®Planning appeal decision
Land Adjoining Pine Acres, Birch Lane, Ascot, SL5 8RF
Planning appeal 3365318 at Land Adjoining Pine Acres, Birch Lane, Ascot, SL5 8RF (Bracknell Forest Borough Council) was allowed on 13 January 2026 by Inspector Worley E, by written representations. The main issue, as the Inspector framed it: whether condition 4 (ground levels) is reasonable and necessary in the interests of the character and appearance of the area and living conditions of the occupiers of the neighbouring property.
Erection of 1 no. self-build 4 bed detached house and detached double garage with associated vehicular access, bin and cycle stores and landscaping
- Authority
- Bracknell Forest Borough Council
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Minor Dwellings
- Inspector
- Worley E
- Postcode
- SL5 8RF
Main issues, as the Inspector framed them
- whether condition 4 (ground levels) is reasonable and necessary in the interests of the character and appearance of the area and living conditions of the occupiers of the neighbouring property
- whether condition 5 (removal of permitted development rights) and condition 26 (demolition of existing outbuilding) are reasonable and necessary in the interests of the character and appearance of the area
- whether condition 24 (construction working hours) is reasonable and necessary in the interests of the living conditions of the occupiers of neighbouring properties, with regard to noise
- whether condition 18 is reasonable and necessary in the interests of flooding
- whether condition 27 is reasonable and necessary, having regard to the provision of accessible and adaptable dwellings to meet the needs of future occupiers
What decided it
The Inspector found that several conditions failed the tests of reasonableness and necessity under planning law, particularly the blanket removal of permitted development rights which conflicted with Planning Practice Guidance, while conditions relating to drainage and accessible housing were justified by development plan policy and the need for detailed implementation.
What the Inspector cited
- Development plan policies
- LP 28LP 50LP 54LP 35LP 36LP 38LP 33LP 57LP 25LP 27LP 62LP 58LP 59
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 appliedThe decision letter
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With an account
What an account adds to this decision
More decisions in Bracknell Forest Borough Council
The authority’s record since 2016 · every decision in 2026
- Dismissed29 October 20266009384339 Yorktown Road, College Town, Sandhurst, GU47 0PX
- Allowed29 September 20266009377Floringham Lodge, Old Bracknell Lane East, Bracknell, RG12 7AJ
- Dismissed15 April 202660023026 - 10 High Street, Bracknell, Berks, RG12 1BT
- Allowed23 December 20253365026Land South Of Lambrook, Chavey Down Road, Winkfield Row Bracknell, Berkshire, SL4 4QS
- Dismissed17 October 202533688401 Goddard Way, Warfield, Bracknell Forest, Bracknell, Berkshire, RG42 2JR
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.