Squires Planning has submitted an appeal against South Oxfordshire District Council’s refusal of proposals to redevelop Ferry House Estate in Shillingford.

The appeal follows an extensive planning process during which the project team addressed a wide range of legal, technical, design, and heritage matters. By the time the application was determined, the Council’s objections had been narrowed to a single issue.

The planning application

An early issue was whether the lawful residential use of Ferry House had been abandoned due to the time it had stood vacant. We addressed this separately by securing a Certificate of Lawfulness confirming the property’s continuing residential use and establishing a clear basis for the subsequent planning application.

The application was then progressed by a multidisciplinary team, including Squires Planning, Liam Russell Architects, Donald Insall Associates, Unda Consulting, Iceni Projects, Ecology by Design, Sylva Trees, andArcadian Architectural Services.

Throughout the application, the team worked constructively with the Council, consultees, and the local community. The proposals were amended to address the matters raised, including reductions to the building’s height and glazing, the incorporation of a living roof, and further work on drainage and water management.

This work resolved concerns relating to the principle of development, design, landscape, residential amenity, flooding, highways, ecology, trees, energy, and drainage.

It also secured the emphatic support of Warborough and Shillingford Parish Council. The Parish Council has since written in support of the appeal, confirming that it “unequivocally supports” the proposal and considers it a sensitive and appropriate response that would allow the estate to “come back to life after a long period of decline”.

Despite this, the Council refused the application on 16 January 2026 for a single reason relating to the demolition of Ferry House, which it considers to be a non-designated heritage asset.

A strong appeal case

The appeal is now live with the Planning Inspectorate under reference 6012600.

Working with others, including Blue Willow Heritage and Impact Sustainability Ltd, we have prepared a comprehensive appeal case explaining why we consider the Council applied the wrong policy test and placed too much weight on the limited heritage significance of Ferry House.

The case also demonstrates that any limited heritage harm would be clearly outweighed by the scheme’s wider benefits, including but not limited to flood-risk betterment, improved access, extensive landscaping, biodiversity enhancements, substantial carbon savings, and the long-term restoration of the wider estate.

“We have worked carefully through each stage of this project, resolving a wide range of legal, technical, and design matters and securing the emphatic support of the Parish Council.

“A last minute change of heart by the LPA meant the application was ultimately refused for a single heritage reason. We believe our appeal case is strong and look forward to working constructively through the appeal process.”

Andrew Metcalfe, Managing Director

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If you have a complex site, whether close to a river or neighbouring heritage assets, the experienced team at Squires Planning can offer support and services to give your application the best chance of success.

Get in touch today to discuss your proposals.