Harpenden House Hotel

Sept 23. Decision NOW APPROVED by SADC planners

Thank you for your email below.(From John Hansen) I can confirm that the s106 has been completed satisfactorily, and that the change of use was considered acceptable in planning policy terms as there is a policy need for more housing units and not a specific need in planning policy to retain the hotel use. The issues in relation to the viability assessment (particularly in relation to the potential for providing affordable housing), were looked into in detail during the application process, and they, along with the issues around the loss of the hotel use, are discussed in the officer’s report, and were discussed at the committee meeting on Monday.

 

Many thanks,

 

Andrew Wright

Deputy Planning Team Leader

Planning and Building Control


Sept 19 John Hansen of ‘Save  Harpenden House’ reports:

However they voted to delegate the final decision to the Head of Planning. Now its true that the Planning Officers are recommending acceptance but I think the main issue is that the application is not fully complete particularly in view of the S106 money. The committee seemed somewhat confused at to what this delegation meant as it is a new procedure.

David Williams spoke against the application as did I. 


David was objecting to block A (that is the one with the back garden bordering Southdown Rd. the committee was told there would be nothing to stop people having washing lines etc in their back garden) and the Paltry S106 money (which was not what HTC were promised). Further if the scheme was sold on by the present developer they could reduce their obligation even further.


I will be taking the change of use up with Tracy Harvey as there seems to be no justification as the hotel was viable (and would be even more so today) whereas the scheme is not viable if the Developers have to meet their affordable housing obligations. So they are replacing a Viable Hotel with a borderline viable scheme.

John Hansen.




 

Arguments for and against the development have been publicised widely with negative views about:

The loss of a Hotel facility in Harpenden

The potential loss of character to a listed building

The failure to design the property in a style that suits the conservation area

The lack of affordable homes

The loss of privacy to a few homes in Arden Grove

Countering this with positive views:

New houses being built in the town centre with on site underground parking

Improved house designs that are visually better than existing 1950’s buildings

Retention & protection of the listed building

Approval of site by Historic England

S106 contributions from developer for:

£495,000 Affordable Housing Contribution

£9,649 Play Areas Contribution

£15,402 Parks and Open Spaces Contribution

£24,365 Leisure and Cultural Centres Contribution

£5,953 Library Contribution

£32,250 Sustainable Transport Contribution

£1,202 Youth Contribution


There are many other technical issue and considerations that have to be agreed.


 
 

Will Fairview open a Hotel on site?

Read the daily updates on Facebook:

https://www.facebook.com/SaveHarpendenHouse

Sign the petition:

http://www.petitionbuzz.com/petitions/saveharpendenhouse

Write to the local press

Write to St. Albans District Council att. Julian Daly, Leader and Planning Portfolio Holder

Write to our MP Peter Lilley


Shock news for 50 staff as Hotel announces closure from April 3.


On Thursday Feb 15 staff were advised that the landlord had agreed a deal with a Housing developer to sell the site. The Hotel owners have been trading successfully for many years in Harpenden as the only venue offering a full range of services.

With functions like weddings and conferences being particularly popular.


The shock news has ‘hit’ many long term bookings. Local resident Gary told me

“I was horrified to be contacted on Friday (14th Feb 2014) by the Harpenden House Hotel to state that they were unable to fulfill their obligation as the venue for my wedding on 17th April due to the fact that the Hotel has been sold, and is closing in March.”


Another local resident (Gary) told me “Really shocked to find out that another important facility is being turned into a block of flats. First the Post Office, now both hotels are going to be

more flats and there's going to be loads more congestion. Harpenden is unfortunately turning into a pretty bad place to live.”



Apparently Fairview Homes(to be confirmed)  plan to make the site a housing development. There are many isssues to be resolved: How will this fit within the Strategic Local Plan? (SADC still to publish proposals) The main building is a a beautiful Grade II listed Georgian town house. It would be a ‘change of use.’


The Town Council, when contacted were unaware of any confirmed deal.


Ron Taylor. Editor


Comment from The Harpenden Society

“The Harpenden Society is concerned to hear of the sale of the Harpenden House Hotel for possible housing development. The hotel has long been a valued part of Harpenden's infrastructure, providing an important service for both residents and visitors alike. It would be a great loss if it is closed down. The Society is concerned that this may be yet another example of where the market value of housing development is allowed to trump all other considerations, thereby gradually reducing the overall quality of life in the town and the services it provides to its residents.


I do believe that Harpenden is in danger of being gradually rendered a less pleasant place to live by allowing the market value of new housing development to trump the social value of our infrastructure, which simply cannot compete if only market value is considered.” Chris Marsden. Chair.


Letter to Clir Daly from a local resident.

Dear Cllr Daly,

As Harpenden residents for 53 years, my wife and I were shocked to learn of the plan to close Harpenden House Hotel, especially as the news broke while the town’s only other hotel, the Glen Eagle Manor, was being demolished.

One can well understand the HHH site being more valuable in monetary terms as potential building land for new houses or apartments.  But planning decisions should be based on more than simple economics. Though there is undoubtedly a nationwide shortage of housing, the nature of the development envisaged by Fairview Homes in a town such as Harpenden is hardly likely, either directly or indirectly, to benefit the country’s homeless.    

Where will it stop?  Can we look forward to parcels of Harpenden Common or Rothamsted Park being sold off for housing because unscrupulous developers put in bids that the landowner – albeit in the public sector – cannot resist?

All too often planning applications, for new housing developments in our area, are nodded through because St Albans District Council and/or Hertfordshire County Council can see their coffers benefiting from more Council Tax revenue.

For all the above reasons, in the name of sanity, we urge St Albans DC to reject the Fairview Homes proposal for the HHH site, allowing the hotel – said to be trading profitably – to continue providing a much-needed amenity for the town.

Yours truly,

A R Bunting







 

Autumn 2014 Fairview Homes have a planning application at SADC . The chance to comment closes on Dec 5th.

The Plan proposes:

Retaining the listed building and working within English Heritage guide lines to create five luxury apartments.

Building four individual houses in the front of the site

Building apartment block A with eight units

Building apartment block B with fourteen units

Providing seventy car parking places

Providing extensive landscaping to soften the appearance


I met with their representatives on Nov 26. They were very keen to work with the Town Council and local residents, particularly in Arden Grove. This is a flagship project for them which they want to succeed with the blessing of the community.

Issues on height and proximity to adjacent property are being examined currently.


Whilst there are no current plans to build ‘affordable’ properties on site they are looking at other sites to see if they can be built there.


The chances of a hotel ever being built are remote:

The property was on the market for two years with no interest prior to the sale to Fairview. The English Heritage requirements to upgrade the listed building are very expensive and unsuitable, making it an uneconomic proposition


The images below in pairs show the differences BEFORE and AFTER DEVELOPMENT. Taken recently there is tree cover for 8 months of the year.


If you want to comment. Go to the SADC web site...search for ‘planning applications’ ...enter ref: 5/2014/2759...leave your comments

NOV 28th. Arden Grove Resident Barry Watson responds to the above article . Commenting on the trees and foliage shown concealing parts of the Fairview Proposals.


I have cut out irrelevant detail and show the buildings as they would really look without foliage. Not only are their pictures “summer views” but they have photoshopped some trees in that do not exist. Compare their before and after views of the hotel itself; the ground floor becomes obscured by invented trees. Similarly, they have chosen to hide the house on the right behind a massive bush that they will be removing.


Local Resident agrees with Barry Watson

28th Nov. I agree - I took the attached photo the other day from a similar angle.  Benedict Huggins

Local Resident comments:

SIR - Saying this won't gain me many friends but having seen Harpenden change greatly over the last 70+ years, but still retain much of its character, I have to say to those vehemently opposed to the Harpenden House Hotel housing proposals (Review, Nov 19), 'Where then?' 

    For we are now faced with the imposition of a major house-building programme whose details we may be able to amend, perhaps even pare down in the short term, but not ignore.  So is it to be further sprawl on to valuable agricultural land (we all have to eat and currently grow barely two thirds of our food) or instead more efficient use of the land within the current urban envelope? 

   The former means building on a large area of farmland on the northern edge & eventually also above Batford, both of which developments would add greatly to car traffic on the already congested roads;  the latter, compact dwellings, ideally on well screened sites near the facilities, such as shops and station, that people can access on foot.  Whatever happens, we need fewer land-hungry 'Executive Homes'!

 

  John Davis,

Fairview Homes presented revised development plans for the Harpenden House Hotel site in Nov 2015.  Last year’s Planning Application was considered a disaster by Fairview. Going forward they wiped the slate clean and appointed a new Planning Consultancy and new Architects to rework the concept. They reviewed objections and listened to the comments from all those concerned with the development.


Starting afresh they worked on a totally new look which was presented to the public on Nov 4 in the old restaurant of the original Hotel.  A key objective will be working with the Community to ensure that any major problems are resolved before proceeding following their hoped for approval of the Planning Application which they will be submitting by the end of November. All comments received will be spreadsheeted and considered as part of the process.


Overall the application will provide for:

• 37 new homes, including houses and flats.

• 75 car parking spaces at basement and surface level.

• 2 and 3 bedroom properties catering for the downsizing market.

• 3 landscaped areas surrounding Grade II* listed building.

• High quality building materials that will mirror the listed building.

• 1 and 2 storey cottage style buildings reinstated along Southdown Road.

  1. 2 storey apartment buildings to the rear of the site with a small 3 storey element.


Height and Density

• Storey heights reduced at the front of the site from

2.5 storeys to 1 and 2 storey cottage style buildings.

 

• Buildings to the rear of the site slimmed down and reduced in storey height

 

Smaller Homes

 • Amount of homes increased from the previous scheme from 31 to 37 units, due to the reduction in size from large family homes to smaller homes suitable for those wishing to downsize.

 

Focus on listed building

 • The listed building is the central focus. Three formal gardens will frame the Grade II* listed building and the readjustment of the rear apartments will ensure that there is a clear view through the site.

 • The design has also been simplified to ensure that the new buildings do not detract attention.

 

Construction

If permission is granted, Fairview is keen to ensure that the construction process has a minimal impact.

Through consultation with local residents and St Dominics Primary School, Fairview will ensure that:

 • No deliveries take place during school drop-off and pick-up times.

 • Traffic marshal present at all times ensuring the safe movement of vehicles.

 • HGVs will not use Southdown Road.

 • All vehicles will be contained on the site itself and will not overspill onto surrounding roads.

 • Workmen will be encouraged to use public transport and Fairview will arrange alternative parking with local businesses.

 • Contact details of the Site Manager will be available

 • Work will only take place between times specified by the Council and noise and dust levels will be monitored throughout.

 

March 3 2016

Fairview have had to withdraw the application (consultation for which closed in late Jan)  due to the site red line. Basically when the red line was drawn around the fence line it encroached on a small amount of Network Rail land. Fairview have now submitted a new application to SADC with the change to the red line. This is awaiting validation. There was no development proposed on that land so there is no change to the application beyond the red line amendment.

The SADC Planning dept have advise that anyone who responded to the Jan consultation will be notified and asked to resubmit their comments.