88 School Lane Boxford Newbury RG20 8DX Data via plota.co.uk
26/00744/HOUSE - Householder Application
Approved
Proposal
Demolition of the existing carport and the construction of a new extension Data via plota.co.uk
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View original council record ↗Last checked
Application progress
✓
Received
3 Apr 2026
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Validated
9 Apr 2026
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Consultation
20 Apr 2026
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Approved
2 Jun 2026
Approved on 2 Jun 2026 · Delegated Decision · Last checked 19 Jul 2026
Documents 10
Decision & officer reports 2
Statements & assessments 2
Application forms 2
Site constraints 9
Nutrient neutrality catchment: River Lambourn SAC
New homes and overnight accommodation must show nutrient neutrality before approval.
Natural England advice: extra wastewater in these catchments harms protected habitats, so schemes must offset their nutrient load, usually through credits.
North Wessex Downs National Landscape
Great weight to conserving the landscape; major development restricted.
Previously an area of outstanding natural beauty, which is still the designation in law. Since 2023 authorities must seek to further its purpose, not merely have regard to it.
Special area of conservation 210 m away: River Lambourn
Work nearby can need a habitats assessment.
Harm to a protected site is only accepted where there is no alternative and an overriding public interest.
Habitat network: Network Enhancement Zone 2
Where habitat is joined up enough to work as a network. Context, not a constraint on its own.
Also on the record
SSSI 210 m away: River Lambourn SSSI; 3 listed buildings within 150 m; Conservation area 49 m away: Boxford and Westbrook; Inside the Boxford (West Berkshire) built-up area; the 1970s provisional farmland map had this area as grade 2, 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 scheduled monument at the site
Checked on 11 September 2026. Historic England, the Environment Agency, Natural England 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
- West Berkshire
- Application type
- Householder Application
- Postcode
- RG20 8DX
- Received
- 3 Apr 2026
- Validated
- 9 Apr 2026
- Ward
- Hungerford & Kintbury
- Parish
- Boxford Parish Council
- Case officer
- Show
- Target decision
- 4 Jun 2026
- Decision
- Approval
- Decision date
- 2 Jun 2026
- Decision level
- Delegated Decision
- Applicant
- Show
- Agent
- Philip Wadge Architecture
How this decision compares
Decided in 54 days from validation, about the council's usual 56 days. Approved, as 91% of demolitions here are.
This one54d
Council56d
UK55d
58%decided within 8 weeks
91%approved
78decided in the last year
Plota live figures for demolitions decided by West Berkshire in the last twelve months, from validation. West Berkshire decision record →
Consultation & key dates
- Comments by
- 6 May 2026
- Site or press notice
- 20 Apr 2026
- Env. assessment
- No
Historical activity at this location
25 nearby applications on record - archival context, not part of the live application.
Within ~100m
Nearby activity
2025
Refused
Catbells Cottage 88 School Lane Boxford Newbury RG20 8DX
Demolition of the existing carport and the construction of a new extension
2025
Approved
Shepherds Hill House School Lane Boxford Newbury RG20 8DX
Retrospective planning application for the installation of a safety barrier in the form o…
2025
Catbells Cottage School Lane Boxford Newbury RG20 8DX
Side extension, detached garage and moving of existing retaining wall
2025
Refused
Catbells Cottage School Lane Boxford Newbury RG20 8DX
Two storey side extension, porch extension and single-storey garage / workshop to side an…
2024
Approved
Shepherds Hill House School Lane Boxford Newbury RG20 8DX
Extension of domestic dwelling house to provide principal bedroom with ensuite bathroom a…
2024
Approved
Honeysuckle Cottage Boxford Newbury RG20 8DP
T1 and T2 - Sycamore: FellT3 - Sycamore: Fell and replace with a Weeping Silver Birch
2023
Approved
Sycamores School Lane Boxford Newbury RG20 8DX
New Roof to Conservatory, Boot Room Extension and Internal Alterations
2023
Approved
Shepherds Cottage School Lane Boxford Newbury RG20 8DX
T1 - Sycamore: Thin by removing 25% of internal growth as it overhangs cottage roof. Crow…
2023
Approved
Shepherds Hill House School Lane Boxford Newbury RG20 8DX
Creation of area of hardstanding and erection of storage shed.
2023
Approved
Honeysuckle Cottage Boxford Newbury RG20 8DP
Erection of wooden garden shed
2023
Withdrawn
Sycamores School Lane Boxford Newbury West Berkshire RG20 8DX
Single storey rear extension, new roof over existing conservatory and utility and interna…
2022
Approved
Shepherds Cottage School Lane Boxford Newbury West Berkshire RG20 8DX
Construction of garden store
2022
Approved
Shepherds Cottage School Lane Boxford Newbury West Berkshire RG20 8DX
Replacement stables to incorporate hay store and re-orientation of stable doors
2022
Approved
Shepherds Cottage School Lane Boxford Newbury West Berkshire RG20 8DX
T1 - Sycamore: Pollard
2022
Approved
Shepherds Hill House School Lane Boxford Newbury West Berkshire RG20 8DX
T1 - T13: Various species - Fell as close to boundary fence and roots starting to affect…
2021
Decided
Shepherds Hill House School Lane Boxford Newbury West Berkshire RG20 8DX
T1, T2, T3, T4 (Maples); T5 (Plane Tree); T6 (Horse Chestnut) - Take back to boundary on…
2021
Approved
Honeysuckle Cottage Boxford Newbury RG20 8DP
Erection of greenhouse
2020
Approved
6 Shepherds Hill Boxford Newbury RG20 8DU
Replacement of roof to kitchen and garden room
2020
Approved
Shepherds Cottage School Lane Boxford Newbury RG20 8DX
Single storey garden office in rear garden of dwelling.
2020
Approved
Honeysuckle Cottage Boxford Newbury RG20 8DP
T1 - Sycamore - Fell T2 and T3 - Sycamore - Thin crown by 30% includig a clean crown. Rem…
2017
Approved
120 School Lane Boxford Newbury Berkshire RG20 8DX
Proposed replacement single-storey extension, plus extension to roof of rear part of dwel…
2016
Approved
2 Shepherds Hill Boxford Newbury Berkshire RG20 8DU
Proposed single storey side extension and associated internal alterations.
2016
Approved
Shepherds Cottage School Lane Boxford Newbury Berkshire RG20 8DX
T1 and T2 - Sycamore - Fell, sycamore seed poisoning to equine pasture below trees. Lower…
2016
Approved
Shepherds Cottage School Lane Boxford Newbury Berkshire RG20 8DX
Change of openings of building for equine access from boarded gates to stable doors to gi…
2016
Approved
Shepherds Cottage School Lane Boxford Newbury Berkshire RG20 8DX
T1 and T2 - 2x Sycamore - crown lift to 5 metres on north side over paddock areaT3 and T4…
West Berkshire
Planning Authority Score
3.9/10
Below average
#202 of 296 councils
Relevant to this application:
Householder decisions
West Berkshire is slower than most councils at deciding householder applications, ranking #199 out of 296. Householder applications are slightly more likely to be approved here (93%) than the national average (90%).
Slower than most councils
for householder decisions
These figures are council-wide context, not a prediction for this application.
View full council performance
West Berkshire decision statistics
Based on MHCLG data, the year to March 2026
90%
Overall approval rate
Above avg (87%) #122 of 296
93%
Householder approved
Above avg (90%) #142 of 296
57%
Decided in 8 weeks
Below avg (63%) #199 of 296
46%
Extended time limit
Above avg (41%) #203 of 296
55%
Minor dwellings approved
65 decided (1-9 homes)
96%
Major dwellings approved
25 decided (10+ homes)
77%
Change of use approved
57 decided
1,045
Total decisions
108 refused in the year to March 2026
Track this application
88 School Lane Boxford Newbury RG20 8DX
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