The threats now facing Ashdown

In November 2021, Ashdown was purchased by Even Group, a property developer. The developer has since refused to undertake basic maintenance on the house, and a recent condition report released into the public domain showed that water is leaking into the historic buildings because of the owner’s failure to ensure the house is watertight.

The developer has confirmed to the LHT that he will not undertake any maintenance to the buildings until he receives a favourable planning outcome. 

In December 2022, the developer applied to Wealden District Council for planning permission and listed building consent to convert the principal building into 9 luxury apartments, and the site into a total of 47 residential units. He proposes to demolish various buildings around the site, to build several streets of suburban-style dwellings.

The Latrobe Heritage Trust is gravely concerned that these plans would cause severe and irreparable damage to a building and site of international significance. Our detailed comments can be found below, referring to the various planning policies which Wealden District Council’s Planning department will have regard to in determining the application. Links to these can be found at the bottom of the page.

Ongoing lack of maintenance

Maintenance of the buildings on the site stopped entirely two years ago. A survey conducted by Hutton + Rostron, appended to the application, identified two significant holes in the Grade II* listed main house roof where water is penetrating internally and causing damage to the historic interiors as well as numerous blocked and leaking gutters. The internal decorative Coade stone ceiling of the front portico, which is a prototype for the South Portico of the White House in Washington, D.C., is noted in the survey report to be at risk due to the poor state of the flat roof above.

Despite this report recommending immediate safeguarding measures, namely on-site security and monthly roof drainage clearance/repair, these have not been implemented by the site’s owner, risking further damage to and decay of the internationally significant building.

As stipulated by paragraph 196 of the NPPF, ‘where there is evidence of deliberate neglect of, or damage to, a heritage asset, the deteriorated state of the heritage asset should not be taken into account in any decision’.

The LHT is drawing this to the attention of regulators and other heritage organisations to attempt to compel the owner to undertake the necessary minimum maintenance required to avoid serious damage to Ashdown’s structure and interiors.

Heritage

The view of the LHT is that the proposals represent a substantial scale of harm to Ashdown House, which is listed at Grade II* and subject to a Listing Enhancement process which may result in its upgrade to Grade I, and to its setting.

The proposed division of the main house into 9 luxury flats is not an appropriate or sympathetic approach and will result in the loss of significant historic fabric. Dividing the house into separate ownership will be irreversible and cannot be justified within Local and National Planning Legislation. Multiple ownership will also make the longer-term maintenance and conservation of the building far more difficult, and puts the building at risk.

The LHT is particularly concerned that the loss of original walls to facilitate the provision of facilities such as home gyms and cinemas is not substantiated and is unreasonable to undertake such alterations to a particularly important building of more than special interest. Indeed, the proposed ‘new build’ extension at high level to the rear of the Latrobe wing of the main house to enable the construction of a 15½ft-wide private lift – wider even than the front portico – to the top-floor apartment is of a poorly considered design and proportion and would be a highly visible, inappropriate addition to the building.

Similarly, the proposed conversion and strip-out of the Chapel, which is an Arts and Crafts War Memorial included in the curtilage of the Grade II* Listed main house which was dedicated to the pupils of the school who lost their lives during the First and Second World War, into a one-bedroom flat is a particularly insensitive element of the planning application.

The plan to increase the size and height of the former Science Block, while removing the East Wing in front of it, risks serious detrimental effect to the heritage setting of the house. This has been insufficiently considered within the submitted plans because of its omission from most or all of the southerly elevations.

The Archaeological Interpretive Survey included in the application is not substantial enough to support the proposed works, and indeed no Heritage Statement has been included in the Planning or Listed Building application which sufficiently supports the proposals in a heritage context. 

The proposals do not meet the requirements of Policy SPO2 of the 2013 Adopted Wealden District Local Plan. 

Crucially, the proposed development does not meet the requirements of Paragraphs 194, 198, 200 of the NPPF.

The site’s unsuitability for major residential development

The local area is sparsely developed, with Ashdown House School located in a rural setting without nearby services. The proposed site is an unsuitable location for a major residential development due to access restrictions, ecological concerns, and the restrictive setting of Grade II* and Grade II designated heritage assets located in the site. 

The site has an existing viable use, negating the requirement for a change of use, extensive alterations to the Grade II* Listed Ashdown House, and significant over-development of the site, as outlined in the proposed planning and listed building applications submitted.

Proposed new buildings

The proposed construction of new housing on the tennis courts and the four semi-detached and three detached new-build houses at the north of the site represents, in the LHT’s view, over development of the site. Indeed, the large number of new units proposed will result in a suburban character of the school grounds which will negatively affect the setting of the Grade II Listed Archway and Grade II* Listed Ashdown House.

The proposed new cottage units have a much larger massing than the buildings being demolished, namely the former green block and blue block. 

The LHT is also concerned that the design and aesthetic of the proposed new build residential units are not of an appropriate local (vernacular) design. Insufficient details of proposed materials and detailing of these buildings have been included in the application.

The three detached properties are ‘off the shelf’ timber-framed houses made by the countrywide firm Oakwrights – the two designs ‘Westhide’ and ‘Woodhouse’ are non-bespoke designs which are clearly unsuitable for the immediate setting of a Grade II* listed building.

The proposals do not therefore meet the requirements of Policy SPO13 of the 2013 Adopted Wealden District Local Plan and do not conform the principles of design set out in the 2008 Wealden Design Guide Supplementary Planning Document. 

The proposed design of the new build houses does not conform to policies DG1, DG2, DG3, DG5 and DG7 of the 2019 High Weald Housing Design Guide.

The proposals do not meet the requirements of Paragraph 130 of the NPPF.

Landscape

Ashdown’s landscape is unrecognised by its Historic England Listing, which was written over 70 years ago. In his papers, Latrobe reported a ‘very intimate friendship’ with Humphry Repton (1752–1818), and they had several overlapping circles of acquaintance, commissions (notably nearby to Ashdown, at John Baker Holroyd's Sheffield Park) and geography. He also reported an acquaintance with Humphry’s son, John Adey Repton (1775–1860).

The Tudor house (‘Lavertye’) which Latrobe was commissioned to extend and re-model was built on a hilltop site, likely without grading or terracing. As evinced in his Essay on Landscape (1798–99), Latrobe designed his buildings in Britain and America entirely as part of their landscape settings. Fazio & Snadon (2006) were in no doubt that Ashdown’s was a designed landscape, and that the interior scenery of the house was intrinsically connected to its exterior landscape. They note that the integration of building and landscape setting was integral to his design philosophy by the time he designed Ashdown:

…the Ashdown landscape is consistent with the theories of Latrobe’s friend, landscape gardener Humphry Repton, including the open, parklike treatment of the hillside south of the house (which slopes down to the river Medway) and the appropriation of distant views beyond the estate boundaries … Ashdown made an equally significant contribution, through its circular temple-portico, to the relating of country houses to their landscape setting.

Aerial photography and LIDAR scans show potential evidence of a water-course moved south, perhaps to be more easily viewed from the house, consistent with Reptonian ideals. Extant mature trees within the parkland also appear consistent with landscaping in the 1790s, and the age of those which have fallen and been felled since 1987, where ring-counts dated them to that decade.

Such works would reflect landscaping known to have been undertaken at Hammerwood, reflected in the Grade II listing (recommended for upgrade to Grade I when the condition is improved) of its parkland within the National Register of Historic Parks and Gardens. Ashdown’s landscape as yet enjoys no similar protection. At Hammerwood, Latrobe’s brother, Christian Ignatius Latrobe, recorded in his diary, on 24 October 1792, that he was taken for a tour of the estate by the owner:

Mr. Sperling took me all round and across the woods to explain his intended plan of improvement. Nature has done a good deal for him. He has low and high woods, hills, vales, runs of water, springs etc. but a little assistance from art is wanting to render this as delicious a Spot as any in the Kingdom.

The first available Ordnance Survey map at 1” to 1 mile scale of 1819 identifies “Ashdown Park”, indicating parkland, with the implied possibility of the landscape being designed parkland. The Latrobe Heritage Trust has submitted to Historic England that further research is now urgently merited into Ashdown’s landscape history with a view to a standalone Listing within the National Register of Historic Parks and Gardens of Special Historic Interest in England.

Ashdown’s site lies within the High Weald Area of Outstanding Natural Beauty (AONB). The High Weald is characterised by a dispersed settlement pattern of hamlets and scattered farmsteads, a strong feeling of remoteness due to very rural, wooded character, high quality vernacular architecture with distinct local variation using local materials. This proposal represents a major development, which will have a significant adverse impact on the purpose for which the High Weald AONB was designated and defined by altering the settlement pattern and topography of the site. 

The Landscape and Visual Appraisal included in the application confirms that the proposals are anticipated to change the character of the site and its immediate surroundings, which will also affect the views and settings of nearby listed buildings, as well as local residential properties.

The proposed development will have a negative impact on the landscape of the High Weald AONB, as well as views from Public Rights of Way such as the National Cycle Network Route 21, and Ancient Woodland such as Highams Wood and Collingbush Wood which lie very close to the site’s boundary. The proposals are likely to also impact views to and from Ecological, Wildlife and Nature Conservation-based designations located in the local vicinity.

These effects of the scheme on the High Weald will be direct, long-term and permenant.

The proposals do not meet objectives S2, S3, W3 of the High Weald AONB Management Plan 2019-2024.

The proposals do not meet the requirements of the Land Management Guidelines set out in the High Weald Landscape Character Assessment – namely the requirement that any new development has a minimum impact on views into and from the area and is integrated within the landscape. 

The proposed development is in direct conflict with Paragraph 176 of the NPPF which outlines that ‘great weight should be given to conserving and enhancing landscape and scenic beauty in National Parks, the Broads, and Areas of Outstanding Natural Beauty’.

Paragraph 177 of the NPPF stipulates that planning permission should be refused for major development within AONBs.

Transport 

The application site is accessed via a single-track private road, with poor visibility and no pavement. This is not a sufficient access for a major residential development (defined by the NPPF 2021 as a development of 10 or more homes) and the subsequent traffic it will produce.

Located in a rural, isolated area, the site can only be accessed by a car, and therefore does not offer a sustainable location to create a new community. 

The traffic analysis and assumptions provided by the application are incorrect. The figures provided in the application make several incorrect assumptions. The school had 120 pupils at the time of its closure, rather than 200, of whom fewer than half were day pupils (as estimated in the application). Several teachers living on-site did not have partners; very few came and went twice in a day. These figures appear to have been wildly inflated in order to attempt to generate a favourable comparison with a housing development of 150+ new residents. An independent Technical Report on the Transport Impact of the proposed scheme has identified that a significant increase in traffic would result with an additional 118 daily trips being estimated to be generated by the proposed development.

In the context of an intensification of traffic, visibility ‘splays’ on the B2110 are insufficient for a development of this size. Previous planning applications have been refused by Wealden District Council on this basis.

A Road Safety Audit (RSA) was requested by the Local Highways Officer during the pre-application stage. This was not provided within the planning application, despite there being adaptations being proposed to the accesses as demonstrated on the proposed site plans.

The application does not therefore meet the requirements set out in Paragraphs 110, 111, 112 and 113 of the NPPF.

Local services

There is no practical access to local services on foot. There are inadequate bus services to serve the estimated 131 new residents, with the 150 Bus service only providing one service per day with no services on the weekend. There are also no local cycle routes within direct vicinity of the proposal site. This means that the proposed development does not meet Policy SPO7 of the 2013 Adopted Wealden District Local Plan. 

The local GP practice to the development site is almost at full capacity and, as of 23 December 2022, reported to the LHT that it would soon be unable to accept new patients. Local primary schools have limited capacity. Several local primary schools, including Beacon Academy in Crowborough, are considerably oversubscribed.

Ecology

The site is an important site ecologically and lies in close proximity to sites of special Scientific Interest, a Location of Special Protection Area, and a Location of Special Area of Conservation. 

At least seven species of bat have been recorded using the application site for roosting, with approximately 49 day-roosts and 2 maternity roosts recorded in buildings to be affected by the proposed development. The on-site population of bats is considered to be of local importance for biodiversity. Assessed as a whole, the bat species that the site supports is considered to be a local (district) level importance for biodiversity.

Great crested newts and great crested newt eggs were recorded on the application site, with the population noted as 'local' level importance. Smooth newts and the common frog are also using the site to breed.

Slow worms, grass snakes and common lizards are also present on the site. The site is likely to support a local population. The presence of these three reptile species indicates that the site has the potential to be a key reptile site, which would be afforded 'county' importance for reptiles.

The proposals have the potential to cause huge disruption and long-term harm to this ecologically sensitive area, which has yet to be fully studied.

The proposals do not meet the requirements of policies SPO1 and WCS12 of the 2013 Adopted Wealden District Local Plan.

The proposed development does not meet the requirements of Paragraphs 180 and 182 of the NPPF.

Archaeology

There is a high potential for archaeological remains to be identified within the site. The Archaeological Desk Based Assessment included in the application identifies that the proposed development will impact upon any below-ground archaeological remains which are highly likely to survive within the Site, which could include archaeological remains from the Prehistoric, Roman and Medieval periods.

The archaeological potential for further assets of post Medieval/Modern date is high, with the remains associated with the Grade II* listed Ashdown House, a building of international importance. Indeed, the report included in the planning application identifies that the locations of several proposed new dwellings are potentially placed directly over previously demolished buildings. 

A findspot of Palaeolithic (the palaeolithic period being the earliest period of known human culture) material is recorded on the application site; further evidencing the archaeological and historic and evidential values of the site. Roman activity is well recorded in the local vicinity. The Ashdown estate, formerly known as ‘Lavertye’, has existed since the 13th Century, and medieval buildings are still extant on the site, which would be significantly altered by the proposals. 

The proposed development does not meet the requirements of Policy EN25 of the Wealden Local Plan, adopted 1998, which stipulates that in considering development proposals affecting archaeological sites or areas of interest, the Local Authority will not normally grant planning permission in advance of an adequate examination and evaluation of the archaeological implications.

Sustainability 

The applicant has calculated that, despite recycling measures, 3,573 tonnes of waste to go to landfill as a result of these proposals. This is in direct conflict with Policy SPO9 of the 2013 Adopted Wealden District Local Plan.

No community contribution; no affordable housing

Despite the proposed development which will result in 150+ residents on the Ashdown House School site, the developer intends to pay no Community Infrastructure Level (CIL). By using a loophole in relation to reduction in building footprint (carefully calculated to exclude new bicycle and bin stores), the developer will avoid an estimated £2 million in contributions to Wealden District Council for local services.

The proposed development includes the construction of 37 new residential units, bringing the total number on the site to 47. However, there is no affordable housing provision, despite a chronic shortage in the local area, through use of the same loophole.

This means that the proposals do not meet the 35% affordable housing requirement set out by the local authority in Policy AFH1 of the Affordable Housing Delivery Local Plan May 2016.

Positives

The Latrobe Heritage Trust is pleased to note that the proposals do not include any new development to the south of the site, showing some respect for the landscape to the south of the site.

From a sustainability point of view, we approve in principal of the provision of electric vehicle (EV) chargers. However, the remote location of the site would compel residents to use cars every time they needed to leave their homes to access services and places of work. This is not a sustainable long-term approach to residential development.

Links

Historic England Listing Description. We have applied to Historic England for Listing Enhancement to Grade I for Ashdown on the basis that the Listing dates from 1952 and is clearly outdated and inaccurate.

2013 Adopted Wealden District Local Plan

2016 Affordable Housing Delivery Local Plan

2008 Wealden Design Guide

2021 National Planning Policy Framework

High Weald AONB Management Plan 2019 – 2024

2019 High Weald Housing Design Guide 

High Weald Plateau Characterisation