The proposal to redevelop Knoll House Hotel in Studland, Dorset, into a five star luxury resort has been quashed by the government’s planning inspector.
The hotel’s owner Kingfisher Resorts has twice been refused planning permission by Dorset Council but after the second attempt it decided to appeal. Now the planning inspector has dismissed that appeal.
The current Knoll House Hotel has a good reputation as a traditional family resort but the fabric of the building is showing its age
Harm to the environment
In his report, inspector Hayden Baugh-Jones, who was appointed by the secretary of state for housing, communities and local government Angela Rayner, concluded that in his opinion, the harm to the environment outweighed the economic benefit of the £60 million redevelopment.
The proposal by Kingfisher Resorts was to demolish most of the 1930s hotel and replace it with a 30 room luxury hotel alongside 18 apartments and 26 villas, indoor and outdoor swimming pools, a spa centre, jacuzzi, fitness studio, steam room, sauna and restaurant.
As part of the design, the new buildings were planned to be sustainable with solar panels and green roofs.
Kingfisher Resorts estimated that its upmarket hotel scheme for Purbeck would increase staff from 66 to 152, put £5 million into the economy during construction, add an extra £2.9 million in wages for Purbeck and create an estimated £2.3 million spend outside the hotel by visitors every year, generating another 59 jobs.
Planning inspector Hayden Baugh-Jones has dismissed the appeal
“More physically substantial”
In the report dated Tuesday 18th March 2025, the planning inspector laid out his arguments for dismissing the appeal. He said:
“…the proposal would be more physically substantial than the existing development and whilst new landscaping would eventually mature to provide some mitigation over the long term, there would nevertheless be an enduring perception that the proposed development would be of greater scale, mass and more strident than the existing hotel complex.
“Furthermore, the elevation fronting Ferry Road would include a very significant amount of glazing across the whole façade of the building, which would only serve to add to this perception.”
The current hotel pictured here has been added to over the years and the inspector conceded the new plans would result in a more planned and rational arrangement of buildings
“Significant shortcomings”
The inspector was concerned about the loss of trees and whether the green roofs would minimise the visual impact of the proposal. He said the scheme had ‘significant shortcomings’.
However he continued:
“There would be economic benefits associated with it but in the circumstance that the appeal fails, these benefits would not be realised.
“Whilst I accept that tourism development is a crucial part of the Dorset economy, the appeal scheme on its own would make an important but nonetheless modest contribution to it in the context of the county as a whole.
“Moreover, an alternative scheme could come forward to provide a similar level of benefits but without the residual identified harms.”
The new proposal would have replaced the white frontage with a more natural wood and glass design
Dorset Area National Landscape designation
The inspector found that the economic benefit would be ‘modest’ to Dorset. He did not detail what the economic benefit would be to the rural economy of Purbeck.
His hope of an alternative scheme with similar benefits is unlikely unless a developer can achieve a reasonable return, which is more likely to be achieved by increasing the amount of accommodation.
The sticking point appeared to be the designation of the site within the Dorset Area National Landscape, formerly known as an Area of Outstanding Natural Beauty (AONB), although the new development would be replacing an existing established hotel.
It was implied that the current hotel built in the 1930s would not be given planning permission if it applied for it today.
The current Knoll House Hotel lounge has a much loved but faded charm
The swimming pool is popular in the summer but lacks five star opulance
“No doubt that it is in decline”
The inspector concluded:
“I note the support from the business community, Studland Parish Council and others. Having heard all of the evidence and having seen the hotel at close quarters, there can be no doubt that it is in decline and in need of regeneration.
“I agreed that the proposal would make a valuable economic contribution. However, that must be balanced against any resulting harms. In this case, I have found that the proposal would be harmful to the Dorset Area NL and the Heritage Coast. Great weight must be given to these harms, and they are sufficient to outweigh the benefits.”
Chair of Kingfisher Resorts Nigel Chapman in happier times presenting his new plans for the hotel
“Now having to consider our position”
In reaction to the verdict, chair of Kingfisher Resorts Nigel Chapman, said:
“We were incredibly surprised, disappointed, and frustrated by the planning appeal refusal by the inspector, Mr Baugh-Jones.
“We have spent years re-designing the original scheme to take on board everyone’s views. This new scheme has attracted widespread support and approval and was publicly endorsed by a number of local bodies and individuals at the appeal hearing.
“We are not in agreement with the conclusions reached by the inspector and are now having to consider our position.
“This refusal is a real blow to the local economy, at a very challenging time, and to local residents and others who have been very supportive indeed, to whom we would like to extend our heartfelt thanks.”
Dorset Council ward member for South East Purbeck, Ben Wilson
“Really disappointing news”
Dorset Council’s cabinet member for corporate development and transformation, and ward member for South East Purbeck, councillor Ben Wilson said:
“This is really disappointing news as the plans offered a real economic opportunity. Of course there should be concern for the environment but the response should be to find a way to mitigate the impact, not stifle the economy.
“We are looking to create a stronger local economy and attract businesses to invest in the region and I thought this was going to be another feather in our cap towards meeting those aims. It appears that this was not the priority for those making the decision.
“I realise it was Dorset Council which refused the planning application and I respect why they made that decision but context is everything and that can be forgotten when following black and white guidance.
“I had hoped the inspector would have seen the much broader picture and realised how crucial investment like this is, to boost local productivity and secure jobs.”
Chair of Studland parish council Nick Boulter
“We’re pretty annoyed”
Chair of Studland parish council Nick Boulter said:
“We are disappointed. We weren’t happy about some of the accommodation being classified as C3 which may have allowed it to be sold individually on the open market but the inspector gave Dorset Council and Kingfisher two weeks to sort that out and we expected them to reach an agreement.
“Now it looks like a wasted six years and it’s back to the drawing board. This leaves us concerned for the future of the hotel and an uncertainty over people’s jobs.
“This could have brought in high end tourism, benefiting nearby restaurants and businesses, as well as all year round employment plus training for local people.
“I don’t necessarily blame Dorset Council with their over rigorous planning laws, as I don’t believe Kingfisher has handled this well either, by misreading the situation.
“We’re pretty annoyed as it now leaves a big question mark over the future of the hotel site and that’s not beneficial to anyone who lives or works in Studland.”
A display at Knoll House Hotel in celebration of the author Enid Blyton, who stayed in Room 40 on many occasions
Further information
- To read the planning inspector’s report go to the planning inspectorate website and type in the case reference number 3348224
- Stay at Knoll House Hotel
