Chilterns Beechwoods Special Area of Conservation (SAC)

The Chilterns Beechwoods Special Area of Conservation (SAC) spans nearly 1,300 hectares across Dacorum, Buckinghamshire, South Oxfordshire, and Windsor and Maidenhead. It is the only SAC in Dacorum. It's protected for its:

• beech forests
• semi-natural dry grasslands scrub
• stag beetle population.

Find out more about the Chilterns Beechwoods SAC.

Habitats Regulations Assessment 

As part of the emerging Local Plan, we are developing a Habitats Regulations Assessment (HRA). This will determine whether growth proposed in the plan will harm the SAC's integrity.

By law, we must ensure new developments do not negatively impact the site.

Although much of Dacorum is rural, it does contain the large settlements of Hemel Hempstead, Berkhamsted and Tring. The borough lies within the densely populated Home Counties. Environmental pressures from this large population may include:

• high levels of access to the SAC from the urban area
• trampling of vegetation
• air pollution from nitrogen deposition (close to busy roads)
• water supply changes
• wastewater discharge (changes in sewage volume and water quality).

These will all require scrutiny within the HRA.

Recreation impact assessment and mitigation requirements

To inform the HRA, our consultants Footprint Ecology produced a report in 2022 assessing the recreational pressures on the Chilterns Beechwoods SAC at Ashridge Estate and Tring Woodlands. It revealed that more action is needed to protect both sites, which are under increasing visitor pressure from the borough and surrounding areas. If nothing is done, new development will lead to further damage to the SAC.

Changes to planning applications

As a result, the way we deal with planning applications that involve new homes (and some other types of development) is changing. This includes:

• Proposed developments within 500 metres of Ashridge Estate and Tring Woodlands are likely to be refused.
• Decisions on similar applications in the 12.6km Zone of Influence (that extends from Ashridge Commons and Woods) paused until appropriate mitigation is secured through a Mitigation Strategy. This sets out targeted measures to protect the site.

Find out more about the Mitigation Strategy and see the map below.

We will keep affected applicants informed of any key changes. 

Frequently Asked Questions

We've prepared two FAQ documents, providing further guidance. We will regularly update these with any additional key issues.

•  HRA Summary FAQs (PDF 1MB)
•  HRA Detailed FAQs (PDF 2MB)
  

Footprint Ecology Report

The report includes detailed analysis of visitor surveys, a recreational impact assessment, and next steps in terms of developing a mitigation strategy.

•  Footprint Ecology Report - March 2022 - high resolution - (PDF 24MB)
•  Footprint Ecology Report - March 2022 - low resolution - (PDF 6MB)

Maps

PDF maps are available to download:

•  Zones of Influence (PDF 1.7MB)
•  500-metre exclusion zones (PDF 2MB)

Natural England advice

Natural England has sent a letter to all authorities affected by the outcomes of the Footprint Ecology Report:  Natural England letter to Planning Authorities (PDF 284KB).

More information

For enquires about planning applications, contact your case officer directly.

For general enquiries about the HRA, email sac@dacorum.gov.uk.