Plans approved for multi-million-pound transformation of historic English country estate into boutique hotel and spa

Planning permission has been granted for Rayners Penn, a multi-million-pound project set to convert a historic English country property and former school in Buckinghamshire into a luxury hotel and spa destination.

The initiative will involve the careful restoration of Rayners Estate, a 19th-century property set in the scenic village of Penn. Originally built for sir Philip Rose – solicitor to former UK prime minister Benjamin Disraeli – the Victorian estate fell into disrepair after the closure of the village school in 2015.

Since 2021, the property has been privately owned by a local family, who are now moving forward with the project to breathe new life into the estate while preserving its historical integrity. Plans include the conversion and extension of the destination's Grade II-listed manor house, as well as the construction of new facilities.

Rayners Penn will be home to a 33-bedroom luxury hotel, a luxury spa, two restaurants and a cookery school.

Proposals for the spa include a mix of single and double treatment rooms, a co-ed thermal suite (including a Finnish sauna), relaxation areas, spa suites, a mindfulness studio and an orangery. Additional facilities will include separate sex locker rooms, VIP treatment rooms, a juice bar and a nail salon.

Spa guests will also have access to an outdoor area offering garden-fronted treatment suites, bathing pools and a relaxation terrace with views of the estate’s wildflower meadows.

Before its decline, Rayners Estate was renowned for its lush gardens, home to a diverse array of flowers, trees and plants. As part of the redevelopment, these gardens will be carefully revived and enhanced, alongside the restoration of a historic boating lake.

The restored grounds are set to serve as a tranquil backdrop for the spa, immersing guests in the estate’s natural beauty.

Project timeline

Construction on Rayners Penn is expected to begin in 2025, with the project taking approximately two and a half years to complete. Conservation architects and design teams are still yet to be appointed.

Duncan Ball, CEO of Rayners Penn, said: “Our vision is to create a world-class retreat that reflects the estate’s historic grandeur while embedding sustainability in every aspect of its design.

“The project will provide lasting benefits to the wider community, and we’re excited to see it move forward.”

Developers say sustainability will remain at the heart of the scheme which will “embrace deep green credentials to future-proof against climate change and increase biodiversity on site”. Net zero carbon has also been outlined as a key aspiration.

Sarah Moorhouse, associate director at planning and development consultancy Lichfields, said: “This project has been a great example of how heritage conservation and sustainable development can work hand in hand.

“Securing permission for a scheme within such a sensitive planning context required careful consideration and collaboration with Buckinghamshire Council and the local community. Rayners Penn will bring substantial benefits to the area while preserving the estate’s rich history.”