Pinewood House, Nine Mile Ride, Wokingham, RG40 3EA Data via plota.co.uk

PA/2026/0885 - Observation Valid

Proposal

Full application for the proposed erection of 136 dwellings (Use Class C3) along with associated parking, landscaping, public open space, drainage infrastructure, access and highway improvements, Suitable Alternative Natural Greenspace (SANG) and ancillary works following demolition of existing office campus. Data via plota.co.uk

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View original council record ↗Last checked 3 Oct 2026, 08:19

Application progress

✓

Received

16 Sept 2026

Decision

Expected by 30 Sept 2026

This application is under consideration - no decision has been issued yet. Plota predicts a decision between 22 Nov 2026 and 21 Dec 2026, from Bracknell Forest's recent tree and landscaping works.

Documents 1

Site constraints 5

Priority habitat: Deciduous woodland

A habitat of principal importance. It shapes the ecology work and the biodiversity net gain a scheme has to show.

Agricultural land, grade 2

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. A site survey can differ.

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.

Local nature reserve about 199 m away: Heathlake

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.

Habitat network: Other Priority Habitats -NEX

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

Also on the record

SSSI about 461 m away: Heath Lake SSSI.

Not affected

Outside flood zones 2 and 3 · Not green belt · No scheduled monument at the site

Checked on 22 September 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 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.

Sales history 1

Last sold for £1,850,000 in November 2023. Other property, freehold.

17 November 2023£1,850,000Recorded as a transfer outside a standard sale

Sale prices from HM Land Registry's price paid record, matched to this application by its address.

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Important details

Council: Bracknell Forest
Application type: Observation
Postcode: RG40 3EA
Received: 16 Sept 2026
Validated: 16 Sept 2026
Case officer: Show
Target decision: 30 Sept 2026
Decision level: Delegated Decision
Applicant: Show

Decision outlook

Day 18 of the 91-day target. Bracknell Forest usually decides tree and landscaping works by day 79.

prediction

Day 1873 days to the 91-day target

32%decided within 8 weeks

88%approved

87decided in the last year

Plota live figures for tree and landscaping works decided by Bracknell Forest in the last twelve months, from validation. Bracknell Forest decision record →

Public comments

No public comments yet.

Last counted 22 Sept 2026

Read the comments on the council site ↗

Historical activity at this location

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

This property

Previous applications at this address

2025 Approved

Householder application for the proposed extension of existing garage with mezzanine leve…

251757 17 Sep 2025

Bracknell Forest

Planning Authority Score

2.4/10

Poor

#254 of 296 councils

Relevant to this application:

Major dwellings

Bracknell Forest is one of the slowest councils in England for householder decisions, ranking #269 out of 296. The council extends the time limit on 59% of applications - one of the highest rates in England. Expect your application to take longer than the standard deadline. Householder applications are slightly more likely to be approved here (92%) than the national average (90%).

Among the slowest councils in England

for householder decisions

These figures are council-wide context, not a prediction for this application. View full council performance

Bracknell Forest decision statistics

Based on MHCLG data, the year to March 2026

89%

Overall approval rate

Above avg (87%) #125 of 296

92%

Householder approved

Above avg (90%) #147 of 296

38%

Decided in 8 weeks

Below avg (63%) #269 of 296

59%

Extended time limit

Above avg (41%) #263 of 296

81%

Minor dwellings approved

26 decided (1-9 homes)

79%

Major dwellings approved

14 decided (10+ homes)

83%

Change of use approved

30 decided

502

Total decisions

53 refused in the year to March 2026