Land East Of Newbury College Monks Lane Newbury Data via plota.co.uk

25/02935/COND - Discharge/Compliance of Condition(s) Refused

Proposal

Approval of details reserved by Condition (51) Thames Water Network Upgrades of planning permission : Hybrid Planning Application: 1) Full planning permission for a food store with a floor area of 1800 square metres (Use Class E(a)) together with drainage, parking and associated access, infrastructure, and landscaping. 2) Outline planning permission (matters to be considered: access) for up to 75 residential units (Use Class C3) high-capacity Electric Vehicle (EV) charging area, and residential care accommodation, containing up to 70 beds (Use Class C2), together with open space, play space, drainage, parking and associated access, infrastructure, landscape, bund on the eastern boundary with the A339, ancillary and site preparation works. Data via plota.co.uk

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View original council record ↗Last checked 3 Oct 2026, 17:18

Street View

Application progress

✓

Received

22 Dec 2025

✓

Validated

23 Dec 2025

✗

Refused

16 Mar 2026

Appeal

Not lodged

Refused on 16 Mar 2026 · Delegated Decision · Last checked 3 Oct 2026

Documents 6

Site constraints 2

Agricultural land, grade 3a, surveyed

Best and most versatile land (grades 1, 2 and 3a). Source: Natural England's post-1988 ALC field survey (Reading). 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.

Survey report ↗

Habitat network: Network Enhancement Zone 1

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 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.

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Important details

Council: West Berkshire
Application type: Discharge/Compliance of Condition(s)
Received: 22 Dec 2025
Validated: 23 Dec 2025
Ward: Newbury Wash Common
Parish: Greenham Parish Council
Case officer: Show
Target decision: 16 Mar 2026
Decision: Refusal
Decision date: 16 Mar 2026
Decision level: Delegated Decision
Applicant: Show
Agent: Pro Vision

Public comments

No public comments yet.

Last counted 3 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Comments by: 27 Jan 2026
Statutory expiry: 17 Feb 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

Land East Of Newbury College Monks Lane Newbury Data via plota.co.uk

Proposal

Application progress

Documents 6

Decision & officer reports 2

Statements & assessments 1

Application forms 1

Other documents 2

Site constraints 2

Nearby new applications

Important details

Public comments

Consultation & key dates