A major plan to demolish two buildings and replace them with an eight-storey block of flats has been refused over fears it would not have a ‘high quality living environment’ for residents.
Bracknell Development Ltd wanted to demolish numbers 6 to 10 on High Street in Bracknell town centre.
The Lloyds Bank and former Post Office would make way for a seven to eight-storey building made up of retail, commercial and leisure space, along with 39 flats.
Plans were first submitted in 2023 after the same developer withdrew earlier proposals for a 12-storey building of 58 apartments.
Developers said the new building would contribute towards Bracknell Forest Council’s ‘ongoing vision to rejuvenate the town centre’ and would be a ‘landmark’ site to its east.
The flats would have been 21 one-bedroom apartments and 18 two-bedroom apartments.
But no additional parking spaces were to be provided, which developers acknowledged would be against local council guidelines.
In its application, developers said national guidance ‘aims to encourage residents to not have private vehicles and use public transport’.
No provision of affordable homes was also given.
Bracknell Forest has refused the plans due to a host of concerns with parking, the location, privacy and quality of living environment.
In its decision notice, planning officers said the proposal would give ‘an unacceptable level of overlooking’ to flats at the rear of next-door Circa House.
Council officers wrote: “The proposed development does not create a high quality living environment by reason of habitable rooms not receiving suitable outlook.”
The developer also failed to demonstrate safe and suitable access for cars can be provided ‘without conflict with other road users’. Officers argued this would cause an ‘unacceptable impact on highway safety’.
Further issues were taken with the parking arrangements – which officers said were a ‘significant shortfall’ against council standards.
No mention of affordable housing – or at least an assessment proving it would not be financially viable – was also considered a problem.
Finally, planning officers said the development would ‘unacceptably increase the pressure on highways and transportation infrastructure, public open space and community facilities’.
Bracknell Town Council had recommended refusal for the scheme, with similar concerns as the borough’s planning department.
They wrote to Bracknell Forest that parking for other flats on High Street is ‘already oversubscribed’ with residents ‘struggling to get spaces’.
Other issues were taken with the volume of traffic at the pedestrian access to the site, and the potential pressure on the town centre’s infrastructure.
But the town councillors added they ‘appreciate’ the reduction in height and quantity of the flats.
