Charleston, Bolney Road, Lower Shiplake, RG9 3NS

1. 1.The proposed development, by reason of its contemporary architectural style and external materials would appear as an incongruous form of development within the prevailing traditional character and built form of the riverside setting. The two-storey elements in close proximity to the northern and southern boundaries would obscure the gaps to the boundaries, resulting in the plot being perceived as a near-continuous built mass across the width of the plot. This would erode the sense of spaciousness that characterises the area and would be contrary to the established pattern of development identified within the character appraisal of the area. Furthermore, the proposed rendered boundary wall on the western frontage would introduce an overly urban and visually prominent frontage treatment that would be at odds with the prevailing boundary treatments along Bolney Road, which are characterised by facing bricks, soft landscaping and a verdant, semi-rural appearance. As such, the proposal would fail to integrate sympathetically with its surroundings and would result in unacceptable harm to the character and appearance of the area, contrary to Policies DES1 and DES2 of the South Oxfordshire Local Plan 2035 and the design objectives of the council’s design guide and Policies SV5, SV10 and SV24 of the Shiplake Village Neighbourhood Plan.
2. 2.The proposed ground-floor deck on the eastern elevation and the first-floor terraces, by reason of their elevated position and proximity to the northern and southern site boundaries, would result in direct overlooking of the private amenity areas of the neighbouring properties, Timbers and Heyeswood House. The Council is not satisfied that the existing boundary vegetation would provide effective or permanent screening of these views. Consequently, the proposal would result in an unacceptable loss of privacy and material harm to the living conditions of the occupiers of these neighbouring properties, contrary to Policy DES6 of the South Oxfordshire Local Plan 2035 and Policy SV24 of the Shiplake Village Neighbourhood Plan.

From the council's decision notice.

Postcode

RG9 3NS

Application type

Householder Application

Scale / size

Medium

Date validated

10 October 2025

Consultation expiry

13 May 2026

Consultation start

20 October 2025

Consultation end

13 May 2026

Target decision date

27 February 2026

Application expires

27 February 2026

Agent

Dames A+P

Statutory period

140 days

Appeal status

No appeal lodged.

Documents

73