®Planning appeal decision
6 - 10 High Street, Bracknell, Berks, RG12 1BT
Planning appeal 6002302 at 6 - 10 High Street, Bracknell, Berks, RG12 1BT (Bracknell Forest Borough Council) was dismissed on 15 April 2026 by Inspector Sutton A, following a hearing. The main issue, as the Inspector framed it: Whether the proposal would make appropriate provision for affordable housing in accordance with local policy.
the demolition of existing one and two storey buildings and erection of part 8, part 7 storey above ground level plus basement building in mixed use with Class E commercial ground floor and first floors and 37 flats above (made up of 20 one bed flats, 15 two bed flats and 2 three bed flats) with associated landscaping, bicycle storage, parking and bin storage (as amended)
- Authority
- Bracknell Forest Borough Council
- Appeal type
- major · Planning Appeal
- Procedure
- Hearing
- Development
- residential · Other Major Developments
- Inspector
- Sutton A
- Postcode
- RG12 1BT
Main issues, as the Inspector framed them
- Whether the proposal would make appropriate provision for affordable housing in accordance with local policy
- The effect of the proposal on the integrity of the Thames Heath Basin Special Protection Area
- The effect of the proposal on the living conditions of the occupants of Circa House, having regard to privacy
- Whether the new residential units would provide acceptable living conditions for future occupants having regard to outlook and privacy
- Whether the proposal would provide safe and suitable access and adequate parking provision, having regard to highway safety and local policy
What decided it
The absence of a completed legal agreement to secure SANGs/SAMMs mitigation meant the development would likely have a significant adverse effect on the integrity of the Thames Basin Heaths SPA, disapplying the presumption in favour of sustainable development and providing a strong reason for refusal.
The benefits of open market housing delivery, brownfield redevelopment in a sustainable location and economic/social benefits were outweighed by the unresolved conflict with affordable housing and infrastructure policy and the significant adverse effect on the SPA's integrity, so the appeal was dismissed.
What the Inspector cited
- Development plan policies
- Policy LP 16Policy LP 32Policy LP 51Policy LP 25Policy LP 50Policy LP 60Policy LP 62Policy LP 24Policy LP 26Policy LP 44Policy LP 45Policy LP 46
- National Planning Policy Framework
- Paragraph 11
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
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- Dismissed22 September 20266010236Knightswood Cottage,, Prince Albert Drive, Ascot, SL58AQ
- Notice upheld23 June 20263377131Mare Lane Farm, Howe Lane, Binfield, Bracknell, RG42 5QP
- Allowed16 June 202660066503 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.