Changes to 169 flats plan for Bracknell town centre made

Back in February, developers won approval to build 169 flats and a new office building on the site of the town’s former bus station, immediately opposite the Market Street shopping precinct.

However, the developers later revised the type of affordable housing provided.

The plan originally designated 42 of the 169 flats as affordable – with 29 (70 per cent) of these being for affordable rent and 13 (30 per cent) being designated as ‘intermediate’ affordable – which includes shared ownership properties.

But the developers adapted the plan to make all 42 apartments ‘intermediate’ affordable – removing all properties available through affordable rent.

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The applicants stated they made the change because the huge estimate build cost of £43.957 million (£4,395,7270) meant the economic viability of the project could be at risk – and would therefore need to generate more income from the new apartments once built.

In order to make the change, the applicants had to submit a financial viability assessment, laying out build costs and projected profits.

The assessment, prepared by Quod development consultants, also pointed out that the developers would be paying £1 million in Section 106 developer contributions for the council to invest in the services it provides and in its estate.

What the street scene could look like once the development is built. Credit: Bracknell Forest Cambium Partnership

The change to the plan was undertaken by developers the Bracknell Forest Cambium Partnership, a 50/50 ‘joint venture’ between the council and Countryside Properties.

The adaptations only partly comply with the council’s policies.

While they comply with the policy that 25 per cent of the development should be affordable, the council’s affordable housing policy H8 states 70 per cent should be for affordable rent, with the remaining 30 per cent available through ‘intermediate’ affordability.

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The changes were discussed at the council’s planning committee on Thursday, December 15.

Councillor Tony Virgo (Conservative, Winkfield & Cranbourne) questioned what ‘intermediate’ affordable housing meant.

Planning officer Margaret McEvitt explained intermediate designation applies to shared ownership homes that are part owned and part rented, and rented homes that cost less than the market rate, but are not ‘as subsidised’ as affordable rent.

The changes to the affordable housing mix was approved unanimously by the council’s planning committee.

The former bus station site in Market Place, Bracknell town centre. Credit: Google Maps

Cllr Colin Dudley ( Conservative, Crown Wood), committee chairman, said: “It’s unfortunate when we have viability reports that change our previous affordable housing structure and share, but I think it’s the nature of the beast at the moment.

“We know how much building materials are costing and the moment and I think we’re going to be seeing  more and more of these coming to us on viability grounds.

“I think it’s still quite good that we’re maintaining the percentage of intermediate housing which does help our residents.”

The 169 apartments will be contained in three towers, with a fourth block being made up of flexible offices with a café at the ground floor.

Plans for the three residential towers and office tower (Block D). Credit: Bracknell Forest Cambium Partnership

Of the 43 affordable homes, 27 will have two bedrooms and 15 will be one bedroom units.

You can view the approved plans by typing reference 21/00707/OUT into the council’s planning portal.