Application registered
Consultation
period
Application under consideration
Decision
made
Description
Retention of 80sqm public house. Conversion of upper floor and roof of public house to form 2 dwellings. Conversion of rear wing of public house to form 2 dwellings. Construction of 1 pair of dwellings on land to the south of the existing public house. Construction of 1 pair of dwellings on land to the west of the public house.
Location
The Plowden Arms Reading Road Shiplake Cross RG9 4BX
Grid Reference
476467/178354
Applicant
Heritage England
C/O Agent
Agent
Town Planning Expert
14 St Georges Business Ctr
St Georges Square
Portsmouth
PO1 3EZ
Consultation / Notification
No further Representations on this application will be accepted.
Consultations / Notifications to date are shown below.
Name / Number
Date Sent
Response Date
Conservation Officer (South and Vale)
22 07 2020
Countryside Officer(South Oxfordshire & Vale of White Horse)
01 07 2020
Forestry Officer (South Oxfordshire District Council)
18 06 2020
Oxfordshire County Council Single Response
25 06 2020
SGN Plant Protection Team
11 06 2020
Shiplake Parish Council
c/o Mr R V Hudson
66 Makins Road
Henley on Thames
RG9 1PR
23 06 2020
South -Highways Liaison Officer (Oxfordshire County Council)
06 07 2020
6 Quarry Lane
Shiplake
Henley-On-Thames
RG9 3JW
14 07 2020
1 Lower End
Benson Road
Ewelme
Wallingford
OX10 6HB
13 07 2020
Windcross
Plough Lane
Shiplake Cross
Henley-On-Thames
RG9 4DL
09 07 2020
1 Queen Anne Cottages
Plough Lane
Shiplake Cross
Henley-On-Thames
RG9 4DJ
08 07 2020
2 Quarry Lane
Shiplake
Henley-On-Thames
RG9 3JW
08 07 2020
Greenacres
New Road
Shiplake
Henley-On-Thames
RG9 3LA
06 07 2020
1 Fosters Lane
Binfield Heath
Henley-On-Thames
RG9 4LB
05 07 2020
4 Blue Cottages
Reading Road
Shiplake
Henley-On-Thames
RG9 4BY
05 07 2020
4 Nursery Close
Lower Shiplake
Henley-On-Thames
RG9 3BZ
05 07 2020
83 chiltern Road
Caversham
Reading
Berks
Rg45hs
05 07 2020
Dentrys
Schoolfields
Shiplake Cross
Henley-On-Thames
RG9 4DH
05 07 2020
Harpsden Wood Cottage
Harpsden Woods
Harpsden
Henley-On-Thames
RG9 4AF
05 07 2020
Lealand
Schoolfields
Shiplake Cross
Henley-On-Thames
RG9 4DH
05 07 2020
Lealand
Schoolfields
Shiplake Cross
Henley-On-Thames
RG9 4DH
05 07 2020
Oaklea Cottage
Kiln Lane
Binfield Heath
Henley-On-Thames
RG9 4EH
05 07 2020
Silver Birches
Kiln Lane
Binfield Heath
Henley-On-Thames
RG9 4ES
05 07 2020
Starlings
New Road
Shiplake
Henley-On-Thames
RG9 3LA
05 07 2020
Asham Cottage
Baskerville Lane
Shiplake
Henley-On-Thames
RG9 3JY
04 07 2020
Beechwood
Crowsley Road
Shiplake
Henley-On-Thames
RG9 3LE
03 07 2020
Lashbrook Leys
Mill Road
Shiplake
Henley-On-Thames
RG9 3LT
03 07 2020
Little Timbers
27 Baskerville Lane
Shiplake
Henley-On-Thames
RG9 3JY
03 07 2020
The Maples
Crowsley Road
Shiplake
Henley-On-Thames
RG9 3LD
03 07 2020
Well Cottage
Binfield Heath
Henley-On-Thames
RG9 4DR
03 07 2020
7 Orchard Close
Shiplake Cross
Henley-On-Thames
RG9 4BU
02 07 2020
Brook End
Lashbrook Road
Lower Shiplake
Henley-On-Thames
RG9 3NX
02 07 2020
2 Blue Cottages
Reading Road
Shiplake
Henley-On-Thames
RG9 4BY
29 06 2020
22 Orchard Close
Shiplake
Henley
RG9 4BU
29 06 2020
6 Birchen Close
Woodcote
Reading
RG8 0SW
29 06 2020
Colton
Orchard Close
Hermitage
Thatcham
29 06 2020
Berwin House
Crowsley Road
Shiplake
Henley-On-Thames
RG9 3LD
27 06 2020
Merrifields
The Crescent
Shiplake
Henley-On-Thames
RG9 3LL
26 06 2020
Welsford House
Station Road
Shiplake
Henley-On-Thames
RG9 3JS
26 06 2020
Orchard Gate
Plough Lane
Shiplake Cross
Henley-On-Thames
RG9 4DE
25 06 2020
Rodborough House
Mill Lane
Shiplake
Henley-On-Thames
RG9 3ND
25 06 2020
Sandpiper
24 Orchard Close
Shiplake Cross
Henley-On-Thames
RG9 4BU
25 06 2020
The White Lodge
New Road
Shiplake
Henley-On-Thames
RG9 3LA
25 06 2020
1 Blue Cottages
Reading Road
Shiplake
Henley-On-Thames
RG9 4BY
24 06 2020
1 Memorial Avenue
Shiplake Cross
Henley-On-Thames
RG9 4DW
24 06 2020
13 Orchard Close
Shiplake Cross
Henley-On-Thames
RG9 4BU
24 06 2020
21 Badgers Walk
Shiplake
Henley-On-Thames
RG9 3JQ
24 06 2020
College Housemasters House
Shiplake College
Reading Road
Shiplake
Henley-On-Thames
RG9 4BW
24 06 2020
Iona
Northfield Avenue
Lower Shiplake
Henley-On-Thames
RG9 3PB
24 06 2020
Linwood
Plough Lane
Shiplake Cross
Henley-on-Thames
RG9 4DD
24 06 2020
Merlewood
Lashbrook Road
Lower Shiplake
Henley-On-Thames
RG9 3NX
24 06 2020
The Conifers
29 Baskerville Lane
Shiplake
Henley-On-Thames
RG9 3JY
24 06 2020
1 Memorial Avenue
Shiplake Cross
Henley-On-Thames
RG9 4DW
23 06 2020
16 Orchard Close
Shiplake Cross
Henley-On-Thames
RG9 4BU
23 06 2020
17 Orchard Close
Shiplake Cross
Henley-On-Thames
RG9 4BU
23 06 2020
23 Plowden Way
Shiplake Cross
Henley-On-Thames
RG9 4DG
23 06 2020
24 Plowden Way
Shiplake Cross
Henley-On-Thames
RG9 4GD
23 06 2020
Green Cottage
Plough Lane
Shiplake Cross
Henley-On-Thames
RG9 4DA
23 06 2020
Harmony
Lashbrook Road
Lower Shiplake
Henley-On-Thames
RG9 3NX
23 06 2020
Mulberry House
Baskerville Lane
Shiplake
Henley-On-Thames
RG9 3JY
23 06 2020
Pippin
Plough Lane
Shiplake Cross
Henley-On-Thames
RG9 4DD
23 06 2020
Riverlawn
Mill Lane
Shiplake
Henley-On-Thames
RG9 3LY
23 06 2020
The Thatched Cottage
Binfield Heath
Henley-On-Thames
RG9 4DP
23 06 2020
20 Orchard Close
Shiplake Cross
Henley-On-Thames
RG9 4BU
22 06 2020
28 Baskerville Lane
Shiplake
Henley-On-Thames
RG9 3JY
22 06 2020
Dentrys
Schoolfields
Shiplake Cross
Henley-On-Thames
RG9 4DH
22 06 2020
Easby Orchard
Plough Lane
Shiplake Cross
Henley-On-Thames
RG9 4DD
22 06 2020
Lashbrook
Lashbrook Road
Lower Shiplake
Henley-On-Thames
RG9 3NX
22 06 2020
Lealand
Schoolfields
Shiplake Cross
Henley-On-Thames
RG9 4DH
22 06 2020
Rose Cottage
Orchard Close
Shiplake Cross
Henley-On-Thames
RG9 4BU
22 06 2020
Russet
Plough Lane
Shiplake Cross
Henley-On-Thames
RG9 4DD
22 06 2020
Stratton
Plough Lane
Shiplake Cross
Henley-On-Thames
RG9 4DE
22 06 2020
10 Heathfield Close
Binfield Heath
Henley-On-Thames
RG9 4DS
21 06 2020
Gosbrook Cottage
Binfield Heath
Henley-On-Thames
RG9 4JY
21 06 2020
Meadow View
Plough Lane
Shiplake Cross
Henley-On-Thames
RG9 4DA
20 06 2020
Rambler Cottage
Reading Road
Shiplake
Henley-On-Thames
RG9 3PH
20 06 2020
Sandpiper
24 Orchard Close
Shiplake Cross
Henley-On-Thames
RG9 4BU
20 06 2020
The Old Vicarage
Reading Road
Shiplake
RG9 4BS
18 06 2020
Wayside
Schoolfields
Shiplake Cross
Henley-On-Thames
RG9 4DH
18 06 2020
12 Plowden Way
Shiplake Cross
Henley-On-Thames
RG9 4DG
16 06 2020
Adbury House
Plough Lane
Shiplake Cross
Henley-On-Thames
RG9 4DD
16 06 2020
Brick cottage, Henley-on-Thames, Rg94bt
Henley-on-Thames
RG9 4BW
16 06 2020
Little Timbers
27 Baskerville Lane
Shiplake
Henley-On-Thames
RG9 3JY
16 06 2020
Shiplake Grange
Plough Lane
Shiplake Cross
Henley-On-Thames
RG9 4DD
15 06 2020
3 Blue Cottages
Reading Road
Shiplake
Henley-On-Thames
RG9 4BY
The Old Coach House
Plough Lane
Shiplake Cross
Henley-On-Thames
RG9 4DD
Application Type
Minor
(Permission in princ.)
Application Progress
Date Received
2nd June 2020
Registration Date
5th June 2020
Start Consultation Period
11th June 2020
End Consultation Period
6th July 2020
Target Decision Date
10th July 2020
Decision
Refusal of Planning Permission on 10th November 2020
Conditions / Refusal Reasons
The proposed development is supported by insufficient information to demonstrate that the continued use of the site as a public house or other community facility would not be economically viable and no longer needed to meet the needs of the community. In addition, the proposed reduction in the size of the public house floorspace and the establishment of eight dwellings on the site would likely hamper the continued viability of the remaining public house. The proposed development would result in the loss of an essential community facility and would detract from the quality and convenience of everyday life in the settlement and would be contrary to Policy CF1 of the South Oxfordshire Local Plan 2011 and Policy CSR3 of the South Oxfordshire Core Strategy and advice contained within the NPPF.
The proposed development is supported by insufficient information to demonstrate that there would be sufficient space to provide off-street parking in accordance with the relevant standards for the proposed dwellings and public house. This would increase the risk of indiscriminate parking occurring within the vicinity of a junction which would result in conditions prejudicial to highway and pedestrian safety. As such, the proposal would be in conflict with Policies G2, D2, T1 and T2 of the South Oxfordshire Local Plan 2011 and advice contained within the NPPF.
The existing building has been assessed as a non-designated heritage asset. The proposed development is supported by insufficient information to demonstrate that consideration has been given to the heritage significance of the existing buildings on the site, and the proposals contain insufficient details to allow the Local Planning Authority to make an assessment of the impacts upon the heritage significance of The Plowden Arms. As such, the proposal would be contrary to Policy CSEN3 of the South Oxfordshire Core Strategy and advice contained within Paragraphs 189 and 190 of the NPPF.
The proposed development is not supported by an archaeological field evaluation to define the character and extent of the archaeological remains within the application area, and thus indicate the weight which should be attached to their preservation. As such, the proposal would fail to minimise or avoid damage to heritage assets with an archaeological interest and would therefore be in conflict with Policy CON12 of the South Oxfordshire Local Plan 2011 and advice contained within Paragraph 189 of the NPPF.
The proposed development is supported by insufficient arboricultural information to demonstrate that the proposed number of planning units and amount of development would not lead to the loss or premature decline of the mature trees located throughout the site. As such, the proposal would be contrary to Policy CSEN1 of the South Oxfordshire Core Strategy and Policy C9 of the South Oxfordshire Local Plan 2011.
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