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Notice upheld12 September 20253345606

Land at Willows Reach, Mill Lane, Shiplake, RG9 3LY

Planning appeal 3345606 at Land at Willows Reach, Mill Lane, Shiplake, RG9 3LY (South Oxfordshire District Council) was dismissed on 12 September 2025 by Inspector Hawkins S, by written representations. The main issue, as the Inspector framed it: The effect of the development on the character and appearance of the surrounding area.

without planning permission: 1) erection of outbuilding incorporating two containers and 2) erection of terracing comprising of decking on a raised platform; steps, ramps and railings

Authority
South Oxfordshire District Council
Appeal type
enforcement · Enforcement Notice
Procedure
Written Representations
Development
other · Householder developments
Inspector
Hawkins S
Postcode
RG9 3LY

Main issues, as the Inspector framed them

  • The effect of the development on the character and appearance of the surrounding area
  • Whether the development has increased the risk of flooding

What decided it

The substantial scale and visual prominence of the outbuilding with its shipping containers and angular roof form causes unacceptable harm to the character and appearance of the semi-rural riverside area, conflicting with Development Plan policies and the Neighbourhood Plan's protection of the Residential Area of Special Character.

What the Inspector cited

Development plan policies
Policy ENV1Policy DES1Policy DES2Policy EP4NP Policy SV7NP Policy SV9NP Policy SV10NP Policy SV11NP Policy SV23NP Policy SV24

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 South Oxfordshire

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

  1. Planning permission granted18 September 20263374155
    Land at Town Farm Cottage, Brook Street, Kingston Blount, OX39 4RZ
  2. Notice upheld11 August 20263358283
    Land at Toll Lodge Farm, London Road, Tetsworth, Oxon, OX9 7AZ
  3. Notice upheld7 August 20263346078
    5 Bank Cottages, Main Street, Forest Hill, OX33 1EA
  4. Planning permission granted23 July 20263285146
    84 Gidley Way, Horspath, Oxford, OX33 1TG
  5. Notice upheld23 July 20263285145
    84 Gidley Way, Horspath, Oxford, OX33 1TG

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.