Planning Permission and Strategy in Reading
If you own land in Reading and want to know whether homes could get planning permission, the answer starts with policy, not plans. We look at what the development plan says, what has been approved or refused nearby and what surveys the site needs. On promotion agreements we fund that work, and we never promise an outcome we cannot control.
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- Free site appraisalNo cost, no obligation
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- Nothing to pay upfrontOn promotion: we fund planning
- Direct purchaseSuitable sites, with or without planning
- UK-wideEngland, Wales, Scotland and NI
Our work around Reading
Reading is the main town we cover in Berkshire, centred on postcode district RG1. Close by, our coverage also takes in Lower Earley, Wokingham and Crowthorne. Reading is in the South East region of England.
Projects we can take on around Reading include sites that need a fresh planning strategy, land with an expired or ageing consent and schemes that need redesigning to work. In England, where Reading sits, planning decisions are made by the local planning authority, usually the district, borough, city or unitary council (or a national park authority).
If you have a site near Reading that is stuck, a short call is the best place to start.
How we work in Reading
Honest about risk
No one can guarantee planning permission. We tell you plainly where the risks sit, what could be done about them and when a site is unlikely to succeed.
Your legal fees covered
On option and promotion agreements we pay your reasonable legal fees, with the amount agreed in the heads of terms before you instruct a solicitor.
The right application route
Outline, full or another route the rules allow in that nation. We explain why we chose it and what each route means for timing, cost and risk.
Policy first
We start with the development plan, national policy and the planning history of the site, so the strategy rests on what the council will actually test the application against.
Rules that apply in Reading
Selling development land in Reading usually starts with heads of terms, a short written summary of price, conditions and fees, before solicitors draft the contract. In England the sale becomes binding on exchange of contracts and finishes on completion, with the title then registered at HM Land Registry. The buyer normally pays Stamp Duty Land Tax. On option and promotion agreements with Land to Homes, your reasonable legal fees are covered, with the amount agreed in the heads of terms.
In England, applications are judged against the National Planning Policy Framework and the council's Local Plan. Most applications must also deliver biodiversity net gain, and larger schemes usually involve a Section 106 agreement and, where a council charges it, the Community Infrastructure Levy. Permission in principle is an extra route available only in England.
| National planning policy | National Planning Policy Framework (NPPF), revised August 2026, with national planning practice guidance |
|---|---|
| Local planning document | Local Plan |
| Who decides applications | The local planning authority, usually the district, borough, city or unitary council (or a national park authority) |
| How a sale becomes binding | A land sale becomes legally binding on exchange of contracts and finishes on completion, after which the buyer registers the title with HM Land Registry. |
Common questions in Reading
What is a Section 106 agreement?
A Section 106 agreement is a legal agreement between a council and a landowner or developer that makes a development acceptable in planning terms, for example by securing affordable homes or contributions to schools and roads. It applies in England and Wales. Scotland uses Section 75 agreements and Northern Ireland uses Section 76 planning agreements for similar purposes.
What is permission in principle?
Permission in principle is a route in England that settles whether a site is suitable for housing-led development, separately from the technical details, which follow in a technical details consent. It is available only in England. Scotland has planning permission in principle, which works more like an outline permission. Wales and Northern Ireland use outline applications to establish the principle.
What happens if planning permission is refused?
You can usually appeal, submit a revised application that deals with the reasons for refusal, or wait for planning policy to change. The right choice depends on the reasons given. We review the decision notice, take specialist advice where needed and explain the options. Under a promotion agreement, further planning work is funded by us on the terms set out in the agreement.
How long does it take to get planning permission?
It varies with the size of the scheme, the council's workload and whether a legal agreement is needed. Small schemes usually move faster than major applications, which have longer statutory periods and often need a planning obligation. Pre-application advice and good survey work add time at the start but often save time later. We give you a realistic view for your site.
Can you manage a site in Reading from planning to build?
On land we take forward ourselves in Reading and elsewhere in Berkshire, including Bracknell, Slough and Wokingham, we manage planning, design and construction. Tell us about the site and we will explain how we would approach it.
Read more: Planning Permission and Strategy · Guide: Planning permission explained for landowners