The Wokingham Borough Council Planning Committee met on Wednesday 9 September 2026 and approved a retrospective planning application for a two-storey side extension, single-storey rear extension, and loft conversion at 28 Milton Road, Earley. The committee also confirmed the minutes from the previous meeting held on 12 August 2026.

28 Milton Road, Earley

The committee approved a retrospective planning application for a two-storey side extension, single-storey rear extension, garage conversion, loft conversion with two rear dormers, and associated changes to fenestration, including a Juliet balcony, at 28 Milton Road, Earley. This application was part retrospective, meaning some of the development had already been carried out.

The application had a complex planning history. An initial application (241588) for a similar development was approved, but the subsequent construction did not adhere to the approved plans. A later retrospective application (252476) was refused because the design and materials were deemed to create a jarring and discordant relationship with the adjoining semi-detached property and the wider street scene.

The current application sought to regularise the development as built, with amendments to the external appearance intended to address the previous refusal reasons. Officers noted that while some elements of the built form remained unchanged from the refused scheme, the revised design incorporated a more traditional elevational treatment, additional architectural detailing, and a material palette that officers believed improved the relationship with the adjoining dwelling.

Concerns were raised by local residents, Earley Town Council, and Councillor Stephen Newton, the Ward Member, regarding the development's impact on the character and appearance of the area, the proximity to the boundary with the neighbouring property (400mm, below the advised 1-metre minimum), the roofline, the size of the rear dormers, potential overlooking, loss of light, and inadequate parking provision. Councillor Newton specifically highlighted that the application was contrary to Core Strategy policies CP1 and CP3, and sections of the Borough Design Guide and the National Planning Policy Framework.

Officers explained that while the development did not strictly adhere to all aspects of the Borough Design Guide, particularly regarding the gap to the boundary, the key consideration was whether the proposal caused demonstrable harm. They argued that the revised materials and elevational treatment addressed the primary reasons for the previous refusal. Regarding overlooking, officers stated that the views from the dormers and Juliet balcony were typical of suburban environments and did not create new or unacceptable views. The Highway Authority raised no objection to the parking provision, which was considered materially the same as a previously approved scheme.

Despite the concerns raised about the retrospective nature of the application and the deviations from the original approved plans, the committee ultimately voted to approve the application. Councillor Caroline Smith declared a prejudicial interest due to prior involvement with the application at Earley Town Council and left the meeting before the discussion. Councillor Mike Smith declared a personal interest but remained in the meeting. The decision to approve was made with four votes in favour and two against.

Minutes of Previous Meeting

The committee also confirmed the minutes of the previous Planning Committee meeting held on 12 August 2026.