Piccadilly Cottage Ascott OX44 7UJ

1. 1.The site lies in the countryside on the edge of the hamlet of Ascott. Ascott is not identified as an appropriate location for any new residential development in the Development Plan, and new housing is not appropriate other than for the specific needs of agriculture or enhancements of the environment. The proposal does not represent 'infill' development as defined in the development plan and would have poor access to the services and facilities of the nearest villages of Stadhampton and Chalgrove. Whilst the site is on a bus route, the bus service and length of journeys means that the proposal would rely heavily on private car journeys and does not promote the use of sustainable modes of transport. A new dwelling in this location would undermine the spatial strategy for sustainable rural housing growth, contrary to policies STRAT1, H1 and TRANS2 of the South Oxfordshire Local Plan 2035.
2. 2.The application site lies within the grounds of Ascott Park, a Grade II Registered Park and Garden (RPG) and within the curtilage of Piccadilly P25/S3148/FUL Cottage, the former garden pavilion to the park. Piccadilly Cottage is situated to the east of the main approach to the RPG and is visible from the road serving as an indicator of the important designed landscape beyond. Together with the remaining garden buildings and features, the pavilion contributes to the significance of the RPG, serving as evidence of the former designed landscape. Introducing a structure that is a notable separate dwelling of the scale and mass proposed would disconnect the pavilion from the wider landscape. In addition, having regard to the scale, mass and design of the proposed building the legibility of the pavilion's former use and its relationship to the wider landscape will be unacceptably harmed affecting the pavilions significance and that of the RPG and Piccadilly Cottage within it. There is no clear and convincing justification for the proposal and no overriding public benefits that would justify the harm contrary to paragraphs 210, 212, 213, 214 of the NPPF. In addition, the development is contrary to the Planning (Listed Buildings and Conservation Areas) Act 1990, section 16 of the NPPF and policies ENV1, ENV6, ENV7 and ENV10 of the adopted South Oxfordshire Local Plan 2035. .
3. 3.The application site lies within the curtilage of Piccadilly Cottage, a Grade II listed building. It was built as a stone garden pavilion in the C17 and features a pyramidal, plain tile roof and large, stone, mullioned windows to the first floor. The pavilion was extended in the C19 and C20 to form a dwelling, however, the legibility of the original pavilion remains with the later extensions being modest in scale and sympathetic in design and materiality. The existing outbuildings to the southwest of Piccadilly Cottage are ancillary in style and subservient in scale and massing, allowing for the primacy of the pavilion to remain legible. The proposal to replace the outbuildings with a much larger structure, introduce materials and a design that are not sympathetic to the character of the main building and subdivide the curtilage would create a building that is at odds with its immediate and wider context and would be harmful to the character, setting, significance and special interest of the listed building. It is considered that there are no overriding public benefits that would justify the harm contrary to paragraph 214 of the NPPF. In addition, the development is contrary to the Planning (Listed Buildings and Conservation Areas) Act 1990, section 16 of the NPPF and policies ENV6 and ENV7 of the adopted South Oxfordshire Local Plan 2035.
4. 4.The new dwelling is designed as a barn like structure. The barn-like appearance and materials are at odds with the more formal character of the northern part of the parkland setting. Existing agricultural barns and associated buildings are located further south, near Ascott Park Cottage and Ascott Farm, away from the more publicly visible and formally designed parkland. The proposed design is not locally distinctive and does not better reveal the P25/S3148/FUL character of the area or preserve its special interest. The proposal conflicts with Policies ENV1, DES1 and DES2 of the adopted South Oxfordshire Local Plan 2035 and advice in the Joint South and Vale Design Guide.
5. 5.Insufficient information has been submitted to demonstrate that the proposal does not have a detrimental impact on roosting bats contrary to Policy ENV2 of the adopted South Oxfordshire Local Plan, standing advice and paragraph 99 of Circular 06/2005. NB: The development to which this refusal relates is liable to pay the Community Infrastructure Levy (CIL) as set out in the South Oxfordshire Charging Schedule. Please refer to the CIL Regulations 2010 (as amended).

From the council's decision notice.

Postcode

OX44 7UJ

Application type

Minor (Full Application)

Scale / size

Small

Date validated

10 November 2025

Consultation expiry

11 December 2025

Consultation start

13 November 2025

Consultation end

11 December 2025

Target decision date

5 January 2026

Statutory period

56 days

Appeal status

No appeal lodged.

Documents

29