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Planning appeal decision

Dismissed4 July 20253361391

12-14 Dukes Ride , Crowthorne , Berkshire, RG45 6LT

Planning appeal 3361391 at 12-14 Dukes Ride , Crowthorne , Berkshire, RG45 6LT (Bracknell Forest Borough Council) was dismissed on 4 July 2025 by Inspector Evans L, by written representations. The main issue, as the Inspector framed it: The effect of the proposed development on highway safety.

front part of the ground floor reverted to Class E Commercial Business Service Office Use, retention of rear ground floor flat as approved in principle per permission 19/00403/FUL. Installation of new shopfront and provision of rear parking, bin stores, an d cycle storage

Authority
Bracknell Forest Borough Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
mixed-use · Change of use
Inspector
Evans L
Postcode
RG45 6LZ

Main issues, as the Inspector framed them

  • The effect of the proposed development on highway safety
  • Whether the proposed development would secure suitable avoidance and mitigation measures in respect of the Thames Basin Heaths Special Protection Area

What decided it

The absence of a completed planning obligation to secure suitable avoidance and mitigation measures for the Thames Basin Heaths Special Protection Area rendered the proposal unacceptable and contrary to the development plan and Framework.

The benefits of providing an additional residential unit in an accessible location were outweighed by the conflict with development plan policies protecting the Thames Basin Heaths Special Protection Area, which was not subject to the tilted balance under Footnote 7 to paragraph 11(d)(i) of the Framework.

What the Inspector cited

Development plan policies
Policy LP25Policy LP62Policy NRM6Policy LP32
National Planning Policy Framework
Paragraph 11Paragraph 116Paragraph 192Paragraph 195

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

See how each was applied

The decision letter

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More decisions in Bracknell Forest Borough Council

The authority’s record since 2016 · every decision in 2025

  1. Dismissed29 October 20266009384
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  2. Allowed29 September 20266009377
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  3. Dismissed22 September 20266010236
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  4. Notice upheld23 June 20263377131
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  5. Allowed16 June 20266006650
    3 Yew Tree Cottages, Maidens Green, Winkfield, SL4 4SL

The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.