P J S Agricultural Services Ltd Back Street East Garston Hungerford RG17 7EX Data via plota.co.uk

25/02412/FUL - Full Application (8 Weeks) Awaiting decision

Proposal

Full planning permission for the demolition of the existing industrial buildings and replacement with four new residential dwellings, together with parking, landscaping and any other associated works and infrastructure. Data via plota.co.uk

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View original council record ↗Last checked 24 Oct 2026, 12:15

Street View

Application progress

✓

Received

17 Oct 2025

✓

Consultation

6 Nov 2025

Decision

Target date was 12 Feb 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 376.

The consultation period closed on 31 Aug 2026.

Documents 90

Statements & assessments 17

Plans & drawings 25

Application forms 2

PDF Application Form Application Form · 17 Oct 2025 View ↗

PDF Commenter’s name hidden Show Community Infrastructure Levy · 17 Oct 2025 View ↗

Consultation & comments 37

PDF Objector’s name hidden Show Representation Objection · 1 Sept 2026 View ↗

PDF East Garston Parish Council Consultee Comment · 28 Aug 2026 View ↗ PDF Applicant's response to comments from LLFA Supporting Document · 31 Jul 2026 View ↗

PDF Objector’s name hidden Show Representation Objection · 9 Jul 2026 View ↗

PDF Objector’s name hidden Show Representation Objection · 15 Jun 2026 View ↗

PDF Highways West Berkshire Council Consultee Comment · 4 Jun 2026 View ↗

PDF Objector’s name hidden Show Representation Objection · 22 Jan 2026 View ↗

PDF Natural England Consultee Comment · 16 Jan 2026 View ↗ PDF Natural England Consultee Comment · 16 Jan 2026 View ↗ PDF Historic England Consultee Comment · 16 Dec 2025 View ↗

PDF Objector’s name hidden Show Representation Objection · 26 Nov 2025 View ↗

PDF Conservation Officer response Consultee Comment · 24 Nov 2025 View ↗ PDF Principal Archaeologist Consultee Comment · 18 Nov 2025 View ↗ PDF East Garston Parish Council Consultee Comment · 18 Nov 2025 View ↗

PDF Objector’s name hidden Show Representation Objection · 17 Nov 2025 View ↗

PDF Natural England Consultee Comment · 13 Nov 2025 View ↗ PDF Natural England Consultee Comment · 13 Nov 2025 View ↗ PDF Natural England Consultee Comment · 13 Nov 2025 View ↗ PDF HT SuDS Consultee Comment · 11 Nov 2025 View ↗ PDF Environment Agency Consultee Comment · 10 Nov 2025 View ↗ PDF Waste Management Consultee Comment · 7 Nov 2025 View ↗ PDF Public Rights of Way Consultee Comment · 4 Nov 2025 View ↗ PDF Highways West Berkshire Council Consultee Comment · 3 Nov 2025 View ↗ PDF Environmental Health Consultee Comment · 31 Oct 2025 View ↗

Site constraints 11

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.

East Garston conservation area

Demolition needs planning permission and permitted development is restricted.

The council must give weight to preserving or enhancing the area's character and appearance. Not every council has published its boundaries as open data.

In flood zones plus climate change

Inside the extent flood zones 2 and 3 could reach with climate change: the Central allowance for the 2080s on rivers, the Upper End allowance for sea level rise to 2125. From rivers. Defences are not counted.

The Environment Agency flood map for planning. Councils use it to decide when a flood risk assessment and the sequential test are needed. It is indicative and does not show whether a particular property will flood.

Flood map ↗

Special area of conservation 26 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.

SSSI 26 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.

7 listed buildings within 150 m

Nearest: Barn to West of Cornbaggers, Grade II, 13 m away · 7 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 7 with distances

13 mBarn to West of CornbaggersGrade II
16 mCornbaggersGrade II
53 mGoldhill HouseGrade II
71 mThe Old CottageGrade II
80 mLong Barn and Attached GaragesGrade II
140 mCherry CottageGrade II
147 mSpring CottageGrade II

Historic England ↗

Habitat network: Restorable Habitat

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

Also on the record

Flood defence 24 m away (natural high ground, designed for a 1 in 5 year flood); Inside the East Garston built-up area; 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 11 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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12 Oct 2026Pending

Friends Meeting House Back Street East Garston Hungerford

T2 - Beech Tree on end of hedgerow - reduce to match hedge height - Starting hei...

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12 Oct 2026Pending

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11 Aug 2026Approved

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Important details

Council: West Berkshire
Application type: Full Application (8 Weeks)
Postcode: RG17 7EX
Received: 17 Oct 2025
Validated: 17 Oct 2025
Ward: Downlands
Parish: East Garston Parish Council
Case officer: Show
Target decision: 12 Feb 2026
Applicant: Show
Agent: Pro Vision

Decision outlook

Day 376, past the statutory target. 62% of full applications 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 24 Oct 2026.

target

predicted

Day 376320 days past the 56-day target

32%decided within 8 weeks

80%approved

221decided in the last year

Plota live figures for full applications decided by West Berkshire in the last twelve months, from validation. West Berkshire decision record →

Public comments

36comments received

32 objecting2 neutral2 supporting

89% object · above the UK average of 74%

47 neighbours consulted · Last counted 24 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Comments by: 31 Aug 2026
Site or press notice: 6 Nov 2025
Statutory expiry: 12 Dec 2025
Env. assessment: No

Historical activity at this location

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

Within ~100m

Nearby activity

2025

Meadow Cottage Back Street East Garston Hungerford RG17 7EX

Walnut Tree - Main limbs has a substantial crack along it's length, remove the entire lim…

25/00993/TPC 25 Apr 2025

2024

Somerville House Back Street East Garston Hungerford RG17 7EX

T1 - Willow - Re-pollard back to old points, approx. 4m growth from old points. Tree is a…

24/02015/TPC 26 Sep 2024

2020 Approved

Hillsprings Front Street East Garston Hungerford RG17 7HW

T1 and T2 (Silver Birch), T3 (Damson), T4 (Ash) - Remove to ground level. T5 - Cherry - R…

20/01102/TPC 29 Jul 2020

2019 Approved

The Shop Back Street East Garston Hungerford Berkshire RG17 7EX

Prior approval for change of use from a retailshop to a coffee shop (selling cakes, light…

19/00330/PACOU 11 Apr 2019

2018 Withdrawn

Meadow Cottage Back Street East Garston Hungerford Berkshire RG17 7EX

Two-storey side extension to west of site, single storey rear extension and replacement s…

18/02752/HOUSE 7 Dec 2018

2018 Approved

Meadow Cottage Back Street East Garston Hungerford Berkshire RG17 7EX

Section 73: Variation of Condition 2 - Approved plans of previously approved application…

18/02586/HOUSE 7 Dec 2018

2018 Approved

Meadow Cottage Back Street East Garston Hungerford Berkshire RG17 7EX

Rear Garden, Trees around shed space:Conifer - Prune back by 2m.Plum and Elders - Prune b…

18/01969/TPC 4 Oct 2018

2018 Approved

Somerville House Back Street East Garston Hungerford Berkshire RG17 7EX

Apple - Rear Garden - dismantle to ground level.Whitebeam - Prune back branch growing ove…

18/02080/TPC 4 Oct 2018

2017 Approved

Meadow Cottage Back Street East Garston Hungerford Berkshire RG17 7EX

Two storey side extension, single storey rear extension and replacement front porch canop…

17/03501/HOUSE 23 Feb 2018

2017 Approved

Meadow Cottage Back Street East Garston Hungerford Berkshire RG17 7EX

T1 - Apple - Fell to ground levelT2 - Walnut - Reduce 2x branches over hanging apple, red…

17/03544/TPC 12 Jan 2018

2017 Approved

Jasmine Cottage Back Street East Garston Hungerford Berkshire RG17 7EX

Replacement conservatory to rear and various fenestration changes.

17/02124/HOUSE 20 Sep 2017

2017 Approved

Ottery Cottage Back Street East Garston Hungerford Berkshire RG17 7EY

Proposed replacement of existing conservatory with an oak framed sun lounge

17/01281/HOUSE 28 Jun 2017

2017 Approved

Friends Meeting House Back Street East Garston Hungerford Berkshire

T1 - Yew - Removal of ivy, dying and rubbing limbs; and crown clean (dead wood).

17/00232/TPC 28 Mar 2017

2017 Decided

Ottery Cottage Back Street East Garston Hungerford Berkshire RG17 7EY

Replace an existing conservatory with an oak framed one, it is to have a tiled roof with…

17/00463/PASSHE 1 Mar 2017

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

P J S Agricultural Services Ltd Back Street East Garston Hungerford RG17 7EX Data via plota.co.uk

Proposal

Application progress

Documents 90

Statements & assessments 17

Plans & drawings 25

Application forms 2

Consultation & comments 37

Other documents 9

Site constraints 11

Other new applications on this street

Nearby new applications

Important details

Decision outlook

Public comments

Consultation & key dates

Nearby activity