Manor Farm Cottage Station Road East Garston Hungerford RG17 7HF Data via plota.co.uk

26/00830/CERTE - Certificate of Lawfulness (Existing) Approved

Proposal

Dwellinghouse occupied by persons unconnected with agriculture for in excess of 10 years. Data via plota.co.uk

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View original council record ↗Last checked 24 Aug 2026, 09:11

Application progress

✓

Received

17 Apr 2026

✓

Validated

24 Apr 2026

✓

Consultation

1 May 2026

✓

Approved

27 Jul 2026

Approved on 27 Jul 2026 · Delegated Decision · Last checked 27 Jul 2026

Documents 18

Site constraints 9

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.

Public footpath 15 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.

Special area of conservation 139 m away: River Lambourn

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: Network Enhancement Zone 2

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

SSSI 139 m away: River Lambourn 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.

5 listed buildings within 150 m

Nearest: Wall to East and South of Manor Farmhouse, Grade II, 57 m away · 1 Grade II*, 4 Grade II

The site itself is not listed. Listed building consent is needed for work that affects the special interest of a listed building, inside or out, on top of planning permission. Setting can be a consideration for buildings nearby; there is no fixed radius.

Show all 5 with distances

57 mWall to East and South of Manor FarmhouseGrade II
95 mManor FarmhouseGrade II
95 mBoundary Walls to North and East of ChurchyardGrade II
122 mChurch of All SaintsGrade II*
149 mThe CottageGrade II

Historic England ↗

Also on the record

Inside the East Garston built-up area; the 1970s provisional farmland map had this area as grade 3, 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 11 September 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: Certificate of Lawfulness (Existing)
Postcode: RG17 7HF
Received: 17 Apr 2026
Validated: 24 Apr 2026
Ward: Downlands
Parish: East Garston Parish Council
Case officer: Show
Target decision: 19 Jun 2026
Decision: Approval
Decision date: 27 Jul 2026
Decision level: Delegated Decision
Applicant: Show
Agent: Raw Planning

Consultation & key dates

Comments by: 15 May 2026
Site or press notice: 1 May 2026
Env. assessment: No

Historical activity at this location

15 nearby applications on record - archival context, not part of the live application.

Within ~100m

Nearby activity

2023 Withdrawn

Southview Rogers Lane East Garston Hungerford RG17 7HE

Proposed two-storey extensions to both sides of property and demolition of existing garage

23/01765/HOUSE 25 Jan 2024

2023 Approved

Bay Tree Cottage Front Street East Garston Hungerford RG17 7HJ

Application for Approval of Details Reserved by Condition 5: External doors and windows o…

23/02232/COND 2 Jan 2024

2022 Approved

Bay Tree Cottage Front Street East Garston Hungerford RG17 7HJ

Single storey rear extension and the introduction of new partitions within the 20th and 2…

22/02884/LBC 12 Apr 2023

2022 Approved

Bay Tree Cottage Front Street East Garston Hungerford RG17 7HJ

Single storey rear extension and the introduction of new partitions within the 20th and 2…

22/02883/HOUSE 12 Apr 2023

2021 Approved

Chapel Cottage Station Road East Garston Hungerford West Berkshire RG17 7HF

Installation of a 12 panel solar pv system to south (8 panels) and east (4 panels) facing…

21/01906/HOUSE 6 Oct 2021

2021 Approved

Frog Hollow Rogers Lane East Garston Hungerford West Berkshire RG17 7HE

Enlargement of ground floor window to front of house. Install timber cladding to part of…

21/01513/HOUSE 18 Aug 2021

2021 Approved

Chapel Cottage Station Road East Garston Hungerford West Berkshire RG17 7HF

Installation of a 12 panel solar PV system to the south facing roof of detached garage wi…

21/00832/HOUSE 14 Jun 2021

2021 Approved

8 Downlands Station Road East Garston Hungerford RG17 7HQ

Proposed side extension

21/00259/HOUSE 1 Apr 2021

2021 Approved

Bay Tree Cottage Front Street East Garston Hungerford RG17 7HJ

Removal of fourteen timber casement windows and insertion of fourteen new timber casement…

21/00249/LBC2 26 Mar 2021

2020 Approved

Frog Hollow Rogers Lane East Garston Hungerford RG17 7HE

Extend existing internal staircase to provide access to loft. New dormer on front (South)…

20/01777/HOUSE 30 Sep 2020

2017 Refused

Manor Farm Station Road East Garston Hungerford Berkshire RG17 7HF

T1 - Horse Chestnut - Fell to ground level, completely diseased, fruiting/fungi brackets…

17/01635/TPW 27 Jul 2017

2016 Approved

5 Chapel Cottages Station Road East Garston Hungerford Berkshire RG17 7HF

Application for approval of details reserved by Condition 3 - Materials and Condition 6…

16/02551/COND1 8 Dec 2016

2016 Approved

5 Station Cottages Station Road East Garston Hungerford Berkshire RG17 7HF

Conversion of roof void and extension to south-west elevation with minor internal alterat…

16/00418/LBC2 1 Apr 2016

2016 Approved

5 Station Cottages Station Road East Garston Hungerford Berkshire RG17 7HF

Conversion of roof void and extension to south-west elevation with minor internal alterat…

16/00417/HOUSE 1 Apr 2016

2016 Approved

Manor Cottage Station Road East Garston Hungerford Berkshire RG17 7HF

Approval of details reserved by Conditions 4 - Working Method Statement, 5 - Construction…

16/00025/COND1 1 Mar 2016

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

Manor Farm Cottage Station Road East Garston Hungerford RG17 7HF Data via plota.co.uk

Proposal

Application progress

Documents 18

Decision & officer reports 2

Plans & drawings 1

Application forms 1

Consultation & comments 1

Other documents 13

Site constraints 9

Other new applications on this street

Nearby new applications

Important details

Consultation & key dates

Nearby activity