Planning consultant for Wokingham Borough

Local plan and key policies

Applications in Wokingham Borough are currently decided against the Core Strategy (adopted 2010) and the Managing Development Delivery Local Plan (adopted 2014), with the Wokingham Borough Design Guide SPD setting out detailed design expectations. Policy CP3 sets the general principles for development, and policy TB06 deals with new homes in private residential gardens.

The new Local Plan Update 2023 to 2040 was submitted for examination in February 2025. In August 2026 the inspectors confirmed it is on track to be found sound subject to modifications, with adoption expected in 2027, so its policies are carrying increasing weight. Neighbourhood plans also form part of the development plan in several parishes, including the Charvil Neighbourhood Plan made in May 2026.

Article 4 directions and local constraints

Wokingham has only a handful of Article 4 directions, and they are site specific, mostly covering rural land such as Hennerton Backwater, land at Coombes Lane in Barkham and land at Sandy Lane. The council has confirmed it has no Article 4 direction controlling conversions from houses to small HMOs.

More often, permitted development rights on newer estates have been removed by a condition on the original planning permission. We check the planning history before advising whether an extension needs an application.

How long decisions take

Wokingham Borough Council works to the statutory periods: 8 weeks for householder and minor applications and 13 weeks for major applications, from validation. 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.