A Rare And Significant Residential Development Opportunity Of Circa 45 Acres With An Advanced Planni

*Please note that the size of the plot is approx. 45 acres. 35,998 sq ft is incorrect and this value is due to be updated by the administrators of this portal.*

Kings Beeches represents one of the most compelling residential development opportunities to come to the open market in the South East in recent years a large, well-located site in one of England’s most sought-after and high-value residential markets, offered with an unusually advanced and well-evidenced planning position.

The Site

Extending to approximately 45 acres, Kings Beeches occupies a commanding elevated plateau set within mature woodland and open grassland between Ascot and Sunningdale in Royal Berkshire. The site offers natural seclusion, exceptional landscape character and the kind of setting that commands premium values from end-users in equal measure. Sites of this scale and quality in this location are genuinely exceptional — we are not aware of a comparable opportunity having been brought to the open market in this part of Berkshire in recent years.

The Planning Position

The site benefits from an extant, implemented planning consent for a substantial country house totalling circa 5,582 sq m / 60,084 sq ft, confirmed as lawfully commenced by Certificate of Lawful Development (ref 15/02964/CPD). This consent can be implemented at any stage and provides a powerful fallback position.

Critically, a rigorous two-stage pre-application consultation with the Royal Borough of Windsor and Maidenhead, completed in April 2026, has established the following key positions in writing with the Council’s Planning Officer:

The developable plateau is to be treated as the equivalent of Previously Developed Land

A residential scheme comparable in footprint and volume to the extant consent is capable of being assessed positively under NPPF paragraph 154(g) without causing substantial harm to Green Belt openness

Affordable housing is likely to be acceptable as a financial commuted sum under the Council’s Affordable Housing Delivery SPD (2025)

An illustrative masterplan prepared by Metropolis Planning (drawing ref 4021-D2000-rev08) demonstrates a baseline residential capacity of approximately 48 units, comprising 42 apartments across 7 blocks of three storeys and 6 two-storey houses, together with a leisure facility, reinstated ornamental lake and tennis courts within generously landscaped grounds. Total indicative GEA circa 8,615 sq m.

The full pre-application correspondence, Council officer responses and complete drawing package are available within the data room.

The Location

Positioned between Ascot and Sunningdale, the site offers exceptional connectivity alongside one of the country’s finest lifestyle and amenity catchments — a proven and enduring driver of premium residential values and end-user demand.

Central London — circa 27 miles via M3/M4

Heathrow Airport Terminal 5 — circa 10.5 miles

Farnborough Airport — circa 13 miles

London Waterloo by rail from Sunningdale station — from 51 minutes

The surrounding area offers world-class golf at Wentworth, Sunningdale and Swinley Forest, racing at Ascot, polo at Coworth Park and Guards Polo Club, Michelin-starred dining at Bray and outstanding schooling including Eton College, Wellington College and St Mary’s Ascot. The residential market is characterised by strong and resilient GDVs, severely constrained supply and deep demand from domestic UHNW and international buyers.

Key Constraints

In the interests of transparency, prospective purchasers should note the following, all of which are addressed in detail within the data room:

The site lies within the Green Belt and the Thames Basin Heaths Special Protection Area and carries a Local Wildlife Site designation

Japanese knotweed, bamboo and rhododendron are present on site — a Knotweed Management Plan is available in the data room, though purchasers should note this was last updated in 2022 and an updated survey is recommended

Two Tree Preservation Orders cover the site; removal of protected trees on the developable plateau is permissible to implement a planning permission

Data Room

A comprehensive data room has been assembled and is available to qualified parties upon registration with the selling agents

Prospective purchasers must satisfy themselves on all planning, technical and legal matters. Pre-application advice is informal and non-binding. The vendor reserves the right to conclude the sale by any method and is not obliged to accept the highest or any offer.

The property is being sold by Beauchamp Estates on behalf of Strettons acting as Law of Property Act Receiver.

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