®Planning appeal decision
46, Market Square, Witney, OX28 6AL
Planning appeal 6009101 at 46, Market Square, Witney, OX28 6AL (West Oxfordshire) was dismissed on 2 September 2026 by Inspector J J Evans, by written representations. The main issue, as the Inspector framed it: The effect of the scheme upon the character and appearance of the area and upon the host building, having particular regard to whether it would preserve the character and appearance of the conservation area, and preserve listed buildings, their settings, and any features of special architectural or historic interest they possess.
Change of use of an existing single storey building (Long Barn) from commercial use to a single dwelling and side extension
- Authority
- West Oxfordshire
- Appeal type
- minor · Planning
- Procedure
- Written
- Development
- residential
- Inspector
- J J Evans
- Postcode
- OX28 6AL
Main issues, as the Inspector framed them
- The effect of the scheme upon the character and appearance of the area and upon the host building, having particular regard to whether it would preserve the character and appearance of the conservation area, and preserve listed buildings, their settings, and any features of special architectural or historic interest they possess
- The effect upon future occupiers, having particular regard to outlook, light levels, overlooking, noise and disturbance
- The effect upon protected species
- The effect of the change of use upon the vitality and viability of the town centre
What decided it
The substantial harms to the listed buildings and conservation area from the incongruous extension, combined with unacceptable living conditions for future occupiers and failure to address protected species and employment land safeguarding, outweighed the benefits of providing an additional dwelling in a sustainable location.
The substantial benefits of housing delivery in a sustainable location and efficient use of land were outweighed by the substantial harms to the listed buildings, conservation area, biodiversity, town centre vitality and viability, and significant harms to the living conditions of future occupiers.
What the Inspector cited
- Development plan policies
- Policy H2Policy OS2Policy OS4Policy EH9Policy EH10Policy EH11Policy EH12Policy EH16Policy EH3Policy E1Policy EH8
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 appliedThe decision letter
Town Planner Pro holds this letter. The Appeals plan opens it and every other letter we hold, all of them searchable, with the main issues and what decided each case picked out. We do not show letters on the free site because they carry people’s names and addresses.
With an account
What an account adds to this decision
More decisions in West Oxfordshire
The authority’s record since 2016 · every decision in 2026
- Allowed13 October 20266004776Land South of Ramsden, Akeman Street, Ramsden, OX7 3AY
- Allowed9 September 20266007705Forge Garage, Church Road, Churchill, OX7 6NJ
- Dismissed2 September 2026600910346 Market Square, Witney, OX28 6AL
- Allowed6 September 20243341293Churchfields Care Home , Pound Lane, Cassington, Oxfordshire, OX29 4BN
- Allowed23 August 20243333133Land to the South of New Yatt Road, North Leigh, OX29 6TH
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.