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Upper Farm Cottage Ginge Wantage OX12 8QT

P25/V1943/FULOther (Full Application)Refused
Full

Refused on 8 January 2026

Council decision: Refusal of Planning Permission1 reason 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

New residential driveway to Upper Farm Cottage, with associated works, including material change of use of land (amended and additional information received 18 November 2025 and 05 January 2026) (PART-RETROSPECTIVE)

Received
8 September 2025
  1. Received8 Sep
  2. Validated8 Sep
  3. Consult.23 Oct
  4. Target9 Jan
  5. Decided8 Jan

Decided in 122 days (council typically 56)

About this application

This is a full planning application for a change of use at Upper Farm Cottage Ginge Wantage OX12 8QT. Vale of White Horse has handled 3,451 applications of this type. This one was decided in 122 days, 9 weeks longer than Vale of White Horse's typical decision time. The site is in 1 listed building nearby. There have been 2 other applications at this address. We hold 2,597 applications in total for the OX12 postcode area.

95% of full applications at Vale of White Horse 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. In the opinion of the Local Planning Authority, the development, as constructed and as proposed, by way of its disproportionate scale, incongruous hard- engineered appearance and stark positioning would unacceptably harm the open, verdant character and appearance of this rural area and would fail to conserve and enhance the natural quality, landscape and scenic beauty of the North Wessex Downs National Landscape. The development is considered contrary to Core Policies CP37 and CP44 of the Local Plan 2031, Part 1, guidance held within the Emerging Joint Local Plan 2041 Landscape Strategy, paragraphs 187 and 198 of the National Planning Policy Framework, and principles held within the North Wessex Downs National Landscape Management Plan 2025-2030. NB: The development is hereby refused in accordance with the following drawing numbers and supporting documents: - Application Form, Rev A P25/V1943/FUL - Location Plan drwgno 287-LOC3 - Block Plan Existing drwgno 287-P7 - Block Plan Proposed drwgno 287-P8 B - Proposed Driveway Gradient and Visibility Splays drwgno 287-P9 B - Topographic Survey drwgno SS01 - Planning Statement (by Pyne Planning Ltd, dated September 2025) - Cover Letter (dated 12 November 2025) In accordance with the National Planning Policy Framework the Council takes a

From the council's decision notice.

Application details

Postcode
OX12 8QT
Application type
Other (Full Application)
Scale / size
Medium

Planning application dates

Date validated
8 September 2025
Consultation expiry
23 October 2025
Consultation start
19 September 2025
Consultation end
23 October 2025
Target decision date
9 January 2026

Planning decision

Statutory period
123 days

Appeal

Appeal status
No appeal lodged.

Appeal history

6005309
Dismissed
Type: Planning AppealProcedure: Written RepresentationsDecision: 30 June 2026Dev Type: Other minor developmentsReason: refused

Additional information

Documents
18

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

Designations that overlap or adjoin the site outline.

  • National Landscape (AONB): North Wessex Downs
  • Flood zone 1: Low probability (rivers and sea)

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

Also checked, none recorded (21)

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, 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: Vale of White Horse

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