Historic England has strongly objected to the revised plans for the redevelopment of the Royal Hotel - saying it would cause 'a level of harm to multiple heritage assets'.

The organisation is the public body that looks after England's historic environment and champions historic places to help people understand, value and care for them.

But in a lengthy and detailed letter to North West Leicestershire District Council's planning department, Historic England has issued a damning reaction to the re-submitted plans.

It says The Royal is 'within the top 5.6 per cent of listed buildings in England'.

The hotel is described in the letter as: "A fine neo-classical building, it's imposing architecture and position over-looking Bath Gardens reflects its importance as a centre-piece to the spa-resort that flourished in Ashby de la Zouch.

"Taking the waters was a fashionable as well as medicinal activity in the 18th and 19th century and the Royal Hotel was designed to attract fashionable visitors.

"The Royal sits within a conservation area and forms a notable group with the Gardens and adjacent Grade II* Rawdon Terrace."

Last October, the building was added to Historic England's 'At Risk Register'.

In December, Historic England says it commissioned an independent report into the case - before the revised plans were submitted last month.

The letter explains: "Whilst there has been some design changes, the impact of the proposal remains essentially as commented upon in our letter of October 8, 2019.

"It remains our view that the development will harm the significance that the Royal draws from its position as the prominent building adjacent to Bath Gardens and the character and appearance of the conservation area.

"The development is proposed as enabling development, to secure the repair of the Royal Hotel.

"In response to our previous advice your authority has commissioned an independent assessment of this case by Cushman and Wakefield (December 2021).

"Enabling development is a last resort as a means of providing funds to secure the repair of a listed building, as it is both inefficient and non-reversible.

"It is our view that the proposed development will cause a high level of harm (less than substantial) to the significance that the Royal Hotel derives from its setting and similarly harm the character and appearance of the conservation area.

"Conversely, the proposed development will not deliver the benefit of securing the future of the Royal.

"On that basis we object to the application and advise your authority to refuse consent."

The letter goes into great detail about the effects of the planned new buildings on the area surrounding the hotel.

It adds: "The scale, detailing, and specified materials of the proposals on their eastern elevations are likely to greatly alter views to the higher levels of Ashby Castle ruins that are permitted from the south of the site and the wider recreation ground.

"The Castle is in-part set to its south in undeveloped open recreation fields and mature trees with some two storey housing visible.

"The open areas of undeveloped land and recreational areas between the Royal and the castle ruins are intrinsically associated with the historic functioning of the castle and include the sites of the former castle

fishponds to the immediate west of Prior Park Road. "This tranquil semi-agrarian landscape appears to have historically been worked in association with the castle and continues to make a positive contribution to its significance. "The current setting with minimal development bounding it enables the castle to be experienced in a setting similar to and reminiscent of that which would have been contemporary with the Castle's period of inhabitation. "The Cushman and Wakefield assessment raises significant concerns that the proposed enabling development would fail to succeed in securing the comprehensive repair and viable reuse of the Grade II* listed Royal Hotel. "The proposals overall would result in a high degree of less than substantial harm to the setting and significance of The Royal Hotel. "They would result in less than substantial harm to the setting and significance of Rawdon Terrace, and to Ashby Castle. "Given the level of harm to multiple heritage assets, and the significant risk associated with the deliverability of the proposed enabling development, Historic England must object to this application."