Historic Pub Faces Transformation into Housing Amid Community Backlash

Plans to convert the historic Old Coach and Horses pub in Harbledown, near Canterbury, into a four-bedroom residence have ignited significant community opposition. The pub, which has been closed since February 2022 following an unsuccessful sale, is seen by many residents as an irreplaceable asset to the village. The proposal has garnered 51 objections submitted to Canterbury City Council, highlighting concerns about the long-term impact on the community.

The application, submitted by Abbott & Roberts, argues that the pub has been unviable for over two decades. They state that previous attempts to run the establishment have failed, with no landlord managing to sustain a profitable business since 2003. The applicants claim that the pub’s failure is attributed to its low patronage, noting: “A pub cannot be economically viable and function on the basis of a handful of local people visiting on either an irregular basis.”

In their submission, Abbott & Roberts expressed that the proximity of Harbledown to the city and nearby areas, which boast a variety of hospitality options, has further diminished the Old Coach and Horses’ chances of success. They maintain that the ongoing decline in the hospitality sector warrants a reevaluation of the pub’s future.

Despite the applicants’ assertions, local sentiment strongly opposes the conversion. Residents and community groups emphasize the cultural and historical significance of the pub, which dates back to the mid-19th century. James Ross, representing the Campaign for Real Ale (CAMRA), stated, “The huge social and economic value pubs like the Old Coach and Horses bring to their community should not be underestimated.” He described the potential loss of the pub as detrimental to the rural character of Harbledown, emphasizing its role as the village’s only community facility.

The Harbledown and Rough Common Parish Council has also voiced its objections, disputing the claim that the property was actively marketed for sale. The council’s clerk highlighted the absence of any “For Sale” signs and indicated that local searches for available pubs yielded no listings for the Old Coach and Horses. This raises questions about the adequacy of marketing efforts claimed by the applicants.

In addition to the proposal for the pub, separate plans have been submitted for another four-bedroom property in the pub’s garden by a different applicant, Stephen Matthews. Local councillor Steph Jupe has criticized both proposals, citing safety concerns regarding parking and traffic along the stretch of road. “The stretch of road here is already dangerous at all times of the day and night due to parking and speeding cars,” she remarked.

The planning committee of Canterbury City Council is expected to reach a decision on these proposals in the new year. The outcome will not only determine the fate of the Old Coach and Horses but also reflect the community’s commitment to preserving its historical and cultural heritage.