2 Oliver Road Oxford Oxfordshire OX4 2JE

1. 1.The proposed development, by virtue of its design, including height, excessive depth, shallow-pitched roof, large area of blank wall and materials, would form an incongruous and overly dominant addition that fails to respect the character and appearance of the host dwelling. Its scale, design, materials and substantial rear projection would appear out of keeping with the established pattern of development along Oliver Road and due to the site's position and visibility from the public realm, the proposal would harm the character and appearance of the dwelling, streetscene and wider area and as such does not constitute high quality design and would therefore be contrary to the design objectives of Policy DH1 and RE2 of the Oxford Local Plan and the NPPF.
2. 2.The two storey extension due to its height, depth and proximity to the shared boundary with 77a Wilkins Road, results in a development that would have an overbearing and enclosing effect upon the neighbouring occupier and would detrimentally impact upon outlook from the ground floor habitable room and private amenity space of 77a Wilkins Road. The proposal would have an unacceptable impact on neighbouring amenity and as such is considered contrary to Policies H14 and RE7 of the Oxford Local Plan and the NPPF.
3. 3.In the absence of a bat emergence survey, it has not been demonstrated that the proposals would not harm protected species and as such the proposal fails to accord with Policy G2 of the Oxford Local Plan 2036 and the Wildlife and Countryside Act 1981 and The Conservation of Habitats and Species Regulations 2017. PLEASE NOTE All local plan policies and proposals which are relevant to this decision are specified in the list below which forms part of this decision notice. However, in circumstances whereby this notice relates to a refusal of planning permission, the particular policies and proposals in each local plan which form the basis for the Council’s refusal to grant planning permission are referred to in the reasons for refusal set out above. S1 - Oxford Local Plan 2036 S1- Presumption in favour of sustainable development DH1 - Oxford Local Plan 2036 DH1 - High quality design and placemaking H14 - Oxford Local Plan 2036 H14 - Privacy, daylight and sunlight RE4 - Oxford Local Plan 2036 RE4 - Sustainable and foul drainage, surface and groundwater flow RE7 - Oxford Local Plan 2036 RE7 - Managing the impact of development G2 - Oxford Local Plan 2036 G2 - Protection of biodiversity and geo-diversity David Butler

From the council's decision notice.

Postcode

OX4 2JE

Date validated

12 February 2026