is easy to get to and where it has been for the last 300 years!
Independent valuations of between £250,000 - £275,000 (sts) but 2 offers around this value have been rejected.
Framsden Pub Group petition collected 154 signatures from Framsden village alone and over 300 local supporters in total.
There have been many pledges offering time, skills, expertise and financial support.
A Community Pub, run by the community could provide the village with:
Local employment to create sustainable local economy
Young people work placement to encourage engagement locally
Opportunities for social inclusion and increasing well-being
Village self-sufficiency and an amenity which is community owned
All of these are factors highlighted as priorities by the council in its local plan.