New development plans have been unveiled that could see a popular Smethwick desi pub demolished and replaced with a modern residential block. The proposals, submitted to Sandwell Council by developer Redland Bay, outline the transformation of Desi 2 on Oldbury Road into a four-and-a-half-storey building containing 22 one and two-bedroom flats.
Post-Pandemic Challenges Prompt Redevelopment
The planning application reveals that the pub, which was sold to the applicant in October last year, has been struggling to maintain business viability since the Covid-19 pandemic. According to submitted documents, the establishment faced significant "financial and operational challenges post-Covid" due to rising operational costs, evolving consumer habits, and the absence of onsite customer parking facilities.
This venue, originally known as the Wagon and Horses before its conversion into a desi pub serving Indian grills in the early 2000s, now stands as an ageing property that developers believe would better serve the community as residential accommodation.
Revised Development Approach
Interestingly, this application represents a scaled-down version of earlier proposals. Last summer, plans for a more substantial seven-storey building containing 37 flats were ultimately rejected before this current application was formally submitted to council authorities.
The development statement accompanying the application emphasises that "the proposed development will secure the regeneration of a vacant brownfield site within the Smethwick urban area to deliver 22 residential apartments." It further argues that this represents "a development that is consistent with the aims of local and national policy, making best use of an under-utilised site to secure the delivery of much needed dwellings in a sustainable location."
Parking Provision Negotiations
One of the most contentious aspects of the planning process has centred around parking provision. The current application includes plans for 15 parking spaces to serve the proposed 22 flats, though this represents a significant reduction from initial council requirements.
Council guidelines originally stipulated that 43 parking spaces would be necessary if the previously proposed 37-flat development proceeded, particularly after developers initially suggested a completely "car free" site. While those plans were subsequently revised, council representatives indicated they would accept a parking reduction of between 60 and 80 percent for the current 22-flat proposal.
During negotiations, the council maintained that 22 spaces - including six designated visitor spaces - represented the appropriate requirement. However, following discussions, authorities eventually agreed that 15 parking spaces would be acceptable for the development.
Precedent Cited in Application
The developer referenced a precedent case to support their parking reduction request, pointing to an approved 11-storey tower block development in Green Street, West Bromwich. That project received Sandwell Council approval with a 57 percent reduction in the usual permitted parking provision, establishing what developers believe is a relevant comparison for their current application.
This proposed transformation of Desi 2 reflects broader trends in urban redevelopment, where struggling hospitality venues are increasingly being considered for conversion to residential use, particularly on brownfield sites within established urban areas.
