22, Wytham, Oxford, OX2 8QA Data via plota.co.uk

P26/V3870/TCA - Works to trees in CA Approved

Proposal

See attached survey report Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
2 Sept 2026
✓
Approved
8 Sept 2026

Approved on 8 Sept 2026 · Last checked 24 Sept 2026

Documents 1

Application forms 1

PDF Application Form Application - Application Form · 2 Sept 2026 View ↗

All documents on the council site ↗

Site constraints 9

Green belt: Oxford
Inappropriate development needs very special circumstances.
Green belt policy allows a short list of exceptions, such as limited extensions and replacement buildings. Anything else needs very special circumstances that clearly outweigh the harm. Some green belt land can count as grey belt, where it does not strongly serve the green belt's purposes. The council decides this in its green belt assessment or on each application, so we do not mark it here.
Read the government guidance ↗
Flood zone 3, rivers and sea
High chance: a 1 in 100 or greater annual chance from rivers, or 1 in 200 from the sea. Any development here needs a flood risk assessment. Defences are not counted.
The Environment Agency flood map for planning. Homes in zone 3 must also pass the sequential test. Surface water flooding is a separate map.
Flood map ↗
Agricultural land, grade 3b
Not 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 4. 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 1
Where habitat is joined up enough to work as a network. Context, not a constraint on its own.
Conservation area about 18 m away: Wytham Conservation Area
The edge of the area; work outside it can still affect its setting.
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.
Also on the record
3 listed buildings within 150 m of the postcode pin; SSSI about 390 m away: Wytham Woods SSSI; Flood defence about 23 m from the postcode pin (natural high ground, designed for a 1 in 2 year flood); Priority habitat about 25 m away: Deciduous woodland.
Not affected
No scheduled monument at the site

Checked on 6 October 2026. The pin for this application is the centre of its postcode rather than the building, so distances to nearby designations are measured from the postcode and can be out by the width of the postcode area. Historic England, the Environment Agency, Natural England 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 area93 m² (1,001 sq ft)
Energy ratingD (57 out of 100), could reach C
PropertyDetached house, 4 habitable rooms
BuiltBefore 1900
HeatingBoiler and radiators, oil
WallsSandstone or limestone, as built, no insulation (assumed)

From the energy performance certificate lodged in December 2018, the latest held for this property, matched to this application by its address. The building may have changed since. View the certificate

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Other new applications on this street

2 Sept 2026Approved

15 Road Running Through Wytham, Wytham, Oxford, OX2 8QA

See attached survey report

P26/V3846/TCA
2 Sept 2026Approved

14 Road Running Through Wytham, Wytham, Oxford, OX2 8QA

Please refer to report

P26/V3847/TCA
2 Sept 2026Approved

Dower House, Road Running Through Wytham, Wytham, Oxford, OX2 8QA

See attached survey report

P26/V3849/TCA
2 Sept 2026Withdrawn

Home Farm, Road Running Through Wytham, Wytham, Oxford, OX2 8QA

See attached survey report

P26/V3850/TCA

Nearby new applications

2 Sept 2026Withdrawn

Home Farm, Road Running Through Wytham, Wytham, Oxford, OX2 8QA

See attached survey report

P26/V3850/TCA
2 Sept 2026Withdrawn

21, Wytham, Oxford, OX2 8QA

See attached survey report

P26/V3869/TCA
2 Sept 2026Approved

The Byre, Wytham, Oxford, OX2 8QA

See attached survey report

P26/V3855/TCA
2 Sept 2026Approved

Rollers Barn, Road Running Through Wytham, Wytham, Oxford, OX2 8QA

See attached survey report

P26/V3854/TCA
2 Sept 2026Approved

17, Wytham, Oxford, OX2 8QA

See attached survey report

P26/V3866/TCA
2 Sept 2026Approved

Church Cottage, Wytham, Oxford, OX2 8QA

See attached survey report

P26/V3871/TCA

Important details

Council
Vale of White Horse
Application type
Works to trees in CA
Postcode
OX2 8QA
Received
2 Sept 2026
Validated
2 Sept 2026
Case officer
Show
Target decision
14 Oct 2026
Decision
No obj CA works
Decision date
8 Sept 2026
Applicant
Show
Agent
Sam Prior

How this decision compares

Decided in 6 days from validation, 11 days faster than Vale of White Horse's median of 17 for tree works. Approved, as 100% of tree works here are.

99%decided within 8 weeks
100%approved
277decided in the last year

Plota live figures for tree works decided by Vale of White Horse in the last twelve months, from validation. Vale of White Horse decision record →

Public comments

No public comments yet.

Last counted 24 Sept 2026

Read the comments on the council site ↗

Consultation & key dates

Statutory expiry
14 Oct 2026

Historical activity at this location

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

Within ~100m

Nearby activity

2016 Approved
PCP089 - OPP 22 Wytham Oxford OX2 8QA
Installation of 1x DSLAM equipment cabinet olive green.
P16/V0218/T28
Vale of White Horse
Planning Authority Score
4.5/10
Below average
#176 of 296 councils
Relevant to this application:
Householder decisions

Vale of White Horse ranks #198 out of 296 councils for householder decision speed. 51% of applications have the time limit extended, above the 41% national average. Householder applications are slightly more likely to be approved here (96%) than the national average (90%).

These figures are council-wide context, not a prediction for this application. View full council performance
Vale of White Horse decision statistics
Based on MHCLG data, the year to March 2026
95%
Overall approval rate
Above avg (87%) #32 of 296
96%
Householder approved
Above avg (90%) #64 of 296
57%
Decided in 8 weeks
Below avg (63%) #198 of 296
51%
Extended time limit
Above avg (41%) #232 of 296
86%
Minor dwellings approved
83 decided (1-9 homes)
88%
Major dwellings approved
16 decided (10+ homes)
90%
Change of use approved
31 decided
1,015
Total decisions
51 refused in the year to March 2026
Source: MHCLG planning statistics · See full council rankings

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.