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The Royal Oak pub in Mersham, near Ashford, could be converted into homes after 'struggling for a decade'

An historic pub in the centre of a village could be turned into two homes after "struggling for more than a decade".

The Royal Oak in Mersham, near Ashford, ceased trading in October last year, with the Covid-19 pandemic proving the last straw to its survival.

The Royal Oak - pictured here in 1911 - has had a long and storied history as a Shepherd Neame pub. Picture: Dave Downey
The Royal Oak - pictured here in 1911 - has had a long and storied history as a Shepherd Neame pub. Picture: Dave Downey

Plans have now been submitted to convert the site as – according to planning agent Milliken & Company – it couldn't compete with the community-owned Farriers Arms less than a mile away and had seen five landlords pass through since 2013.

In plans lodged with Ashford Borough Council, a statement attached to the proposal reads: "While the Royal Oak had been struggling as a public house for over a decade, its forced closure for three months as a result of Covid restrictions in March 2020, and its subsequent inability to effectively compete as primarily a wet sales operation with a limited food offering (due to a lack of adequate circulation space to successfully introduce social distancing measures), meant that Shepherd Neame was faced with the difficult decision of having to permanently close the pub."

The Faversham brewery then disposed of the freehold and the new owners now want to convert it into two homes – one to rent out and one to live in for their retirement.

The scheme would leave the interior largely untouched and would use most of the existing internal walls.

A heritage statement said that while the hall house built in about 1450 had special architectural interest, a number of later additions left little of the original building work.

Pictured in 2005, there are many stories connected to the pub, which was a smuggling haunt thanks to its proximity to Romney Marsh. It was a regular meeting place for the Ransley brothers, who were hanged for smuggling on Penenden Heath, Maidstone
Pictured in 2005, there are many stories connected to the pub, which was a smuggling haunt thanks to its proximity to Romney Marsh. It was a regular meeting place for the Ransley brothers, who were hanged for smuggling on Penenden Heath, Maidstone
Royal Oak regulars in December 2001
Royal Oak regulars in December 2001

This could ease the planning process but Mersham residents are up in arms over the plan for the pub, which opened in 1592 when it served as a gamekeeper’s lodge for the Hatch estate.

Villager Richard Jakeman said: "I don't think it has to compete with the Farriers. Since being in the village we've used the Oak as a sociable drinking local and the Farriers for eating.

"They're both very good at what they do but admittedly the Oak is always going to face a challenge making money predominantly from 'wet' sales.

"The landlords did a great job but were definitely constrained by the brewery, as a free house the place would have a real chance to be successful."

However another said: "No one has ever made the pub work with breweries involved over the last 14 years.

Covid-19 proved to be the pub's downfall, as closures and social distancing damaged income
Covid-19 proved to be the pub's downfall, as closures and social distancing damaged income
Countess Mountbatten, known locally as Lady Brabourne, pulled a pint when she reopened the Royal Oak in 2002, pictured with then-landlord Ian Cook and Robert Neame
Countess Mountbatten, known locally as Lady Brabourne, pulled a pint when she reopened the Royal Oak in 2002, pictured with then-landlord Ian Cook and Robert Neame
Landlords Maxine and Dave (top left) may be the last in the pub's long history
Landlords Maxine and Dave (top left) may be the last in the pub's long history

"If it became a restaurant there is not enough parking, so maybe a sympathetic restoration to two dwellings could work."

But the last landlady, Maxine Smith, said she was insulted by this, adding: "Running a pub is difficult in any climate with high rents and the highest VAT on beer anywhere in Europe but the last year especially.

"My husband Dave and I had a fantastic two years at the Oak and would have continued if it hadn’t been for Covid.

Landlady Michelle Barden with some of the racers taking part in the 2007 pram and wheelbarrow race in aid of the Pilgrims Hospice
Landlady Michelle Barden with some of the racers taking part in the 2007 pram and wheelbarrow race in aid of the Pilgrims Hospice
Brian Russell, landlord of The Royal Oak, pictured with an old fireplace he had uncovered in December 1973
Brian Russell, landlord of The Royal Oak, pictured with an old fireplace he had uncovered in December 1973
St Patrick's Day fundraising in March 2002
St Patrick's Day fundraising in March 2002
Bar and restaurant manager Adam Ruffle in March 2005
Bar and restaurant manager Adam Ruffle in March 2005

"We had some amazing regulars who supported us and could have done with a few more from the village to be fair.

"That is the problem with these types of pubs – no one realises what they’ve lost until they are gone.

"It will be a shame to lose the pub as it has never been run as a free house, free from the restraints of a brewery.

How the former pub currently looks - its Shepherd Neame signs have now been removed. Picture: Barry Goodwin
How the former pub currently looks - its Shepherd Neame signs have now been removed. Picture: Barry Goodwin
Colin Palmer played the piano non-stop for two hours in order to raise money for Ashford Citizens Advice Bureau in December 2002
Colin Palmer played the piano non-stop for two hours in order to raise money for Ashford Citizens Advice Bureau in December 2002
Brian and Linda Russell, landlords of The Royal Oak in 1974
Brian and Linda Russell, landlords of The Royal Oak in 1974
One of the meals on offer in 2005 - chicken breast stuffed with spinach and ricotta cheese
One of the meals on offer in 2005 - chicken breast stuffed with spinach and ricotta cheese
A village event raised £4,250 for the Pilgrims Hospice in October 2004
A village event raised £4,250 for the Pilgrims Hospice in October 2004

"If somebody gave it a go it would get support but for how long is a different matter.

"It’s also one of the last coaching houses in Kent so a bit of Kentish history is dying."

In 2007, Michelle Barden, landlady of The Royal Oak, became the first user of www.pubmenus.co.uk, an online pub meal pre-ordering system. She's pictured with Keith Sutton, right, director of SDA Marketing, and Gareth Hurford-Jones, of Red Dragon IT, designers of the system
In 2007, Michelle Barden, landlady of The Royal Oak, became the first user of www.pubmenus.co.uk, an online pub meal pre-ordering system. She's pictured with Keith Sutton, right, director of SDA Marketing, and Gareth Hurford-Jones, of Red Dragon IT, designers of the system
This 1911 photograph, a copy of which was on the wall of the pub, includes what some believe to be a ghostly figure third from left
This 1911 photograph, a copy of which was on the wall of the pub, includes what some believe to be a ghostly figure third from left
Countess Mountbatten with Ian Cook, Tony Palmer and Robert Neame
Countess Mountbatten with Ian Cook, Tony Palmer and Robert Neame
Action from the annual pram and wheelbarrow race in December 2007
Action from the annual pram and wheelbarrow race in December 2007
The Royal Oak, which stands on the main road in Mersham, is pictured here in 1974
The Royal Oak, which stands on the main road in Mersham, is pictured here in 1974

Since leaving in September, Mrs Smith has returned to work in education, a career she had held for 20 years before moving into the pub.

For more information on the application, or to leave a comment, search 21/00374/AS on the Ashford Borough Council planning portal.

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