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Planning application checklist / local list

Planning application checklist / local list

Information you need to provide when you apply planning permission

To prevent your application being delayed or refused, you need to make sure you include all necessary plans and reports to meet policy requirements and the correct planning fee where required when you submit your application.

Once submitted, we'll contact you if there are any problems. You don't need to contact us.

There are national requirements and local requirements that are specific to us. The guide below contains information and useful links that you must consider before you submit an application. Our local list of requirements for planning applications (PDF document) provides information on the types of documents required.  

Common invalid reasons

A significant proportion of applications are invalid when we receive them because of the following:

  • No Community infrastructure levy (CIL) form submitted
  • No bat survey submitted in an area where bat habitats are likely and the proposal includes work to the roof
  • An incorrect red line around the site shown on the location plan
  • Poor quality floor and elevation plans where the plans are not named correctly, do not match up or are not to scale
  • No fee submitted

Ensure you check all aspects of your application before submitting, as invalid applications will cause a delay to the process.

Form to discharge section 106 obligation

If you need to submit an application to discharge a section 106 obligation, complete the application form to modify or discharge a section 106 planning obligation (PDF document). The fee for this can range between £1000 - £2000 depending on the level of legal involvement. 

Further information

You can see our top tips, below, for submitting a valid planning application.

Use the planning constraints map to help you find out what information must be submitted with an application. 

The most common constraints that result in additional information being required are:

Borough design guide

The borough design guide (PDF document) provides guidance to ensure proposals are appropriate and protect nearby properties from the impact of the development.

Important information before applying for planning permission

Read information on our pages:

Guidance is also available on the Government website and planning portal:

All plans and documents should be submitted in PDF format. Your application will be made invalid if this is not the case.

Ensure there are no differences between plans. For example a window shown on a floor plan but not shown on an elevation plan. You also need to make sure that all elevations are provided. 

Ensure that the development is accurately drawn to scale on every scaled plan. This means the same measurement should be achieved on every plan. If plans are photocopied they may not scale correctly. We work electronically where possible which means plans will be measured using adobe measuring tools. A scale bar should be included on every plan.

Make sure you describe the proposal accurately and concisely. State the number of storeys proposed and the position of any extensions.

Please ensure the location plan clearly shows:

  • The site boundary outlined in a continuous red line
  • The direction of north 
  • Two named roads (if necessary annotate the road name onto the plan) 

View the guidance  you better understand what your location and site plan should look like on the Planning Portal (PDF document).

Ensure ‘do not scale’ is removed from all plans. Plans submitted with planning applications must be to scale. Also do not provide signatures on plans.

Ensure you have permission to reproduce or use the plans.  Normally ordnance survey extracts provided with your deeds cannot be copied and are not suitable for planning purposes.  

Local List requirements state that plans must be no larger than A3 size. This helps the public and consultees to view the plans online.

For a change of use application, you should submit existing and proposed floor plans (even if no internal alterations are proposed).

We have adopted the community infrastructure charging levy.  

Every application needs to include a community infrastructure levy form (pdf document) even where you consider the development isn't liable for the levy. Complete and submit this form via the Planning Portal with your application. 

For new extensions or replacement residential buildings located within countryside or green belt you need to provide volume calculations. These need to be measured externally. 

These should identify the size of the dwelling at the time it was built or at 1948 if it was built before. Volumes for any subsequent extensions should be calculated together with the volume of the proposed extensions. 

See The borough design guide (PDF document) Section 8 and the list of requirements for planning applications (PDF document) for further guidance.

The description of the development must accurately describe what you're proposing.  

It must include all of the development shown on the plans. For example if an extension is proposed which would require a new raised decking area and this is shown on the plans it must also be in the description.  

If the description is found to be wrong this can result in a delay in validating your application. If it is found to be wrong during the process of the application then it may be necessary to re-consult neighbours and interested parties which may delay your application. 

These are required to be completed and signed to confirm land ownership. You need to ensure that the correct certificate is signed.  

If any part of the development would encroach onto neighbouring land or be sited on the shared boundary it will be necessary to sign certificate B and serve notice on the neighbouring land owner.

Make sure you carefully follow the guidance given when applying on the Planning Portal.

See the agricultural holdings certificate page on the Planning Portal website to find out more

If you're development is in an area highlighted as a bat habitat then you'll need to do a bat survey report, also known as a preliminary roost assessment. 

You can check if the development site is in a bat habitat by using the planning constraint checker map

This applies to all applications, including householder applications, which propose any of the following: 

  • Demolition    
  • Modification to a roof including extensions and alterations which would affect a roof
  • Work to a bridge, cellar, air raid shelter or tunnel.  

The bat survey report must be done by a qualified ecologist and submitted with the application. It might mean the planning application is refused if you don't.

Find out which fees you need to pay

The planning portal will calculate the fee for you when you submit an application online. 

You can also use the fee calculator on the Planning Portal website

Or you can read a guide to fees on the Planning Portal website (PDF document).

Paying the fees

If you apply and pay via the Planning Portal this will help us process your application faster.

If you need to pay direct to the Council, use the online payment facility. Ensure you enter the site address or reference number as this helps us match the payment to your application. For applications to discharge or modify a S106 document, the fee can range between £1000 - £2000.

Until the fee is received by the council the application will not be made valid.

After you pay the fees

We aim to check applications within 3-5 working days for householder applications but larger or more complex applications may take longer.  

Once the application has been checked you'll let you know if the application is valid or not and the reasons why. 

Invalid applications

If we advise that your application is invalid make sure you read the contents of the letter carefully and refer to the guidance above.  

Submit any new information to development.control@wokingham.gov.uk with the Wokingham Borough Council planning reference number clearly marked in the title of the email.

If you don't submit enough information in your discharge of conditions application, it will not always be possible to contact you to request further information and your application may be refused. To approve further information, a new conditions discharge application with a new fee will be required.

Refer to case officer’s delegated report, or the committee report, minutes and addendum – these may make recommendations on the contents of condition details. 

See if there are any informatives that are relevant to the condition you are seeking to discharge.

Check the wording of the condition and ensure you address each point. Otherwise the application may be refused or only partially discharged which will cause delays. Officers are only asked to make decisions based on the information that was submitted. They're not obliged to go back requesting information that should have been provided with the when you first submitted you application. 

There may be conditions that overlap, for example: hard and soft landscaping includes cycle storage, boundary treatment, and materials. 

If there are also conditions placed on the decision requiring cycle storage, boundary treatment or material details, consider grouping these conditions together and submit as one application. 

Ensure any detailed drawings are consistent with the approved drawings referenced in the original decision notice – for example, the detailed landscaping drawings are consistent with the approved site layout plan; or the cross section of an elevation is consistent with the positioning of openings and height of the building. 

When there is a Construction Method Statement and Arboricultural Method Statement condition, ensure these are written so they are consistent with each other. For example, you will need to ensure the storage of materials or construction vehicle routing is not contradictory to the Arboricultural Method Statement or Tree Protection Plans (which may have been submitted with the application, or conditioned). 

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