Most new buildings or major changes to existing buildings need consent – known as planning permission. Without a planning system everyone could construct buildings or use land in any way they wanted, no matter what effect this would have on other people who live and work in their area.
Below you will find brief guidance on the planning process, the local planning authority, the decision making process, and how to comment on applications.
The Local Planning Authority & Decision Making Responsibility
Wokingham Borough Council are the Local Planning Authority (LPA) for the area. As LPA, the Borough Council is responsible for all planning matters relating to sites and properties within Woodley, including determining planning applications and enforcing planning decisions.
Woodley Town Council's role in the planning process
As a local council, Woodley Town Council are a statutory consultee. Wokingham Borough Council notify us of planning matters relating to property or land within the area, including details of planning applications and decisions, tree preservation orders and works, and planning enforcement activities.
These matters are considered by the Town Council’s Planning and Community Committee, with any comments or objections then submitted to the Borough Council. As a consultee we have no more influence over planning matters than other residents.
When we receive notification of a planning application, we issue letters to properties within the vicinity of the site to advise them of the application. We try to write to any address from which the proposed development may be visible; this covers a wider area than the notification postcards issued by Wokingham Borough Council which are only sent to properties whose land shares a boundary with the respective site.
Planning & Community Committee meetings are held roughly every four weeks, on Tuesday evenings (7:45pm) at the Oakwood Centre, and are open to the public – please see our Meeting Schedule for more details. Residents are welcome to attend in person, or meetings can be watched, either live or after the event via a recording, on the Council’s YouTube channel.
Do I need planning permission and how to apply
You will likely need planning permission if you are seeking to build something new, like a new property or certain outbuildings, make a major change to an existing building, such as building an extension, or seeking to change the use of a building.
In some cases, you may be permitted to undertake development without full planning permission where you have what is called permitted development rights – for example, when building a small single-storey extension.
It is important to fully research and understand whether or not you need planning permission before proceeding with a development, and to ensure you apply for planning permission where it is needed. Failure to do so can result in enforcement action, which could include undoing any development you have undertaken at your own cost.
The best guidance resource for this is the national Planning Portal, which is also the website through which planning applications must be submitted. Wokingham Borough Council also provide helpful information and guidance.
The Decision Making Process
Decisions are made by Wokingham Borough Council as the Local Planning Authority (LPA).
The majority of applications are determined by Planning Officers under delegated authority. However, under a process called ‘listing’, some applications are determined by Wokingham Borough Council’s Planning Committee. Borough Councillors can request an application be ‘listed’ where the Planning Officer’s recommended outcome conflicts with their opinion; for example, where a Borough Councillor believes an application should be refused but the Planning Officer recommends approval.
Full details of planning applications, including their outcome when determined, are published on Wokingham Borough Council website – you can search for current and previous applications either using the 6-digit application reference, a postcode or via an interactive map.
What to do if you have objections or comments regarding a planning application
Planning applications are open for consultation for a minimum of 28 days from the date they are validated. During this period, residents have the right to submit comments or objections to Wokingham Borough Council. Details of how to submit comments, along with information on the material considerations which can be taken into account by the LPA and the comments which cannot, are again provided on Wokingham Borough Council’s website.
If you do have objections to an application, then alongside submitting your comments we also recommend contacting your Borough Councillor to discuss these. They will be able to consider whether it is appropriate to request the application be ‘listed’, and then do so on your behalf. It is important that you do so, and submit any comments you wish to make to Wokingham Borough Council, by the deadline for comments.
