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Land north of New Road, Lower Shiplake

P25/S0195/OOutline Planning ApplicationRefused
Outline / PiP

Refused on 8 October 2025

Council decision: Refusal of Planning PermissionPlanning committee3 reasons for refusal

Approximate site (title boundary)
Boundary © HM Land Registry, © Ordnance Survey · details

This information is subject to Crown copyright and database rights 2026 and is reproduced with the permission of HM Land Registry. The polygons (including the associated geometry, namely x, y co-ordinates) are subject to Crown copyright and database rights 2026 Ordnance Survey AC0000851063. Conditions of use.

Proposal

Erection of 25 dwellings with associated accesses and works to new road, landscaping and parking (all matters reserved except for access). (As amended by information received 18 June and 09 July 2025).

Received
20 January 2025
Decision level
Planning committee
Agent
Woolf Bond Planning Ltd
  1. Received20 Jan
  2. Validated3 Feb
  3. Consult.14 Mar
  4. Target5 May
  5. Decided8 Oct

Decided in 247 days (council typically 56)

About this application

This is an outline application for a new dwelling at Land north of New Road, Lower Shiplake. South Oxfordshire has handled 540 applications of this type. This one was decided in 261 days, 29 weeks longer than South Oxfordshire's typical decision time. There are no previous applications recorded at this address.

84% of outline applications at South Oxfordshire District Council were approved. Across all application types, the council typically decides in about 8 weeks (median).

Based on decided applications received in the last 3 years.Planning something similar? See what gets approved on your street

Why it was refused

  1. The proposed development would be contrary to policies STRAT1, H8 and H16 of the South Oxfordshire Local Plan 2035 and Shiplake Neighbourhood Plan policies SV1 and SV2 as it is not infill development and it is not located within the settlement of Shiplake or the built-up area defined in the neighbourhood plan. The proposed development would be in conflict with the core objective and policies of the neighbourhood plan to conserve and enhance the essential rural character of the parish, which is contrary to paragraph 14 of the National Planning Policy Framework. The site is not considered a sustainable location in relation to transport and infrastructure, contrary to Local Plan policy TRANS5.
  2. In the absence of a completed Section 106 legal agreement, the proposal fails to secure affordable housing and infrastructure to meet the needs of the development. As such, the development would be contrary to policies H9, H11, INF1 and CF5 of the South Oxfordshire Local Plan 2035 and the National P25/S0195/O Planning Policy Framework.
  3. In the absence of a completed Section 106 agreement the proposal fails to secure significant on-site enhancements required to deliver, manage and monitor an on-site biodiversity net gain of 10% or more. As such the development is contrary to policy ENV3 of the South Oxfordshire Local Plan 2035 and the National Planning Policy Framework.

From the council's decision notice.

Application details

Application type
Outline Planning Application
Scale / size
Large
Number of dwellings
25

Planning application dates

Date validated
3 February 2025
Consultation expiry
14 March 2025
Consultation start
12 February 2025
Consultation end
14 March 2025
Target decision date
5 May 2025
Decision issued
13 October 2025
Application expires
13 October 2025

Applicant and agent

Agent
Woolf Bond Planning Ltd

Planning decision

Statutory period
252 days

Appeal

Appeal status
No appeal lodged.
Appeal result
Dismissed (Refusal)
Appeal decision date
9 April 2026

Appeal history

6003006
Dismissed
Type: Planning AppealProcedure: HearingDecision: 9 April 2026Dev Type: Major dwellingsReason: refused

Additional information

Documents
246

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

Designations that overlap or adjoin the site outline.

  • Flood zone 1: Low probability (rivers and sea)

Not published by this council, so not checked: Article 4 directions. Ask the council if these matter.

Possibly incomplete for this council: tree preservation orders.

Also checked, none recorded (22)

flood storage areas, conservation areas, listed buildings, green belt, scheduled monuments, World Heritage Sites, World Heritage Site buffer zones, registered parks and gardens, registered battlefields, Heritage at Risk entries, nutrient neutrality catchments, national parks, National Landscapes, SSSIs, Special Areas of Conservation, Special Protection Areas, Ramsar sites, ancient woodland, national nature reserves, local nature reserves, heritage coasts and brownfield registers.

A guide only, from official open data; it is not a planning search. Flood zones cover rivers and sea, not surface water.

Data © Crown copyright and others · sources and licences

Contains public sector information from planning.data.gov.uk (MHCLG and local planning authorities), licensed under the Open Government Licence v3.0. © Crown copyright and database right 2026.

© Historic England 2026. Contains Ordnance Survey data © Crown copyright and database right 2026. The Historic England GIS Data contained in this material was obtained on 2026-11-03. The most publicly available up to date Historic England GIS Data can be obtained from HistoricEngland.org.uk.

© Natural England copyright. Contains Ordnance Survey data © Crown copyright and database right 2026.

© Environment Agency copyright and/or database right 2026. All rights reserved. Flood Map for Planning, Open Government Licence v3.0.

Contains Ordnance Survey data © Crown copyright and database right 2026.

Source: Office for National Statistics licensed under the Open Government Licence v.3.0. Contains OS data © Crown copyright and database right 2026.

Source: South Oxfordshire

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