Land South of Bray Lake Windsor Road Maidenhead Data via plota.co.uk

26/02596/NMA - Non-material Amendment Awaiting decision

Proposal

Non material amendments to planning permission 25/03312/VAR for the replacement of the approved CIL phasing plan (Condition 31). Data via plota.co.uk

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View original council record ↗Last checked 27 Oct 2026, 09:40

Application progress

✓

Received

22 Oct 2026

✓

Validated

23 Oct 2026

Decision

Expected by 19 Nov 2026

Under consideration

No decision has been issued yet. A decision is expected by 19 Nov 2026.

Documents 3

Application forms 1

PDF Application form redacted Application Forms · 22 Oct 2026 View ↗

Site constraints 4

Air quality management area: Bray/M4 AQMA

The council has declared the area as failing an air quality objective.

Schemes that add traffic, parking or combustion plant are assessed against the area's action plan and may need an air quality assessment.

Council record ↗

National infrastructure project 196 m away: M4 Junctions 3 to 12 Smart Motorway

The site is 196 m from the project boundary. Highway, decided. The project page says whether consent was granted.

Nationally significant infrastructure projects (power stations, electricity lines, pipelines, major roads and railways, harbours, airports and reservoirs) are consented by a Secretary of State under the Planning Act 2008, after an examination by the Planning Inspectorate, rather than by the council. The boundary is the one the Inspectorate consults on and can change as the scheme does. Projects are shown within 2 km of the site.

Planning Inspectorate project page ↗

Also on the record

Inside the Maidenhead built-up area; Natural England's Provisional ALC map (1:250,000, 1970s) had this area as grade 1, but it predates the buildings here and the current map does not class it as farmland.

Not affected

Outside flood zones 2 and 3 · Not green belt · No listed building at the site

Checked on 27 October 2026. Historic England, the Environment Agency, Natural England, the Planning Inspectorate and council datasets, Open Government Licence. A boundary can run through a site and the council holds the definitive record: confirm with the council before relying on this.

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Important details

Council: Windsor and Maidenhead
Application type: Non-material Amendment
Received: 22 Oct 2026
Validated: 23 Oct 2026
Ward: Bray
Parish: Bray Parish
Target decision: 19 Nov 2026
Applicant: Show

Consultation & key dates

Alt. reference: PP-15316696
Planning Portal ref: PP-15316696
Statutory expiry: 19 Nov 2026
Env. assessment: No

Windsor and Maidenhead

Planning Authority Score

5.3/10

Average

#135 of 296 councils

Relevant to this application:

Householder decisions

Windsor and Maidenhead is faster than most councils at deciding householder applications, ranking #82 out of 296. Only 28% of applications have the time limit extended, well below the 41% national average - the council usually decides on time. Windsor and Maidenhead is also one of the strictest councils - it refuses more householder applications than almost any other, with only 74% approved vs 90% nationally.

One of the strictest councils

only 74% approved vs 90% nationally

These figures are council-wide context, not a prediction for this application. View full council performance

Windsor and Maidenhead decision statistics

Based on MHCLG data, the year to March 2026

72%

Overall approval rate

Below avg (87%) #293 of 296

74%

Householder approved

Below avg (90%) #294 of 296

75%

Decided in 8 weeks

Above avg (63%) #82 of 296

28%

Extended time limit

Below avg (41%) #47 of 296

44%

Minor dwellings approved

156 decided (1-9 homes)

96%

Major dwellings approved

27 decided (10+ homes)

64%

Change of use approved

25 decided

1,530

Total decisions

434 refused in the year to March 2026