The Maidenhead Development Management Committee is scheduled to meet on 25 September 2025 to discuss a hybrid planning application for the comprehensive mixed-use redevelopment of the Nicholson's Centre, Nicholson's Walk, Maidenhead. The application, submitted by Areli Developments Limited, seeks permission for a project that includes residential units, commercial space, and public realm improvements. The committee will also approve the minutes from the meeting held on Thursday 18 September 2025, and note any apologies for absence and declarations of interest.

Nicholson's Centre Redevelopment

The main item for discussion is the hybrid planning application 25/01099/OUT for the Nicholson's Centre, submitted by Areli Developments Limited. The proposal involves a mixed-use redevelopment, including:

• An outline planning application for one building with a maximum height of 68.9 metres above ordnance datum (AOD). This building is intended for commercial, business, service, retail, financial, and leisure uses, as well as parking and plant space.
• A full planning application for the demolition of existing buildings (excluding Nicholson House and Brock House), site preparation, and the construction of several buildings. These include residential buildings (both standard and senior independent living apartments), an office building, a multi-storey car park, and a new public open space.

The planning officer's report notes that the application follows an extant permission (20/01251/OUT) granted in October 2022, but with variations to the quantum, mix and provision of development. The report also notes that unlike the extant permission, the current application sees nearly all of the site forming part of the detailed planning application, with only a small element (Zone 3) in outline.

Key Aspects of the Proposal

The report highlights several key aspects of the proposed development:

• Land Use: The development aims to provide 755 apartments (Use Class C3) and 101 senior independent living apartments (Use Class C2), along with approximately 12,379 square metres of office space and 3,643 square metres of flexible retail space.
• Public Realm: The proposal includes the creation of 0.668 hectares of new public realm, including the Sir Nicholas Winton Public Square and Moffatt Square.
• Building Heights: The development would include buildings ranging in height up to 20 storeys, a reduction from the 25 storeys approved in the extant permission.
• Housing Mix: The balance between residential and office provision has been revised due to evolving working patterns after the Covid-19 pandemic, resulting in more homes and less office space.
• Sustainability: The application includes measures relating to energy and water efficiency, waste and recycling, electric vehicle charging points, and biodiversity improvements.

Site Allocation and Policy Context

The Nicholson's Shopping Centre site is designated as Site Allocation proforma AL1 (Nicholson's Centre) under Policy QP1(a) of the Borough Local Plan, allocated for retail, employment, leisure, community, and residential uses. The site allocation envisions a mixed-use development with retail, community facilities, 15,000 square metres of additional employment space, approximately 500 residential units, and a public square.

The report notes that the evolving nature of Maidenhead Town Centre, with more tall buildings and larger-scale developments like the Landing development (One Maidenhead), is an important consideration.

Heritage Considerations

While the application site does not contain any listed buildings, it is near the Maidenhead Town Centre Conservation Area. The report acknowledges that the proposed development could lead to less than substantial harm to the significance of heritage assets, but argues that this harm is outweighed by the wider public benefits of the proposal, including regeneration, housing, employment, and improvements to the local economy, transport, biodiversity, and open space.

Key Issues for Consideration

The report identifies several key issues for the Development Management Committee to consider:

• Principle of Development
• Climate Change and Sustainability
• Financial Viability Assessment and Affordable Housing
• Housing Provision and Quality
• Density
• Scale, Height and Massing
• Layout, Design, Character and Appearance
• Impact on the Character of Maidenhead Town Centre
• Impact on Neighbouring Residential and Commercial Amenity
• Impact on Heritage Assets
• Impact on Archaeology
• Highway Impacts and Parking Provision
• Flooding and Drainage
• Biodiversity and Ecology
• Environmental Considerations
• Other Matters
• Section 106 Agreement and Other Infrastructure Requirements

Recommendation

The planning officer's report recommends that the committee authorises the Assistant Director of Planning to grant planning permission, subject to the satisfactory completion of a Section 106 Agreement¹ within 6 months.

The Section 106 Agreement is intended to secure:

• Highway interventions, including disabled parking bays, loading bays, and bus stop improvements.
• The design of bus laybys and loading areas, including a Road Safety Audit.
• Provision of collapsible bollards for Shopmobility parking spaces.
• Car club provision and travel plans.
• Carbon offsetting measures.
• Management plan for flexible retail uses.
• A review mechanism for financial viability assessment, to ensure affordable housing is provided if the scheme's viability changes.
• A Section 106 Agreement monitoring fee of £650.

The report also recommends that planning permission be refused if the Section 106 Agreement is not satisfactorily completed within 6 months, as the proposed development would not be accompanied by associated infrastructure improvements.

Interested Parties

The report pack includes summaries of comments from interested parties, including statutory consultees, local organisations like the Maidenhead Civic Society, and residents. Key concerns raised include the design of the multi-storey car park, the number of parking spaces, and the impact on the character of the town centre.