206-room visitor accommodation at Ashridge House, Berkhamsted

What was proposed

The application sought permission to make 206 existing rooms available as hotel accommodation alongside Ashridge House’s current uses and facilities.

“Planning permission is sought for the change of use of 206 existing rooms to a hotel use. The rooms are currently only used on a temporary basis by conference attendees and those staying at Ashridge House for on-site events.”

“The table below indicates the current location of the existing visitor accommodation, its permitted location following approval of the above-mentioned listed building consent, and the proposed location for the purposes of this change of use application. It is important to note that the overall number of visitor rooms will not increase, the increase in the number of rooms in the main house being offset by the reduction in those within Coronation Walk.”

Officer report

The site

Ashridge House is a Grade I listed building within extensive gardens and grounds covered by several landscape, heritage and countryside designations.

“Ashridge House is a Grade I listed building which dates back to 1808 and was constructed to the designs of James Wyatt and Sir Jeffry Wyatville. The house sits within wider grounds of approximately…”

“The site is covered by the following relevant designations: Historic Parks and Gardens, Chilterns National Landscape, Area of Archaeological Importance, and Rural Area.”

Officer report

What officers advised

Officers recommended delegated approval because the reuse was acceptable in the rural area, would support repairs, preserve heritage and have acceptable highway effects.

“The principle of a hotel use is acceptable in principle in the Rural Area, noting that it would support the rural economy and have no significant impact on the character and appearance of the wider countryside, in accordance with Policy CS7 of the Dacorum Core Strategy (2013).”

“The proposed change of use would not give rise to any harm to the heritage asset and would provide additional revenue to support the required repairs and maintenance of the listed buildings. This is an additional benefit as the application is acceptable in planning terms in any event.”

Officer report

Protected woodland mitigation

Officers identified possible recreational effects on the protected woodland and proposed dogs restrictions, garden access, alternative routes, footpath works and no bicycle rental.

“- Prohibition on overnight guests bringing dogs onto the site. - Formal gardens to be promoted to overnight guests as an alternative to the CBSAC. - Promotion of non-CBSAC walking routes. - Footpath improvements and maintenance in perpetuity.”

“Another important constituent part of the avoidance and mitigation measures is the promotion of non-CBSAC walking routes. Five walks 11 following established public rights of way and / or permissive pathways, as well as through land in Ashridge House ownership, are proposed to be promoted to overnight hotel guests. The routes avoid roads, so far as possible, and are considered to be achievable for an average person.”

Officer report

Who spoke

The case officer introduced the application, and Councillor Anderson proposed delegated approval with Councillor Maddern seconding it.

The decision

The committee delegated approval subject to an appropriate assessment and conditions securing protected woodland mitigation, including restrictions on dogs and bicycles.

“Resolved: That planning permission be DELEGATED with a VIEW TO APPROVAL. Appeals Update That planning permission be DELEGATED with a view to APPROVAL subject to an appropriate assessment in accordance with article 6(3) of the Habitats Directive and securing a mitigation package to avoid any further significant effects on the Chilterns Beechwood Special Area of Conservation (SAC) through planning conditions, which will include a prohibition on overnight guests bringing dogs…”

“Prior to first use of the hotel rooms by hotel guests, with the exception of assistance dogs, Ashridge House shall operate a permanent 'no dogs' policy. This policy shall be permanently publicised on the Ashridge House website and other booking websites through which the hotel rooms are advertised (e.g. Booking.com, Trivago etc).”

Minutes