Planning consultant in Reading

Local plan and key policies

The Reading Borough Local Plan, adopted on 4 November 2019, is the main document for deciding applications and runs to 2036. A Partial Update of the Local Plan, extending the plan period to 2041, was submitted for examination in May 2025 and has been at examination through 2026, so we check which version and which policies apply when we prepare your application.

For extensions, the key policies are H9 (house extensions and ancillary accommodation), CC7 (design and the public realm) and CC8 (safeguarding amenity), which covers daylight, privacy and outlook for neighbours. Conversions to flats and HMOs are assessed under policy H8, with detailed guidance in the Residential Conversions SPD adopted in March 2023. New homes in back gardens fall under policy H11.

Article 4 directions and local constraints

An Article 4 direction removes the right to convert a house into a small HMO (C3 to C4) without planning permission across much of Park, Redlands and Katesgrove wards, in force since May 2013, and a separate direction covers Jesse Terrace. In these areas the council applies a threshold of 25% HMOs within 50 metres of the application property.

Reading also has 15 Article 4 directions that remove all permitted development rights, including extensions, in streets notable for patterned brickwork and other architectural features, and a direction covering permitted development rights that create new dwellings in a number of commercial areas. Always check the council's interactive Article 4 map before relying on permitted development.

How long decisions take

Reading Borough Council works to the statutory periods: 8 weeks for minor applications, including householder applications, and 13 weeks for major developments. Some applications are decided by the Planning Applications Committee rather than by officers, which can add time. Prior approvals for larger home extensions have a 42 day determination period. We keep the case officer informed and respond quickly to requests, which helps applications stay on track.