Bolney Lane, Henley on Thames. Data via plota.co.uk

P26/S2957/PIP - Permission in principle Refused
New homes

Proposal

Erection of 1 No. 4 bed dwelling with associated parking and landscaping. Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
16 Jul 2026
✗
Refused
14 Aug 2026
Appeal
Not lodged

Refused on 14 Aug 2026 · Delegated · Last checked 5 Sept 2026

Documents 1

Plans & drawings 1

PDF Location Plan & Block Plan Existing Application Plans - Plan · 16 Jul 2026 View ↗

All documents on the council site ↗

Site constraints 4

Agricultural Land Classification
Agricultural land, grade 3a
Best and most versatile land (grades 1, 2 and 3a). Source: the Predictive Agricultural Land Classification Map (Defra and Natural England, 2025; the Welsh Government's Predictive ALC Map 2 in Wales), a model rather than a site survey. Natural England's Provisional ALC map (1:250,000, 1970s), which most planning maps still show, had this area as grade 2. The predicted grade is Defra's current estimate; only a site survey settles it.
Where development of farmland is needed, policy prefers poorer land over the best and most versatile (grades 1, 2 and 3a). Three sources: Natural England's post-1988 field surveys, which are definitive where they exist; the Defra predictive map for England (2025) and the Welsh Government predictive map, modelled from the soil map with 3a and 3b split; and the 1970s provisional map, which planners and other services still show, coarser and with grade 3 undivided. Where the provisional and predicted grades disagree, treat the predicted grade as the current estimate and expect an application to carry its own survey.
Habitat network: Network Enhancement Zone 2
Where habitat is joined up enough to work as a network. Context, not a constraint on its own.
Agricultural Land Classification: GRADE_2 | Neighbourhood Plan Areas: Shiplake Neighbourhood Plan Area | Neighbourhood Plan Areas: Henley-on-Thames and Harpsden Neighbourhood Plan Area | District Boundaries SOUTH | Landscape Character Assessment 2024 Types 14 | Landscape Character Assessment 2024 Areas Caversham to Henley Thames River ValleyCouncil record
Recorded by the council for this site.
Council site ↗
Also on the record
Radon affected area, class 4.
Not affected
Outside flood zones 2 and 3 · Not green belt · No scheduled monument at the site

Checked on 2 November 2026. Historic England, the Environment Agency, Natural England, the British Geological Survey and UK Health Security Agency (radon, contains BGS materials © UKRI) and council datasets, Open Government Licence. A boundary can run through a site and the council holds the definitive record: confirm with the council before relying on this.

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Important details

Council
South Oxfordshire
Application type
Permission in principle
Postcode
RG9 1SA
Received
16 Jul 2026
Validated
16 Jul 2026
Case officer
Show
Target decision
20 Aug 2026
Decision
Refusal of Permission in Principle
Decision date
14 Aug 2026
Decision level
Delegated
Applicant
Show
Agent
DTM Planning

How this decision compares

Decided in 29 days from validation, 42 days faster than South Oxfordshire's median of 71 for new homes. Refused, as 25% of new homes here are.

33%decided within 8 weeks
75%approved
6%go to committee

Plota live figures for new homes decided by South Oxfordshire in the last twelve months, from validation. South Oxfordshire decision record →

Public comments

No public comments yet.

Last counted 5 Sept 2026

Read the comments on the council site ↗

Consultation & key dates

Consultation
22 Jul 2026
Comments by
5 Aug 2026
Site or press notice
24 Jul 2026
Statutory expiry
20 Aug 2026

Historical activity at this location

25 nearby applications on record - archival context, not part of the live application.

Within ~100m

Nearby activity

2025 Approved
24 Market Place Henley-on-Thames RG9 2AH
The works propose replacing the existing non-original shopfront with a heritage-appropria…
P25/S3864/FUL
2025 Approved
24 Market Place Henley-on-Thames RG9 2AH
The works propose replacing the existing non-original shopfront with a heritage-appropria…
P25/S3864/FUL
2025 Approved
24 Market Place Henley-on-Thames RG9 2AH
Updated aluminium signage will be installed, including the refurbishment of the existing…
P25/S3865/A
2025 Approved
24 Market Place Henley-on-Thames RG9 2AH
The works propose replacing the existing non-original shopfront with a heritage-appropria…
P25/S3845/LB
2025 Approved
24 Market Place Henley-on-Thames RG9 2AH
Updated aluminium signage will be installed, including the refurbishment of the existing…
P25/S3865/A
2025 Approved
24 Market Place Henley-on-Thames RG9 2AH
The works propose replacing the existing non-original shopfront with a heritage-appropria…
P25/S3845/LB
2025 Approved
6-8 Market Place Henley-On-Thames RG9 2AN
New entrance door and fan light.
P25/S2622/FUL
2025 Approved
6-8 Market Place Henley-on-Thames RG9 2AN
New signage.
P25/S2625/A
2025 Approved
6-8 Market Place Henley-On-Thames RG9 2AN
New entrance door and fan light.
P25/S2622/FUL
2025 Approved
6-8 Market Place Henley-on-Thames RG9 2AN
New signage.
P25/S2625/A
2025 Approved
Facy 27-31 Market Place Henley-on-Thames RG9 2AA
Repairs to stairwell to replace modern plaster with lime plaster. Acoustic and fire resis…
P25/S1963/LB
2025 Approved
Facy 27-31 Market Place Henley-on-Thames RG9 2AA
Repairs to stairwell to replace modern plaster with lime plaster. Acoustic and fire resis…
P25/S1963/LB
2025 Approved
Facy 27-31 Market Place Henley-on-Thames RG9 2AA
Remove third of pitched slate roof and flat roofing felt, and various drain pipes (plasti…
P25/S1754/LB
2025 Approved
Facy 27-31 Market Place Henley-on-Thames RG9 2AA
Remove third of pitched slate roof and flat roofing felt, and various drain pipes (plasti…
P25/S1754/LB
2025 Approved
Facy 27-31 Market Place Henley-on-Thames Oxfordshire RG9 2AA
Insertion of additional rooflights (x2) and removal of dormer window (retrospective). Str…
P25/S1303/LB
2025 Approved
Facy 27-31 Market Place Henley-on-Thames Oxfordshire RG9 2AA
Insertion of additional rooflights (x2) and removal of dormer window (retrospective). Str…
P25/S1303/LB
2025 Approved
Facy 27-31 Market Place Henley-on-Thames RG9 2AA
Additional fixings to joists after drilling timbers to prevent collapse. Existing cast na…
P25/S1863/LB
2025 Approved
Facy 27-31 Market Place Henley-on-Thames RG9 2AA
Additional fixings to joists after drilling timbers to prevent collapse. Existing cast na…
P25/S1863/LB
2025 Approved
27 Bell Street Henley-on-Thames RG9 2BW
Replacement signage.
P25/S1729/A
2025 Approved
27 Bell Street Henley-on-Thames RG9 2BW
Replacement signage.
P25/S1729/A
2021 Approved
17 Market Place Henley-On-Thames RG9 2AA
Internal alterations to allow for the conversion of original offices to residential grant…
P21/S0007/LB
2021 Approved
17 Market Place Henley-On-Thames RG9 2AA
Removal and repair work to the existing tiled roof including changing the felt and batten…
P21/S0010/FUL
2021 Approved
17 Market Place Henley-On-Thames RG9 2AA
Internal alterations to allow for the conversion of original offices to residential grant…
P21/S0007/LB
2021 Approved
The Argyll, 15 Market Place, Henley-On-Thames, RG9 2AA
Erection of two pergolas, four garden pods and a timber framed storage building with a fl…
P21/S0451/FUL
2021 Approved
The Argyll 15 Market Place Henley-On-Thames RG9 2AA
Erection of two pergolas, four garden pods and a timber framed storage building with a fl…
P21/S0451/FUL
South Oxfordshire
Planning Authority Score
7.6/10
Good
#39 of 296 councils
Relevant to this application:
Householder decisions

South Oxfordshire is faster than most councils at deciding householder applications, ranking #89 out of 296. Householder applications are more likely to be approved here than most councils, with a 98% approval rate vs 90% nationally.

More permissive than most councils
98% approved vs 90% nationally
These figures are council-wide context, not a prediction for this application. View full council performance
South Oxfordshire decision statistics
Based on MHCLG data, the year to March 2026
94%
Overall approval rate
Above avg (87%) #47 of 296
98%
Householder approved
Above avg (90%) #23 of 296
74%
Decided in 8 weeks
Above avg (63%) #89 of 296
35%
Extended time limit
Below avg (41%) #105 of 296
83%
Minor dwellings approved
163 decided (1-9 homes)
56%
Major dwellings approved
27 decided (10+ homes)
92%
Change of use approved
26 decided
1,529
Total decisions
96 refused in the year to March 2026
Source: MHCLG planning statistics · See full council rankings