Stoke Row, Henley-on-Thames, Oxfordshire, RG9

A rare plot in Stoke Row, with a positive pre app support for a new home.

Description

The local authority has reviewed a proposal to replace the old workshop at The Grove with a new dwelling and has confirmed that, in principle, the creation of a new home on the site is acceptable. The parish council and the residents in Well View, have also come out in support of a residential dwelling over the current commercial workshop.

Planning officers agree that converting the former builder’s workshop into a residential dwelling is reasonable and consistent with the character of the surrounding area. They also note that a home is likely to generate less noise and activity than the site’s current lawful commercial use.

The plot lies within the built up area of Stoke Row, where infill development is generally supported. The council has provided guidance on how the scheme would need to evolve in order to receive formal support. The officer’s primary concern relates to the scale and design of the building submitted at preapplication stage. They consider it too large and too visually dominant in comparison with The Grove, the main house. A smaller, more modestly designed building would be far more likely to gain approval.

A full copy of the officer’s report is available from our office on request. We would advise prospective purchaser to obtain their own professional advice regarding planning and redevelopment potential.

Location

Stoke Row is an exceptional South Oxfordshire village, set high in the Chiltern Hills within an Area of Outstanding Natural Beauty. Surrounded by ancient woodland and rolling farmland, it offers a rare blend of tranquillity, character and everyday convenience. Miles of footpaths and bridleways begin almost from the doorstep, making it a haven for walking, running and outdoor living.

The village itself has a warm, established community with excellent day today amenities, including a well regarded shop with a café, a garage and petrol station, and a village hall at the heart of local events.

Dining options are a standout feature, with the highly rated Cherry Tree pub and the celebrated Crooked Billet restaurant, famed for its atmosphere, provenance and long culinary reputation.

For broader shopping, leisure and transport connections, both Henley-on-Thames, Reading and Oxford, offer exceptional retail, riverside dining and fast rail links to London Paddington and London Marylebone (from Oxford).

The M4 provides access to Heathrow, London and the West Country, making Stoke Row an ideal base for both village living and modern connectivity.





Directions

Leave Henley-on-Thames on the A4130 towards Nettlebed and on reaching the village turn left at the roundabout, signposted to Reading. Continue along until you reach Highmoor and turn right, signposted to Stoke Row. On entering the village, continue proceeding along "Main Street" pass the village shop and garage. The entrance to the workshop will be found on the left before the entrance Well View.

Additional Info

Agents note: A new title for this listing will be created at the point of sale.

Village History: The Maharajah's Well was constructed in 1864 and was a generous gift from the Maharajah of Benares (now Varanasi) in India. The Maharajah, inspired by his English friend Edward Anderdon Reade, who had been the Lieutenant Governor of the North-West Provinces in India, wanted to reciprocate the kindness Reade had shown to his people. Reade had initiated the digging of wells in India to provide clean water, a gesture that profoundly impacted the Maharajah. In return, the Maharajah funded the construction of the well in Stoke Row, a village that had faced water scarcity challenges. The Grove is positioned directly opposite The Maharajah's Well, that holds significant local importance, not just for its location but also for its deep-rooted connection to the well's modern era. During extensive renovations of the well and cottage during 1979-1983. The builder & construction was undertaken by M.C.Robins, who’s family have owned The Grove 1977 - 2025(47 years) and operated from The Workshop

Living opposite the Maharajah's Well, is not only about the scenic beauty of Stoke Row but also a daily reminder of the village's historical significance. The well, with its ornate iron canopy and elephant weather vane, stands as a monument to generosity and the enduring power of friendship across cultures, linking a small English village with the grandeur of Indian royalty.