Important information regarding current and proposed residential proposals in Southern Central Bedfordshire

Updated Visitor Surveys Report, 2025

During 2025, Footprint Ecology progressed updated visitor surveys for Ashridge Estate. The outcomes were shared with Natural England who subsequently advised that no changes should be made to the Zone of Influence as a result of this updated report. Natural England’s letter is attached as Appendix 2 at the end of Footprint Ecology’s survey report. The Council agrees with the advice provided by Natural England and the Zone of Influence will remain as defined by the original survey work.

View or download the 2025 Visitor Survey (PDF)

Beechwoods update – mitigation strategy for the Beechwoods Special Area of Conservation: August 2025

To mitigate the impact of development in parts of southern Central Bedfordshire on the Chilterns Beechwoods Special Area of Conservation a mitigation strategy has been agreed and eight green spaces designated as Suitable Alternative Natural Greenspace (SANG) sites.

View or download the mitigation strategy (PDF)

Our strategic SANG capacity

Please note: the information in the list below is for guidance only and was correct as of 1 September 2025. We advise anyone considering submitting a planning application to refer to the mitigation strategy (PDF).

Sundon Hills: Full
Linslade Woods: Limited capacity available
Cottage Bottom Fields: Limited capacity available
Studham Common: Capacity available
Tiddenfoot, Southern Meadows, and Grovebury Quarry: Capacity available
Whipsnade Heath: Capacity available

SAMM and SANG tariff

The following are the current costs for SAMM and SANG mitigation in Central Bedfordshire:

Note: these costs do not include any legal or monitoring fees.

March 2023 update

We’ve finalised its mitigation strategy and successfully designated seven open spaces, as Strategic Alternative Green Spaces (SANGs), to mitigate the impact of development in parts of southern Central Bedfordshire on the Chilterns Beechwoods Special Area of Conservation.

View or download the mitigation strategy (PDF)

The seven green spaces agreed as SANGs, which will benefit from a range of improvements including tranquil and safe walking routes, new benches, areas for dogs to be walked off their leads, and dedicated car parking are:

• Whipsnade Heath (PDF)
• Whipsnade Heath map (PDF)
• Sundon Hills Country Park (PDF)
• Sundon Hills Country Park map (PDF)
• Linslade Wood (PDF)
• Linslade Wood map (PDF)
• Cottage Bottom Fields (PDF)
• Cottage Bottom Fields map (PDF)
• Studham Common (PDF)
• Studham Common map (PDF)
• Tiddenfoot, S Meadows and Grovebury Quarry (PDF)
• Tiddenfoot, S Meadows and Grovebury Quarry map (PDF)

We intend to confirm a further two natural green spaces shortly and will review more opportunities in the future as part of a coordinated effort to create a comprehensive network of green infrastructure that supports sustainability, biodiversity, and health and wellbeing within Central Bedfordshire.

We can now start to determine planning applications within the Zone of Influence again, with opportunities available for developers to contribute towards our strategic SANG solutions by way of mitigation.

November 2022 update

Beechwoods update – agreement of SAMM tariff

In March 2022, following Chilterns Beechwoods Special Area of Conservation (SAC) visitor studies by Dacorum Borough Council, Natural England decided extra protection for this important site was required. The studies identified visitors were damaging the site and with more new homes planned, and potentially more visitors, Natural England insisted on appropriate mitigation for new residential development. This affected us and other local authorities as planning decisions for new homes in the area (referred to as the Zone of Influence) had to be paused.

We have been working closely with the other local authorities, the National Trust and Natural England, to agree appropriate mitigation. Today, we signed a Statement of Common Ground with the other affected authorities, to agree a Strategic Access Management and Monitoring Strategy for Beechwoods SAC (known as SAMMS), which is a major step forward.

This details the mitigation required for Beechwoods SAC and identifies costs associated with this mitigation. The strategy has been agreed with the National Trust, as the landowner of the site and Natural England has concluded it meets the requirements of the Habitats Regulations and is deliverable.

The overall cost of SAMMS is £18,275,510, which will be funded by developers across the whole of the affected area.

The approach to apportionment considers the level of impact relative to existing populations and communities and that the apportioned cost is reasonably balanced in light of planned growth.

Guidance will be issued about how this SAMMS contribution will be processed for affected developments.

As well as SAMMS, development within the Zone of Influence must also provide or contribute towards Strategic Alternative Natural Greenspace (SANG).

We are confident the mitigation will help to protect the Beechwoods SAC and support our ambitions for Central Bedfordshire set out in our local plan.

Visit Dacorum Borough Council’s website for the Footprint Ecology report.