Harry Derham Racing Upper Farm Upper Farm House High Street Boxford Newbury RG20 8BR Data via plota.co.uk

25/02720/FULMAJ - Full Major Application (13 Weeks) Approved

Proposal

Section 73A: Vary condition 9 'scheme of landscaping', 22 'landscape and ecological management plan',23 'updated ecological appraisal', 24 'bat mitigation strategy', 25 'biodiversity monitoring strategy', 27 'external lighting' and 29 'biodiversity mitigation and enhancement' of planning permission (Fully retrospective: Proposed change of use from agricultural to new equine facility (racehorse training and stabling) for 45No horses, including the installation of associated car park, all storm water and foul water drainage, and new landscaping. The installation of new entrance gates within existing vehicular access and gallops. Refurbishment of existing former farm buildings, demolition of existing hay barn, erection of new stable building, horse walker and lunge pen). Data via plota.co.uk

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View original council record ↗Last checked 11 Oct 2026, 19:16

Street View

Application progress

✓

Received

25 Nov 2025

✓

Consultation

4 Dec 2025

✓

Approved

17 Feb 2026

Approved on 17 Feb 2026 · Delegated Decision · Last checked 11 Oct 2026

Documents 13

Associated applications 3

Part of

FullApproved14 Aug 2024council archive

Conditions 11 refused
- FullSection 73A: Vary condition 9 'scheme of landscaping', 22 'landscape and ecological management…This application25 Nov 202525/02720/FULMAJ
- ConditionsApplication for approval of details reserved by condition 11 (SuDs)Refused18 Sep 202525/02143/COND

Site constraints 4

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.

Agricultural land, grade 3b

Not best and most versatile land (grades 1, 2 and 3a). Source: the Predictive Agricultural Land Classification Map (Defra and Natural England, 2025; the Welsh Government's Predictive ALC Map 2 in Wales), a model rather than a site survey. Natural England's Provisional ALC map (1:250,000, 1970s) agrees.

Where development of farmland is needed, policy prefers poorer land over the best and most versatile (grades 1, 2 and 3a). Three sources: Natural England's post-1988 field surveys, which are definitive where they exist; the Defra predictive map for England (2025) and the Welsh Government predictive map, modelled from the soil map with 3a and 3b split; and the 1970s provisional map, which planners and other services still show, coarser and with grade 3 undivided. Where the provisional and predicted grades disagree, treat the predicted grade as the current estimate and expect an application to carry its own survey.

Habitat network: Network Expansion Zone

Where habitat is joined up enough to work as a network. Context, not a constraint on its own.

Not affected

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

Checked on 11 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.

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Important details

Council: West Berkshire
Application type: Full Major Application (13 Weeks)
Postcode: RG20 8BR
Received: 25 Nov 2025
Validated: 25 Nov 2025
Ward: Hungerford & Kintbury
Parish: Boxford Parish Council
Case officer: Show
Target decision: 24 Feb 2026
Decision: Approval
Decision date: 17 Feb 2026
Decision level: Delegated Decision
Applicant: Show
Agent: GS Ecology Ltd

How this decision compares

Decided in 84 days from validation, 38 days slower than West Berkshire's median of 46 for amendments. Approved, as 89% of amendments here are.

This one84d

Council46d

UK47d

71%decided within 8 weeks

89%approved

151decided in the last year

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

Public comments

No public comments yet.

6 neighbours consulted · Last counted 11 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Comments by: 27 Dec 2025
Site or press notice: 4 Dec 2025
Statutory expiry: 24 Feb 2026
Env. assessment: No

West Berkshire

Planning Authority Score

3.9/10

Below average

#202 of 296 councils

Relevant to this application:

Change of use

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

Harry Derham Racing Upper Farm Upper Farm House High Street Boxford Newbury RG20 8BR Data via plota.co.uk

Proposal

Application progress

Documents 13

Decision & officer reports 2

Statements & assessments 2

Application forms 1

Consultation & comments 6

Other documents 2