Bridge End House High Street Dorchester-on-Thames OX10 7JT

P25/S3462/LBOther (Listed Bldg. Consent)Refused

Listed building consent

Refused on 12 December 2025

Council decision: Refusal of Listed Building Consent2 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

Internal removal of a stud wall. Removal of an ensuite bathroom to enlarge a bedroom. Installation of a new bath. Opening a new doorway between two bedrooms.

Received: 1 November 2025
Council: South Oxfordshire District Council

ReceivedReceived1 Nov
ValidatedValidated11 Nov
Consult.Consultation10 Dec
TargetTarget Date6 Jan
DecidedDecided12 Dec

Decided in 31 days (council typically 56)

About this application

This is a heritage application at Bridge End House High Street Dorchester-on-Thames OX10 7JT. South Oxfordshire has handled 815 applications of this type. This one was decided in 41 days, 2 weeks quicker than South Oxfordshire's typical decision time. The site is in the Dorchester conservation area, with 14 listed buildings nearby. There are no previous applications recorded at this address. We hold 1,077 applications in total for the OX10 postcode area.

94% of heritage 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

The proposal involves the removal of internal stud walls to remove an ensuite bathroom in bedroom 1 and open up a doorway between bedrooms 1 and 2. The plan form of this building is of significance and the list description makes reference to the fact that the eastern bedroom has a walk in closet and ensuite bathroom. The proposed works would erode the plan form of the building and result in the loss of original fabric which would harm the 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 works are contrary to section 16 of the Planning (Listed Buildings and Conservation Areas) Act 1990, section 16 of the NPPF, policies ENV6 and ENV7 of the adopted South Oxfordshire Local Plan 2035 and Policy DoT 1 of the Dorchester on Thames Neighbourhood Plan Review.
The application lacks an adequate description of the significance of the heritage asset and does not provide an understanding of the potential impact of the P25/S3462/LB proposal on the significance of the heritage asset contrary to the requirements of paragraph 207 of the NPPF and Policy ENV6 of the South Oxfordshire Local Plan 2035. NB: Dorchester on Thames Neighbourhood Plan Policies (DOTNP): DoT 1 - Historic environment In accordance with the National Planning Policy Framework the Council takes a

From the council's decision notice.

Application details

Postcode: OX10 7JT
Application type: Other (Listed Bldg. Consent)
Scale / size: Small

Planning application dates

Date validated: 11 November 2025
Consultation expiry: 10 December 2025
Consultation start: 13 November 2025
Consultation end: 10 December 2025
Target decision date: 6 January 2026

Planning decision

Statutory period: 56 days

Appeal

Appeal status: No appeal lodged.

Additional information

Documents: 9

Site constraints

Checking the site

2/3

Council recordsAppealsFlood risk

Designations that overlap or adjoin the site outline.

Flood zone 3: High probability (rivers and sea)Part of the site
Conservation area: Dorchester Conservation Area
Listed building: Grade II: Bridge End HouseOn this site · +2 more
Green belt: South Oxfordshire

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 (19)

flood storage areas, 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

© 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.

Source: South Oxfordshire

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