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Planning appeal decision

Allowed28 February 20253344819

22 Merlin Road, Oxford, OX4 6EP

Planning appeal 3344819 at 22 Merlin Road, Oxford, OX4 6EP (Oxford City Council) was allowed on 28 February 2025 by Inspector Thandi B, by written representations. The main issue, as the Inspector framed it: The effect of the proposed development upon the character and appearance of the area.

demolition of existing garage. Erection of two storey side extension to create 1 x 2 bed dwellinghouse (Use Class C3). Erection of a part single, part two storey rear extension. Installation of air source heat pump. Provision of new vehicle access with car parking, private amenity space and bin and cycle store. Alterations to landscaping

Authority
Oxford City Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Thandi B
Postcode
OX4 6EP

Main issues, as the Inspector framed them

  • The effect of the proposed development upon the character and appearance of the area
  • The effect upon the safe and efficient operation of the local highway network
  • Whether the proposal would provide suitable bicycle parking facilities
  • Whether the proposed development would meet appropriate energy and carbon and water reduction standards
  • The effect of the proposal upon the living conditions of nearby occupiers with regard to noise

What decided it

The established pattern of infill development along Merlin Road meant the proposed extension would not appear incongruous or unduly affect the character and appearance of the area, and all other material considerations could be satisfactorily addressed by conditions.

What the Inspector cited

Development plan policies
Policy DH1Policy RE2Policy G6Policy M5Policy RE7Policy M3Policy RE1Policy RE8
National Planning Policy Framework
Paragraph 55

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

See how each was applied

The decision letter

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More decisions in Oxford City Council

The authority’s record since 2016 · every decision in 2025

  1. Allowed7 October 20266013373
    27 Norham Road, Oxford, OX2 6SQ
  2. Dismissed19 June 20266004215
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  3. Allowed10 June 20266004015
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  4. Dismissed2 February 20266002005
    155 Godstow Road, Oxford, Oxfordshire, OX2 8PG
  5. Dismissed26 January 20263374673
    19 Blandford Avenue, Oxford, OX2 8EA

The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.