Chartered surveyor David Broschomb said: “The village community wishes this property to remain as a public house.
“It is my opinion that the best commercial use of this property is as a public house – but to use its maximum potential with other commercial enterprises and as a benefit to the community.”
Kay’s plans would renovate the old building and the proposed new home would be built on already-developed land, the former pub car park.
He said: “I am of the opinion that the property is not a viable business, based on evidence.”
Kay’s two change of use applications for the pub have both been refused.
His appeal was also dismissed.
The council had been due to rule on his latest application this month, but councillors deferred the decision until February after Kay requested more time to examine the community group’s report and respond.
There have been 36 objections to the latest plan.