The Cock Inn The Green Combe Witney Oxfordshire OX29 8NT Data via plota.co.uk

26/02096/LBC - Listed Building Consent Under consideration
Commercial & major worksDemolitionExtensions & alterationsListed buildingsCommercial premises

Proposal

Demolition of existing rear extensions. Construction of rear extensions, interior and external works to refurbish and facilitate the expansion of the public house and associated new shop facility. Associated hard and soft landscaping. Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
27 Aug 2026
✓
Validated
4 Sept 2026
Decision
Expected by 30 Oct 2026

Under consideration

No decision has been issued yet. Plota predicts a decision between 28 Oct 2026 and 26 Nov 2026, from West Oxfordshire's recent commercial and major works.

The consultation period closed on 30 Sept 2026.

Documents 13

Statements & assessments 9

PDF ENVIRONMENTAL NOISE ASSESSMENT Report · 3 Sept 2026 View ↗ PDF PRELIMINARY ECOLOGICAL APPRAISAL AND ROOST ASSESSMENT Report · 3 Sept 2026 View ↗ PDF ARBORICULTURAL METHOD STATEMENT Report · 3 Sept 2026 View ↗ PDF BAT EMERGENCE AND RE-ENTRY SURVEY Report · 2 Sept 2026 View ↗ PDF SUSTAINABILITY STATEMENT Report · 2 Sept 2026 View ↗ PDF Design and Access Statement Design and Access Statement · 2 Sept 2026 View ↗ PDF HERITAGE STATEMENT Report · 2 Sept 2026 View ↗ PDF PLANNING STATEMENT Report · 2 Sept 2026 View ↗ PDF TREE SURVEY Report · 2 Sept 2026 View ↗

Application forms 2

PDF FORM 1 CIL Form · 2 Sept 2026 View ↗ PDF Application Form Application Form · 27 Aug 2026 View ↗

Other documents 2

PDF PLANNED PREVENTATIVE MAINTENANCE REPORT Report · 2 Sept 2026 View ↗ PDF KITCHEN VENTILATION REPORT Report · 2 Sept 2026 View ↗

All documents on the council site ↗

Licence at this address

  • Licence Cock Inn Premises licence · in force since 20 Sep 2005 Licensed hours: alcohol until midnight

Licensed hours are what the licence permits, not opening times.

Site constraints 8

Grade II listed: The Cock Inn
List entry 1053015 · 3 m away · 10 more listed buildings within 150 m (10 Grade II)
Listed building consent is needed for work that affects the special interest of a listed building, inside or out, on top of planning permission. Setting can be a consideration for buildings nearby; there is no fixed radius.
Show the other 10 with distances
Historic England ↗
Cotswolds National Landscape
Great weight to conserving the landscape; major development restricted.
Previously an area of outstanding natural beauty, which is still the designation in law. Since 2023 authorities must seek to further its purpose, not merely have regard to it.
Combe Conservation Area conservation area
Demolition needs planning permission and permitted development is restricted.
The council must give weight to preserving or enhancing the area's character and appearance. Not every council has published its boundaries as open data.
Council document ↗
Public footpath 15 m away
Matters where it crosses or adjoins the site: obstructing a path without a diversion order is an offence, and work cannot start until the order is confirmed.
Compiled from highway authority data, not the legal definitive map. A few authorities have not published, so no path shown is not proof there is none.
Habitat network: Network Expansion Zone
Where habitat is joined up enough to work as a network. Context, not a constraint on its own.
Radon affected area, class 6
An estimated 30% or more of homes reach the radon action level. Indicative for the 1 km square, which takes the highest class found in it; a radon test gives the answer for a building.
From the British Geological Survey and UK Health Security Agency indicative atlas. Under building regulations, as the BRE guide BR 211 (2023) sets out, new buildings and extensions need basic radon protection from class 3 in England and Wales and from class 2 in Scotland, and full protection from class 5. The class at the site itself, from the detailed BGS map, decides which.
UKHSA radon ↗
Also on the record
Inside the Combe built-up area; Natural England's Provisional ALC map (1:250,000, 1970s) had this area as grade 3, but it predates the buildings here and the current map does not class it as farmland.
Not affected
Outside flood zones 2 and 3 · Not green belt · No scheduled monument at the site

Checked on 6 October 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.

Building

Floor area309 m² (3,326 sq ft)
Energy ratingD (asset rating 93)
UseA3/A4/A5 Restaurant and Cafes/Drinking Establishments and Hot Food takeaways
HeatingHeating and Natural Ventilation

From the energy performance certificate lodged in April 2022, the latest held for this property. The building may have changed since. View the certificate

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Nearby new applications

4 Sept 2026Pending

The Cock Inn The Green Combe Witney Oxfordshire OX29 8NT

Demolition of existing rear extensions. Construction of rear extensions, interio...

26/02095/FUL
25 Aug 2026Approved

Heronwood 38 Stonesfield Road Combe Witney Oxfordshire OX29 8PE

Demolition of existing garage and erection of single storey side extensions to c...

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Important details

Council
West Oxfordshire
Application type
Listed Building Consent
Postcode
OX29 8NT
Received
27 Aug 2026
Validated
4 Sept 2026
Ward
Stonesfield and Tackley
Parish
Combe
Case officer
Show
Target decision
30 Oct 2026
Applicant
Show
Agent
The John Phillips Planning Consultancy

Decision outlook

Day 54 of the 56-day target. West Oxfordshire usually decides commercial and major works by day 59.

Day 545 days to the predicted decision (day 59)
50%decided within 8 weeks
91%approved
5%go to committee

Plota live figures for commercial and major works decided by West Oxfordshire in the last twelve months, from validation. West Oxfordshire decision record →

Public comments

No public comments yet.

Last counted 26 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference
PP-15124566
Planning Portal ref
PP-15124566
Comments by
30 Sept 2026
Statutory expiry
30 Oct 2026
Env. assessment
No

Historical activity at this location

35 previous applications on record - archival context, not part of the live application.

This property

Previous applications at this address

2024 Approved
To allow the details of conditions 7 (landscaping) and 8 (biodiversity enhancements) of 2…
24/00731/NMA
2024 Approved
To allow the details of conditions 7 (landscaping) and 8 (biodiversity enhancements) of 2…
24/00731/NMA
2023 Approved
Internal and external alterations and refurbishment works to include replacement single s…
23/03002/LBC
2023 Approved
Alterations and refurbishment works to include replacement single storey rear extension…
23/03001/FUL
2023 Approved
Internal and external alterations and refurbishment works to include replacement single s…
23/03002/LBC
2023 Approved
Alterations and refurbishment works to include replacement single storey rear extension…
23/03001/FUL
2023 Withdrawn
Internal and external alterations to include removal of existing rear extensions. Erectio…
23/00988/LBC
2023 Withdrawn
Removal of existing rear extensions. Erection of a single storey pitched roof rear extens…
23/00987/FUL
2023 Withdrawn
Internal and external alterations to include removal of existing rear extensions. Erectio…
23/00988/LBC
2023 Withdrawn
Removal of existing rear extensions. Erection of a single storey pitched roof rear extens…
23/00987/FUL
Within ~100m

Nearby activity

2025 Approved
Combe War Memorial The Green Combe Oxfordshire
1. Mature tree on main village green, with a circular bench surrounding the base. Tree is…
25/00822/TCA
2025 Approved
Combe War Memorial The Green Combe Oxfordshire
1. Mature tree on main village green, with a circular bench surrounding the base. Tree is…
25/00822/TCA
2024 Approved
4 Orchard Close Combe Witney Oxfordshire OX29 8NU
Installation of a balcony to existing flat roof garage with access from first floor and a…
24/02478/HHD
2024 Approved
4 Orchard Close Combe Witney Oxfordshire OX29 8NU
Installation of a balcony to existing flat roof garage with access from first floor and a…
24/02478/HHD
2024 Approved
Fern Cottage Church Walk Combe Witney Oxfordshire OX29 8NQ
Replacement of the existing roof over dining room and erection of a single storey link ex…
24/00952/HHD
2024 Approved
Fern Cottage Church Walk Combe Witney Oxfordshire OX29 8NQ
Internal and external alterations to include the replacement of the existing roof over di…
24/00953/LBC
2024 Approved
Fern Cottage Church Walk Combe Witney Oxfordshire OX29 8NQ
Replacement of the existing roof over dining room and erection of a single storey link ex…
24/00952/HHD
2024 Approved
Fern Cottage Church Walk Combe Witney Oxfordshire OX29 8NQ
Internal and external alterations to include the replacement of the existing roof over di…
24/00953/LBC
2023 Approved
1 Orchard Close Combe Witney Oxfordshire OX29 8NU
Replacement two storey side extension and single storey rear extension
23/00865/HHD
2023 Approved
1 Orchard Close Combe Witney Oxfordshire OX29 8NU
Replacement two storey side extension and single storey rear extension
23/00865/HHD
2021 Approved
Fern Cottage Church Walk Combe Witney Oxfordshire OX29 8NQ
Replacement of the existing roof over dining room and erection of a single storey link ex…
21/00648/HHD
2021 Approved
Fern Cottage Church Walk Combe Witney Oxfordshire OX29 8NQ
Internal and external alterations to include the replacement of the existing roof over di…
21/00670/LBC
2021 Approved
Fern Cottage Church Walk Combe Witney Oxfordshire OX29 8NQ
Replacement of the existing roof over dining room and erection of a single storey link ex…
21/00648/HHD
2021 Approved
Fern Cottage Church Walk Combe Witney Oxfordshire OX29 8NQ
Internal and external alterations to include the replacement of the existing roof over di…
21/00670/LBC
2021 Approved
3 Orchard Close Combe Witney Oxfordshire OX29 8NU
Two storey side and single storey rear extensions
21/00995/HHD
2021 Approved
3 Orchard Close Combe Witney Oxfordshire OX29 8NU
Two storey side and single storey rear extensions
21/00995/HHD
2018 Approved
Vine Cottage Church Walk Combe Witney Oxfordshire OX29 8NQ
Erection of replacement conservatory (Retrospective).
18/02803/LBC
2018 Approved
Vine Cottage Church Walk Combe Witney Oxfordshire OX29 8NQ
Erection of replacement conservatory (Retrospective).
18/02802/HHD
2018 Approved
Vine Cottage Church Walk Combe Witney Oxfordshire OX29 8NQ
Erection of replacement conservatory (Retrospective).
18/02803/LBC
2018 Approved
Vine Cottage Church Walk Combe Witney Oxfordshire OX29 8NQ
Erection of replacement conservatory (Retrospective).
18/02802/HHD
2018 Approved
2 Orchard Close Combe Witney Oxfordshire OX29 8NU
Demolition of existing conservatory. Construction of new side extension to create garden…
18/01674/HHD
2018 Approved
2 Orchard Close Combe Witney Oxfordshire OX29 8NU
Demolition of existing conservatory. Construction of new side extension to create garden…
18/01674/HHD
2025 Approved
Fern Cottage Church Walk Combe Witney Oxfordshire OX29 8NQ
Replacement of the existing roof over dining room and erection of a single storey link ex…
25/00783/NMA
2025 Approved
Fern Cottage Church Walk Combe Witney Oxfordshire OX29 8NQ
Replacement of the existing roof over dining room and erection of a single storey link ex…
25/00783/NMA
2017 Approved
Church View Cottage Church Walk Combe Witney Oxfordshire OX29 8NQ
Discharge of condition 2 of planning permission 17/01465/HHD
17/02689/CND
West Oxfordshire
Planning Authority Score
7.1/10
Good
#60 of 296 councils
Relevant to this application:
Other decisions

West Oxfordshire is faster than most councils at deciding householder applications, ranking #81 out of 296. Householder applications are slightly more likely to be approved here (97%) than the national average (90%).

Faster than most councils
for householder decisions
These figures are council-wide context, not a prediction for this application. View full council performance
West Oxfordshire decision statistics
Based on MHCLG data, the year to March 2026
95%
Overall approval rate
Above avg (87%) #33 of 296
97%
Householder approved
Above avg (90%) #46 of 296
75%
Decided in 8 weeks
Above avg (63%) #81 of 296
38%
Extended time limit
Below avg (41%) #135 of 296
83%
Minor dwellings approved
105 decided (1-9 homes)
72%
Major dwellings approved
18 decided (10+ homes)
95%
Change of use approved
37 decided
1,125
Total decisions
59 refused in the year to March 2026
Source: MHCLG planning statistics · See full council rankings

Freehold boundary: © Crown copyright and database rights 2026, HM Land Registry. Polygons © Crown copyright and database rights 2026 Ordnance Survey 100026316. Conditions of use

Energy performance: Energy performance certificates from the Energy Performance of Buildings Register, Ministry of Housing, Communities and Local Government. Contains public sector information licensed under the Open Government Licence v3.0. © Crown copyright 2026.