Community right to bid : Assets of community value

Notice under Section 95 of the Localism Act 2011: Notice of relevant disposal of The Boundary Arms, Pinkneys Green.

On Tuesday 26 March 2024 the owner of The Boundary Arms (formerly the Waggon & Horses) 112  Pinkneys Green, Maidenhead, SL6 5DN, being a property listed as an Asset of Community Value by the Council on 3rd August 2023, served notice upon the Royal Borough of Windsor and Maidenhead (“the Council”) under section 95(2) of the Localism Act 2011 (“the Act”) that it intended to make a relevant disposal of the property (“the Asset”). 

Your attention is drawn to the following:

An interim moratorium period of six weeks is now triggered by the notification dated 26th March 2024 which shall expire on 7th May 2024. During this period a community interest group may submit a written request to the Council to be treated as a potential bidder for the Asset.

During the interim moratorium period, an owner of land listed as an Asset of Community Value can only dispose of the Asset to a community interest group. If no request is made by a community interest group before the expiry of the interim moratorium period, the owner is free to dispose of the Asset at the end of the six weeks period and no further moratorium will apply for the duration of the protected period. The protected period is the period of 18 months commencing on the 26th March 2024, being the date on which notice of a relevant disposition was given to the Council.

If the Council receives written notification from a community interest group that it wishes to be treated as a potential bidder before the expiry of the interim moratorium period, a full moratorium period of six months beginning on 26th March 2024 shall come into effect and shall end on 26th September 2024.

During the full moratorium period, an owner can continue to market the Asset and negotiate a sale, but they cannot exchange contracts or enter into a binding contract to exchange contracts in respect of the Asset except to a community interest group.

On expiry of the full moratorium period the owner can dispose of the Asset to whoever they choose.
A disposal of the Property which contravenes the provisions of the Act and the The Assets of Community Value (England) Regulations 2012/2421 (“the Regulations”) will be ineffective.

A community interest group is defined in regulation 12 of the Regulations.

It is important to note that after having requested to be treated as a potential bidder that there is no obligation for the community interest group to make an offer or to buy or acquire an interest in the Asset. It is also important to note that there is no right for the community interest group to buy or acquire any interest in the Asset and there is no obligation on the owner to dispose of the Asset to the community interest group on any terms.

Dated: Thursday 4 April 2024
Elaine Browne
Deputy Director of Law and Governance and Monitoring Officer
Royal Borough of Windsor and Maidenhead
Town Hall, 
St. Ives Road, 
Maidenhead 
SL6 1RF

Notice under Section 95 of the Localism Act 2011: Novello Theatre / Picture House, 2 High Street, Sunninghill Ascot SL5 9NE.

On Tuesday 4 June 2024, the owner of Novello Theatre/Picture House, 2 High Street, Sunninghill, Ascot SL5 9NE, a property listed as an Asset of Community Value (“ACV”) by the Royal Borough of Windsor & Maidenhead (“the Council”) on 24 April 2024, served notice upon the Council under section 95(2) of the Localism Act 2011 (“the Act”) that it intended to make a relevant disposal of the above property (“the Asset”).  Your attention is drawn to the following:

An interim moratorium period of six weeks is now triggered which shall expire on Tuesday 16 July 2024. During this period a) an eligible community interest group may submit a written request to the Council to be treated as a potential bidder for the Asset and b) the owner can only dispose of the Asset to a community interest group.  A community interest group is defined in regulation 12 of the Assets of Community Value (England) Regulations 2012/2421 (“the Regulations”).

Any request to be treated as a potential bidder must be made in writing and must include the details of the Asset and the details of the relevant bidder (including their status as a an eligible community interest group and contact details) and sent:

c/o Legal Services, Royal Borough of Windsor and Maidenhead, Town Hall, St Ives Road, Maidenhead SL6 1RF or by email to Legalservices@RBWM.gov.uk by 5pm on Tuesday 16 July 2024.

Any intention to bid received after that time will not be accepted by the Council.

If the Council receives written notification from a community interest group that it wishes to be treated as a potential bidder by 5pm on Tuesday 16 July 2024 a full moratorium period of six months running from Tuesday 4 June 2024 until Wednesday 4 December 2024 shall come into effect.

If no request is made by a community interest group before the expiry of the interim moratorium period above, the owner is free to dispose of the Asset at the end of the six week period and no further moratorium will apply for the duration of the protected period of 18 months ending on Thursday 4 December 2025.

During the full moratorium period, an owner can continue to market the Asset and negotiate a sale, but they cannot exchange contracts or enter into a binding contract to exchange contracts in respect of the Asset except to a community interest group.  On expiry of the full moratorium period the owner can dispose of the Asset to whoever they choose.

Please note, after having requested to be treated as a potential bidder a) there is no obligation for the community interest group to make an offer or to buy or acquire an interest in the Asset b) there is no right for the community interest group to buy or acquire any interest in the Asset and c) there is no obligation on the owner to dispose of the Asset to the community interest group on any terms.

Dated: Wednesday 5 June 2024
Elaine Browne, Head of Law Deputy Director of Law & Governance and Monitoring Officer, Royal Borough of Windsor and Maidenhead SL6 1RF.

Notice of intention to enter into a relevant disposal under section 95 of the localism act 2011.

Land known as the Oakbridge Centre, Imperial Road, Windsor.

On Thursday 24 July 2025, the owner of Land known as the Oakbridge Centre, Imperial Road, Windsor, a property listed as an Asset of Community Value (“ACV”) by the Royal Borough of Windsor & Maidenhead (“the Council”) on 23 May 2023 served notice upon the Council under section 95(2) of the Localism Act 2011 (“the Act”) that it intended to make a relevant disposal of the above property (“the Asset”).  Your attention is drawn to the following:

An interim moratorium period of six weeks is now triggered which shall expire on 4 September 2025 During this period a) an eligible community interest group may submit a written request to the Council to be treated as a potential bidder for the Asset and b) the owner can only dispose of the Asset to a community interest group.  A community interest group is defined in regulation 12 of the Assets of Community Value (England) Regulations 2012/2421 (“the Regulations”).

Any request to be treated as a potential bidder must be made in writing and must include the details of the Asset and the details of the relevant bidder (including their status as a an eligible community interest group and contact details) and sent c/o Legal Services, Royal Borough of Windsor and Maidenhead, Town Hall, St Ives Road, Maidenhead SL6 1RF or by email to Legalservices@RBWM.gov.uk by 5pm on 4 September 2025. Any intention to bid received after that time will not be accepted by the Council.

If the Council receives written notification from a community interest group that it wishes to be treated as a potential bidder by 5pm on 4 September 2025 a full moratorium period of six months running from 24 July 2025 until 24 January 2026 shall come into effect.

If no request is made by a community interest group before the expiry of the interim moratorium period above, the owner is free to dispose of the Asset at the end of the six-week period and no further moratorium will apply for the duration of the protected period of 18 months ending on 24 January 2027.

During the full moratorium period, an owner can continue to market the Asset and negotiate a sale, but they cannot exchange contracts or enter into a binding contract to exchange contracts in respect of the Asset except to a community interest group.  On expiry of the full moratorium period the owner can dispose of the Asset to whoever they choose.

Please note, after having requested to be treated as a potential bidder a) there is no obligation for the community interest group to make an offer or to buy or acquire an interest in the Asset b) there is no right for the community interest group to buy or acquire any interest in the Asset and c) there is no obligation on the owner to dispose of the Asset to the community interest group on any terms.

Dated: Tuesday 29 July 2025
Elaine Browne, Head of Law Deputy Director of Law & Governance and Monitoring Officer, Royal Borough of Windsor and Maidenhead SL6 1RF.

Notice of intention to enter into relevant disposal under section 95 of the localism act 2011: Land known as Windsor Day Centre, Imperial Road, Windsor.

On Thursday 24 July 2025, the owner of Land known as Windsor Day Centre, Imperial Road, Windsor, a property listed as an Asset of Community Value (“ACV”) by the Royal Borough of Windsor & Maidenhead (“the Council”) on 17 August 2023 served notice upon the Council under section 95(2) of the Localism Act 2011 (“the Act”) that it intended to make a relevant disposal of the above property (“the Asset”).  Your attention is drawn to the following:

An interim moratorium period of six weeks is now triggered which shall expire on 4 September 2025 During this period a) an eligible community interest group may submit a written request to the Council to be treated as a potential bidder for the Asset and b) the owner can only dispose of the Asset to a community interest group.  A community interest group is defined in regulation 12 of the Assets of Community Value (England) Regulations 2012/2421 (“the Regulations”).

Any request to be treated as a potential bidder must be made in writing and must include the details of the Asset and the details of the relevant bidder (including their status as a an eligible community interest group and contact details) and sent c/o Legal Services, Royal Borough of Windsor and Maidenhead, Town Hall, St Ives Road, Maidenhead SL6 1RF or by email to Legalservices@RBWM.gov.uk by 5pm on 4 September 2025. Any intention to bid received after that time will not be accepted by the Council.

If the Council receives written notification from a community interest group that it wishes to be treated as a potential bidder by 5pm on 4 September 2025 a full moratorium period of six months running from 24 July 2025 until 24 January 2026 shall come into effect.
If no request is made by a community interest group before the expiry of the interim moratorium period above, the owner is free to dispose of the Asset at the end of the six-week period and no further moratorium will apply for the duration of the protected period of 18 months ending on 24 January 2027.

During the full moratorium period, an owner can continue to market the Asset and negotiate a sale, but they cannot exchange contracts or enter into a binding contract to exchange contracts in respect of the Asset except to a community interest group.  On expiry of the full moratorium period the owner can dispose of the Asset to whoever they choose.

Please note, after having requested to be treated as a potential bidder a) there is no obligation for the community interest group to make an offer or to buy or acquire an interest in the Asset b) there is no right for the community interest group to buy or acquire any interest in the Asset and c) there is no obligation on the owner to dispose of the Asset to the community interest group on any terms.

Dated: Tuesday 29 July 2025
Elaine Browne, Head of Law Deputy Director of Law & Governance and Monitoring Officer, Royal Borough of Windsor and Maidenhead SL6 1RF.

Notice under section 91 of the Localism Act 2011.

Entry of land known as the Cookham Road Allotment site, Cookham Road, Maidenhead onto the Royal Borough of Windsor and Maidenhead council's list of assets of community value.

On Tuesday 25 November 2025 the Royal Borough of Windsor and Maidenhead (“the Council”) listed the land known as the Cookham Road, Allotment Site, Cookham Road, Maidenhead registered at the Land Registry under title number BK447623 (“the Property”) as an Asset of Community Value in response to the nomination submitted by Cookham Road Allotment Group, being satisfied that the conditions specified in sections 88(2)(a) and (b) of the Localism Act 2011 (“the Act”) applied to the Property.

In accordance with section 91 of the Act this notice will be sent to the owners & occupiers of the Property. The Property is situated within an unparished area of the Borough.

The Property will remain on the Council’s List of Assets of Community Value for a period of five years from the date of this Notice unless removed at some earlier time in accordance with the provisions of the Act.

Your attention is drawn to the following:

The consequences for the land and its owner of the inclusion of the property on the List of Assets of Community Value

The inclusion of the Property in the List of Assets of Community Value will be registered as a local land charge by the Council under the Local Land Charges Act 1975. The Council is also required under Schedule 4 of the Assets of Community Value Regulations 2012/2412 (“the Regulations”) to apply to the Land Registry for a restriction to be added to the registered title of the Property in the following terms: “No transfer or lease is to be registered without a certificate signed by a conveyancer that the transfer or lease did not contravene section 95(1) of the Localism Act 2011.”

Under section 95 of the Act an owner must notify the Council at the following address: Legal Department, The Royal Borough of Windsor and Maidenhead, Town Hall, St. Ives Road, Maidenhead SL6 1RF if they wish to enter into a relevant disposal (as defined in section 96 of the Act) of the Property.

A moratorium period is triggered by a notification under section 95 of the Act to allow a community interest group to submit a written request to be treated as a potential bidder for the asset. A disposal of the Property which contravenes the provisions of the Act and the Regulations will be ineffective.

It is recommended that legal advice is taken if the Owner wishes to dispose of the Property.

The right to ask for a Review of the Council’s decision

The Owner of the Property (here the Council as freeholder in relation to a request to review) may request a review of the Council’s decision to add the Property to the List of Assets of Community Value within 8 weeks of the date of this Notice. The review will be undertaken by an officer of appropriate seniority and not involved in the decision. The review will be undertaken in accordance with the procedure set out in Schedule 2 of the Regulations.

A request for a review of the decision must be made in writing and sent to the address given above or sent by email to: legalservices@rbwm.gov.uk  no later than Monday 21 January 2026.

The request must set out the grounds upon which the review is sought and state whether the owner requires an oral hearing.

Regulation 14 of the Regulations provides that an owner may claim compensation for loss and expense incurred in relation to the Property which would be likely not to have been incurred if the Property had not been listed.

Dated: Wednesday 26 November 2025

Elaine Browne
Deputy Director of Law & Governance and Monitoring Officer, Royal Borough of Windsor and Maidenhead.

Land at Soldier Lane, adjoining Stag Meadow, off St.Leonards Road, Windsor SL4 3DR

Nomination made by C.H.A.O.S. (Community Help Against Overdevelopment of Stag Meadow). 

Decision made Friday 5 December 2025. Notice signed Monday 8 December 2025.

Reasons unsuccessful: Soldier Lane is an access route from St.Leonards Road to Windsor Great Park as referenced in the Nomination itself. It does not satisfy the provisions of Section 88(1) of the Localism Act 2011 that “the actual current use of the…land that is not ancillary”.

In addition, it was noted that Court judgements do not tend to favour arguments, in support of applications to list footpaths/rights of way as ACVs, that protection of the footpath would further public enjoyment of scenic routes or the protection of nature and wildlife.

A note of this unsuccessful listing will be maintained by this Council for at least five years and then may be removed from this list.

(Dated: Monday 8 December 2025).

Section 88 of the localism Act 2011.

Nomination for the entry of land known as Woodlands Park Village Centre, Manifold Way, White Waltham, onto the Royal Borough of Windsor and Maidenhead council’s list of assets of community value.

Decision

1. This decision is taken in respect of the nomination of land to be registered as an asset of community value.
2. In the nomination form, the land is referred to as Woodlands Park Village Centre and is situated on Manifold Way, White Waltham, Maidenhead, SL6 3GW (“the Property”).
3. In making its decision, the Local Authority is first required to consider whether the community nomination is valid. The nomination has been submitted by White Waltham Parish Council (“the Nominator”) in respect of land within the parish council’s area. The Nominator has included the relevant information required regarding the description of the Property and the reasons for listing. I am therefore satisfied that the requirements of regulations 4, 5 and 6 of the Assets of Community Value (England) Regulations 2012 (“the Regulations”) have been met and the nomination is valid.
4. Moving to the appropriate statutory conditions to be satisfied before land may be listed as an asset of community value, these are contained in section 88(1) of the Localism Act 2011 (“the Act”) with three categories of land excluded from the operation of the listing regime in accordance with Schedule 1 to the Regulations, namely residences, caravan sites and land held by a statutory undertaker for its operation. I am satisfied that the Property is not land of a description specified in Schedule 1 to the Regulations.
5. The Property as delineated on the plan is comprised of two freehold titles, BK16220 and BK397807, and two leasehold titles, titles BK416836 and BK416837. The freehold owner for one title is the Royal Borough of Windsor and Maidenhead, and for the second title is the Royal Borough of Windsor and Maidenhead as trustee of Windsor and Maidenhead Recreational Trust. The Nominator is the leasehold owner of both leasehold titles. In this instance, the Nominator’s lease having a 35-year lease term from grant, the Nominator is also the Owner as defined s107 of the Act.
6. Notwithstanding the requirement under section 91 to notify the Owner, the Local Authority also notified both freehold owners in accordance with Regulation 8 of the Regulations. Neither freehold owner offered comments or objections in regard to the nomination.
7. This decision is made, therefore, on the basis of the information provided by the Nominator as set out in the nomination form annexed with this decision.
8. Section 88(1) of the Act provides that for a building or land in a local authority’s area to be registerable as an asset of community value, the authority must be of the opinion that:
   a)    an actual current use of the building or other land that is not ancillary use furthers the social wellbeing or social interests of the local community; and
   b)    it is realistic to think that there can continue to be non-ancillary use of the building or other land which will further (whether or not in the same way) the social wellbeing or social interests of the local community.
9. In considering whether there is an actual current use of the land which is non-ancillary and which furthers the social wellbeing or social interests of the local community (Section 88(1)(a) of the Act), the test is applied on a case-by-case basis to the facts of each nomination. In the application form, the Nominator states that the Property is used by a variety of local groups, including the NHS and the Nominator in its capacity of Parish Council.
10. Section 88(6) of the Act provides that “social interests include (in particular) each of the following- (a) cultural interests, recreational interests, sporting interests”. The nomination form states that the Property is used as a village hall for local groups, including sports groups for children and playgroups for babies and toddlers. The Nominator states that the Property has a footfall of over 1,000 per month.
11. The second part of the test requires a determination of the realistic possible uses of the land going forward which furthers the social wellbeing or social interests of the local community, and which is not an ancillary use. If there is such a possibility, that future use will suffice for registration. The Nominator holds a lease over the Property until 2042, providing a strong indicator of security of tenure for the current use. The Nominator is a parish council with established governance arrangements and a continuing role in the local community. There is no information to suggest that the parish council intends to materially change the use of the Property within the next five years, nor is there any evidence to suggest any imminent redevelopment of the property. The test under section 88(1)(b) does not require certainty, but rather a realistic prospect. Having regard to the above, it is reasonable to conclude that the current use of the land is capable of continuing for at least the next five years.
12. Having regard to the evidence provided in support of the nomination, I find that the use of the Property in the recent past is not an ancillary use and that it furthers the social wellbeing or social interests of the local community. I also conclude, given the demand and use of the site, that it is realistic to think that there can continue to be non-ancillary use of the land which will further social wellbeing or social interests of the local community in the next 5 years and thus according to the requirements of the Act the land should be added to the Local Authority’s register of assets of community value.

Dated: Thursday 25 June 2026

Becky Oates 
Trainee Solicitor Legal Services 
Royal Borough of Windsor and Maidenhead