Manor Farm Station Road East Garston Hungerford RG17 7HF Data via plota.co.uk

26/00985/HOUSE - Householder Application Awaiting decision
Listed buildings

Proposal

Repairs to Barn including replacement clay tile roof coverings, timber framing repairs, renewal of brickwork, renewal of window and door, render repairs and replacement of concrete floor with natural stone floor. Repairs to Garden Wall including clay tile capping, chalk cob and brick & stone walling, removal of contentious render and applying new lime render finish. Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
7 May 2026
✓
Validated
11 Aug 2026
✓
Consultation
16 Sept 2026
Decision
Target date was 6 Oct 2026

Under consideration

No decision has been issued yet. Plota predicted a decision soon after comments close on 7 Oct 2026; it is now day 78.

The consultation period closed on 7 Oct 2026.

Documents 17

Statements & assessments 2

PDF Ecological Impact Assessment Supporting Document · 11 Aug 2026 View ↗ PDF Design and access statement, Heritage Statement Supporting Document · 7 May 2026 View ↗

Plans & drawings 13

PDF Block Plan Plans, Drawings · 13 May 2026 View ↗ PDF Location plan Plans, Drawings · 7 May 2026 View ↗ PDF Floor Plan - Existing Plans, Drawings · 7 May 2026 View ↗ PDF Proposed Floor Plan Plans, Drawings · 7 May 2026 View ↗ PDF Rear and Front Elevations Existing Plans, Drawings · 7 May 2026 View ↗ PDF Rear and Front Elevations Proposed Plans, Drawings · 7 May 2026 View ↗ PDF Side Elevations and Section Existing Plans, Drawings · 7 May 2026 View ↗ PDF Side Elevations and Section Proposed Plans, Drawings · 7 May 2026 View ↗ PDF Existing Sections Plans, Drawings · 7 May 2026 View ↗ PDF Garden Wall Plan Proposed Plans, Drawings · 7 May 2026 View ↗ PDF Garden Wall Plan Proposed Plans, Drawings · 7 May 2026 View ↗ PDF Garden Wall Elevations Existing Plans, Drawings · 7 May 2026 View ↗ PDF Garden Wall Elevations Proposed Plans, Drawings · 7 May 2026 View ↗

Application forms 1

PDF Application Form Application Form · 7 May 2026 View ↗

Other documents 1

PDF SCHEDULE OF WORKS Supporting Document · 7 May 2026 View ↗

All documents on the council site ↗

Site constraints 10

Grade II listed: Manor Farmhouse
List entry 1113635 · The pin is inside its outline · 3 more listed buildings within 150 m (1 Grade II*, 2 Grade II)
Listed building consent is needed for work that affects the special interest of a listed building, inside or out, on top of planning permission. Setting can be a consideration for buildings nearby; there is no fixed radius.
Show the other 3 with distances
Historic England ↗
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 156 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.
SSSI 156 m away: River Lambourn SSSI
Natural England may need consulting, depending on what is proposed.
Sites of special scientific interest are the best wildlife and geological sites in the country. Development likely to harm one is rarely permitted.
Also on the record
Heritage at risk 51 m away: Church of All Saints, Station Road; Inside the East Garston built-up area; Priority habitat 34 m away: Traditional orchard; Natural England's Provisional ALC map (1:250,000, 1970s) had this area as grade 3, 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 6 October 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.

Building

Floor area102 m² (1,098 sq ft)
Energy ratingE (42 out of 100), could reach C
PropertyDetached bungalow, 7 habitable rooms
Built1967 to 1975
HeatingBoiler and radiators, oil
WallsCavity wall, filled cavity

From the energy performance certificate lodged in April 2024, the latest held for this property. The building may have changed since. View the certificate

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Other new applications on this street

4 Sept 2026Pending

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15 Jul 2026Approved

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Timber Garden Room to replace existing Conservatory.

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13 Jul 2026Approved

51 Station Road Kintbury Hungerford RG17 9UT

Installation of new road facing UPVC window.

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Nearby new applications

19 Oct 2026Pending

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2x Limes: Crown reduction of 1.5-2m and removal of epicormic growth. From 20.32m...

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12 Oct 2026Pending

Friends Meeting House Back Street East Garston Hungerford

T2 - Beech Tree on end of hedgerow - reduce to match hedge height - Starting hei...

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12 Oct 2026Pending

Paynes Farmhouse Back Street East Garston Hungerford RG17 7EY

Silver Birch in rear garden (larger tree) - Crown reduce and shape by 30% to sui...

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12 Oct 2026Pending

Lime Tree Cottage Back Street East Garston Hungerford RG17 7EY

Lime - Rear garden - Crown lift to 7 meters and crown thin canopy by removing ep...

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11 Aug 2026Approved

Manor Farm Station Road East Garston Hungerford RG17 7HF

Repairs to Barn including replacement clay tile roof coverings, timber framing r...

26/00986/LBC

Important details

Council
West Berkshire
Application type
Householder Application
Postcode
RG17 7HF
Received
7 May 2026
Validated
11 Aug 2026
Ward
Downlands
Parish
East Garston Parish Council
Case officer
Show
Target decision
6 Oct 2026
Applicant
Show
Agent
Ryan Bunce & Company

Decision outlook

Day 78, past the statutory target. 80% of listed building works in West Berkshire are decided within thirteen weeks, which runs to 10 Nov 2026; extensions of time are common, and the council need not decide on the day. Last seen undecided on 26 Oct 2026.

Day 7822 days past the 56-day target
57%decided within 8 weeks
97%approved
119decided in the last year

Plota live figures for listed building works decided by West Berkshire in the last twelve months, from validation. West Berkshire decision record →

Public comments

No public comments yet.

3 neighbours consulted · Last counted 26 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Comments by
7 Oct 2026
Site or press notice
16 Sept 2026
Statutory expiry
6 Oct 2026
Env. assessment
No

Historical activity at this location

22 previous applications on record - archival context, not part of the live application.

This property

Previous applications at this address

2025 Approved
Section 73 application to vary conditions 2 (Approved Plans) 3 (Materials) 4 (Soft and Ha…
25/02651/FULMAJ
2025
Conversion of an agricultural barn to equestrian use, replacement stable building and for…
25/02765/FULMAJ
2025
Part retrospective: Use of Buildings A and B for ancillary residential use, ancillary to…
25/01152/FULMAJ
2024 Approved
Horse Chestnut: Crown reduction, as several large limbs overhanging the driveway to the C…
24/01270/5DAY
2023
Retrospective Application for the Temporary Stationing of a Mobile Home for a Groom
23/02209/FUL
2022
Application to determine if prior approval is required for a proposed: Erection, Extensio…
22/02511/AGRIC
2021 Approved
Manor Farm was refurbished under the approval of Planning Application no. 16/02252/HOUSE…
21/00197/CERTE
Within ~100m

Nearby activity

2023 Withdrawn
Southview Rogers Lane East Garston Hungerford RG17 7HE
Proposed two-storey extensions to both sides of property and demolition of existing garage
23/01765/HOUSE
2023 Approved
Bay Tree Cottage Front Street East Garston Hungerford RG17 7HJ
Application for Approval of Details Reserved by Condition 5: External doors and windows o…
23/02232/COND
2022 Approved
Bay Tree Cottage Front Street East Garston Hungerford RG17 7HJ
Single storey rear extension and the introduction of new partitions within the 20th and 2…
22/02884/LBC
2022 Approved
Bay Tree Cottage Front Street East Garston Hungerford RG17 7HJ
Single storey rear extension and the introduction of new partitions within the 20th and 2…
22/02883/HOUSE
2021 Approved
Chapel Cottage Station Road East Garston Hungerford West Berkshire RG17 7HF
Installation of a 12 panel solar pv system to south (8 panels) and east (4 panels) facing…
21/01906/HOUSE
2021 Approved
Frog Hollow Rogers Lane East Garston Hungerford West Berkshire RG17 7HE
Enlargement of ground floor window to front of house. Install timber cladding to part of…
21/01513/HOUSE
2021 Approved
Chapel Cottage Station Road East Garston Hungerford West Berkshire RG17 7HF
Installation of a 12 panel solar PV system to the south facing roof of detached garage wi…
21/00832/HOUSE
2021 Approved
8 Downlands Station Road East Garston Hungerford RG17 7HQ
Proposed side extension
21/00259/HOUSE
2021 Approved
Bay Tree Cottage Front Street East Garston Hungerford RG17 7HJ
Removal of fourteen timber casement windows and insertion of fourteen new timber casement…
21/00249/LBC2
2020 Approved
Frog Hollow Rogers Lane East Garston Hungerford RG17 7HE
Extend existing internal staircase to provide access to loft. New dormer on front (South)…
20/01777/HOUSE
2017 Refused
Manor Farm Station Road East Garston Hungerford Berkshire RG17 7HF
T1 - Horse Chestnut - Fell to ground level, completely diseased, fruiting/fungi brackets…
17/01635/TPW
2016 Approved
5 Chapel Cottages Station Road East Garston Hungerford Berkshire RG17 7HF
Application for approval of details reserved by Condition 3 - Materials and Condition 6…
16/02551/COND1
2016 Approved
5 Station Cottages Station Road East Garston Hungerford Berkshire RG17 7HF
Conversion of roof void and extension to south-west elevation with minor internal alterat…
16/00418/LBC2
2016 Approved
5 Station Cottages Station Road East Garston Hungerford Berkshire RG17 7HF
Conversion of roof void and extension to south-west elevation with minor internal alterat…
16/00417/HOUSE
2016 Approved
Manor Cottage Station Road East Garston Hungerford Berkshire RG17 7HF
Approval of details reserved by Conditions 4 - Working Method Statement, 5 - Construction…
16/00025/COND1
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
Source: MHCLG planning statistics · See full council rankings

Energy performance: Energy performance certificates from the Energy Performance of Buildings Register, Ministry of Housing, Communities and Local Government. Contains public sector information licensed under the Open Government Licence v3.0. © Crown copyright 2026.