Planning Permission in Wokingham
Unitary Authority in South East · Last updated April 2026
Wokingham is a borough in east Berkshire covering the towns of Wokingham, Woodley, and Earley, along with surrounding villages and countryside. The borough contains 27 conservation areas, 652 listed buildings, and significant Green Belt and Thames Basin Heaths SPA designations that shape permitted development across the area.
Wokingham has experienced major growth, with several Strategic Development Locations delivering thousands of new homes. The borough's planning performance is exceptional, with 93.6% approval rate and 99.5% of householder applications decided on time.
Wokingham approved 93.6% of planning applications in the year ending September 2025, with 1,163 decisions from 1,206 applications. Housing delivery at 169% far exceeds targets, with no additional buffer required.
Planning a project in Wokingham? Start here.
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What can I build in Wokingham?
| Project type | Likely permitted development | May need planning permission | Likely needs planning permission |
|---|---|---|---|
| Rear extension (single storey) | Only outside conservation areas and Article 4 zones | Properties near boundaries or Green Belt fringe areas | Conservation areas (27), listed buildings |
| Rear extension (two storey) | Only outside conservation areas and Article 4 zones, if within 3m limit | Check distance to boundary ≥7m or Green Belt fringe areas | Conservation areas (27), listed buildings |
| Side extension | Detached houses outside protected zones | Semi-detached properties (half-width rule) | Conservation areas (27), listed buildings |
| Loft conversion (dormer) | Houses outside conservation areas | Properties on prominent corners or Green Belt fringe areas | Conservation areas, listed buildings, flats |
| Loft conversion (Velux/rooflight) | Most of Wokingham | Front-facing rooflights in conservation areas | Listed buildings |
| Outbuilding / garden office | Only outside conservation areas and Article 4 zones, if within size/height limits | Large outbuildings covering >50% of garden | Conservation areas (side or front), listed buildings, Green Belt |
| Porch | Most properties if within 3m² and 3m height | Properties near highway boundary | Conservation areas with restrictions, listed buildings |
| Solar panels | Most properties (roof-mounted) | Panels protruding beyond roofline | Listed buildings, conservation areas (if visible from road) |
| Driveway / hard standing | If using permeable surfacing | Non-permeable surfacing over 5m² | Conservation areas with specific restrictions |
| Garage conversion | Most of Wokingham (internal works) | If changing external appearance significantly | Listed buildings |
This is general guidance based on Wokingham's planning constraints. Your specific property may differ — use our free PD checker to get a result tailored to your address.
Permitted development in Wokingham
Wokingham's permitted development framework is shaped by 27 conservation areas, Green Belt in the north of the borough, and the Thames Basin Heaths SPA. In the Green Belt, extensions must not be disproportionate to the original building. The SPA requires mitigation for new residential development within 5km (usually SANG provision). Conservation areas restrict PD rights for extensions, cladding, and satellite dishes. Outside these designations, standard PD rights apply.
What Wokingham expects from your project
Local design guidance
Local Plan: Wokingham Borough Local Plan Update
The Wokingham Borough Local Plan Update was adopted in January 2023, updating the 2020 Local Plan. It provides policies and site allocations across the unitary Berkshire authority including Wokingham, Earley and the new settlements at Arborfield Garrison and South Wokingham.
Emerging / replacement plan
Wokingham is undertaking a further Local Plan review in response to the 2023 NPPF.
27 conservation areas
Wokingham has a high number of conservation areas. Check whether your property falls within one before starting any work — conservation area status significantly restricts what you can do without planning permission.
93.6% approval rate
Wokingham approves 93.6% of planning applications, above the national average of 86.9%. Well-designed residential applications in this area tend to have a good chance of success.
Conservation areas in Wokingham
27 designated conservation areas
Wokingham's 27 conservation areas cover the historic town centre, village cores, and areas of architectural interest across the borough. Wokingham town centre retains its medieval market town character with timber-framed buildings. Other conservation areas protect the character of villages like Arborfield, Finchampstead, and Hurst. The council expects proposals to respect the specific character of each area, with particular attention to materials, scale, and the relationship between buildings and the streetscape.
Article 4 directions in Wokingham
7 Article 4 direction areas
Listed buildings in Wokingham
There are 652 listed buildings in Wokingham. If your property is listed, permitted development rights are significantly restricted. Most external and many internal alterations will require listed building consent, which is separate from planning permission. Always check with Wokingham's conservation team before starting any work on a listed property.
Planning application statistics
Year ending September 2025 | Source: MHCLG planning application statistics
Wokingham received 1,206 planning applications and decided 1,163 in the year ending September 2025. The approval rate of 93.6% is above the national average of 86.9%. Major applications are expected to be decided within 13 weeks, while householder and other non-major applications have an 8-week target. The “in time” figures include decisions made within agreed extensions of time.
Wokingham approved 93.6% of applications in the year ending September 2025 with a 98.4% delegation rate. All major applications were decided on time, with minor at 99.3% and householder at an exceptional 99.5%. The council processed 1,163 decisions from 1,206 applications, including 823 householder decisions. Housing delivery at 169% demonstrates exceptional development activity.
If your project complies with permitted development rules, you don't need to worry about approval rates — a Lawful Development Certificate is a factual assessment, not a judgment call.
Recent planning applications in Wokingham
Browse what's been approved near you
Seeing what similar projects have been approved near your property can help you understand what Wokingham expects in terms of scale, materials, and design. It's also useful for gauging how quickly the council processes applications.
Search planning applications on Wokingham's portal →Data from MHCLG planning application register. Search for householder applications (H01/H02) to see extensions and loft conversions in your area.
Housing delivery in Wokingham
Housing Delivery Test 2023 measurement | Source: MHCLG
Wokingham delivered 3,511 homes against a requirement of 2,074 over the three-year measurement period, giving a Housing Delivery Test score of 169%. This is above the 95% threshold, which means there are no government-imposed consequences for housing under-delivery. Planning applications in Wokingham are assessed on their own merits under standard planning policies.
Lawful Development Certificates in Wokingham
A Lawful Development Certificate (LDC) is formal confirmation from Wokingham that your project is lawful under permitted development rules. It is not legally required before you build, but it is the only official document that proves your project did not need planning permission. Most solicitors will ask for one when you come to sell, remortgage, or insure your property.
Wokingham decided 823 householder applications in the year ending september 2025. Their 8-week performance of 99.5% is above the national average of 93%, which suggests LDC applications are likely to be processed on time. LDC applications follow the same 8-week statutory determination period as householder planning applications.
How to apply for an LDC in Wokingham
You can apply for a Lawful Development Certificate through the Planning Portal or directly through Wokingham's website. You will need to submit:
- A completed application form (available on the Planning Portal)
- A site location plan at 1:1250 or 1:2500 scale
- Existing and proposed floor plans and elevations
- A written description of the proposed works and how they comply with the GPDO 2015
- The application fee of £258
Wokingham must issue a decision within 8 weeks. If the application is approved, the certificate is a permanent legal record that the development is lawful. If refused, you can appeal to the Planning Inspectorate or amend your project and reapply.
Need help preparing your LDC application?
Our Permitted Development Certificate Report gives you a full PD eligibility assessment, property constraints check, and application checklist tailored to your address and project — so you can apply with confidence.
Check your permitted development rights
Find out instantly whether your project in Wokingham needs planning permission.
FROM £39Permitted Development Certificate Report
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£49Wokingham Local Authority Report
Approval rates, decision patterns, Article 4 directions, fees & timelines, and council-specific tips for Wokingham.
Pre-application advice in Wokingham
Wokingham offers a pre-application advice service. The fee for householder pre-app advice is From £75 for householder proposals.
Pre-app advice is worth paying for if your project is borderline, your property is in a conservation area, or your home is a listed building.
Think your project might be permitted development?
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Check your PD rights now →Pre-application advice for householder and commercial developments within the Wokingham Borough area.
Planning fees and timelines in Wokingham
| Application type | Fee | Typical timeline |
|---|---|---|
| Householder planning application | £528 | 8 weeks |
| Full planning permission | £610 per dwelling | 8-13 weeks |
| Lawful Development Certificate (proposed) | £264 | 6-8 weeks |
| Lawful Development Certificate (existing) | £298 | 6-8 weeks |
| Listed building consent | Free | 8 weeks |
| Prior approval | £120 | 56 days |
| Discharge of conditions | £145 per request | 8 weeks |
| Non-material amendment | £44 | 28 days |
Fees are set nationally and correct as of April 2026. Pre-application fees are set by Wokingham and may change. Building regulations fees are separate — see the building control section below.
Building regulations in Wokingham
Building regulations approval is separate from planning permission. Most extensions, loft conversions, and structural alterations need building regs approval even if they don't need planning permission.
Building control in Wokingham is provided by Wokingham Building Control. You can also use a private approved inspector instead of the council's service.
Building control contact
Wokingham planning department
Your building project checklist for Wokingham
- Check if your property is in a conservation area — Wokingham has 27 conservation areas. Use our free checker or see the list above.
- Check for Article 4 directions at your address — Wokingham has 7 Article 4 areas. Check your address.
- Check if your property is listed — search the Historic England list.
- Use our free PD checker to see if your project qualifies as permitted development — Check now.
- Consider a Lawful Development Certificate if PD applies — it protects you when selling. Learn more about LDCs or get your PD Certificate Report.
- Consider pre-application advice if planning permission is needed — see the pre-application section above.
- Check building regulations — most extensions and loft conversions need building regs approval even if they don't need planning permission.
- Check Party Wall Act obligations if building near a boundary — read our Party Wall guide or use our free Party Wall tool.
- Notify your home insurer about planned building work.
- Get at least 3 quotes from builders and check their credentials.
Nearby planning authorities
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