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Plans to redevelop a former private school which Boris Johnson attended have been approved. Wealden District Council’s Planning Committee North gave the green light to two applications connected with the redevelopment of the Grade II* listed Ashdown House School in Forest Row. The former preparatory school, which counts the former prime minister, as well as actors Charlie Cox and Damien Lewis among its former alumni, closed its doors in 2020.
Officers said the proposals, from developer Even (Ashdown) Ltd, involved the “wholesale redevelopment” of the former school site, creating a total of 45 dwellings by demolishing, replacing and converting its existing buildings. One application sought planning permission, while the other sought listed building consent. The committee heard how the scheme had undergone significant amendments since it was first submitted in 2022.
These amendments, the committee heard, sought to reduce the impact of the redevelopment on the heritage value of the listed building. These amendments included a reduction in the level of the subdivision of the school buildings. In particular, the amendments result in part of the main school building, which was designed by the architect Benjamin Latrobe, being retained as a single dwelling.
Read more: Plans for new leisure facility on former school site are currently 'unachievable' The initial plans had seen concerns raised by a number of heritage groups, who argued the redevelopment would harm the listed building. These groups had not made further submissions in connection with the amended plans. Illustration of the proposed development Historic England — the statutory advisor — had also raised some concerns with the initial plans, saying the proposals would result in “less than substantial” harm to the setting of Ashdown House.
In subsequent correspondence, however, Historic England said the amendments had made the proposals “much less harmful”. Historic England also said it considered a residential use of the site “is likely to be the least harmful to the significance of the listed building and most deliverable” when compared to alternative options. Heritage objections had also been raised by a number of private individuals.
The objections were not purely based on heritage grounds. East Sussex Highways had lodged an objection based on “the site’s poor accessibility”, including non-car accessibility. But highways officers had also recommended potential mitigations should planning permission be granted.
A number of objectors had also argued the buildings should have a use other than housing, such as a hotel or new school. They argued this would better protect the site and open it up to the public. However, committee members felt the scheme was acceptable, with some saying they felt the proposals would represent the best approach to preserving the historic significance of the site.
The approved scheme will not include any affordable housing, either on-site or through an off-site contribution. This is due to the application of a national policy known as Vacant Building Credit (VBC)..
