# Emmanuel Ranch, Windmill Road, Towersey

- **Decision:** part-allowed, 4 September 2026
- **Decided by:** Planning Inspector: H Nicholls
- **Authority:** South Oxfordshire (South East)
- **Appeal reference:** 6007396
- **Application reference:** P25/S3791/DIS
- **Procedure:** written-representations
- **Development:** Approval of details for conditions 6 (site development scheme), 7 (biodiversity compensation) and 8 (contamination) on an enforcement-appeal deemed permission for a mixed equestrian/caravan site (APP/Q2115/C/3346856)
- **Site context:** open-countryside
- **Green Belt:** no
- **Framework applied:** No Framework version cited
- **Determinative policies:** DM6
- **Main issues:** discharge of conditions
- **Tags:** tier-2, no-framework-reference, discharge-of-conditions, split-decision, biodiversity

## Summary
A discharge-of-conditions appeal for a caravan site at Towersey that was permitted through an enforcement appeal. Split decision. The contamination details (condition 8) were approved. The site development scheme and biodiversity compensation details were refused because they did not match what is on the ground. No Framework policy was engaged.

## What made the difference
Inconsistency between the submitted plans and the site as built: a hardcore area shown as retained grassland, and drainage percolation values relied on but never supplied (DL ¶6, 9-13).

## Policy findings
- **DM6: neutral.** code mapped by harvester — condition 8 details approved; condition 6 refused (hardcore area not returned to grass, no percolation values, excessive/unsuitable surface-water scheme); condition 7 refused (HMMP assumes retained 0.422ha grassland that is partly hard-surfaced, so the 34% area-based loss is understated) (DL 4-15)

## Key facts
- HMMP records 34.01% area-based and 22.27% linear habitat net loss, offset by credits
- Pole-mounted lighting still present; proposed low-level lighting an improvement

## Sources
- https://appeal-planning-decision.service.gov.uk/comment-planning-appeal/appeals/6007396
- https://appeal-planning-decision.service.gov.uk/published-document/df4ca9fe-fc31-4cfa-8fa6-f579694ff1b5

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Source: https://planningdistilled.org/research/england/nppf-navigator/decisions/PINS-6007396.html

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