Land South of Bray Lake Windsor Road Maidenhead Data via plota.co.uk

25/03312/VAR - Variation Under Reg 73 Approved

Proposal

Variation (under Section 73) of Condition 29 (Approved Plans) to substitute those plans approved under for an outline application for access, appearance, layout and scale only to be considered at this stage with all other matters to be reserved for the construction of x99 dwellings with associated vehicular and pedestrian access, car parking, drainage works and open space with amended plans. Data via plota.co.uk

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View original council record ↗Last checked 7 Oct 2026, 03:27

Application progress

✓

Received

15 Dec 2025

✓

Approved

14 Sept 2026

Approved on 14 Sept 2026 · Delegated · Last checked 7 Oct 2026

Documents 70

Decision & officer reports 1

PDF Permit variation Councils Decision · 14 Sept 2026 View ↗

Statements & assessments 9

PDF Planning officers report Planning Officers Assessment · 14 Sept 2026 View ↗ PDF Drainage technical note SUDS & drainage · 2 Sept 2026 View ↗ PDF J3688-101j Site layout with flood zones Superseded Plans · 2 Apr 2026 View ↗ PDF Agent update (drainage) Additional Info · 2 Feb 2026 View ↗ PDF Ecology comment Consultee - Comments · 13 Jan 2026 View ↗ PDF Habitats regulations appropriate assessment Additional Info · 31 Dec 2025 View ↗ PDF Appropriate assessment Additional Info · 30 Dec 2025 View ↗ PDF J3688-101 Site layout with flood zones Superseded Plans · 12 Dec 2025 View ↗ PDF Transport note Supporting Information - Transport · 12 Dec 2025 View ↗

Plans & drawings 15

Consultation & comments 32

PDF Objector’s name hidden Show Community Comments Object · 30 Jan 2026 View ↗

PDF 1 public comment Community Comments Object · 30 Jan 2026 View ↗ PDF Natural england-email Consultee - Comments · 14 Jan 2026 View ↗ PDF Llfa comment Consultee - Comments · 13 Jan 2026 View ↗ PDF 1 public comment Community Comments Object · 22 Dec 2025 View ↗ PDF Environmental behavioural change officer place directorate -email Consultee - Comments · 22 Dec 2025 View ↗ PDF Ufm187_standard_consultation_memo Consultee - Comments · 22 Dec 2025 View ↗ PDF Berkshire archaeology -email Consultee - Comments · 19 Dec 2025 View ↗ PDF Environmental agency -email Consultee - Comments · 17 Dec 2025 View ↗ PDF Neighbour notification list Neighbour Notification List · 16 Dec 2025 View ↗

Site constraints 7

National infrastructure project about 242 m away: M4 Junctions 3 to 12 Smart Motorway

The site is about 242 m from the project boundary. Highway, decided. The project page says whether consent was granted.

Nationally significant infrastructure projects (power stations, electricity lines, pipelines, major roads and railways, harbours, airports and reservoirs) are consented by a Secretary of State under the Planning Act 2008, after an examination by the Planning Inspectorate, rather than by the council. The boundary is the one the Inspectorate consults on and can change as the scheme does. Projects are shown within 2 km of the site.

Planning Inspectorate project page ↗

Habitat network: Network Enhancement Zone 2

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

Local nature reserve about 240 m away: Braywick Park

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.

Also on the record

1 listed building within 150 m of the postcode pin; Radon affected area, class 2; Inside the Maidenhead built-up area; Green belt about 48 m away: London.

Not affected

Outside flood zones 2 and 3 · No scheduled monument at the site

Checked on 6 October 2026. The pin for this application is the centre of its postcode rather than the building, so distances to nearby designations are measured from the postcode and can be out by the width of the postcode area. Historic England, the Environment Agency, Natural England, the Planning Inspectorate, the British Geological Survey and UK Health Security Agency (radon, contains BGS materials © UKRI) 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: Variation Under Reg 73
Received: 15 Dec 2025
Validated: 15 Dec 2025
Ward: Bray
Parish: Bray Parish
Case officer: Show
Target decision: 14 Sept 2026
Decision: Application Permitted
Decision date: 14 Sept 2026
Decision level: Delegated
Applicant: Show

How this decision compares

Decided in 273 days from validation, 244 days slower than Windsor and Maidenhead's median of 29 for amendments. Approved, as 81% of amendments here are.

This one273d

Council29d

UK47d

86%decided within 8 weeks

81%approved

142decided in the last year

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

Consultation & key dates

Alt. reference: PP-14534367
Planning Portal ref: PP-14534367
Comments by: 4 Feb 2026
Statutory expiry: 16 Mar 2026
Env. assessment: No

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