1 The Braccans London Road Bracknell Berkshire RG12 2GR

25/00675/PAEHistorical Prior Approval COU Class E to C3Refused

Outline / PiP

Refused on 6 February 2026

Council decision: RefuseDelegated (officer decision)1 reason for refusal

Approximate site (title boundary)

Boundary © HM Land Registry, © Ordnance Survey · details

This information is subject to Crown copyright and database rights 2026 and is reproduced with the permission of HM Land Registry. The polygons (including the associated geometry, namely x, y co-ordinates) are subject to Crown copyright and database rights 2026 Ordnance Survey AC0000851063. Conditions of use.

Proposal

Prior approval for a change of use from Class E (commercial, business and service) to Class C3 to comprise 5 residential units and residential cycle parking.

Received: 28 November 2025
Decision level: Delegated (officer decision)
Public comments: 1
Council: Bracknell Forest Council
Ward: Bullbrook

ReceivedReceived28 Nov
ValidatedValidated28 Nov
Consult.Consultation25 Dec
TargetTarget Date25 Dec
DecidedDecided6 Feb

Decided in 70 days (council typically 56)

About this application

This is an outline application for a change of use at 1 The Braccans London Road Bracknell Berkshire RG12 2GR. Bracknell has handled 409 applications of this type. This one was decided in 70 days, 2 weeks longer than Bracknell's typical decision time. The site is in 1 listed building nearby. There are no previous applications recorded at this address. In the past year there have been 24 applications across Bullbrook. We hold 805 applications in total for the RG12 postcode area.

90% of outline applications at Bracknell Forest Council were approved. Across all application types, the council typically decides in about 8 weeks (median).

Based on decided applications received in the last 3 years.See what's approved near your address

Why it was refused

The creation of flats in the basement would create additional demand for parking and also result in a significant reduction to the number of off-road parking spaces contrary to permissions 24/00141/PAE and 24/00163/PARC which would increase the demand for on-street parking within proximity to the site to a harmful degree by exacerbating existing parking issues in the area. The greater pressure which the proposal would place onto the local network would lead to the displacement of vehicles onto surrounding roads, and increase the risk of illegal, inconsiderate or obstructive parking, which would in turn have an adverse effect on the safe and efficient operation of the public highway network resulting in an unacceptable impact on highway safety contrary to BFLP Policy LP 25 supported by the NPPF particularly at paragraphs 115 b), 116 and 117 c). As such, the transport condition in Paragraph MA.2(2)(a), Class MA, Part 3, Schedule 2 of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended) has not been satisfied.

From the council's decision notice.

Application details

Postcode: RG12 2GR
Application type: Historical Prior Approval COU Class E to C3
Scale / size: Medium
Parish: Bracknell Town Council

Planning application dates

Date validated: 28 November 2025
Consultation expiry: 25 December 2025
Consultation end: 25 December 2025
Neighbour consultation start: 4 December 2025
Neighbour consultation end: 25 December 2025
Last date for comments: 25 December 2025
Target decision date: 25 December 2025
Application expires: 9 February 2026

Applicant and agent

Agent address: Mann Archi-tekt Partnership LTD Victoria Works 77 Francis Road Birmingham B16 8SP

Planning decision

Statutory period: 73 days

Additional information

Planning Portal ID: PP-14447035
Documents: 12

Site constraints

Checking the site

2/3

Council recordsAppealsFlood risk

Designations that overlap or adjoin the site outline.

Brownfield land register: 2 The Braccans London Road BracknellRegister site at or near this address · +1 more
Flood zone 1: Low probability (rivers and sea)

Not published by this council, so not checked: Article 4 directions and tree preservation orders. Ask the council if these matter.

Also checked, none recorded (21)

flood storage areas, conservation areas, listed buildings, green belt, scheduled monuments, World Heritage Sites, World Heritage Site buffer zones, registered parks and gardens, registered battlefields, Heritage at Risk entries, nutrient neutrality catchments, national parks, National Landscapes, SSSIs, Special Areas of Conservation, Special Protection Areas, Ramsar sites, ancient woodland, national nature reserves, local nature reserves and heritage coasts.

A guide only, from official open data; it is not a planning search. Flood zones cover rivers and sea, not surface water.

Data © Crown copyright and others · sources and licences

Contains public sector information from planning.data.gov.uk (MHCLG and local planning authorities), licensed under the Open Government Licence v3.0. © Crown copyright and database right 2026.

© Historic England 2026. Contains Ordnance Survey data © Crown copyright and database right 2026. The Historic England GIS Data contained in this material was obtained on 2026-11-03. The most publicly available up to date Historic England GIS Data can be obtained from HistoricEngland.org.uk.

Source: Bracknell

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