Chapter 4: Banbury Area Strategy

Banbury Vision 2042 

4.1 In 2042 Banbury will continue to be a thriving, historic market town and an important economic and social focus for its residents, visitors, for business and for a large rural hinterland.

  • The town will have a diverse economic base;
  • Nearly 6,500 homes will have been built by 2042 of which a significant proportion will be affordable homes;
  • New services, facilities and cultural and recreation opportunities will have been provided;
  • The town will be safer and healthier, with levels of deprivation reduced;
  • The town centre will be vibrant and at the heart of the town, a place to live, shop and access cultural and community facilities;
  • The quality of the public realm and built environment will have been improved and new developments will be designed to a high standard;
  • Air quality will have been improved and traffic congestion reduced;
  • There will be more opportunities for safe, convenient active travel routes. Public transport will have been improved;
  • There will be more natural and semi-natural open space accessible to the public, including new wooded areas and new linear parks/green corridors.

Policy BAN 1: Banbury Area Strategy

4.2 To achieve this vision, our strategy for Banbury is as follows:

Overall Spatial Strategy

  • Deliver committed development and provide for some limited additional growth reflecting the topographical, landscape and rural character constraints of the town’s edge;
  • Revitalise, appropriately repurpose and seek further investment in the town centre, continue to improve its built and ‘green’ environment and public realm and further develop the nighttime economy;
  • Continue to support and strengthen the town’s economy and diversify its skill base; 
  • Encourage development proposals that will support education and help reduce deprivation; 
  • Seek strategic transport improvements to encourage active travel, reduce congestion and pollution, and reduce cross town traffic by motorised vehicles.

Banbury Area Strategy

  • Focus new development on previously developed land within the existing urban area, particularly in the vicinity of the town centre;
  • Bring about Canalside regeneration, including enhancing the gateway to the town and improving access to the railway station, for the benefit of the whole town;
  • Encourage residential development within the town centre on appropriate sites;
  • Support the role of the town centre by resisting further major out of centre retail developments;
  • Help reduce the level of deprivation by securing benefits achieved through specific development proposals and by economic growth and diversification;
  • Secure a site that will provide a permanent home for Banbury United Football Club;
  • Deliver a new secondary school for the town;
  • Ensure new developments deliver improved community and health facilities;
  • Deliver an improved and enhanced green infrastructure network across the town, including access to green spaces, the Oxford Canal and River Cherwell corridor, and children’s play space, allotments and community gardens;
  • Deliver schemes that reduce transport congestion, particularly along Hennef Way and in areas around the town centre; 
  • Ensure new developments strengthen the connection between the town centre and railway station, a key gateway to the town, and
  • Ensure new developments deliver improved active travel routes in and around the town, radiating to surrounding villages.

Housing

4.3 Since 2011, there have been an additional 4,801 homes delivered at Banbury (at 31 March 2024), which represents over a third (37%) of the total completions for the district. Most of the new housing has been delivered on several large ‘strategic’ allocations on the edge of the town. 

4.4 In addition to the houses already built, as of 31 March 2024, there were permissions (either outline or full) for a total of 1,560 additional homes at Banbury. These are primarily on sites allocated for housing in our last Local Plan. Many of which are currently under construction. 

4.5 In our last Local Plan, less development was identified at Banbury than at Bicester. However, Banbury has delivered more of its allocated sites as it has not had the same strategic infrastructure challenges as Bicester.

4.6 Recent residential developments in the town centre have provided high quality accessible and affordable housing for those wishing to live in the town centre. It is important that residential development in the town centre continues to support the growth of the town centre economy and complements surrounding areas. It should do this through a mix of housing and good design. 

The Economy

4.7 Banbury’s economy is focused on manufacturing, distribution, service industries, local government, and health. The Oxfordshire Local Industrial Strategy identifies the town as an important industrial area for motorsport, building on its links to Silverstone Park in neighbouring Northamptonshire.

4.8 The economy of the town benefits from its location on the M40, and its railway links, with excellent transport links to Oxford, the South-East, and the Midlands. It also benefits from currently having the most employment floorspace in Cherwell.

4.9 Our last Local Plan recognised the importance of Banbury to the local economy by:

  • Allocating approximately 60 hectares of employment land, most of which has now been developed;
  • Promoting the town as an important location for higher technology and knowledge-based industries;
  • Encouraging high-end manufacturing;
  • Maintaining an increase in motorsport industries;
  • Encouraging retailing and commercial leisure development;
  • Encouraging higher value distribution companies, and
  • Maximising the town’s location and transport links.

4.10 The subsequent 2016 Banbury Masterplan embraced these aims and highlighted how, by driving the engineering economy and investing in infrastructure and skills, economic growth could be achieved.

4.11 We have generally been successful in delivering our objectives from 2015. Most of the allocated employment land has now been developed and there continues to be strong interest for employment land in or adjacent to the town. Much of this new development has been in the form of large logistics warehousing, but our evidence indicates that there is a strong unmet demand for smaller employment units to meet the needs of start-up firms, local businesses, or those that wish to expand in the local area.

4.12 There are also a number of existing employment sites at Banbury where there is considerable potential for redevelopment, for example at the coffee production plant site on Ruscote Avenue following the recent closure of the factory. 


Policy BAN 1: Banbury Area Strategy 

Our over-arching priority for this area is to secure the aligned delivery of housing and infrastructure required to achieve sustainable development and support town centre regeneration.

Development in the Banbury Area should be in accordance with the Settlement Hierarchy set out in Policy SP 1: 

Housing Delivery: 6,477 homes will be delivered at Banbury between 2020 and 2042 including the following strategic site allocations: 

 
Site Housing Numbers 2020-2042  
East of Bloxham Road (South of Salt Way East - Phase 2) 600 New Site Allocation
Calthorpe Street 170 New Site Allocation
Canalside 700 Amended Site Allocation
Bolton Road 200 Amended Site Allocation

The following existing strategic site policies are retained and will not be replaced.

  • Policy Banbury 2: Land to the West of Southam Road 
  • Policy Banbury 3: West of Bretch Hill 
  • Policy Banbury 4: Bankside Phase 2
  • Policy Banbury 5: North of Hanwell Fields
  • Policy Banbury 16: South of Salt Way West
  • Policy Banbury 17: South of Salt Way East
  • Policy Banbury 18: Land at Drayton Lodge Farm

A further allowance will be made for ‘windfalls’ of less than 10 dwellings on previously developed sites within the built-up area.

Employment: 10.5 hectares of employment land will be provided for business and employment growth in accordance with Policy LEC 1 in the following locations: 

Site Employment Hectares
Higham Way 3.0
Canalside 7.5

Policy BAN 2: Delivery of Transport Schemes within the Banbury Area

4.13 We need to focus on supporting sustainable connectivity and ensuring new development is located where opportunities for sustainable development and transport can be maximised. Traffic congestion is an issue in Banbury, and so it is important that this Plan minimises and mitigates against additional traffic and supports development where sustainable transportation and active travel can be utilised to the maximum extent. 

4.14 The town’s environmental and physical constraints, together with the canal, river and railway line running north-south through the town, make the delivery of a new strategic road network both challenging and costly. New and innovative solutions will be needed, and this work is being led by the County Council through the preparation of a Movement and Place Strategy to support the adopted Local Connectivity Transport Plan Update (2022). 

4.15 The current transport strategy is based on the need to improve connectivity to and from residential areas, employment locations and the town centre. The aim is to deliver infrastructure improvements to promote sustainable travel in and around the town by bus, walking, and cycling, and to increase capacity where necessary on the road network. The County Council has prepared a Banbury Local Cycling and Walking Infrastructure Plan (July 2023) to support this strategy.

4.16 There has been investment in electric vehicle charging points in recent years and the take up of ultra-low emission vehicles in Banbury is significantly higher than the national average. Furthermore, Banbury also benefits from the highest share of active travel (23%) in the Oxfordshire towns, which is primarily due to a high level of walking. 

4.17 However, there are still significant transport related issues that we need to address. These include: 

  • Transport congestion and poor air quality along Hennef Way exacerbated in part by only one connection with the strategic road network and in areas around the town centre; 
  • Inadequate provision of high quality and safe walking and cycling infrastructure throughout the town, including between the residential areas and the employment sites; 
  • Congestion in areas around the town centre exacerbated by the A361 as a freight route with no other alternatives;  
  • Inadequate bus priority which impacts on reliability, viability and provision of bus services into and across the town centre; 
  • Unsuitable provision at Banbury bus station for passengers using longer distance bus and coach services;      
  • Poor walking and cycling connectivity between the town centre and railway station; 
  • Limited options for a new strategic route including sustainable connectivity between the south of the town and the employment areas in the north-east; 
  • The lack of cycling connectivity between Banbury and its satellite settlements. 

In order to deliver growth in the Banbury Area, improvements to the transport infrastructure has been identified to mitigate impact and to help secure a viable and sustainable future for Banbury and the wider Banbury Area. The package may be further refined through the Movement and Place Strategy being developed by Oxfordshire County Council to ensure that measures work for the local community, provide a strong sense of place and help to deliver Oxfordshire’s transport policies and targets.


Policy BAN 2: Delivery of Transport Schemes within the Banbury Area

Transport infrastructure at Banbury will be required as follows:

  • Delivery of the walking, wheeling and cycling routes identified within the LCWIP;
  • Delivery of bus service improvement schemes including Tramway Road and Cherwell Street corridors; 
  • Rejuvenating or relocating Banbury Bus Station; 
  • Re-designing Banbury Railway Station forecourt to improve multi-modal interchange;  
  • Provision of additional connections between the east of Banbury and the town centre including:
    • Provision of a vehicular connection from Cherwell Street to Chalker Way to improve access to main employment area east of Banbury;
    • Provision of footbridge or crossing improving active travel connections to the Railway Station via Canalside.
  • Improving accessibility of north - south routes with a particular emphasis on sustainable modes including: 
    • Ruscote Avenue/Queensway;  
    • North Bar/South Bar and the  
    • Cherwell Street/ Windsor Street corridor;  
  • Delivering improvements to the east-west strategic routes to support sustainable travel including:  
    • Hennef Way A422 corridor;  
    • Warwick Road Corridor;  
  • Review of Banbury Town Centre traffic circulation to reduce through movements and improve the safety of active travel modes including bus routeing and improving walking routes to the railway station;  
  • Measures within the Market Place and immediate area to provide an improved community place; 
  • Provision of more direct transport links between the south of the town and the north-east area of employment, including bus and active travel connectivity, and new spine road and increased level of bus service between the A361 and A4260.

Policy BAN 3: Development in the Vicinity of Banbury Railway Station

4.18 Banbury Railway Station provides rail links across the country including services to London, Birmingham, Oxford and the South Coast. Banbury Railway Station also offers local rail services from Banbury to Bicester North and Didcot Parkway.

4.19 Demand on the rail network is expected to increase with the move towards increasing use of sustainable transport modes and future developments putting pressure on the rail network. The Oxfordshire Rail Corridor Study (2021) indicates there will be additional capacity to the rail service between Oxford and Banbury from 2024.

4.20 We want to encourage the use of public transport and improve access to public transport by active travel routes by improving walking, cycling and bus connections to the railway station and its facilities. Over the Plan period we therefore intend to work with Network Rail, Chiltern Railways and Oxfordshire County Council to secure improvements to Banbury Railway Station to upgrade the services and support increasing passenger numbers. 

4.21 The Tramway Road scheme improvements will improve access to Banbury Rail Station for pedestrians, cyclists, buses, and taxis, whilst also increasing the reliability of buses into the town centre from southern areas of the town, with a reduction in trips taken using the A4260/Bridge Street junction. 

4.22 Further projects looking to improve sustainable access to the railway station include improved access from the canal towpath, improved connections across to the Bridge Street junction and town centre including wayfinding, and improved connections through Bridge Street Gardens to the cultural area of the town.   

4.23 To eliminate any risk to railway operations and to ensure the safe operation of the railway, applicants must demonstrate that they have met any requirements set out by Network Rail.


Policy BAN 3: Development in the Vicinity of Banbury Railway Station

Development should not adversely affect  the delivery of improvements to Banbury Railway Station, and in particular,  improvements proposed by Oxfordshire County Council including the Banbury Train Station (Tramway Road Improvements) Scheme (as shown by Banbury Tramway Road Improvements map and the Adopted Policies Map). 

Improvements to Banbury Railway Station will be supported where they: 
i. Improve sustainable access to the station and its facilities and improve connections with the town centre;
ii. Facilitate and encourage non-car modes of transportation; 
iii. Improve the design and quality of the station, forecourt and its facilities, and 
iv. Achieve an increase to the passenger  capacity of the station as a result of the development. 

Map of Banbury Tramway Road improvements

 

 

 

 

 

 

 

 

 

 

Banbury Tramway Road Improvements

Policy BAN 4: Green and Blue Infrastructure in the Banbury Area

4.24 Banbury has a wide range of green spaces including formal sports pitches, play areas, parks and also Spiceball Country Park close to the centre of the town. Most of these spaces are maintained and managed by Banbury Town Council. 

4.25 The 2015 Local Plan included a long-term objective to establish a series of open spaces based on the Oxford Canal and River Cherwell corridors linked by public footpaths/cycleways. This would create a linear park and thoroughfare from the north of the town and Grimsbury reservoir, to a new park at Longford Park south of Bankside.

4.26 The existing Spiceball Country Park forms the central section of the linear park, the new community park at Longford Park provides a focus at the southern end, and the Banbury Country Park provides a major component at the northern end of the town. The whole corridor is included within the North Cherwell Conservation Target Area.

4.27 In reviewing the development proposals for Canalside for this Plan, we now recognise that the canal/river corridor provides an even greater opportunity for an enhanced linear park, which could open-up the canal frontage to the town centre, thereby creating a new, attractive public space at a key a gateway to the town. There are also potentially significant opportunities to improve biodiversity and habitats.

4.28 The corridor also offers potential for flat, traffic free and pleasant footpath/cycleway routes linking residential areas to employment areas, the town centre, railway station and bus station. 

4.29 In terms of sports provision, the town has two indoor leisure centres at Spiceball and Woodgreen, together with some private leisure facilities. Local schools, including the North Oxfordshire Academy, also play an important role in providing sports facilities for the community. Our last Local Plan allocated land for the relocation of Banbury United Football Club, adjacent to Banbury Rugby Club to the south of the town, and we continue to support this objective. The 2015 adopted Policy Banbury 12 is therefore saved in this Local Plan.


Policy BAN 4: Green and Blue Infrastructure in the Banbury Area

All new development proposals will be required to protect and enhance green and blue infrastructure and assets in the Banbury area. 

The Council will seek contributions towards the strategic projects identified in the Cherwell Green and Blue Infrastructure Strategy for the Banbury area including their enhancement and on-going management costs, including:

i. The need for an improved interface between Spiceball Park and the canal/river green corridor linking with the town centre. This should be delivered as part of the town centre enhancements and form a fundamental part of any development proposals; 
ii. The continued development of the Banbury country park extending the green corridor to the north of the town connecting the urban area with the rural hinterland beyond;
iii. The greening of the town centre, improving east – west connectivity from People’s Park to an enhanced green corridor along the river/canal corridor; 
iv. The greening of the primary north – south vehicular route along the South Bar Street/ Horsefair corridor in conjunction with improved traffic solutions to ease congestion in these areas; 
v. The development of a new green, accessible link along the southern edge of the development to the south of Salt Way connecting new development and associated open space adjacent to the Bloxham Road in the west and Longford Park in the east, and
vi. The connection of Salt Way to the improved north – south green corridor along the canal/ river corridor. 

Planning permission will not be granted for development that would prejudice the construction or effective operation of the schemes listed above.

Policy BAN 5: Horton Hospital Site

4.30 The Horton General Hospital in Banbury, which is part of the Oxford University Hospitals NHS Trust (OUHT), is an acute general hospital serving the north of Oxfordshire and surrounding areas. It provides a wide range of services, including an Emergency Department. It is a major employer in the town, employing approximately 1,000 people.

4.31 The OUHT has made a commitment to the long-term future of the hospital and is seeking to make significant improvements to its services and facilities over the plan period. Many of the current buildings on the site are low-quality, single-storey buildings and there is scope for increasing the floorspace by redeveloping some of the buildings at an appropriate density and scale.

4.32 The original Victorian hospital building that fronts the Oxford Road is Grade II listed and lies within the Banbury Conservation Area, and so any redevelopment proposals would need to preserve and enhance these buildings and their setting. 

4.33 We will encourage and support improved hospital related facilities on the site to serve our existing and future communities. 


Policy BAN 5: Horton Hospital Site

Proposals for development at the Horton Hospital will be supported where they provide:
i. Further hospital related uses or improvements to existing medical services at the site; or 
ii. Other uses, which have a direct and demonstrable operational link, and provide benefit to the continued provision or improvement of hospital services at the site. 

Improvements to public transport access will be required. Mitigation measures will be required to ensure that proposals do not lead to increased parking pressure on nearby residential streets.

The special architectural and historic interest of the original Grade II listed hospital buildings on Oxford Road, which lie within the Banbury conservation area, will be conserved and enhanced.

Primary Health Care

4.34 Evidence from the Oxfordshire Integrated Care Board (ICB) indicates that there is a pressing need for additional primary care space and associated infrastructure within Banbury. The Council will therefore support proposals for additional primary care facilities in the town, in appropriate locations. Such locations could include the town centre or on the Horton Hospital site. The Council will continue to work closely with the ICB and local GP practices to help secure improved primary care capacity across Banbury to meet the needs of its growing population.

Banbury’s Built Heritage

4.35 Banbury has a rich and varied history, which is valued by residents and visitors. The town centre is characterised by its medieval street pattern and across the town there are numerous designated and non-designated heritage assets that contribute to Banbury’s character. Within Banbury there are approximately 225 listed buildings. There are also three designated Conservation Areas: Banbury Conservation Area is centred on the town centre; Grimsbury Conservation Area lies to the east of the railway and canal; and the Oxford Canal is designated along its whole length, including through Banbury. The Council has a legal duty to protect these important heritage assets. 

Banbury Town Centre and Opportunity Areas 

4.36 A successful and vibrant town centre is important to the local economy and helps to engender local pride in the town. Independent retailers are well represented in Banbury, particularly in the High Street and along Parson’s Street, and these are complimented by Castle Quay with its range of national retailers. 

4.37 Since our last Local Plan there has been significant investment in the town centre with the recent opening of Castle Quay 2 to the east of the existing centre. This major investment by the Council provides a new hotel, cinema, leisure facilities, and restaurants in a canalside location.

4.38 We recognise that in recent years, due to changing retail habits and the impacts of the Covid pandemic, the town centre has suffered. As with many towns, the closure of some large high street chain stores has left several vacant units both in Castle Quay and in the wider town centre. Some smaller units have also closed. This has made some areas of the centre feel less vibrant and attractive to visitors.

4.39 To understand the current strengths and weaknesses and health of the town centre we commissioned a town centre and retail study to inform this Local Plan. This Study made the following recommendations for Banbury Town Centre:

  • Contract the extent of the town centre to create a more compact layout and address the identified oversupply of retail floorspace;
  • Resist Out-of-Centre Expansion as any further expansion will be seriously detrimental to the town centre;
  • There should be greater encouragement for residential development in the town centre, to increase the vibrancy of the centre. This will create a stronger in-town community and provide a boost to the local economy from this captive market;
  • Support town centre master-planning to ensure a comprehensive strategy;
  • Opportunities should be explored to improve the outdoor markets so that they become stand-alone attractions, including by making the market square an attractive destination;
  • The centre would benefit from further investment into its public realm and the quality of the environment, to create a more attractive and distinctive space. A Public Realm Strategy would be recommended to raise the profile of the centre;
  • Open up the Oxford Canal to the town centre; 
  • Undertake a review of car parking provisions. Explore partnership options to provide charging points and to meet green agenda targets. Adopt a ‘plain English’ approach to car park messaging. Consider free car parking on market days to stimulate renewed interest in this struggling but important retail offer, and 
  • Raise the profile of the centre as a night-time economy destination. There should be a focus on managing the existing leisure-offer, and how the non-leisure-based night-time economy could be supported. Improvements to accessibility (particularly late-night transport), the public realm and the sense of safety are recommended.

4.40 The Study also identifies a number of sites suitable for redevelopment, together with areas that need regeneration. Building on the work of the retail consultants we have undertaken further technical and feasibility work. Three of these sites are being brought forward as formal allocations in this Plan. However, for two of the areas there is less certainty about the type and timings of development, therefore we are highlighting these below as future opportunity areas.  

Bridge Street/Concorde Avenue 

4.41 The site includes the bus station and the eastern end of Castle Quay shopping centre which has a number of vacant units. The site acts as a gateway to the town centre. This site is suited to mixed-use development, including cultural, community, health, and leisure facilities, and residential. Development of this site would require the bus station to be relocated in the town centre. 

George Street, Cherwell Street and Bridge Street 

4.42 The site currently comprises a free-standing bowling alley, adjacent retail unit and car parking accessed from George Street, and retail, commercial and residential buildings fronting Bridge Street. The site is located on a key gateway to the town centre but the built environment, particularly around the Bridge Street/Cherwell Street junction is fragmented and poor. This Plan will support proposals for residential or mixed use proposals on this site which provide a high quality landmark gateway to the town centre. 

Policy BAN 6: Banbury Opportunity Areas  

Redevelopment will be supported at the following general locations;

  • Bridge Street/Concorde Avenue, and
  • George Street/Cherwell Street/ Bridge Street 

Development will be supported if:

i. It is of a high quality, with well-designed edges securing significant townscape improvements to Banbury;

ii. Proposals for the individual sites are prepared through a comprehensive masterplan process providing an integrated solution to site access, traffic management, pedestrian movements and linkages, air quality management, whilst prioritising the pedestrian/ customer environment; 

iii. Proposals are sensitive to any surrounding residential areas and the character and setting of the historic core and heritage assets and promote linkages to the historic core of the town centre; 

iv. Proposals make a positive contribution to improving sustainable transport connectivity in Banbury, including an increase in capacity and the provision of improved facilities and providing for walking and cycling permeability;

 v. It is focused on providing access by sustainable modes of transport including improvements for pedestrians and cyclists such as managed cycle parking facilities, and with no increase in car parking above current levels; and 

vi. It improves the public realm and remove unnecessary signage and street furniture and use a simple and durable palette of materials.

Residential development will be supported, particularly above ground floors.

Policy BAN M/U 1 Banbury Canalside 

4.43 The area of land between Banbury railway station and the town centre, and to the east and west of Tramway Road, is referred to as the Canalside site. It is currently occupied by a range of small businesses, railway carparking, some limited residential development, and Banbury United Football Club. The River Cherwell and Oxford Canal run through the area. 

4.44 Canalside is a highly sustainable location for housing development adjacent to the town centre. Its redevelopment will make effective use of brownfield land, contribute towards the remediation of contaminated land, significantly reduce the need for the release of greenfield land on the edge of the town and support the viability of shops and services within the town centre.

4.45 It is a prominent site immediately adjacent to the town centre and forms part of the gateway to the town for visitors arriving by train and by road. It is, however, currently a relatively unattractive environment that feels segregated and underused. There are vacant areas, high business turnover and industrial uses immediately adjacent to the river and canal towpath, creating a poor environment and experience for those using the canal and river for leisure purposes. Some have reported this area as feeling unsafe. 

4.46 Our previous Local Plan made provision for a comprehensive residential led scheme for the site including 700 new homes, retail, office and leisure uses, public open space, enhancement of the canal and river corridor, new pedestrian and cycle links and crossings and new carparking. Since 2015, planning permission has been granted on a small number of sites within the wider allocated area, mainly for new apartments.

4.47 Many businesses remain and there continues to be a turnover of commercial uses within existing premises. Unfortunately, no significant re-development has taken place, and the general character of the area remains largely unchanged, although Oxfordshire County Council is progressing plans for improvements to Tramway Road which will provide a bus-only link through the site to the railway station.

4.48 This Plan continues to identify this area for a mixed-use redevelopment, although following the recommendations of our Town Centre and Retail Studies it is no longer appropriate to support retail uses within the site.  We now expect the development area to the east of the River Cherwell to be employment-led, with residential development focused in the northern section of the site and along the Cherwell Street frontage. 

4.49 It is envisaged that the employment-led allocation would support a range of businesses including small workshops/industrial units and premises for start-up and growth companies within an attractive riverside setting. The residential areas should blend the site’s canalside heritage with sustainable homes, public realm and amenities to form a exemplar residential neighbourhood. 


Policy BAN M/U 1: Banbury Canalside 

Site area: 26 hectares 

Land at Canalside, Banbury is allocated to accommodate approximately 700 dwellings and 7 hectares of employment land. Planning permission will be granted for development at Canalside in accordance with a masterplan for the whole area, or each of the sub areas, to be submitted to, and approved by the Council. 

1) Within Sub Area A, as defined in the Policies Map, a residential led mixed use development.

Number of Homes - Approximately 700 with a range of dwelling types and densities that reflect character and context, which should be determined as part of the design process.

The provision of extra-care and specialist housing, and the opportunity for community self-build affordable housing.

Other complementary uses including community facilities and business uses.

2) Within Sub Area B, as defined in the Policies Map, an employment-led mixed use development.

Approximately 7.5 hectares focused on Use Classes - E(g) B2, B8

All development proposals will be required to meet the following site specific requirements in addition to those set out in the relevant district-wide policies in this Plan.

Site Specific Requirements

Green and Blue Infrastructure

  • The provision of a public linear park along the length of the River Cherwell corridor within the site, providing easily accessible walking and wheeling routes to Spiceball Park in the north and Longford Park to the south;
  • The River Cherwell should be maintained in a semi-natural state and mature trees should remain. 

Other Infrastructure 

  • Education - Contributions will be required to primary and secondary education provision;
  • Primary Care - Opportunity to provide new primary care facilities within sub area A or provide off-site financial contributions;
  • Access and Movement - Use of existing junctions at Station Approach (from Bridge Street), Canal Street (from Windsor Street), Lower Cherwell Street (from Windsor Street) and Tramway Road with a new junction off Swan Close Road provided west of Tramway Road. Provision of a bus only link from Station Approach to an extended Tramway Road. Improvements to Windsor Street, Upper Windsor Street and Cherwell Street corridor;
  • Improvements to the Oxford Canal towpath and access to it to include accessibility for people with disabilities.
  • Development preventing the use of land for the delivery and implementation of transport improvements in Policy BAN 2 will not be supported.

Design and Place-Shaping Principles

  • A distinctive residential neighbourhood for Banbury that integrates well and helps make connections with the adjoining town centre and Railway Station;
  • Higher density housing dwellings to include a mixture of dwelling styles and types;
  • Innovative, sustainable architecture, including the use of robust and locally distinctive materials, which reflect the character and appearance of Banbury, respect the setting of the retained historic buildings and in particular reference the canal side location;
  • An age friendly neighbourhood with extra care housing and housing for wheelchair users and those with specialist supported housing needs;
  • Commercial and leisure uses focused in the north of the site adjacent to the town centre and station; 
  • A layout that maximises the potential for walkable neighbourhoods and enables a high degree of integration and connectivity between new and existing communities. New footpaths and cycleways should be provided that link to existing networks, with provision of a designated pedestrian and cycle route from the station to the town centre. 
  • High quality open/urban spaces provided in various locations within the site and new trees planted;
  • Improved junction arrangements on Bridge Street and Cherwell Street to improve traffic capacity but also to facilitate pedestrian movement between the town centre and Canalside Buildings fronting Windsor Street enabling pedestrian permeability of the site to correspond with the proposed highway improvements which include frequent informal crossing points along Windsor Street;
  • Car free residential development with operational parking for employment uses;
  • Good accessibility to public transport services should be provided for, including the provision of a bus route through the site with buses stopping at the railway Station and at new bus stops on the site;
  • Development fronting on to the canal and public access to and from the canal;
  • The continued use of canal boats for leisure purposes with the opportunity to provide new and enhanced facilities and moorings in this area;
  • Retention and integration of the most valuable historic buildings/structures including the Grade II Listed Old Town Hall and the bridge over the river;
  • The integration of existing historic buildings, which will enrich the environment and maintain the long-term character of the area;
  • Public art should be provided and there is the opportunity for this to be creatively engaged through the creative refurbishment of existing buildings and new bridges to the canal.

Flood Risk

The Canalside area falls primarily within Flood Zones 2 and 3 at present. It has been subject to flooding in recent years and the Environment Agency (EA) has completed a scheme to provide flood alleviation to the town centre. To assess the potential flood risk in the Canalside area, a level 2 Strategic Flood Risk Assessment has been undertaken to assess both the fluvial flood risk to the development proposals from the River Cherwell and the flood risk associated with the Oxford Canal. This confirms that with the implementation of the Flood Alleviation Scheme and the implementation of other measures on the site the site can be redeveloped safely. Applications will be required to follow the requirements set out in the Strategic Flood Risk Assessment and a detailed Flood Risk Assessment (FRA) for the site will be required with any planning application.

Additional requirements for this large complex site include:

The Council believes that the most effective and equitable means of promoting development at Canalside will be based on an outline planning application being made by consortia of key landowners and/or their developer partners, supported by a masterplan. It is expected that key landowners will have agreed a means of capturing and mutually benefiting from the uplift in land values as a result of a successful development scheme.

However, if supported by strategic masterplan, proposals within sub areas A or B may be permitted provided that they clearly demonstrate that they will contribute towards the delivery of the Council's wider vision for the whole Canalside area. 

Proposals for smaller parcels may exceptionally be supported where it is clearly demonstrated that the development will positively contribute towards the masterplanned comprehensive and integrated regeneration of the site as a whole.

Policy BAN H2: East of Bloxham Road, Banbury (South of Salt Way East - Phase 2)

4.50 The development area to the East of Bloxham Road, Banbury (Phase 2) is a sustainable location for housing on the southern periphery of Banbury.

4.51 Immediately to the north of the site is a strategic housing allocation from our 2015 Local Plan (Policy Banbury 17). The construction is well advanced, and this new allocation provides a logical extension to this new neighbourhood building upon the infrastructure being provided.

4.52 The southern boundary of the site is defined by Wykham Lane; a road with a rural character setting which is important to retain. To the east lies the Grade II listed Wykham Farmhouse. A public right of way runs north south along the length of the western boundary of the site. The western most parcel of the site slopes steeply westward towards a small dry valley extending north from the broader Sor valley. It also lies relatively close to Tudor Hall/Wykham Park to the south-west and makes a positive contribution to the quality of the view experienced from the right of way. This area should therefore be kept free from development.  

4.53 To maintain the rural character of Wykham Lane, a substantial landscaped buffer will be required on the southern boundary of the site. Furthermore, no vehicular access into the site will be permitted from Wykham Lane.  The site must be accessed from, and integrated with, the residential development site to the north. Active travel routes to Bodicote and Banbury should also be routed via the development to the north rather than Wykham Lane. 

4.54 A landscape buffer is also required on the eastern boundary of the site to protect the setting of the listed Wykham Farmhouse.

4.55 The Council will require any development to broadly conform with the indicative layout in Appendix 6. 


POLICY BAN H2: East of Bloxham Road, Banbury (South of Salt Way East - Phase 2)

Site Area: 32 hectares

Land at east of Bloxham Road, Banbury is allocated as an extension to on-going development to the south of Salt Way.  It will accommodate approximately 600 dwellings at appropriate densities to reflect the site context and the wider development. Planning permission will only be granted for development at this site in accordance with a comprehensive masterplan and design code for the site to be approved by the Council. 

All development proposals will be required to meet the following site specific requirements in addition to those set out in the relevant district-wide policies in this Plan.

Key design requirements 

1. The development should be consistent with the design principles shown in Appendix 6.
2. The maintenance of the rural character of Wykham Lane
3. The provision of a substantial landscape buffer between the developable area and Wykham Lane to maintain its rural character.
4. No vehicular access to the site from Wykham Lane.
5. Appropriate landscape buffer to protect the setting of the Grade II listed Wykham Farmhouse.
6. Developable area to be pulled back from areas of archaeological interest, to ensure no adverse impacts:

Site Specific Infrastructure Requirements

1. Two vehicular access points required linking with the development to the north. 
2. Good accessibility to public transport services should be provided for, including the accommodation of new bus stops to link the development to Banbury town centre. 
3. Improved active travel routes to Bodicote and Banbury town centre through the planned residential site to the north.
4. Primary and secondary financial contributions including towards the expansion of Bishop Loveday School.
5. Financial contribution towards primary healthcare in the local area.
6. Financial contributions towards off-site sport and recreation facilities.

Policy BAN H3: Calthorpe Street

4.56 Former building clearances in this part of the town centre have resulted in the disintegration of the traditional Calthorpe Street frontage and the public realm being dominated by surface car parking. 

4.57 The site is prominent within the designated Banbury Conservation Area and the Council's objective is to facilitate the reinstatement of the Calthorpe Street and Marlborough Road frontages.

4.58 The Council will support comprehensive and sensitive residential-led redevelopment proposals that incorporate the rebuilding of the frontages to Calthorpe Street and Marlborough Road. Proposals must preserve and enhance the character and appearance of the Banbury Conservation Area. 

4.59 Pedestrian and cycle links between Calthorpe Street and Marlborough Road will be required. The setting of Calthorpe Manor, a listed building, must be respected.


Policy BAN H3: Calthorpe Street

Planning permission will be granted for development for the following uses:

Development Area: 1.76 hectares

Development Description: This Calthorpe Street site is located in a prominent location on the edge of Banbury Town Centre. The Council will seek the comprehensive redevelopment of the area to include a high quality residential led development.

Proposals should respect and enhance the historical setting and include the creation of a high quality public realm, which ensures successful integration and connectivity with the town centre.

Housing: 170 dwellings 

All development proposals will be required to meet the following site specific requirements in addition to those set out in the relevant district-wide policies in this Plan.

Planning permission will only be granted for development at this site in accordance with a comprehensive masterplan and design code. 

Site specific requirements

  • Public realm and built frontages that address and integrate with Calthorpe Street and Marlborough Road, and accommodate views of St Mary’s Church;
  • New public realm and pedestrian permeability including the provision of a pedestrian and cycling link between Calthorpe Street and Marlborough Road through the site;
  • The setting of the Grade II listed Calthorpe Manor is protected and enhanced;
  • Development proposals will preserve and enhance the character and appearance of the Banbury Conservation Area; and
  • Contributions towards primary and secondary school provision.

Policy BAN M/U 2: Bolton Road

4.60. This site lies immediately to the west of the Castle Quay shopping centre and to the north of Parson’s Street. It comprises a large public car park, a number of smaller car parks and service areas associated with the commercial units fronting Parson’s Street, a former car repair workshop, and a number of historic buildings. A former bingo hall and offices within the site is currently being redeveloped for housing for older people.

4.61. The 2015 Local Plan allocated this site for retail and other town centre uses and residential. Our recent evidence now indicates that town centre uses would not be appropriate in this location and the site is therefore allocated is this plan for a residential led mixed use development. 


Policy BAN M/U 2: Bolton Road

Planning permission will be granted for development for the following uses:

Development Area: 2 hectares

Housing: 200 dwellings 

Planning permission will only be granted for development at this site in accordance with a comprehensive masterplan and design code submitted to, and approved by the Council. 
 
Development Description: Bolton Road is located in a prominent location on the northern edge of Banbury Town Centre. The Council will seek the redevelopment of the area to include a high quality residential led development.

Proposals should respect and enhance the historical setting and include the creation of a high quality public realm, which ensures successful integration and connectivity with the town centre.

All development proposals will be required to meet the following site specific requirements in addition to those set out in the relevant district-wide policies in this Plan.

Key site specific design and place shaping principles

  • A high quality landmark development in Banbury Town Centre that will support the regeneration of this area;
  • Pedestrian and cycle linkages that enable a high degree of integration and connectivity with existing networks, particularly between Parsons Street, North Bar Street and Castle Street integrating these areas through well considered connections, building configuration and public realm;
  • Residential development that is designed to a very high standard considering the impact on the conservation area;
  • A design which respects and enhances the conservation area and the historical grain of the adjoining areas especially the Grade II listed building to the west of the site;
  • The creation of an attractive public realm with careful consideration of street frontages and elevation treatment to ensure safe and active and vibrant environment;
  • Height and massing sensitive to the surroundings, ensuring there is no adverse effect on important views/vistas;
  • There is an opportunity for low key, high end development, formed along new lanes that connect the area to Parsons Street;
  • Provision of public art to enhance the quality of the place, legibility and identity; and
  • An archaeological field evaluation to assess the impact of the development on archaeological features.

Policy BAN E1: Land at Higham Way

This site is a former waste management facility and concrete batching plant and is located to the south east of Banbury town centre. The site is bounded by residential and sports pitches to the north, railway lines to the south and employment land to the east. It was allocated for residential development in our last local plan but given its physical constraints it is now consider more appropriate for employment uses.

The site is within Flood Zone 2 and 3. A Flood Alleviation Scheme (FAS) for the north of Banbury was completed in 2012 and a large part of the site falls within the defended area.

The site offers the opportunity to provide a number of employment units to meet the demand for small and medium size premises within Banbury. It would also be suitable for office development.


Policy BAN E1: Land at Higham Way

Planning permission will be granted for the following uses:

Developable Area: 3 hectares

Land at Higham Way, Banbury is allocated to accommodate 3 hectares of employment land.

All development proposals will be required to meet the following site specific requirements in addition to those set out in the relevant district-wide policies in this Plan.

Key site specific requirements

  • The safeguarding of the route of a vehicular connection between Chalker Way and Higham Way wide enough to accommodate bus access; 
  • Walking and cycling improvements to Causeway and Bridge Street to improve access to / from east of town to the town centre;
  • Satisfactory access arrangements including a detailed transport assessment and Travel Plan given the location of the site close to Banbury Town Centre;
  • Proportionate financial contributions to new or improved walking and cycling routes from the railway station to the town centre; 
  • Appropriate treatment and remediation of contaminated land;
  • The completion of a flood risk assessment for the site;
  • Take account of the Council’s Strategic Flood Risk Assessment for the site;
  • Provide noise and other necessary mitigation measures to protect the amenities of adjacent residential areas. 

Development preventing the use of land for the delivery and implementation of transport improvements in Policy BAN 2 will not be supported.