Planning Application Details

P25/S0195/OApplication Type: Outline (Show Map - opens in new window)
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 Completed stage
 
 Current stage
 
 Next stage
Application registered
Consultation period
Application under consideration
Decision made
Description
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).
Location
Land north of New Road Lower Shiplake
Grid Reference
477075/179181
Applicant
Mr L Wilson
c/o Agent
The Mitfords, Basingstoke Road
Three Mile Cross
Reading
RG7 1AT
Agent
Woolf Bond Planning Ltd
The Mitfords
Basingstoke Road
Three Mile Cross
Reading
RG7 1AT
Case Officer
Phil Moule
Telephone: 01235 422600
Email: planning@southoxon.gov.uk
View officers committee report (08/10/2025) here
Consultation / Notification
No further Representations on this application will be accepted.

Consultations / Notifications to date are shown below. If the response has been scanned, you can access the document by clicking the folder icon alongside the relevant consultee. Folders with a
*
alongside them indicate new content within the folders (i.e. new documents added within the last 7 days)

Name / Number
Date Sent
Response Date
Scanned Response
 
Air Quality

12 02 2025
27 02 2025
 
CPRE South Oxfordshire District Committee

06 03 2025
 
Contaminated Land

12 02 2025
26 02 2025
 
Designing Out Crime Officer

22 02 2025
 
Drainage - (South&Vale)

12 02 2025
18 03 2025
 
Ecology Team (South and Vale)

16 07 2025
29 07 2025
 
Env. Protection Team

12 02 2025
26 02 2025
 
Forestry Officer (South and Vale)

22 07 2025
07 08 2025
 
Housing Development

12 02 2025
03 03 2025
 
Landscape Architect (South and Vale)

30 06 2025
16 07 2025
 
Oxfordshire County Council - Single Response

30 06 2025
19 08 2025
 
Planning Enforcement Team

12 02 2025
 
SGN Plant Protection Team

12 02 2025
12 02 2025
 
Thames Water Development Control

13 02 2025
14 02 2025
 
Urban Design Officer (South and Vale)

12 02 2025
02 05 2025
 
Waste Management Officer (District Council)

12 02 2025
17 02 2025
 
roger hudson (Clerk to Shiplake Parish Council)
c/o Mr R V Hudson
66 Makins Road
Henley on Thames
RG9 1PR
30 06 2025
15 07 2025
 
Thornfield House
Crowsley Road
Lower Shiplake
Henley-on-Thames Oxfordshire
RG9 3LD
22 07 2025
 
Orchard House
Crowsley Road
Lower Shiplake
RG9 3LU
12 02 2025
20 07 2025
 
Downside
New Road
Shiplake
Henley-On-Thames
RG9 3LH
18 07 2025
 
Farringdon House
New Road
Shiplake
RG9 3LG
18 07 2025
 
Asham Cottage
Baskerville Lane
Shiplake
Henley-On-Thames
RG9 3JY
15 07 2025
 
Oak House
New Road
Shiplake
Henley-On-Thames
RG9 3LB
12 02 2025
15 07 2025
 
Redwood Park
New Road
Shiplake
Henley-On-Thames
RG9 3LA
15 07 2025
 
Solva
17 Baskerville Lane
Shiplake
Henley-On-Thames
RG9 3JY
15 07 2025
 
28 Baskerville Lane
Shiplake
Henley-On-Thames
RG9 3JY
14 07 2025
 
Cresswell Lodge
Crowsley Road
Shiplake
Henley-On-Thames
RG9 3LD
04 08 2025
 
Greenacres
New Road
Shiplake
Henley-On-Thames
RG9 3LA
14 07 2025
 
Greenacres
New Road
Shiplake
Henley-On-Thames
RG9 3LA
14 07 2025
 
Greenacres
New Road
Shiplake
Henley-On-Thames
RG9 3LA
14 07 2025
 
Greenfields
New Road
Shiplake
Henley-On-Thames
RG9 4BH
12 02 2025
14 07 2025
 
Hillside House
Baskerville Lane
Shiplake
Henley-On-Thames
RG9 3JY
12 02 2025
14 07 2025
 
The Burrows
Crowsley Road
Shiplake
Henley-On-Thames
RG9 3JU
14 07 2025
 
The Maples
Crowsley Road
Shiplake
Henley-On-Thames
RG9 3LD
14 07 2025
 
Westfield
New Road
Shiplake
Henley-On-Thames
RG9 3LG
14 07 2025
 
Yule Lodge
New Road
Shiplake
Henley-On-Thames
RG9 3LH
21 07 2025
 
Fairfield
New Road
Shiplake
Henley-On-Thames
RG9 3LA
13 07 2025
 
Ridgeways
New Road
Shiplake
Henley-On-Thames
RG9 3LA
12 02 2025
13 07 2025
 
Starlings
New Road
Shiplake
Henley-On-Thames
RG9 3LA
12 02 2025
13 07 2025
 
Emery Down
New Road
Shiplake
Henley-On-Thames
RG9 3LG
12 07 2025
 
High Meadow
Mill Lane
Shiplake
Henley-On-Thames
RG9 3ND
11 07 2025
 
Hillmorton
New Road
Shiplake
Henley-On-Thames
RG9 4BH
12 02 2025
10 07 2025
 
Grey House
New Road
Shiplake
RG9 3LH
08 07 2025
 
via email
07 07 2025
 
Sherwood
New Road
Shiplake
Henley-On-Thames
RG9 3LG
28 03 2025
 
15 Westfield Crescent
Shiplake
Henley-On-Thames
RG9 3LJ
20 03 2025
 
Belfry Cottage
New Road
Shiplake
Henley-On-Thames
RG9 3LG
14 03 2025
 
Brackendale
Crowsley Road
Shiplake
Henley-On-Thames
RG9 3JT
14 03 2025
 
Cresswell Lodge
Crowsley Road
Shiplake
Henley-On-Thames
RG9 3LD
14 03 2025
 
The Burrows
Crowsley Road
Shiplake
Henley-On-Thames
RG9 3JU
14 03 2025
 
The Croft
Station Road
Shiplake
Henley-On-Thames
RG9 3JS
14 03 2025
 
33 Badgers Walk
Shiplake
Henley-On-Thames
RG9 3JQ
13 03 2025
 
Cambridge House
3 Quarry Lane
Shiplake
Henley-On-Thames
RG9 3JW
13 03 2025
 
Conway
19 Baskerville Lane
Shiplake
Henley-On-Thames
RG9 3JY
12 02 2025
13 03 2025
 
Jade Lodge
Crowsley Road
Shiplake
Henley-On-Thames
RG9 3LE
13 03 2025
 
New Paddock
Baskerville Lane
Shiplake
Henley-On-Thames
RG9 3JY
12 02 2025
13 03 2025
 
New Paddock
Baskerville Lane
Shiplake
Henley-On-Thames
RG9 3JY
13 03 2025
 
Turnstones
Baskerville Lane
Shiplake
Henley-On-Thames
RG9 3JY
13 03 2025
 
Willowbrae
Baskerville Lane
Shiplake
Henley-On-Thames
RG9 3JY
13 03 2025
 
Merlewood
Lashbrook Road
Lower Shiplake
Henley-On-Thames
RG9 3NX
12 03 2025
 
Mole End
Crowsley Road
Shiplake
Henley-On-Thames
RG9 3LD
12 03 2025
 
The Coach House
New Road
Shiplake
Henley-On-Thames
RG9 3LB
12 02 2025
12 03 2025
 
5 Quarry Lane
Shiplake
Henley-On-Thames
RG9 3JW
11 03 2025
 
The White Lodge
New Road
Shiplake
Henley-On-Thames
RG9 3LA
15 07 2025
 
Broomfield
New Road
Shiplake
Henley-On-Thames
RG9 3LA
13 08 2025
 
Via Email
05 07 2025
 
Cedar View
Mill Road
Shiplake
Henley-On-Thames
RG9 3LN
07 03 2025
 
Quarry House
4 Quarry Lane
Shiplake
Henley-On-Thames
RG9 3JW
07 03 2025
 
The Springs
Mill Road
Shiplake
Henley-On-Thames
RG9 3LN
07 03 2025
 
Avalon
Baskerville Lane
Shiplake
Henley-On-Thames
RG9 3JY
06 03 2025
 
Barum
Lashbrook Road
Lower Shiplake
Henley-On-Thames
RG9 3NX
06 03 2025
 
The Firs
Baskerville Lane
Shiplake
Henley-On-Thames
RG9 3JY
06 03 2025
 
consulted by email
06 03 2025
 
Randall House
Mill Road
Shiplake
Henley-On-Thames
RG9 3LP
05 03 2025
 
Woodford
Baskerville Lane
Shiplake
Henley-On-Thames
RG9 3JY
12 02 2025
05 03 2025
 
27 Meadow Chase
Shiplake
Henley-On-Thames
RG9 3DF
12 02 2025
04 03 2025
 
6 Quarry Lane
Shiplake
Henley-On-Thames
RG9 3JW
04 03 2025
 
Thames Cottage
Mill Road
Shiplake
Henley-On-Thames
RG9 3LP
04 03 2025
 
4 The Chestnuts
Shiplake
Henley-On-Thames
RG9 3JZ
03 03 2025
 
9 The Chestnuts
Shiplake
Henley-On-Thames
RG9 3JZ
03 03 2025
 
Adam House
27 Crowsley Road
Shiplake
Henley-On-Thames
RG9 3JT
03 03 2025
 
Banksia
Station Road
Shiplake
Henley-On-Thames
RG9 3JP
03 03 2025
 
Tanglewood
Crowsley Road
Shiplake
Henley-On-Thames
RG9 3LE
03 03 2025
 
2 New Road
Shiplake
Henley-On-Thames
RG9 3LH
02 03 2025
 
5 The Chestnuts
Shiplake
Henley-On-Thames
RG9 3JZ
02 03 2025
 
Coolhurst
Mill Road
Shiplake
Henley-On-Thames
RG9 3LW
02 03 2025
 
Gypsy Cottage
Mill Road
Shiplake
Henley-On-Thames
RG9 3LW
02 03 2025
 
Shiplake Cottage
Mill Road
Shiplake
Henley-On-Thames
RG9 3LW
02 03 2025
 
White Gables
New Road
Shiplake
Henley-On-Thames
RG9 3LB
12 02 2025
09 07 2025
 
6 The Chestnuts
Shiplake
Henley-On-Thames
RG9 3JZ
01 03 2025
 
Lime Cottage
New Road
Shiplake
Henley-On-Thames
RG9 3LH
28 02 2025
 
Little Westfield
New Road
Shiplake
Henley-On-Thames
RG9 3LG
28 02 2025
 
Via email
28 02 2025
 
Byeways
Toast Lane
Mill Road
Shiplake
Henley-On-Thames
RG9 3LF
16 07 2025
 
Highfield House
Mill Lane
Shiplake
Henley-On-Thames
RG9 3ND
26 02 2025
 
Orchard Cottage
Baskerville Lane
Shiplake
Henley-On-Thames
RG9 3JY
26 02 2025
 
The Grey House
New Road
Shiplake
Henley-On-Thames
RG9 3LH
07 07 2025
 
Summer Breeze
22 Baskerville Lane
Shiplake
Henley-On-Thames
RG9 3JY
12 02 2025
25 02 2025
 
25 Badgers Walk
Shiplake
Henley-On-Thames
RG9 3JQ
24 02 2025
 
Solva
17 Baskerville Lane
Shiplake
Henley-On-Thames
RG9 3JY
24 02 2025
 
Briar Cottage
Baskerville Lane
Shiplake
Henley-On-Thames
RG9 3JY
20 02 2025
 
Little Court
Crowsley Road
Shiplake
Henley-On-Thames
RG9 3JT
16 07 2025
 
Berwin House
Crowsley Road
Shiplake
Henley-On-Thames
RG9 3LD
19 02 2025
 
Clement House
Station Road
Shiplake
Henley-On-Thames
RG9 3JS
18 02 2025
 
Little Court
Crowsley Road
Shiplake
Henley-On-Thames
RG9 3JT
18 02 2025
 
Hillcroft
Schoolfields
Shiplake Cross
Henley-On-Thames
RG9 4DH
16 02 2025
 
28 Meadow Chase
Shiplake
Henley-On-Thames
RG9 3DF
12 02 2025
 
29 Meadow Chase
Shiplake
Henley-On-Thames
RG9 3DF
12 02 2025
 
39 Meadow Chase
Shiplake
Henley-On-Thames
RG9 3DF
12 02 2025
 
Hawthorns
Baskerville Lane
Shiplake
Henley-On-Thames
RG9 3JY
12 02 2025
 
Home Farm Cottage
Mill Lane
Shiplake
Henley-On-Thames
RG9 4BJ
12 02 2025
 
Pinewood
Baskerville Lane
Shiplake
Henley-On-Thames
RG9 3JY
12 02 2025
 
Application Type
Major
         (Outline)
        
Application Progress
Date Received  
20th January 2025
Registration Date  
3rd February 2025
Start Consultation Period  
12th February 2025
End Consultation Period  
14th March 2025
Target Decision Date  
13th October 2025
Target Committee Meeting  
8th October 2025
Decision
Refusal of Planning Permission on 8th October 2025
Conditions / Refusal Reasons
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.

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 Planning Policy Framework.

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.
Appeal

        No appeal lodged.
        
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