Explained: Wokingham's Borough Council's local plan

The local plan, which sets out how housing will be delivered in the borough, has been a consistent issue for the authority - and a constant source of conflict between parties in the chamber.

Ahead of the full council meeting on Thursday, September 19, we have broken down everything you need to know about the local plan and what it means for the Wokingham Borough if approved.

What is a local plan?

A local plan is a key document which identify which areas in a borough are the most appropriate places for development, with regard to future planning applications.

The last local plan adopted in 2014 governs how development will take place in the borough until 2026.

The new draft plan sets out all aspects of how the council will develop to meet residents needs until 2040.

Where housing is and isn’t allowed, as well as the type of housing, is set out, as well as what is needed with it – such as new schools and employment opportunities.

What is in Wokingham’s draft local plan?

The new local plan proposes to provide the majority of housing in large scale strategic developments.

In this way, the council says it can provide more affordable housing and infrastructure, such as ‘high-quality schools, roads, parks, community buildings and more’, payed for by developers.

The largest proposal is for a huge 3,900 home development on Hall Farm, located between Shinfield, Sindlesham and Arborfield. This has been reduced from 4,500 homes.

Along with the homes amenities including primary and secondary schools, a country park and new bridge over the M4 could be built.

It is close to Thames Valley Science Park, which provides employment, and has sustainable transport links, according to the plan.

Two existing major developments, including Arborfield Garrison and South Wokingham Strategic Development, are being proposed to expand even further.

An additional 900 homes are being proposed for the Arborfield Garrison development, which currently has plans for 3,500. It will become a new village including schools and sports pitches, a district centre, restaurants, cafes and children’s play areas.

The South Wokingham plan is an urban extension of the town, situated near Waterloo crescent and the railway track. The plan indicates an addition of 1,100 houses to the existing plans for 2,500, raising the number delivered to a total of 3,600.

All three would be made up of 40 per cent affordable housing - up from previous targets of 35 per cent.

The sites no longer proposed for allocation of homes include the former M&S and library in Wokingham Town centre, Molly Millars Business Park, Rooks Nest Farm in Finchampstead and land northwest of Hogmoor Lane, Hurst.

Outside of the strategic development locations, new sites proposed include High Barn Farm in Barkham, land south of London Road in Bracknell, and Wokingham Borough Council offices.

Along with housing, the plan improves protection of green spaces by designating more than 100 ‘local green spaces’.

It sets out aims for residential and commercial developments to be zero-carbon where viable. As well as this, a strategy to reduce reliance on cars and make active travel easier is set out.

Why is it such a divisive issue in Wokingham?

The local plan has been a hot topic for debate – and often clashes – between the Conservatives and Liberal Democrats.

The Liberal Democrats, since taking over the council in 2022, decided to review a draft plan it inherited from the Conservatives, who led the council before.

The Conservatives have frequently criticised the Lib Dems for failing to produce a local plan, as without one it would ‘tilt’ the balance for developments to be approved more easily.

This is a planning principle applied in cases without a local plan that favours granting planning permission, unless adverse impacts significantly outweigh the benefits.

During the general election campaign, Tory candidate Lucy Demery accused the Lib Dems of withholding the local plan as it could affect her rival Clive Jones’ chances.

Mr Jones, who ran the council when the Lib Dems took over, was also criticised for ‘u-turning’ on his opposition to Hall Farm.

Council leader and executive member for housing, partnerships and the local plan Stephen Conway said at a recent full council meeting that his party wanted to see where they could ‘manoeuvre’ on what had already been decided.

This was limited, according to Cllr Conway, while leader of the Conservatives Councillor Pauline Jorgensen claimed that it ‘is possible, although difficult, to take sites in and out of the local plan’.

Upon the publishing of the draft plan, conservative member Charles Margetts has criticised the inclusion of the Hall Farm plans.

What happens next?

Councillor Stephen Conway has asked councillors to vote to approve the draft local plan.

This is especially important given the higher housing targets proposed for Wokingham by the new Labour government – which would demand 1,308 to be built per year.

Councillor Conway has argued that by pushing through this local plan, the authority would have ‘time and space to plan for any changes in national planning policy’.

If it does get approval, it will go to a ‘Regulation 19’ consultation which will run for six weeks. Residents are invited to take part, but will be able to comment on limited matters, like whether the correct legal procedures have been followed in preparing the plan.

Previous consultations from 2021 and 2022 were used to produce the content and policies proposed in the local plan – this cannot be commented on by residents now.

After this, it will go to an independent planning inspector, who will consider all feedback before deciding whether the council can formally adopt it.

Once adopted, it will play a crucial role in planning decisions.

The full draft local plan can be read on Wokingham Borough Council's website.