Royal Hunt Pub History
The royal family kept their hunting hounds in Kennel Avenue. The Royal Hunt Pub got its name from the nearby royal kennels.
1994 Carol became the licensee of The Royal Hunt Pub.
2014 Hawthorn Leisure purchased the Royal Hunt Pub as part of a package of properties paying an average price of around £190,000.
2015 Although the tenant had offered to buy the property, Hawthorn Leisure closed the Pub.
May 2015 The Royal Hunt Pub was nominated as an Asset of Community Value (ACV) by Winkfield Parish Council on 18th May 2015 and was accepted on 4th June 2015. An ACV is a property of importance to a local community, which is subject to additional protection from development under the Localism Act 2011.
June 2015 The Royal Hunt Pub was also nominated as an ACV by CAMRA, but this nomination was filed by BFC who wrote to CAMRA acknowledging them as an interested party.
2016 Hawthorn Leisure lost an appeal for change of use. Local residents expected it to be sold as a Pub or for Hawthorn Leisure to re-open it as a pub.
Savills marketed the Royal Hunt as "Development/Investment Opportunity Former Royal Hunt" and "Currently operated as an A1 retail shop". This clearly was not being sold as a pub. It also was not being operated as a legitimate shop, as this use had been refused. There was no "For Sale" signage on the property. Nobody could see any evidence of any attempt to sell the Royal Hunt as a Pub.
Local Ward Councillors instigated a 'Save the Royal Hunt' petition at shops and outside Ascot Heath School. 352 signatures were collected.
2016 Hawthorn Leisure and Savills Estate Agents said that there was interest from investors once the ACV status was removed and that they expected it to be sold for residential use. A local businessman David explained that the price asked precluded use as a pub. However if they could not sell it as residential Development/Investment Opportunity, David would be interested in purchasing for use as a pub restaurant.
June 2016 Hawthorne Leisure challenged the ACV, but they lost their appeal. The ACV was upheld and Judge Peter Lane concluded
I find that the evidence shows on balance that it is realistic to think that there is a time in the next five years when the Royal Hunt could resume its role as a community pub.
July 2016 CAMRA were not informed when Hawthorne Leisure notified BFC that they wish to dispose of the Royal Hunt Pub in July 2016. The disposal notice should have triggered a 6-week moratorium in which a community interest group has the opportunity to express interest in making a bid to purchase the pub. BFC failed to inform CAMRA, so CAMRA were denied the opportunity to identify a community interest group that would express interest. Click here to see the disposal notice.
August 2016 The BFC Solicitor had a meeting with Winkfield Parish Council on 2nd August 2016. CAMRA were not invited. On 15th August 2016 Winkfield Parish Council wrote to the BFC Solicitor confirming that Winkfield Parish Council did not wish to pursue the matter further. Although BFC had received a nomination from CAMRA (June 2015) and the borough solicitor had acknowledged CAMRA as an interested party, CAMRA were not informed.
Because CAMRA were denied the opportunity to identify a community group that would express interest, housing developers got the mistaken impression that there was no interest from the local community. This had the predictable effect on the market value of a pub which had been purchased for approximately £190,000.
2017 the Royal Hunt was sold to Patrick Ruddy Homes for over £800,000, more than 4 times what Hawthorn Leisure paid less than 3 years earlier! This demonstrated their confidence that it can be demolished and redeveloped for residential use.
2017 Patrick Ruddy Homes submitted a planning application proposing "Erection of a three storey building forming 9 no. flats with associated parking following demolition of existing buildings".
A change of use of drinking establishments is contained in the Neighbourhood Planning Bill that got Royal Assent in April 2017. This act of parliament now requires planning permission before a pub premises can be changed to another use. The Royal Hunt can be protected from change of use as long as the existing building remains standing, but not after it is demolished.
July 2017, Bracknell Forest Borough Planning received 230 online objections to planning application 17/00672/FUL. Many letters were also sent to MPs and the BFC Planning Department, objecting to this demolition proposal.
August 2017. A Winkfield Parish Council Meeting took place at Carnation Hall. The WPC Chair said that he was impressed to see so many members of the public in attendance, there to support Bruce in his appeal to save the Royal Hunt Pub from demolition. The Chairman invited Bruce to speak for 10 minutes about this planning application. After the speech, councillors agreed that they would recommend to BFC that planning application number 17/00672/FUL should be refused.
September 2017 Patrick Ruddy Homes and Savills submitted a Viability Study to BFC Planning Department, claiming that The Royal Hunt could never be a successful business.
October 2017 Local businessman David joined forces with the owner chef and manager of a nearby successful pub restaurant. Together they submitted a counter-study which highlighted the erroneous assumptions and negative exaggerations in Savills's report. David showed how the Royal Hunt Pub could indeed be a successful business with the right kind of management.
October 2017 Bruce submitted an application to Nominate the Royal Hunt as an Asset of Community Value.
On 29th November 2017 local resident Bruce received a letter from the Bracknell Forest Borough Solicitor, confirming that his application (to Nominate the Royal Hunt as an Asset of Community Value) has been successful.
Also in November, Patrick Ruddy Homes hired the services of DAC Beachcroft LLP who submitted a formal objection to the ACV Registration. BFC failed to inform the ACV nominator, who has never been permitted to view the report from DAC Beachcroft LLP.
BFC Planning told Ascot Ward Councillors that they are awaiting another Viability Study and that, in January 2018 they will announce their decision to approve or refuse planning application 17/00672/FUL. That announcement was delayed until Monday 26th March 2018.
January 2018 This website www.royalhunt.org.uk was launched, with an online membership database, join form, Facebook Page and Twitter.
Total Pledged: £233,370.00
Total Members: 104
Wednesday 21st March 2018: Following a challenge from pub owner Patrick Ruddy Homes, the Royal Hunt Pub was removed from the BFC ACV (Asset of Community Value) Register. Click here to see why.
Monday 26th March: The Patrick Ruddy Homes planning application 17/00672/FUL (to demolish the pub) was REFUSED. Click here to see why.
Thursday 24th May: Patrick Ruddy Homes submitted a new planning application 18/00552/FUL to demolish the pub.
Wednesday 6th June: RHPCG submitted a new application to nominate the Royal Hunt Pub as an Asset of Community Value.
20th July 2018: The June ACV Nomination was rejected. Click here to see the letter dated 20 July 2018 from Bracknell Forest Assistant Director of Property. The letter directly contradicts Peter Lane's judgement.
Thursday 13th December 2018: The second planning application 18/00552/FUL to demolish the pub (submitted Thursday 24th May) was refused.
RHPCG responded in December with a new ACV Nomination, strengthened by a wealth of evidence, including the above-described judgement made in June 2016 by Judge Peter Lane.
The ACV Nomination was refused in February 2019. The letter (18th February 2019) from the BFC Solicitor contradicted the High Court judgement and concluded:
In terms of new evidence, you have included reference to the owners unsuccessful planning application for the erecting of flats at the site in December 2018. I do not think that this makes the use of the site as a Public House in the next five years more realistic.
I therefore find that having considered all the evidence before me the requirement in S88(2)(b) is not satisfied and that the premises should not be included in the Authority's list of Assets of the Community Value.
The Royal Hunt Pub Community Group are delighted that the White Knight potential purchaser has again confirmed that his position re the Royal hunt is unchanged. Under the right conditions, he is still willing to purchase the Royal Hunt and put the money in to restore it to a viable pub. He would be doing this for the community and because he thinks it is important that amenities such as pubs and restaurants are maintained, particularly as housing increases in North Ascot.
After discussions between the North Ascot Residents Association, the Royal Hunt Pub Community Group, the White Knight investor, CAMRA and Ascot Ward Councillors, a letter has been sent to the BFC Solicitor on Saturday 2nd March 2019. Click here for details.