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

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

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.

Plan policies cited: Policy ENV1, Policy DES1, Policy DES2, Policy EP4, NP Policy SV7, NP Policy SV9, NP Policy SV10, NP Policy SV11, NP Policy SV23, NP Policy SV24

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

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