Bray Studios Down Place Water Oakley Windsor SL4 5UG Data via plota.co.uk

26/01634/FULL - Full Awaiting decision
Commercial & major worksDemolitionListed buildingsCommercial premises

Proposal

Redevelopment and expansion of the existing film and television studio incorporating demolition; restoration of Down Place House; retention of existing sound stages on a permanent basis and associated works; relocation of existing ancillary office and production facilities; construction of 6no. new sound stages, workshops, multi-storey car park (including security, café and cycle parking), and associated office and production facilities; backlot; landscaping; and new vehicular access and egress off Windsor Road. Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
14 Jul 2026
Decision
Expected by 13 Oct 2026

This application is under consideration - no decision has been issued yet. Plota predicted a decision around 14 Sept 2026; it is now day 62. The consultation period closed on 11 Aug 2026.

Documents 87

Statements & assessments 55

PDF Appendix g - flood maps Supporting Information - Flood Risk · 17 Jul 2026 View ↗ PDF Appendix h - geotechnical data Supporting Information - Flood Risk · 17 Jul 2026 View ↗ PDF Appendix j - surface water calculations Supporting Information - Flood Risk · 17 Jul 2026 View ↗ PDF Appendix k - foul water calculations Supporting Information - Flood Risk · 17 Jul 2026 View ↗ PDF Appendix l - suds maintenance plan Supporting Information - Flood Risk · 17 Jul 2026 View ↗ PDF Appendix i - drainage external levels Supporting Information - Flood Risk · 17 Jul 2026 View ↗ PDF Appendix d - consultation with ea Supporting Information - Flood Risk · 17 Jul 2026 View ↗ PDF Appendix e - topographical survey Supporting Information - Flood Risk · 17 Jul 2026 View ↗ PDF Appendix a - consultation with rbwm Supporting Information - Flood Risk · 17 Jul 2026 View ↗ PDF Appendix b - rbwm planning application summary sheet Supporting Information - Flood Risk · 17 Jul 2026 View ↗ PDF Appendix c- site layout plans Supporting Information - Flood Risk · 17 Jul 2026 View ↗ PDF Appendix f2 - hydrology note Supporting Information - Flood Risk · 17 Jul 2026 View ↗ PDF Appendix f1 - hydraulic modelling report Supporting Information - Flood Risk · 17 Jul 2026 View ↗ PDF Appendix n - drainage strategy overview Supporting Information - Flood Risk · 17 Jul 2026 View ↗ PDF Appendix o - foul pre planning Supporting Information - Flood Risk · 17 Jul 2026 View ↗ PDF Appendix m - greenfield runoff rates Supporting Information - Flood Risk · 17 Jul 2026 View ↗ PDF Statutory biodiversity metric calculation sheet Supporting Information - General · 13 Jul 2026 View ↗ PDF Planning statement Planning Statement · 9 Jul 2026 View ↗ PDF Heritage impact assessment Heritage Statement · 9 Jul 2026 View ↗ PDF Energy & sustainability assessment 1/3 Supporting Information - General · 9 Jul 2026 View ↗ PDF Energy & sustainability assessment 2/3 Supporting Information - General · 9 Jul 2026 View ↗ PDF Energy & sustainability assessment 3/3 Supporting Information - General · 9 Jul 2026 View ↗ PDF Arboricultural impact assessment and method statement Supporting Information - Arboricultural report · 9 Jul 2026 View ↗ PDF Flood risk assessment and drainage strategy Supporting Information - Flood Risk · 9 Jul 2026 View ↗ PDF Noise impact assessment Supporting Information - General · 9 Jul 2026 View ↗ PDF Air quality assessment Supporting Information - General · 9 Jul 2026 View ↗ PDF Economic impact assessment Supporting Information - General · 9 Jul 2026 View ↗ PDF Statement of community involvement Supporting Information - General · 9 Jul 2026 View ↗ PDF Archaeological desk based assessment Supporting Information - General · 9 Jul 2026 View ↗ PDF External lighting statement Supporting Information - General · 9 Jul 2026 View ↗ PDF Ecological appraisal (including biodiversity net gain assessment) 1/2 Supporting Information - Ecology · 9 Jul 2026 View ↗ PDF Ecological appraisal (including biodiversity net gain assessment) 2/2 Supporting Information - Ecology · 9 Jul 2026 View ↗ PDF Transport assessment (inc. travel plan, dsp and clp) 1/5 Supporting Information - Transport · 9 Jul 2026 View ↗ PDF Transport assessment (inc. travel plan, dsp and clp) 2/5 Supporting Information - Transport · 9 Jul 2026 View ↗ PDF Transport assessment (inc. travel plan, dsp and clp) 3/5 Supporting Information - Transport · 9 Jul 2026 View ↗ PDF Transport assessment (inc. travel plan, dsp and clp) 4/5 Supporting Information - Transport · 9 Jul 2026 View ↗ PDF Transport assessment (inc. travel plan, dsp and clp) 5/5 Supporting Information - Transport · 9 Jul 2026 View ↗ PDF Environmental site assessment report Supporting Information - General · 9 Jul 2026 View ↗ PDF Landscape and visual impact assessment Supporting Information - Landscape · 9 Jul 2026 View ↗ PDF Design & access statement 2 Design and Access Statement · 9 Jul 2026 View ↗ PDF Design & access statement 3 Design and Access Statement · 9 Jul 2026 View ↗ PDF Design & access statement 4 Design and Access Statement · 9 Jul 2026 View ↗ PDF Design & access statement 5 Design and Access Statement · 9 Jul 2026 View ↗ PDF Design & access statement 6 Design and Access Statement · 9 Jul 2026 View ↗ PDF Design & access statement 7 Design and Access Statement · 9 Jul 2026 View ↗ PDF Design & access statement 8 Design and Access Statement · 9 Jul 2026 View ↗ PDF Design & access statement 9 Design and Access Statement · 9 Jul 2026 View ↗ PDF Design & access statement 10 Design and Access Statement · 9 Jul 2026 View ↗ PDF Design & access statement 11 Design and Access Statement · 9 Jul 2026 View ↗ PDF Das - appendix a- part 1 Design and Access Statement · 9 Jul 2026 View ↗ PDF Das - appendix a- part 2 Design and Access Statement · 9 Jul 2026 View ↗ PDF Das - appendix b Design and Access Statement · 9 Jul 2026 View ↗ PDF Das - appendix c Design and Access Statement · 9 Jul 2026 View ↗ PDF Das - appendix d & e Design and Access Statement · 9 Jul 2026 View ↗ PDF Design & access statement 1 Design and Access Statement · 3 Jul 2026 View ↗

Plans & drawings 5

PDF Drawing issue sheet Supporting Information - General · 14 Jul 2026 View ↗ PDF Down place - drawing issue sheet Supporting Information - General · 9 Jul 2026 View ↗ PDF Indoor air quality plan Supporting Information - General · 9 Jul 2026 View ↗ PDF Training implementation plan Supporting Information - General · 9 Jul 2026 View ↗ PDF Drawing issue sheet Supporting Information - General · 8 Jul 2026 View ↗

Application forms 2

PDF Cil form 1 CIL Documents · 9 Jul 2026 View ↗ PDF Application form redacted Application Forms · 3 Jul 2026 View ↗

Consultation & comments 1

PDF Neighbour notification list Neighbour Notification List · 15 Jul 2026 View ↗

Other documents 24

PDF Email 16.07.2026-bray parish council Correspondence - General · 16 Jul 2026 View ↗ PDF Email 16.07.2026 Correspondence - General · 16 Jul 2026 View ↗ PDF History log Property History · 14 Jul 2026 View ↗ PDF Covering letter Correspondence - General · 9 Jul 2026 View ↗ PDF Utility report Supporting Information - General · 9 Jul 2026 View ↗ PDF Esa- appendices b c Supporting Information - General · 9 Jul 2026 View ↗ PDF Esa- appendices d e f Supporting Information - General · 9 Jul 2026 View ↗ PDF Esa- appendices i - n Supporting Information - General · 9 Jul 2026 View ↗ PDF Esa- appendix a Supporting Information - General · 9 Jul 2026 View ↗ PDF Esa- appendix g h Supporting Information - General · 9 Jul 2026 View ↗ PDF Esa- appendix o Supporting Information - General · 9 Jul 2026 View ↗ PDF Esa- tables and figures Supporting Information - General · 9 Jul 2026 View ↗ PDF Verified view montages - part 1 Supporting Information - Landscape · 9 Jul 2026 View ↗ PDF Verified view montages - part 2 Supporting Information - Landscape · 9 Jul 2026 View ↗ PDF Verified view montages - part 3 Supporting Information - Landscape · 9 Jul 2026 View ↗ PDF Verified view montages - part 4 Supporting Information - Landscape · 9 Jul 2026 View ↗ PDF Verified view montages - part 5 Supporting Information - Landscape · 9 Jul 2026 View ↗ PDF Verified view montages - part 6 Supporting Information - Landscape · 9 Jul 2026 View ↗ PDF Verified view montages - part 7 Supporting Information - Landscape · 9 Jul 2026 View ↗ PDF Verified view montages - part 8 Supporting Information - Landscape · 9 Jul 2026 View ↗ PDF Verified view montages - part 9 Supporting Information - Landscape · 9 Jul 2026 View ↗ PDF Verified view montages - part 10 Supporting Information - Landscape · 9 Jul 2026 View ↗ PDF Verified view montages - part 11 Supporting Information - Landscape · 9 Jul 2026 View ↗ PDF Verified view montages - part 12 Supporting Information - Landscape · 9 Jul 2026 View ↗

All documents on the council site ↗

Site constraints 5

Grade II listed: Bray Film Studios
List entry 1117480 · 2 m from the pin · 1 more listed building within 150 m (1 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 one with distances
Historic England ↗
Green belt: London
Inappropriate development needs very special circumstances.
Green belt policy allows a short list of exceptions, such as limited extensions and replacement buildings. Anything else needs very special circumstances that clearly outweigh the harm.
Also on the record
SSSI 423 m away: Bray Pennyroyal Field SSSI; Inside the Water Oakley built-up area; the 1970s provisional farmland map 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 · 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
Windsor and Maidenhead
Application type
Full
Postcode
SL4 5UG
Received
14 Jul 2026
Validated
14 Jul 2026
Ward
Bray
Parish
Bray Parish
Target decision
13 Oct 2026
Applicant
Show
Agent
Show

Decision outlook

Day 62, past the statutory target. 83% of commercial and major works in Windsor and Maidenhead are decided within thirteen weeks, which runs to 13 Oct 2026; extensions of time are common, and the council need not decide on the day. Last seen undecided on 11 Sept 2026.

Day 626 days past the 56-day target
63%decided within 8 weeks
77%approved
6%go to committee

Plota live figures for commercial and major works decided by Windsor and Maidenhead in the last twelve months, from validation. Windsor and Maidenhead decision record →

Consultation & key dates

Alt. reference
PP-14878581
Comments by
11 Aug 2026
Committee
7 Oct 2026
Statutory expiry
13 Oct 2026
Env. assessment
No

Historical activity at this location

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

This property

Previous applications at this address

2025 Approved
Consultation from Royal Borough of Windsor and Maidenhead in respect of application no. 2…
25/0306/PCM
2025 Approved
Consultation from Royal Borough of Windsor and Maidenhead in respect of application no. 2…
25/0389/PCA
2025 Approved
Consultation from Royal Borough of Windsor and Maidenhead in respect of application no. 2…
25/0306/PCM
2025 Approved
Consultation from Royal Borough of Windsor and Maidenhead in respect of application no. 2…
25/0389/PCA
2021 Approved
Redevelopment to create new film and TV studios, incorporating demolition, retention of 2…
21/02245/FULL
2021 Approved
Redevelopment to create new film and TV studios, incorporating demolition, retention of 2…
SMI/2021/12
2021 Approved
Consultation from Royal Borough of Windsor and Maidenhead Council in respect of the Redev…
21/0843/PCA
2021 Approved
Consultation from Royal Borough of Windsor and Maidenhead for the following proposal: Red…
212591
2018 Withdrawn
Demolition of old workshops and stores
18/00024/DEM
2016 Approved
Consent to undertake minor amendments to the apartment layouts, including the restoration…
16/03196/LBC
2017 Approved
West elevation of main house to be taken down and reconstructed as described in the Repai…
17/00502/LBC
2025 Approved
Details required by Condition 11 c (partial discharge) (Remediation scheme) of planning p…
25/03062/CONDIT
2025 Approved
Details required by Condition 7 (Piling) and Condition 11 c (Remediation Scheme) (partial…
25/01056/CONDIT
2025 Approved
Details required by Condition 13 (Phasing and Delivery Strategy) of planning permission 2…
25/00883/CONDIT
2025 Approved
Variation (under Section 73a) of planning permission 21/02245/FULL to vary the wording of…
25/00602/VAR
2025 Approved
Consultation from Royal Borough of Windsor and Maidenhead for the following proposal: Var…
250633
2023 Approved
Non material amendments to planning permission 21/02245/FULL for changes to the approved…
23/02028/NMA
2024 Approved
Details required by Condition 3 (Bat Licence) of Planning Permission 21/02245/FULL for Re…
24/00936/CONDIT
2024 Approved
Non material amendments to planning permission 21/02245/FULL for changes to the approved…
24/00659/NMA
2023 Approved
Details required by Condition 8 (Piling) of Planning Permission 21/02245 for Redevelopmen…
23/02628/CONDIT
2023 Approved
Details required by Condition 12 (contamination) of planning permission 21/02245/FULL for…
23/02254/CONDIT
2022 Approved
Details required by Condition 6 (Management and Operational Plan) of planning permission…
22/02472/CONDIT
2023 Approved
5Details required by Condition 13 (phasing and delivery) of planning permission 21/02245/…
23/00391/CONDIT
2023 Approved
Details required by Condition 9 (Landscape Management Plan) of planning permission 21/022…
23/00758/CONDIT
2023 Approved
Details required by Condition 12 (Contamination) of planning permission 21/02245/FULL for…
23/00621/CONDIT
Within ~100m

Nearby activity

2025 Withdrawn
River Joy Down Place Water Oakley Windsor SL4 5UG
Certificate of lawfulness to determine whether the proposed 1no. front rooflight, 1no. re…
25/03111/CPD
2025 Refused
River Joy Down Place Water Oakley Windsor SL4 5UG
1no. rear dormer and 2no. rear rooflights to facilitate a loft conversion
25/02247/FULL
2025 Decided
Bray Studios Down Place Water Oakley Windsor Berkshire SL4 5UG
Variation (under Section 73a) of planning permission 21/02245/FULL to vary the wording of…
25/00179/OBS
2025
Bray Studios, Down Place Water, Windsor, SL4 5UG
Variation (under Section 73a) of planning permission 21/02245/FULL to vary the wording of…
SMI/2025/2
2024 Refused
River Joy Down Place Water Oakley Windsor SL4 5UG
Certificate of lawfulness to determine whether the proposed single storey rear extension…
24/02358/CPD
2023 Approved
Trees Down Place Water Oakley Windsor SL4 5UG
Variation (under Section 73) of Condition 12 (Approved Plans) to substitute those plans a…
23/00267/VAR
2023 Approved
Trees Down Place Water Oakley Windsor SL4 5UG
Details required by Condition 9 (hard and soft landscaping) of Planning Permission (22/01…
23/00017/CONDIT
2022 Approved
Trees Down Place Water Oakley Windsor SL4 5UG
Details required by Condition 5 (Bat Mitigation Strategy) of Planning Permission (22/0106…
22/03172/CONDIT
2022 Approved
Trees Down Place Water Oakley Windsor SL4 5UG
Replacement dwelling and detached garage.
22/01063/FULL
2021 Approved
Tranquillity Down Place Water Oakley Windsor SL4 5UG
Certificate of lawfulness to determine whether the proposed single storey rear extension…
21/03294/CPD
2021 Approved
Tranquillity Down Place Water Oakley Windsor SL4 5UG
Certificate of lawfulness to determine whether the proposed single storey rear extension…
21/02567/CPD
2021 Decided
Bray Studios Down Place Water Oakley Windsor Berkshire SL4 5UG
Redevelopment to create new film and TV studios, incorporating demolition, retention of 2…
21/00758/OBS
2021 Approved
Thames Meadow Down Place Water Oakley Windsor SL4 5UG
Replacement detached garage
21/00223/FULL
2021 Refused
Thames Meadow Down Place Water Oakley Windsor SL4 5UG
Single storey rear extension no greater than 8m depth, 4m high and an eaves height of 3m
21/00161/PDXL
2020 Approved
Thames Meadow Down Place Water Oakley Windsor SL4 5UG
Single storey rear extension no greater than 8.00m in depth, 4.00m high with an eaves hei…
20/03115/PDXL
2020 Approved
Thames Meadow Down Place Water Oakley Windsor SL4 5UG
(Class AA) new first floor.
20/02525/CLASAA
2020 Refused
Thames Meadow Down Place Water Oakley Windsor SL4 5UG
Single storey rear extension no greater than 8.00m in depth, 4.00m high with an eaves hei…
20/02483/PDXL
2019 Approved
Thames Meadow Down Place Water Oakley Windsor SL4 5UG
Certificate of lawfulness to determine whether the proposed single storey side extensions…
19/02243/CPD
2019 Refused
Thames Meadow Down Place Water Oakley Windsor SL4 5UG
New front dormer.
19/02244/FULL
2019 Approved
Thames Meadow Down Place Water Oakley Windsor SL4 5UG
Single storey rear extension no greater than 8m in depth, 3.5m high with an eaves height…
19/02252/PDXL
2019 Refused
Thames Meadow Down Place Water Oakley Windsor SL4 5UG
Certificate of lawfulness to determine whether the proposed single storey side extensions…
19/01650/CPD
2019 Refused
Thames Meadow Down Place Water Oakley Windsor SL4 5UG
Certificate of lawfulness to determine whether the proposed single storey side extensions…
19/01651/CPD
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
Source: MHCLG planning statistics · See full council rankings