Manor Farm Tidmarsh Reading Data via plota.co.uk

26/00679/FUL - Full Application (8 Weeks) Awaiting decision

Proposal

Demolition of existing structures and buildings and the removal of a builder's yard and replacement with a B2 industrial unit, utilising the existing access from the A340, with associated external works including fencing, hardstanding and landscape planting. Data via plota.co.uk

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View original council record ↗Last checked 23 Oct 2026, 18:02

Street View

Application progress

✓

Received

25 Mar 2026

✓

Validated

2 Apr 2026

✓

Consultation

22 Apr 2026

Decision

Expected by 27 Nov 2026

Under consideration

No decision has been issued yet. Plota predicted a decision soon after comments close on 31 Aug 2026; it is now day 210.

The consultation period closed on 31 Aug 2026.

Documents 65

Statements & assessments 26

Plans & drawings 16

Application forms 2

PDF Commenter’s name hidden Show Community Infrastructure Levy · 2 Apr 2026 View ↗

PDF Application Form Application Form · 25 Mar 2026 View ↗

Consultation & comments 16

PDF Tree Officer Consultee Comment · 17 Jun 2026 View ↗ PDF Parish Council for Tidmarsh with Sulham Consultee Comment · 28 May 2026 View ↗ PDF Environmental Health Consultee Comment · 22 May 2026 View ↗ PDF Public Right of Ways Officer Consultee Comment · 13 May 2026 View ↗ PDF Public Rights of Way Officer: Attachment 1912 OS Map Extract Consultee Comment · 13 May 2026 View ↗ IMG Public Rights of Way Officer: Attachment 1950 Parish Claim Map Consultee Comment · 13 May 2026 View ↗ PDF Public Rights of Way Officer: Attachment 1950 Parish Claim Text Consultee Comment · 13 May 2026 View ↗ PDF Public Rights of Way Officer: Attachment 1969 OS Map Extract Consultee Comment · 13 May 2026 View ↗ PDF Tidmarsh Parish Council Consultee Comment · 12 May 2026 View ↗

PDF Objector’s name hidden Show Representation Objection · 7 May 2026 View ↗

PDF Natural England Consultee Comment · 30 Apr 2026 View ↗ PDF Natural England Consultee Comment · 30 Apr 2026 View ↗ PDF HT SuDS Consultee Comment · 29 Apr 2026 View ↗ PDF Highways West Berkshire Council Consultee Comment · 24 Apr 2026 View ↗ PDF Pang Valley Rambler Group of Ramblers' Consultee Comment · 23 Apr 2026 View ↗

Site constraints 9

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.

Public footpath 17 m away

Matters where it crosses or adjoins the site: obstructing a path without a diversion order is an offence, and work cannot start until the order is confirmed.

Compiled from highway authority data, not the legal definitive map. A few authorities have not published, so no path shown is not proof there is none.

Habitat network: Network Enhancement Zone 1

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

SSSI 135 m away: Sulham and Tidmarsh Woods and Meadows 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

National infrastructure project 1194 m away: M4 Junctions 3 to 12 Smart Motorway; 1 listed building within 150 m; Inside the Tidmarsh built-up area; Priority habitat 20 m away: Coastal and floodplain grazing marsh; Natural England's Provisional ALC map (1:250,000, 1970s) 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 6 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: West Berkshire
Application type: Full Application (8 Weeks)
Received: 25 Mar 2026
Validated: 2 Apr 2026
Ward: Pangbourne
Parish: Tidmarsh Parish Council
Case officer: Show
Target decision: 27 Nov 2026
Applicant: Show
Agent: Woolf Bond Planning

Decision outlook

Day 210, past the statutory target. 89% of commercial and major works in West Berkshire are decided within thirteen weeks; extensions of time are common, and the council need not decide on the day. Last seen undecided on 23 Oct 2026.

target

predicted

Day 210154 days past the 56-day target

60%decided within 8 weeks

97%approved

38decided in the last year

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

Public comments

4comments received

4 objecting

100% object · above the UK average of 74%

6 neighbours consulted · Last counted 23 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Comments by: 31 Aug 2026
Site or press notice: 22 Apr 2026
Statutory expiry: 28 May 2026
Env. assessment: No

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