Planning Application by Pony field

https://southoxfordshire.planning-register.co.uk/Planning/Display?applicationNumber=P26%2FS2957%2FPIP

given it's location this seems to have crept under the radar 

Should you wish to object the Consultation phase ends 07 August 2026

Posted by: Simon Blackwood | 04/08/2026 8:36 pm

southoxfordshire.planning-register.co.uk/Planning/Display?applicationNumber=P26%2FS4721%2FPIP

Residents are invited to make their thoughts known on this application directly to SODC Planning, using the link above by Friday 30th October. This is for a single house on the northern side of Bolney Lane adjacent to the threatened Pony Fields and the current Polo fields. For interest this is how ShiplakeParishCouncil has responded to this resubmitted application:

Shiplake Parish Council continue to strongly object on the following grounds

The application erodes the separation of Lower Shiplake and Henley and may encourage further erosion of this separation and set precedent to encourage other developers .

Building in the countryside (fails SV1, SV2 test). The proposed house is clearly not infill development within the built-up area of Lower Shiplake and so SV1 is not met, and in this case SV2 applies for rural housing in open countryside. SVNP Policy SV2 makes clear that there will only be support for additional dwellings in the open countryside if they are necessary or suitable for a countryside location, consistent with policies in the Local Plan. From the information provided we have no information that the proposed dwelling falls within any of the listed categories of acceptable countryside development. Hence until proven otherwise the proposal is contrary to Policy SV2.

Impact on important views towards Henley outlined in the SVNP (SV15). There are Important Views (highlighted number 5 on figure 21 of SVNP) highlighted in the Neighbourhood Plan which would be adversely impacted by this development. Development would erode and reduce the intrinsic rural character of the site which help to define the character of Shiplake Parish.

Further development along Bolney Lane thereafter is likely to lead to increased urbanization of the area across to Henley.

A small scale or large scale development on this site or adjacent sites is harmful to local views, environment and rural landscape setting and is contrary to the SVNP, HHNP and Local Plan. 

We hope that SODC planning are not intimidated by the aggressive stance of the developer in its application.

Please note: we are unclear as to the exact parish of the proposed development (is it in Shiplake or Harpsden or across both?). It is unclear from the site plan and the Parish Map as to which Parish the development is located, as it right on the border. It is for Officers to determine which Neighbourhood Plan should apply.

Posted by: Chris Penrose | 27/10/2026 9:49 am

The applicant has re-submitted the application.

https://southoxfordshire.planning-register.co.uk/Planning/Display?applicationNumber=P26%2FS4721%2FPIP

Posted by: David Bartholomew | 20/10/2026 9:33 am

Residents might like to see the reasons SODC gave for refusing this Permission in principle application. The material below is from SODC's Planning portal


Application: P26/S2957/PIP Decision Date: 14 August 2026 Proposal: Erection of 1 No. 4 bed dwelling with associated parking and landscaping. Location:  Bolney Lane Henley on Thames.  Applicant: Mr Guy Pearson-Gregory

South Oxfordshire District Council hereby gives notice that permission in principle is REFUSED for the carrying out of the development referred to above for the following reason(s):
1. The site lies outside the built-up confines of a settlement, and the proposed development would not represent an appropriate infill or redevelopment scheme supported in principle by the Development Plan. It would result in the extension of built development into the countryside with a greater reliance on less sustainable modes of transport. As such, the proposal is contrary to the District Council's strategy for growth, as set out under Policies STRAT1, H1, H8 and H16 of the South Oxfordshire Local Plan 2035.

The proposed change of use would result in an intrinsically harmful, urbanising impact upon the undeveloped, open character of the site and the positive contribution that it makes to the wider rural landscape setting. As such, the proposal would conflict with Policies DES1, DES2 and ENV1 of the South Oxfordshire Local Plan 2035, Policy SD3 of the Joint Henley and Harpsden Neighbourhood Plan objectives within the National Planning Policy Framework.

The proposal does not demonstrate that safe and convenient access can be achieved onto Bolney Lane without conflict with trees which contribute positively to the local landscape and are subject to a Tree Preservation Order (TPO). As such, the proposal is contrary to Policies TRANS5 and ENV1 of the South Oxfordshire Local Plan 2035 and it does not demonstrate compliance with paragraphs 115-116 of the National Planning Policy Framework

The District Council considers that the public benefits arising from the contributions to the local economy and the District's housing supply, would be limited by the relatively small scale of the proposal. They would be significantly and demonstrably outweighed in this instance by the harm identified

Jeni Jackson Director of Planning

Posted by: Chris Penrose | 21/08/2026 10:38 pm

It has been refused.

Posted by: David Bartholomew | 14/08/2026 7:32 pm

ShiplakePC put in this objection last week. Residents might wish to use this as the basis for their representation which end in just a few days at 7th August.

BOLNEY LANE P26/S2957/PIP Proposal: Erection of 1 No. 4 bed dwelling with associated parking and landscaping.
Location: Bolney Lane Henley on Thames.
This is at a site opposite the Pony Fields next to the Harpsden Pumping Station and is on the boundary of Shiplake-Harpsden.
Shiplake Parish Council Objection on the following grounds:

 Reduces Separation of Lower Shiplake and Henley and may encourage further erosion of this separation and set precedent to
encourage other developers

Building in the countryside (fails SV1, SV2 test). The proposed house is clearly not infill development within the built up area of Lower
Shiplake and so SV1 is not met, and in this case SV2 applies for rural housing in open countryside. SVNP Policy SV2 makes clear that there  will only be support for additional dwellings in the open countryside if they are necessary or suitable for a countryside location, consistent  with policies in the Local Plan. From the information provided we have no information that the proposed dwelling falls within any of the listed  categories of acceptable countryside development. Hence until proven otherwise the proposal is contrary to Policy SV2.

Impact on important views towards Henley outlined in the SVNP (SV15). There are Important Views (highlighted number 5 on figure 21
of SVNP) highlighted in the Neighbourhood Plan which would be adversely impacted by this development. Development would erode
and reduce the intrinsic rural character of the site which help to define the character of Shiplake Parish.

Further development along Bolney Lane thereafter is likely to lead to increased urbanization of the area across to Henley.

Posted by: Chris Penrose | 05/08/2026 11:33 am