13 - 16 Market Place, Reading, RG1 2EG Data via plota.co.uk

PL/26/0652 - Removal/variation of conditions Under Consultation

Proposal

Variation of conditions 2 (approved plans), 5 (obscure glazing) and 29 (refuse and recycling facilities) of planning permission (granted on 05/09/2024 for change of use of upper floors of No’s 13-16 Market Place to 4 residential units and erection of 2-storey extension creating access from No’s 11-12 Market Place. Demolition of existing rear additions and erection of a 4/5-storey building to create 11 residential units accessed from the rear, with Class E use at basement and ground floor and various associated works) to incorporate changes including altered glazing and altered entrance arrangements at rear ground floor level, reconfigured cycle and waste access facilities, an enlarged basement floor level, enlargement of the 2-storey extension creating access from No’s 11-12 Market Place, changes to the proposed building line on the west elevation of the new build at 4th floor and roof level and various other associated alterations. Data via plota.co.uk

View original council record ↗Last checked

Application progress

✓
Received
18 May 2026
✓
Validated
4 Aug 2026
Decision
Expected by 11 Nov 2026

Under consideration

No decision has been issued yet. A decision is expected by 11 Nov 2026.

The consultation period closed on 26 Aug 2026.

Associated applications 2

  • Part of

    FullApprovedcouncil archive

    Conditions 2, 5, 29 variation sought

    • VariationVariation of conditions 2 (approved plans), 5 (obscure glazing) and 29 (refuse and recycling…This applicationPL/26/0652

Site constraints 8

32 listed buildings within 150 m of the postcode pin
Nearest: 13-16 Market Place, Grade II, about 13 m from the postcode pin · 1 Grade I, 2 Grade II*, 25 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 32 with distances
Historic England ↗
Market Place and London Street conservation area
Demolition needs planning permission and permitted development is restricted.
The council must give weight to preserving or enhancing the area's character and appearance. Not every council has published its boundaries as open data.
Council document ↗
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 ↗
Scheduled monument about 89 m away: Reading Abbey: a Cluniac and Benedictine monastery and Civil War earthwork.
Its setting is a consideration for work nearby.
Nationally important archaeology protected by the Secretary of State. Work that affects the monument or its setting is rarely permitted.
Historic England ↗
Registered park or garden about 97 m away: The Forbury Garden
Its setting is a consideration for work nearby.
Registered parks and gardens, battlefields, world heritage sites and protected wrecks are designated heritage assets: harm needs clear and convincing justification.
Historic England ↗
Also on the record
Radon affected area, class 2; Inside the Reading built-up area; Heritage at risk about 89 m away: Remains of Reading Abbey: a Cluniac and Benedictine monastery.
Not affected
Outside flood zones 2 and 3 · Not green belt

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.

Sales history 1

Last sold for £1,162,500 in May 2021. Other property, freehold.

21 May 2021£1,162,500Recorded as a transfer outside a standard sale

Sale prices from HM Land Registry's price paid record, matched to this application by its address.

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Important details

Council
Reading
Application type
Removal/variation of conditions
Postcode
RG1 2EG
Received
18 May 2026
Validated
4 Aug 2026
Ward
Abbey Ward
Target decision
11 Nov 2026
Decision level
Committee
Applicant
Show
Freehold owner
Show

Public comments

2comments received
2 neutral

Last counted 28 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Comments by
26 Aug 2026
Reading
Planning Authority Score
2.4/10
Poor
#258 of 296 councils
Relevant to this application:
Change of use

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

Sale prices: Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0.

Freehold owner: Information produced by HM Land Registry. © Crown copyright 2026. Source: HM Land Registry, UK and overseas companies that own property in England and Wales, September 2026 release.