Land at River House, Mill Lane, Shiplake, RG9 3LY

Without planning permission (i) the demolition of a dwellinghouse to ground floor slab and foundation level (ii) the undertaking of building work comprising of a dwellinghouse, with raised platforms and steps to the front and rear and incorporating and utilising the existing raised sla b and foundations; and (iii) the erection of walls and gates along the front boundary

Authority: South Oxfordshire District Council
Appeal type: enforcement · Enforcement Notice
Procedure: Hearing
Development: residential · Householder developments
Inspector: Harwood A

Main issues, as the Inspector framed them

The first is whether the development is appropriate in this location with respects to flood-risks.
The second is the effect of the development on highway safety.

What decided it

The agreed planning conditions satisfactorily addressed the flood risk and highway safety concerns, making the development acceptable and compliant with the development plan.

Plan policies cited: Policy EP4, Policy TRANS5, Policy ENV3

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.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

The judgement stays yours. The tool gathers the material and dates it.