Land Bounded by Hoad Way and M4 and High Street Theale Reading Data via plota.co.uk

26/01834/NONMAT - Non-Material Amendment Approved

Proposal

Application for a Non-Material Amendment Following a Grant of Planning Permission allowed on appeal : Full planning application for the construction of 2 employment units for flexible uses within Class E (light industrial), B2 and/or B8 of the Use Classes Order (including ancillary office provision) with associated enabling works, access from Hoad Way, parking and landscaping. Amendments: Consolidate units; Alterations to service yard and building elevations; Provision of fences Data via plota.co.uk

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View original council record ↗Last checked 28 Oct 2026, 03:09

Street View

Application progress

✓

Received

21 Aug 2026

✓

Approved

25 Sept 2026

Approved on 25 Sept 2026 · Delegated Decision · Last checked 25 Sept 2026

Documents 8

Associated applications 13

Part of

Full24 Jan 2024council archive

Conditions 9, 10, 19 discharged
- AmendmentApplication for a Non-Material Amendment Following a Grant of Planning Permission allowed…This application21 Aug 202626/01834/NONMAT
- Show 11 more · 11 approved
  - ConditionsApplication for Approval of Details Reserved by Condition 19 (SuDS) of planning permission…29 Jul 202626/01654/COND
  - Planning obligationEmployment Skills Plan pursuant to Schedule 2 of the Section 106, granted at appeal APP/.20 Apr 202626/00879/S106
  - ConditionsApproval of details reserved by Condition (27) Lighting (allowed on appeal APP/)11 Feb 202626/00231/COND
  - ConditionsApproval of details reserved by Condition (18) Acoustic Fence (allowed on appeal APP/)9 Feb 202626/00189/COND
  - ConditionsApproval of details reserved by Condition (4) CMS (allowed on appeal APP/)4 Feb 202626/00185/COND
  - ConditionsApproval of details reserved by Condition (3) WSI (allowed on appeal APP/)3 Feb 202626/00228/COND
  - ConditionsApproval of details reserved by Condition (11) Net Zero Regulated Energy (allowed on appeal…3 Feb 202626/00230/COND
  - ConditionsApproval of details reserved by Condition (6) Materials Management Plan (allowed on appeal APP/)3 Feb 202626/00229/COND
  - ConditionsApproval of details reserved by Condition (5) CTMP (allowed on appeal APP/)29 Jan 202626/00186/COND
  - ConditionsApplication for approval of details reserved by condition 9 (LEMP) / appeal reference: APP/19 Jan 202626/00113/COND
  - ConditionsApplication for approval of details reserved by condition 10 (Soft Landscaping Scheme) /…19 Jan 202626/00111/COND

Site constraints 6

Flood zone 2, rivers and sea

Medium chance: between a 1 in 100 and 1 in 1,000 annual chance from rivers, or 1 in 200 to 1 in 1,000 from the sea. Any development here needs a flood risk assessment. Defences are not counted.

The Environment Agency flood map for planning. Homes in zone 3 must also pass the sequential test. Surface water flooding is a separate map.

Flood map ↗

Agricultural land, grade 3b, surveyed

Not best and most versatile land (grades 1, 2 and 3a). Source: Natural England's post-1988 ALC field survey (Reading). Natural England's Provisional ALC map (1:250,000, 1970s) agrees.

Where development of farmland is needed, policy prefers poorer land over the best and most versatile (grades 1, 2 and 3a). Three sources: Natural England's post-1988 field surveys, which are definitive where they exist; the Defra predictive map for England (2025) and the Welsh Government predictive map, modelled from the soil map with 3a and 3b split; and the 1970s provisional map, which planners and other services still show, coarser and with grade 3 undivided. Where the provisional and predicted grades disagree, treat the predicted grade as the current estimate and expect an application to carry its own survey.

Survey report ↗

National infrastructure project 159 m away: M4 Junctions 3 to 12 Smart Motorway

The site is 159 m from the project boundary. Highway, decided. The project page says whether consent was granted.

Nationally significant infrastructure projects (power stations, electricity lines, pipelines, major roads and railways, harbours, airports and reservoirs) are consented by a Secretary of State under the Planning Act 2008, after an examination by the Planning Inspectorate, rather than by the council. The boundary is the one the Inspectorate consults on and can change as the scheme does. Projects are shown within 2 km of the site.

Planning Inspectorate project page ↗

Habitat network: Network Expansion Zone

Where habitat is joined up enough to work as a network. Context, not a constraint on its own.

Also on the record

National landscape 181 m away: North Wessex Downs; Radon affected area, class 2.

Not affected

Not green belt · No listed building at the site · No scheduled monument at the site

Checked on 6 October 2026. Historic England, the Environment Agency, Natural England, the Planning Inspectorate, 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: West Berkshire
Application type: Non-Material Amendment
Received: 21 Aug 2026
Validated: 21 Aug 2026
Ward: Theale
Parish: Theale Parish Council
Case officer: Show
Target decision: 25 Sept 2026
Decision: Approval
Decision date: 25 Sept 2026
Decision level: Delegated Decision
Applicant: Show
Agent: Turley

Public comments

No public comments yet.

Last counted 25 Sept 2026

Read the comments on the council site ↗

Consultation & key dates

Statutory expiry: 18 Sept 2026
Env. assessment: No

West Berkshire

Planning Authority Score

3.9/10

Below average

#202 of 296 councils

Relevant to this application:

Householder decisions

West Berkshire is slower than most councils at deciding householder applications, ranking #199 out of 296. Householder applications are slightly more likely to be approved here (93%) than the national average (90%).

Slower than most councils

for householder decisions

These figures are council-wide context, not a prediction for this application. View full council performance

West Berkshire decision statistics

Based on MHCLG data, the year to March 2026

90%

Overall approval rate

Above avg (87%) #122 of 296

93%

Householder approved

Above avg (90%) #142 of 296

57%

Decided in 8 weeks

Below avg (63%) #199 of 296

46%

Extended time limit

Above avg (41%) #203 of 296

55%

Minor dwellings approved

65 decided (1-9 homes)

96%

Major dwellings approved

25 decided (10+ homes)

77%

Change of use approved

57 decided

1,045

Total decisions

108 refused in the year to March 2026

Land Bounded by Hoad Way and M4 and High Street Theale Reading Data via plota.co.uk

Proposal

Application progress

Documents 8

Decision & officer reports 2

Plans & drawings 3

Application forms 1

Consultation & comments 1

Other documents 1