Land East Of Osborne Lane Warfield Bracknell Berkshire

1. 1.The proposed development is located outside the defined settlement boundary, within an area of countryside. The proposal would result in an unacceptable and urbanising encroachment of built development into the countryside, on a site which does not relate well to the existing settlement. The proposal is therefore contrary to policies LP 1, LP 2 and LP 35 of the Bracknell Forest Local Plan (2024), Policy WNP7 of the Warfield Neighborhood Plan and policies DP3 and S5 of the National Planning Policy Framework (2026).
2. 2.The proposed works would cause harm to the significance of a number of designated heritage assets by virtue of unsympathetic development within their setting. As such the development fails to comply with the statutory duty set out in s66(1) of the Planning (Listed Building and Conservation Area) Act 1990 (as amended), policy LP29 of the Local Plan and policy HE 6 of the NPPF (2026).
3. 3.The proposed development of this site would lead to the unacceptable loss of ‘very high distinctiveness’, irreplaceable priority habitat of county- level importance, contrary to BFLP Policy LP 53, NPPF Policy N6, the Biodiversity Gain Hierarchy set out in Articles 37A and 37D of the Town and Country Planning (Development Management Procedure) (England) Order 2015 and the Biodiversity and Green Infrastructure SPD.
4. 4.The development would have an adverse urbanising impact upon the character and appearance of the site and surrounding landscape, would fail to protect, enhance and respond positively to the defined characteristics and valued features of the relevant Landscape Character Area. The proposal is therefore contrary to policies LP 35, LP 36, LP 53 and LP 54 of the Bracknell Forest Local Plan (2024), policies WNP7 and WNP8 of the Warfield Neighborhood Plan and policies DP3, S5, N2 and N6 of the National Planning Policy Framework.
5. 5.The application fails to demonstrate that the proposal and any required highway works would not result in the loss of trees, including protected trees, considered important to the character and appearance of the area. The proposal is therefore contrary to policies LP30, LP35, LP36 and LP54 of the Bracknell Forest Local Plan (2024), Policy WNP8 of the Warfield Neighborhood Plan and policies DP3, S5, N2 and N6 of the National Planning Policy Framework.
6. 6.The application does not demonstrate that it protects and enhances biodiversity in accordance with policy LP53, NPPF Policy N2, Circular 06/05 and Conservation of Habitats and Species Regulations 2017 and the Biodiversity and Green Infrastructure SPD.
7. 7.The application fails to demonstrate that the development site can be appropriately drained. As such the scheme would be contrary to BFLP Policy LP 57 and Policy F8 of the NPPF (2026).
8. 8.It has not been demonstrated that the proposed development can be safely accessed, and that appropriate levels of parking will be provided on site. As such the development is considered contrary to BFLP policies LP 25, LP 60, LP 62 and policies TR4 and TR6 of the NPPF (2026).
9. 9.In the absence of a legal agreement, it has not been demonstrated that the development will provide suitable on-site affordable housing contrary to BFLP Policy LP16 and the NPPF Policy H08.
10. 10.In the absence of a planning obligation to secure suitable avoidance and mitigation measures and access management monitoring arrangements, in terms that are satisfactory to the Local Planning Authority, the proposal would be contrary to Regulation 63(5) of the Conservation of Habitats and Species Regulations 2017 (as amended), Policy NRM6 of the South East Plan, Policy LP31 and 32 of the Bracknell Forest Local Plan, the Thames Basin Heaths Special Protection Area Supplementary Planning Document (2025), and Policy N6 of the NPPF (2026).
11. 11.In the absence of a completed legal agreement under section 106 of the Town and Country Planning Act 1990, the proposal fails to secure the planning obligations necessary to make the development acceptable in planning terms. The development has not secured: the required financial contribution towards community facilities; the required active open space contribution and obligations relating to the provision, management and long-term maintenance of on-site active and passive open space; the delivery and long-term maintenance/monitoring of mandatory Biodiversity Net Gain; the required affordable housing provision; and any necessary monitoring arrangements. As such, the proposal would fail to mitigate its impacts on local infrastructure, community facilities, open space, green infrastructure, biodiversity and affordable housing need. The proposal is therefore contrary to Bracknell Forest Local Plan (2024) Policies LP 16, LP 24, LP 30, LP 44, LP 45, LP 46 and LP 53, the Bracknell Forest Planning Obligations SPD, the Warfield SPD, the Housing SPD, and the National Planning Policy Framework.

From the council's decision notice.

Application type

Full planning permission

Scale / size

Large

Number of dwellings

32

Parish

Warfield Parish Council

Date validated

19 December 2025

Consultation expiry

28 August 2026

Consultation start

22 January 2026

Consultation end

28 August 2026

Neighbour consultation start

12 January 2026

Neighbour consultation end

2 February 2026

Last date for comments

4 February 2026

Target decision date

28 August 2026

Application expires

30 June 2026

Agent address

Woolf Bond Planning The Mitfords Basingstoke Road Three Mile Cross Reading Berkshire RG7 1AT

Statutory period

252 days

Planning Portal ID

PP-14504927

Comments

0

Documents

125