138-141, 142-143 & 144 Friar Street, Reading, RG1 1EX Data via plota.co.uk

PL/26/1121 - Full planning permission Under Consultation
Commercial & major worksDemolitionNew homesCommercial premises

Proposal

Phased redevelopment of the site involving the demolition of No’s 138-141 & 142-143 Friar Street, partial demolition of No. 144 Friar Street and erection of a basement, 6-storey and rooftop plant building for purpose-built shared living accommodation (co-living) (Sui Generis), together with the partial retention of No. 144 Friar Street for flexible Class E(a)-E(e) uses. Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
20 Aug 2026
✓
Validated
7 Sept 2026
Decision
Expected by 7 Dec 2026

Under consideration

No decision has been issued yet. Plota predicts a decision around 3 Nov 2026, from Reading's recent demolitions.

The consultation period closed on 30 Sept 2026.

Documents 89

Statements & assessments 20

PDF GS Ecology consultation response Consultee comments · 29 Sept 2026 View ↗ PDF Exec Summary - Financial Viability Assessment Report Other documentation submitted with application · 7 Sept 2026 View ↗ PDF P21109-FCH-XX-XX-RG-A-0001-P11-Design and Access Statement Design and Access Statement · 7 Sept 2026 View ↗ PDF REDACTED Financial Viability Assessment Report - August 2026 Other documentation submitted with application · 7 Sept 2026 View ↗ PDF Preliminary Ecological Appraisal jba 26 143 eco01 pea_rev b.pdf PDF · 20 Aug 2026 View ↗ PDF planning statement. 138 - 144 friar street.pdf PDF · 20 Aug 2026 View ↗ PDF Whole Life Carbon Assessment PDF · 20 Aug 2026 View ↗ PDF Drainage & Flood Risk Report PDF · 20 Aug 2026 View ↗ PDF Heritage Statement PDF · 20 Aug 2026 View ↗ PDF Air Quality Assessment PDF · 20 Aug 2026 View ↗ PDF Utilities statement PDF · 20 Aug 2026 View ↗ PDF Economic Benefits Statement PDF · 20 Aug 2026 View ↗ PDF Energy assessment_july2026_v1.pdf PDF · 20 Aug 2026 View ↗ PDF Fire Statement PDF · 20 Aug 2026 View ↗ PDF Transport Statement 260814 j329308 ts v1.4.pdf PDF · 20 Aug 2026 View ↗ PDF Overheating Risk Assessment PDF · 20 Aug 2026 View ↗ PDF Retail Statement - july 2026.pdf PDF · 20 Aug 2026 View ↗ PDF Energy and Sustainability Report PDF · 20 Aug 2026 View ↗
PDF Commenter’s name hidden Show PDF · 20 Aug 2026 View ↗
PDF Noise Impact Assessment 260727.26241.nia.rev2 PDF · 20 Aug 2026 View ↗

Plans & drawings 53

PDF P21109-FCH-BB-XX-DR-A-1153-P02-Existing Section C-C Existing Sections · 9 Sept 2026 View ↗ PDF P21109-FCH-BA-XX-DR-A-1504-P03-Proposed General Arrangement - Section DD Sections · 7 Sept 2026 View ↗ PDF P21109-FCH-BB-02-DR-A-1104-P07-Existing Second Floor Plan Existing Plans · 7 Sept 2026 View ↗ PDF P21109-FCH-XX-XX-DR-A-1700-P06-Proposed Phasing Plan Plan · 7 Sept 2026 View ↗ PDF P21109-FCH-BB-03-DR-A-1106-P06-Existing Third Floor Plan Existing Plans · 7 Sept 2026 View ↗ PDF P21109-FCH-BB-02-DR-A-1352-P03-Demolition - Second Floor Plan Plans · 7 Sept 2026 View ↗ PDF P21109-FCH-XX-XX-DR-A-1402-P16-Proposed Courtyard Elevation Elevations · 7 Sept 2026 View ↗ PDF P21109-FCH-XX-XX-DR-A-1403-P16-Proposed Rear Elevation Elevations · 7 Sept 2026 View ↗ PDF P21109-FCH-BA-XX-DR-A-1503-P03-Proposed General Arrangement - Section CC Sections · 7 Sept 2026 View ↗ PDF P21109-FCH-XX-RF-DR-A-1307-P08-Roof Plan Plans · 7 Sept 2026 View ↗ PDF P21109-FCH-XX-XX-DR-A-1420-P03-Proposed Street Elevation - Friar Elevations · 7 Sept 2026 View ↗ PDF P21109-FCH-XX-XX-DR-A-1422-P03-General Arrangement - Bay Study Elevations · 7 Sept 2026 View ↗ PDF P21109-FCH-BB-03-DR-A-1353-P03-Demolition - Third Floor Plan Plans · 7 Sept 2026 View ↗ PDF P21109-FCH-XX-XX-DR-A-1401-P17-Proposed Fife Court Elevation Elevations · 7 Sept 2026 View ↗ PDF P21109-FCH-BB-XX-DR-A-1131-P06-Existing West Elevation - Demolit Elevations · 7 Sept 2026 View ↗ PDF P21109-FCH-BB-XX-DR-A-1152-P03-Existing Section BB Existing Sections · 7 Sept 2026 View ↗ PDF P21109-FCH-BA-XX-DR-A-1500-P09-Section AA Sections · 7 Sept 2026 View ↗ PDF P21109-FCH-XX-XX-DR-A-1421-P03-Proposed Street Elevation - Friar Elevations · 7 Sept 2026 View ↗ PDF P21109-FCH-BB-RF-DR-A-1354-P03-Demolition- Roof Plan Plans · 7 Sept 2026 View ↗ PDF P21109-FCH-XX-XX-DR-A-1400-P16-Proposed Friar Street Elevation Elevations · 7 Sept 2026 View ↗
PDF Commenter’s name hidden Show Community infrastructure levy questions · 7 Sept 2026 View ↗
PDF P21109-FCH-XX-RF-DR-A-1306-P19-Proposed Roof Plan Plans · 7 Sept 2026 View ↗ PDF P21109-FCH-BA-XX-DR-A-1502-P09-Section BB Sections · 7 Sept 2026 View ↗ PDF P21109-FCH-XX-B1-DR-A-1399-P16-Proposed Basement Floor Plan Plans · 29 Aug 2026 View ↗ PDF P21109-FCH-XX-XX-DR-A-1140-P01-Existing Street Elevation - Friar Existing Elevations · 29 Aug 2026 View ↗ PDF P21109-FCH-BB-B1-DR-A-1105-P05-Existing Basement Plan Existing Plans · 29 Aug 2026 View ↗ PDF P21109-FCH-XX-00-DR-A-1300-P17-Proposed Ground Floor Plan Plans · 29 Aug 2026 View ↗ PDF P21109-FCH-XX-02-DR-A-1302-P16-Proposed Second Floor Plan Plans · 29 Aug 2026 View ↗ PDF P21109-FCH-BB-RF-DR-A-1107-P03-Existing Roof Plan Existing Plans · 29 Aug 2026 View ↗ PDF P21109-FCH-XX-03-DR-A-1303-P16-Proposed Third Floor Plan Plans · 29 Aug 2026 View ↗ PDF P21109-FCH-XX-01-DR-A-1301-P16-Proposed First Floor Plan Plans · 29 Aug 2026 View ↗ PDF P21109-FCH-BB-00-DR-A-1102-P05-Existing Ground Floor Plan Existing Plans · 29 Aug 2026 View ↗ PDF P21109-FCH-XX-XX-DR-A-1423-P01-Proposed South West Gate Detail Elevations · 29 Aug 2026 View ↗ PDF P21109-FCH-XX-04-DR-A-1304-P16-Proposed Fourth Floor Plan Plans · 29 Aug 2026 View ↗ PDF P21109-FCH-BB-00-DR-A-1350-P01-Demolition - Ground Floor Plan Other documentation submitted with application · 29 Aug 2026 View ↗ PDF P21109-FCH-BB-01-DR-A-1103-P05-Existing First Floor Plan Existing Plans · 29 Aug 2026 View ↗ PDF P21109-FCH-XX-05-DR-A-1305-P16-Proposed Fifth Floor Plan Plans · 29 Aug 2026 View ↗ PDF P21109-FCH-BB-01-DR-A-1351-P01-Demolition - First Floor Plan Other documentation submitted with application · 29 Aug 2026 View ↗ PDF p21109-fch-bb-xx-dr-a-1120-p04-existing north elevation.pdf PDF · 20 Aug 2026 View ↗ PDF p21109-fch-xx-xx-dr-a-1203-p06-site plan - proposal.pdf PDF · 20 Aug 2026 View ↗ PDF Outline Construction Management Plan rev 5 (1).pdf PDF · 20 Aug 2026 View ↗ PDF Delivery and Servicing Plan 260814 j329308 dsp v1.4.pdf PDF · 20 Aug 2026 View ↗ PDF p21109-fch-bb-xx-dr-a-1132-p03-existing west elevation - demolit.pdf PDF · 20 Aug 2026 View ↗ PDF p21109-fch-xx-xx-dr-a-1201-p09-site plan - existing.pdf PDF · 20 Aug 2026 View ↗ PDF Framework Travel Plan 260814 j329308 ftp v1.4.pdf PDF · 20 Aug 2026 View ↗ PDF p21109-fch-bb-xx-dr-a-1123-p03-existing west elevation.pdf PDF · 20 Aug 2026 View ↗ PDF p21109-fch-bb-xx-dr-a-1133-p03-existing east elevation - demolit.pdf PDF · 20 Aug 2026 View ↗ PDF p21109-fch-xx-xx-dr-a-1200-p07-location plan.pdf PDF · 20 Aug 2026 View ↗ PDF p21109-fch-bb-xx-dr-a-1151-p03-existing section a-a.pdf PDF · 20 Aug 2026 View ↗ PDF p21109-fch-bb-xx-dr-a-1121-p04-existing west elevation.pdf PDF · 20 Aug 2026 View ↗ PDF p21109-fch-bb-xx-dr-a-1122-p04-existing south elevation.pdf PDF · 20 Aug 2026 View ↗ PDF p21109-fch-bb-xx-dr-a-1130-p03-existing north elevation- demolit.pdf PDF · 20 Aug 2026 View ↗ PDF Co-Living Operator Management Plan PDF · 20 Aug 2026 View ↗

Consultation & comments 5

PDF Natural Environment Officer comments Consultee comments · 5 Oct 2026 View ↗ PDF Conservation consultation response - PL 26 1121 Consultee comments · 30 Sept 2026 View ↗ PDF Designing Out Crime Officer at Thames Valley Police Consultation Response Consultee comments · 29 Sept 2026 View ↗ PDF Berkshire Archaeology consultation response Consultee comments · 17 Sept 2026 View ↗ PDF NHS Response (Redacted) PDF · 11 Sept 2026 View ↗

Other documents 11

PDF Hours of operation of commercial unit Other documentation submitted with application · 7 Sept 2026 View ↗
PDF Commenter’s name hidden Show Community infrastructure levy questions · 29 Aug 2026 View ↗
PDF Commenter’s name hidden Show Community infrastructure levy questions · 29 Aug 2026 View ↗
PDF Commenter’s name hidden Show Community infrastructure levy questions · 29 Aug 2026 View ↗
PDF Commenter’s name hidden Show Community infrastructure levy questions · 29 Aug 2026 View ↗
PDF Commenter’s name hidden Show Community infrastructure levy questions · 29 Aug 2026 View ↗
PDF Commenter’s name hidden Show Community infrastructure levy questions · 29 Aug 2026 View ↗
PDF ApplicationFormRedacted.pdf PDF · 20 Aug 2026 View ↗ PDF Fire Engineering Review PDF · 20 Aug 2026 View ↗ PDF Heads of Terms – s106 Legal Agreement PDF · 20 Aug 2026 View ↗ PDF Daylight and sunlight report - 31.07.2026.pdf PDF · 20 Aug 2026 View ↗

All documents on the council site ↗

Site constraints 4

Air quality management area: Reading AQMA
The council has declared the area as failing an air quality objective.
Schemes that add traffic, parking or combustion plant are assessed against the area's action plan and may need an air quality assessment.
Council record ↗
17 listed buildings within 150 m of the postcode pin
Nearest: 147, Friar Street, Grade II, about 50 m from the postcode pin · 15 Grade II
The site itself is not listed. Listed building consent is needed for work that affects the special interest of a listed building, inside or out, on top of planning permission. Setting can be a consideration for buildings nearby; there is no fixed radius.
Show all 17 with distances
Historic England ↗
Also on the record
Radon affected area, class 2; Inside the Reading built-up area.
Not affected
Outside flood zones 2 and 3 · Not green belt · No scheduled monument at the site

Checked on 6 October 2026. The pin for this application is the centre of its postcode rather than the building, so distances to nearby designations are measured from the postcode and can be out by the width of the postcode area. Historic England, the Environment Agency, Natural England, the British Geological Survey and UK Health Security Agency (radon, contains BGS materials © UKRI) and council datasets, Open Government Licence. A boundary can run through a site and the council holds the definitive record: confirm with the council before relying on this.

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Important details

Council
Reading
Application type
Full planning permission
Postcode
RG1 1EX
Received
20 Aug 2026
Validated
7 Sept 2026
Ward
Abbey Ward
Target decision
7 Dec 2026
Decision level
Committee
Agent
Daniel Watney Partnership

Decision outlook

Day 51 of the 56-day target. Reading usually decides demolitions by day 57.

Day 516 days to the predicted decision (day 57)
46%decided within 8 weeks
71%approved
35decided in the last year

Plota live figures for demolitions decided by Reading in the last twelve months, from validation. Reading decision record →

Public comments

12comments received
11 neutral1 supporting

8% support · below the UK average of 16%

Last counted 24 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Comments by
30 Sept 2026

Historical activity at this location

25 nearby applications on record - archival context, not part of the live application.

Within ~100m

Nearby activity

2025 Approved
136-137 FRIAR STREET, READING, RG1 1EX
Demolition of existing outbuilding and erection of a single story ground floor rear exten…
PL/25/1645
2025 Refused
8A, QUEEN VICTORIA STREET, READING, RG1 1TG
Proposed replacement sash windows in listed building
PL/25/1449
2025 Approved
50 Broad Street, Reading, RG1 2AA
Conversion of first and second floors from Retail (Class E) to 6 Flats (Class C3) and int…
PL/25/1186
2025 Refused
STREET OUTSIDE NOVOTEL READING CENTRE, 25B FRIAR STREET, READING, RG1 1DP
Proposed installation of 1no. new BT Street Hub, incorporating 2no. digital 75" LCD adver…
PL/25/1400
2025 Approved
25A FRIARS STREET,, READING, BERKS, RG1 1DP
REG 5 NOTIFICATION UNDER THE ELECTRONIC COMMUNICATIONS CODE (CONDITIONS AND RESTRICTIONS)…
PL/25/1322
2025 Approved
50 BROAD STREET, READING, RG1 2AA
Alterations to external elevations
PL/25/1039
2024 Approved
28-30 Queen Victoria Street Reading RG1 1TG
Proposed conversion the existing unused First, Second & Third Floors Offices from Class E…
240876
2024 Approved
28-30 Queen Victoria Street Reading RG1 1TG
Proposed conversion the existing unused First, Second & Third Floors Offices from Class E…
PL/24/0876
2025 Approved
132 & 133 FRIAR STREET, READING, RG1 1EX
Replacement of existing Crittall windows with aluminium framed glazing in the same style…
PL/25/0322
2023 Approved
13-15 Station Road Reading RG1 1LG
Change of use from office (Class E) to 7 residential units (Class C3) at part-basement fl…
PL/23/0202
2023 Approved
13-15 Station Road Reading RG1 1LG
Various internal and external works associated with the change of use from office (Class…
PL/23/0203
2024 Approved
Station Hill Reading Friars Walk, Friars Walk, Reading, RG1 1DX
Installation of Four Art Works across Station Hill including, Mosaic Mural at Station Und…
PL/24/1234
2024 Approved
133 FRIAR STREET, READING, RG1 1EX
Revise the shopfront of the unit, by adding an additional exit door, for Building Regulat…
PL/24/1071
2024
28-30 QUEEN VICTORIA STREET, READING, RG1 1TG
Creation of 3No Apartments at The First, Second & Third Floors, No alteration to the exte…
PL/24/1382
2024 Refused
PAVEMENT OUTSIDE 29 FRIAR STREET, READING, RG1 1DP
Installation of a modern, multifunction Hub unit featuring an integral advertisement disp…
PL/24/1045
2024 Refused
PAVEMENT OUTSIDE 29 FRIAR STREET, READING, RG1 1DP
Installation of a modern, multifunction Hub unit featuring an integral advertisement disp…
PL/24/1041
2024 Approved
IBIS HOTEL 25A FRIARS STREET, READING, BERKSHIRE RG1 1DP
The replacement and installation of 21 No. RRU’s (Remote radio Units) and ancillary devel…
PL/24/1147
2024 Approved
The Royal Bank Of Scotland Plc 17-27 Station Road Reading RG1 1LG
1 no. facia, 2 no. projecting signs, and 1 no. ATM surround sign
240763
2024 Approved
The Royal Bank Of Scotland Plc 17-27 Station Road Reading RG1 1LG
Insertion of new double swing doors, an Automatic Teller Machine (ATM), and 2 new anti-ra…
240762
2024 Approved
The Royal Bank Of Scotland Plc 17-27 Station Road Reading RG1 1LG
Insertion of new double swing doors, an Automatic Teller Machine (ATM), and 2 new anti-ra…
PL/24/0762
2020 Approved
1 Station Road Reading RG1 1LG
Change of use of the ground floor and part of lower ground floor from A2 financial and pr…
PL/20/0845
2020 Approved
133 Friar Street Reading RG1 1EX
Display of 1 non-illuminated fascia sign on Friar Street elevation
201046
2020 Approved
133 Friar Street Reading RG1 1EX
Change of Use A1 (Retail) to Sui-Generis (Tattoo Studio)
201045
2020 Approved
133 Friar Street Reading RG1 1EX
Change of Use A1 (Retail) to Sui-Generis (Tattoo Studio)
PL/20/1045
2020 Approved
133 Friar Street Reading RG1 1EX
Display of 1 non-illuminated fascia sign on Friar Street elevation
PL/20/1046
Reading
Planning Authority Score
2.4/10
Poor
#258 of 296 councils
Relevant to this application:
Householder decisions

Reading is one of the slowest councils in England for householder decisions, ranking #274 out of 296. 52% of applications have the time limit extended, above the 41% national average. Householder applications are slightly more likely to be approved here (92%) than the national average (90%).

Among the slowest councils in England
for householder decisions
These figures are council-wide context, not a prediction for this application. View full council performance
Reading decision statistics
Based on MHCLG data, the year to March 2026
84%
Overall approval rate
Below avg (87%) #226 of 296
92%
Householder approved
Above avg (90%) #163 of 296
37%
Decided in 8 weeks
Below avg (63%) #274 of 296
52%
Extended time limit
Above avg (41%) #236 of 296
67%
Minor dwellings approved
67 decided (1-9 homes)
67%
Major dwellings approved
6 decided (10+ homes)
84%
Change of use approved
44 decided
643
Total decisions
103 refused in the year to March 2026
Source: MHCLG planning statistics · See full council rankings