Local Community Fights to Preserve Historic Pub as Housing Plans Unfold

Plans to convert the historic Old Coach and Horses pub in Harbledown into a residential property have sparked significant opposition from local residents, who fear the loss of an “irreplaceable” community asset. The pub, which has been closed since February 2022, is at the center of a controversy as the developers, Abbott & Roberts, have submitted a proposal to transform the establishment into a four-bedroom home.

The Old Coach and Horses has a long-standing history dating back to the mid-19th century. Despite its significance, the venue has struggled to remain economically viable, with multiple landlords unable to sustain operations over the past two decades. In their application, Abbott & Roberts assert that the pub has not attracted sufficient patronage, stating: “A pub cannot be economically viable and function on the basis of a handful of local people visiting on either an irregular basis or perhaps once or twice a week.”

The developers emphasize that recent marketing efforts have failed to identify a buyer willing to take on the pub, citing its proximity to Canterbury, where a variety of pubs and hospitality options are readily available. They have argued that given the bleak outlook for the hospitality industry, converting the building into a home is the most feasible option.

Community Concerns Over Potential Loss

Despite the developers’ claims, the proposal has faced fierce resistance, with 51 objections submitted to the Canterbury City Council. Many residents worry that losing the Old Coach and Horses would have a “long-lasting, harmful effect on the community.”

James Ross, representing the Canterbury, Herne Bay and Whitstable branch of 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.” His comments highlight the pub’s role as a vital social hub in Harbledown, a function that would be irrevocably lost with its conversion to residential use.

The Harbledown and Rough Common Parish Council has also expressed its disapproval. The council’s clerk noted that the pub has not been actively marketed for sale, contradicting the developers’ assertions. “There have been no ‘For Sale’ signs displayed at the property at any point,” the clerk said. “This strongly suggests that the required level of active, open marketing has not taken place.”

Additional Development Proposals Raise Concerns

In addition to the proposal for the Old Coach and Horses, another application has been submitted for a separate four-bedroom property in the pub’s garden by a different applicant, Stephen Matthews. Local representatives, including Cllr Steph Jupe from the Liberal Democrats, have raised concerns about the impact such developments would have on local traffic and parking conditions. Cllr Jupe remarked, “The stretch of road here is already dangerous at all times of the day and night due to parking and speeding cars.”

As the local planning committee prepares to make a decision in the new year, residents of Harbledown remain vigilant, advocating for the preservation of their historic pub and the essential role it plays in the fabric of their community. The outcome of this application will greatly influence the future of the Old Coach and Horses and potentially set a precedent for the treatment of similar establishments across the region.