Sunninghill and Ascot Parish Council has formally submitted a strong objection to the proposed redevelopment of the Pantiles site in South Ascot, which seeks permission to construct 44 residential dwellings following demolition of the existing buildings.

The Parish Council considers the proposal to be a significant overdevelopment that is entirely out of keeping with the character and constraints of South Ascot. With an estimated density of approximately 220 dwellings per hectare, the scheme far exceeds recommended levels for similar locations and raises serious concerns about its suitability and impact on the local area.

Our Key Concerns

The Council’s objection highlights several critical issues:

  • Overdevelopment and Poor Design
    The proposed density significantly exceeds recommended guidelines and has been achieved at the expense of essential elements such as adequate parking, community space, and usable amenity areas for residents.
  • Conflict with Planning Policy
    The application fails to comply with multiple national and local planning policies, including the National Planning Policy Framework (NPPF), Borough Local Plan policies, and several Supplementary Planning Documents.
  • Green Belt Harm
    The development is considered inappropriate within the Green Belt and does not meet the criteria for redevelopment of previously developed land. The Council notes that no “very special circumstances” have been demonstrated to justify this harm.
  • Loss of Local Character and Heritage
    The proposal would result in the loss of a non-designated heritage asset and introduce building heights and forms that do not respect the existing two-storey scale or surrounding context.
  • Inadequate Parking and Transport Provision
    The scheme proposes minimal parking, with no resident parking and only limited disabled and shared spaces. Combined with limited public transport options, this is likely to place additional strain on local infrastructure.
  • Poor Living Conditions for Residents
    Concerns have been raised about privacy, single-aspect units, and overall quality of accommodation, with several flats directly overlooking neighbouring properties.
  • Lack of Community Engagement
    The Parish Council notes that no meaningful public consultation has taken place, contrary to national planning guidance.

Planning Balance

While the Council acknowledges that the development could contribute to housing supply and economic activity, it concludes that the substantial harms identified — particularly to the Green Belt, local character, and living standards — decisively outweigh any potential benefits.

Council Position

In summary, Sunninghill and Ascot Parish Council strongly opposes the application on the grounds that it:

  • Is out of scale and character with the surrounding area
  • Causes unacceptable harm to the Green Belt
  • Fails to provide adequate infrastructure or living conditions
  • Does not comply with established planning policy

Statement

Cllr Robin Wood and Cllr Robert Gregory, Chair and Vice Chair of the Planning Committee, in a joint statement said: “This proposal represents a clear case of over development that fails to respect the character of South Ascot or meet the needs of future residents. The scale, density, and lack of supporting infrastructure make it wholly inappropriate for this location. The Parish Council urges the Local Planning Authority to refuse permission for the application in its current form.