THE White Horse pub in Old Harlow won’t be converted into homes, as the scheme would harm the building’s heritage value reports the planner.co.uk

Walsh Properties Investments Limited sought permission to convert the building, a non-designated heritage asset, into a flat and a maisonette, along with two new homes nearby.

However, back in November 2023, Harlow District Council refused the proposal.

The matter then went to appeal.

Planning inspector L Francis said that the “removal of the existing ground-floor extensions would be a positive intervention”.

However, by infilling the building’s grounds with new homes, “serious harm” would be caused to the setting and heritage value of the 19th-century pub.

Furthermore, local policy only supports the loss of community facilities such as pubs if it can be demonstrated that they are surplus to requirements.

The building went through various periods of being marketed as a pub, to no avail.

However, Francis was not satisfied that it had been thoroughly marketed for other community uses. 

Planning Balance and Conclusion

Mr Francis concluded

The proposal would provide 4 additional dwellings which would meet the national space standards. The scheme would use brownfield land in a sustainable location. It would support the Government’s aim of significantly boosting the supply of homes.

However, the addition of 4 homes would provide a limited contribution in this context and I attach moderate weight to this benefit. There would be temporary and ongoing economic benefits from the development through construction and future residents’ use of local shops and services, but given the modest number of dwellings, those benefits would be limited.

I also acknowledge the benefits derived from removing the ground floor extensions and bringing the NDHA back into active use, along with the benefits to biodiversity.

My conclusions regarding the absence of harm to highway safety and the provision of appropriate BNG, are neutral considerations which do not weigh for or against the appeal scheme.

As set out above, I consider the scheme would result in significant harm to the significance of the NDHA and to the character and appearance of the area.

I have also identified harm to the living conditions of future occupiers of House A and Flat 1 arising from the proposed layout and detailed design of the scheme.

The marketing evidence submitted has not demonstrated that the PH would be surplus to requirements in terms of the potential for it to be used as an alternative community facility, conflicting with the Local Plan.

The material considerations do not indicate that a decision should be made other than
in accordance with the development plan. For the reasons given above, the appeal
should be dismissed.

The full appeal can be seen below