Chapter 5: Bicester Area Strategy

Bicester Vision 2042

5.1 In 2042, Bicester will continue to be a thriving historic market town and an important economic and social focus for its residents, visitors, and for business

The town will have a diverse and strengthened economic base with 200 hectares of land developed for new employment
Over 7,500 homes will have been built by 2042 of which 30% will be affordable homes
New services, facilities and cultural and recreation opportunities will have been provided
The town will be healthier, with levels of deprivation reduced
The town will continue to maximise the benefits of having key international and national destinations and will provide additional land to support further business investment;
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 opportunity for safe, convenient active travel routes
There will be more natural and semi-natural open space accessible to the public.

Policy BIC 1: Bicester Area Strategy

5.2 To achieve this vision, our strategy for Bicester is as follows:

Overall Spatial Strategy

Deliver committed development and be the focus for additional development reflecting the town’s on-going growth and transformation as a sustainable Garden Town and its regional and sub-regional location on the Oxford-Cambridge Corridor including and East-West Rail route
Deliver a high quality employment corridor into the town along the A41
Continue to maximise the benefits of having key international and national destinations and economic activity to support further business investment
Support the continued improvement of the town’s centre, its facilities, its public realm and ‘green’ environment as a community and cultural centre of activity
Resolve transport connectivity and infrastructure challenges and prioritise active travel.

Bicester Area Strategy

Deliver new high quality development helping to achieve climate change objectives
Provide new jobs and services reducing the need for out-commuting and travel to other locations
Provide new infrastructure alongside new homes and employment
Maximise opportunities for new development on previously developed land within the existing urban area, particularly in the vicinity of the town centre
Bring about coordinated town centre improvements and regeneration including the redevelopment of Market Square
Support the role of the town centre by resisting further major out of centre retail developments
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, children’s play space, allotments, community gardens and a new cemetery
Protect and enhance areas of ecological importance and heritage significance
Deliver schemes that reduce transport congestion, including a potential new south-east perimeter road (SEPR)
Strengthen the connections and legibility between the town centre and Bicester Village
Ensure new developments deliver improved active travel routes in and around the town and to surrounding villages.

Housing

5.3 Bicester has been a key location for housing growth for the District for a number of years. Since 2011, there has been an additional 3,869 homes delivered at Bicester (at 31 March 2024), with 30% of the total houses built in the district at Bicester. Most of the new housing has been delivered on several large ‘strategic’ allocations on the edge of the town, including at Bure Park and South West Bicester.

5.4 In addition to the houses already built, as of 31 March 2024, there were permissions in place for a total of 5,054 additional homes at Bicester. These are primarily on sites allocated for housing in our last Local Plan.

5.5 In our last Local Plan, Bicester was identified as the location to receive the most amount of new development with over 10,000 homes allocated across five strategic housing sites. There has been some progress made on these sites, however Banbury has shown stronger delivery with more of the allocated sites delivering in accordance with the Local Plan targets.

5.6 Few new homes have been built in the town centre and we are exploring opportunities for this. We will aim to do this through good design and catering for all those wishing to live in the town centre such as those who would prefer to live in the town centre in order to have easy access to services.

5.7 This Plan proposes to build upon the site at North West Bicester, providing for an additional 1,500 homes over that already identified in our last plan.

5.8 It is proposed to retain other existing strategic housing site policies from our last local plan except for Policy Bicester 1: North West Bicester.

The Economy

5.9 Bicester supports a range of employment sectors, including service industries, distribution, defence, motorsports and manufacturing. The largest employment areas are located in the eastern and southern parts of the town. It has the second largest amount of employment floorspace in Cherwell after Banbury.

5.10 Bicester is identified in the Oxfordshire Local Industrial Strategy (2019) as a Living Labs Testbed. This involves a cluster of technology companies acting as ‘living labs’ to help develop technologies for environmental change, including the advent of connected and autonomous travel, all electric energy, smart homes and sustainable living.

5.11 The Oxfordshire LEP Investment Plan (2020) identifies potential for wider regeneration to transform Bicester from a traditional Oxfordshire County Market Town into a dynamic and vibrant economy drawing on attractions such as Bicester Village and Bicester Motion.

5.12 Our last Local Plan recognised the importance of Bicester to the local economy by:

Allocating approximately 140 hectares of employment land
Encouraging green technology and the knowledge-based and logistics sectors, exploiting its position in the Oxford/Cambridge Corridor
Exploiting the towns transport connections
Utilising the Ex-MoD land
Creating new opportunities for additional retail, leisure and cultural activities in an extended town centre encouraging retailers and visitors to Bicester Town Centre
Continuing to promote and expand Bicester Village where complementary to improving the town centre
Improving its utilities infrastructure to improve its sustainability and self-sufficiency.

5.13 We have generally been successful in delivering our objectives from 2015. A significant proportion of the allocated employment land has now been developed and there continues to be strong interest for employment land at Bicester. Our updated employment evidence identifies that Bicester is the most suitable location for accommodating identified employment needs to 2042 and we propose to continue to focus new sites here, including providing a high quality employment corridor into the town along the A41.

5.14 This Local Plan proposes a number of strategic sites for employment, at Junction 9 of the M40 and further land fronting on to the A41 to provide a high quality employment corridor Into the town. It also proposes land south west of Graven Hill, and land to the south east of Bicester, north of the A41. The policies for the existing sites identified in the 2015 Plan will be saved.

5.15 The site located adjacent to the M40 junction adjoins land which has recently gained planning consent for employment uses. The additional land proposed along the A41 will strengthen the corridor into Bicester with high quality employment uses. The site north of the A41 is adjacent to Symmetry Park business park. The land to the south-west of Graven Hill provides further employment opportunities.

5.16 We will also need to consider the need for smaller employment opportunities to support local businesses and business start-ups and propose to provide space for smaller units within our strategic sites.

Policy BIC 1: Bicester Area Strategy

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

Development in the Bicester Area should be in accordance with the Settlement Hierarchy set out in Policy SP 1.

Housing Delivery: 7,750 homes will be delivered at Bicester between 2020 and 2042 including the following strategic site allocations:

Site	Housing numbers 2020 to 2042	Housing numbers post 2042	Comments
North West Bicester	3,200	4,300	Site Allocation replacing Policy Bicester 1 to provide an additional 1,500 homes at NW Bicester

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

Policy Bicester 2: Graven Hill
Policy Bicester 3: SW Bicester
Policy Bicester 12: SE Bicester
Policy Bicester 13: Gavray Drive

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

Employment: 87 hectares of employment land will be provided for business and employment growth in accordance with Policy LEC 2 on the following strategic employment sites:

Site	Employment Hectares (net)
Land East of M40 J9 and South of Green Lane	30.0
Land Adjacent to Symmetry Park, North of A41, South East Bicester	6.0
**Bicester 4 (Bicester Business Park)	3.3
Land South of Chesterton	9.0
Land at Lodge Farm, Chesterton	25.0
Land SW of Graven Hill	17.0
TOTAL	87.0

** Bicester Business Park (Policy Bicester 4 in the 2015 Plan) is an existing allocation with residual capacity of 3.3ha beyond completions and extant planning permissions at 31 March 2024 that is being saved through this Local Plan.

Policy BIC 2: Delivery of Transport Schemes within the Bicester Area

5.17 Bicester is located near to two motorway junctions on the M40 and has two railway stations, and therefore has good transport links to Banbury, Oxford, London and beyond. It currently suffers from some congestion on its main routes, particularly on the A41, and on those that provide access to the town centre.

5.18 The new Oxfordshire Local Transport and Connectivity Plan (2022 to 2050) sets out transport objectives, policies and targets, and currently contains the previous LTP4 Bicester Area Transport Strategy as follows:

An on-going partnership with Highways England to improve connectivity to the strategic highway (M40 junctions 9 and 10)
Reviewing key county road links out of Bicester, including those that cross the county boundary (the A41) which is ongoing with Buckinghamshire Council
Investigating options for infrastructure improvements and bus priority to enable greater reliability on the A41 corridor to/from Junction 9 to the A41 Bicester Services roundabout, with schemes for accessing Wendlebury
Delivery of the bridge under the railway (A4095) as part of the project to deliver effective peripheral routes around the town
A41 Study exploring options for the provision of a South-East Peripheral Road
Working with the rail industry and the Department for Transport to develop a solution to the likely restrictions affecting the London Road as a result of the East-West Rail project and national rail programme
Ongoing work to improve Bicester’s bus services along key routes and providing improved public transport infrastructure
Continuing to enhance pedestrian, cycle and public transport links on key routes
Implementing Bicester town centre highway modifications on through routes in order to reduce through traffic in the town centre, constraining it to the peripheral routes and promoting more sustainable travel options in the town
Developing a coordinated parking strategy, including for electric vehicles, in partnership with Cherwell District Council.

5.19 Oxfordshire County Council has also produced the Bicester Local Cycling and Walking Infrastructure Plan (LCWIP; 2020) which includes a programme of measures to increase cycling and walking, and the Public Rights of Way Management Plan to 2025 which sets a strategy for the improvement and management of public rights of way in Oxfordshire.

5.20 The County Council’s Bus Service Improvement Plan (BSIP; 2021) proposes to create additional flexible bus services to connect rural communities with larger town centres and mobility hubs. New development at Bicester will be required to contribute towards the delivery of these routes and services.

5.21 The key challenges for Bicester’s transport network include:

The lack of a comprehensive, high quality network for walking and cycling in Bicester
The poor quality of sustainable access to the town centre including at Market Square
Ensuring the peripheral road network provides both a functional highway space and brings benefits for supporting placemaking between the older parts of the town and the new residential areas
The lack of infrastructure to support reliable, frequent and commercially viable bus services
The increasing congestion along the A41 and lack of sustainable facilities along and across the corridor
The need to ensure sufficient rail capacity to continue sustainable, longer distance travel
The need to identify a solution for the London Road Level crossing that enables access to and from the town centre
Increasing pressure on M40 Junctions 9 and 10
The need to improve access to Bicester’s hinterland by active travel and public transport.

In order to deliver growth in the Bicester Area, transport infrastructure has been identified to mitigate the impact of planned growth that is important to help secure a viable and sustainable future for Bicester and the Bicester Area. The package may be further refined through development of the Movement and Place Strategy being developed by Oxfordshire County Council.

Policy BIC 2: Delivery of Transport Schemes within the Bicester Area

All development within the Bicester area will be required to contribute in accordance with Policy COM 20: Providing Supporting Infrastructure and Services. Within the Bicester Area this will include contributions towards the infrastructure identified within the emerging Infrastructure Delivery Plan.

The realignment of Howes Lane including facilities for active travel and bus services
A south-east perimeter road north of Wendlebury including facilities for sustainable modes and complementary measures along the A41
Improvements associated with London Road level crossing changes
A high quality walking, wheeling and cycling network throughout the town, including:
- Along the A41 from J9/M40 to Bicester town centre
- Middleton Stoney Road
- Along the corridor of the B4100
- Banbury Road
- Buckingham Road
- Launton Road
- London Road
- A41 between the county boundary and the A4421 roundabout
Bus priority measures along key corridors including:
- The A41 southbound towards junction 9
- The A41 northbound towards Vendee Drive roundabout
- The A41 westbound towards the A4421 roundabout
- The B4100 southbound towards the A4095 junction
- The B4100 northbound towards Baynards Green roundabout
Corridor improvements on the eastern peripheral roads, Skimmingdish Lane and Charbridge Lane to manage traffic and support placemaking
Improvements to Junctions 9 and 10 of the M40 to ensure safe operation.

Policy BIC 3: Safeguarding of Land for Strategic Transport Schemes in the Bicester Area

5.22 We are proposing that Bicester accommodate a significant number of new homes and jobs to 2042. It is therefore important to secure highways and sustainable travel improvements to accommodate this growth.

5.23 East-West Rail is a nationally significant project which aims to provide new and enhanced rail infrastructure between Oxford and Cambridge. In order to protect the planned route of the railway from conflicting development, the Secretary of State for Transport has safeguarded land required for the East West Rail project to ensure that new developments do not impact on the ability to build or operate East West Rail or lead to excessive additional costs. This land is shown on the Policies Map.

5.24 A south-east perimeter road (SEPR) is identified in Oxfordshire County Council’s Bicester Area Strategy. The road will connect the two sections of the A41 north of the village of Wendlebury.

5.25 Careful consideration will need to be given to ecological constraints, historic assets, the crossing of the railway line, the relationship with employment land and potential impacts on Wendlebury. The SEPR will be designed to support sustainable travel and include separate walking and cycling routes and will provide the opportunity for a transformation in the town’s transport facilities to significantly improve sustainable transport.

Policy BIC 3: Safeguarding of Land for Strategic Transport Schemes in the Bicester Area

Land is safeguarded to support the delivery of the following identified transport schemes:

Land for a south-east perimeter road (SEPR) north of Wendlebury
The realignment of Howes Lane
Land adjacent to the southbound off-slip from the M40 at Junction 9
The planned route for East-West rail.

Development will not be permitted should it prevent the use of land for the delivery and implementation of the identified schemes.

Policy BIC 4: Delivery of Green and other Strategic Infrastructure in the Bicester Area

5.26 Bicester’s Garden Town status emphasises the importance of protecting, expanding, and enhancing its green infrastructure networks.

5.27 Our last Local Plan sought to secure an urban edge park around the town. Other key open spaces include Bure Park, Pingle Fields and Bicester Fields. Garth Park is the main town park providing a mix of recreation provision. Local Wildlife Sites at Gavray Drive, Graven Hill and Bicester Wetland Reserve also form part of the town’s Green Infrastructure network, and the Ray Conservation Target Area incorporates the first of these sites in the south-east of the town. The new Burnehyll Community Woodland is being created to the south-west of the town.

5.28 We have published a Green Infrastructure Strategy alongside this plan that identifies a number of opportunities for Bicester to develop a successful green infrastructure network.

Open Space and Recreation Facilities

5.29 Our Playing Pitch Strategy identifies shortfalls of provision to meet quantitative needs for football (both natural grass pitches and artificial grass pitches) and rugby union and recommends qualitative improvements to grass pitches for all pitch sports and associated facilities.

5.30 The 2024 Built Facilities Study are that there is a requirement to continue to invest in indoor and built facilities in Cherwell and there is a need for improvements to existing and new provision in the Bicester area in order to support expected population growth. This could take the form of an expansion of the existing leisure centre provision.

5.31 We will expect that all the strategic allocations at Bicester will provide for open space and recreation. There is potential for each of the strategic sites in Bicester to become specialist hubs for different types of sports facilities and recreation. The provision of open space and recreation facilities at strategic sites will be confirmed as the Local Plan progresses. Areas of existing open space in Bicester will continue to be protected.

Policy BIC 4: Delivery of Green and other Strategic Infrastructure in the Bicester Area

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

Contributions will be sought towards the strategic projects identified in the Cherwell Green and Blue Infrastructure Strategy for the Bicester area including their enhancement and on-going management costs, including:

Establishing an urban edge park around the outskirts of the town, by protecting the existing network of green spaces and securing new open space and linear route provision linked with public footpaths/ cycleways, to create a circular route with connections to the town centre and the countryside beyond
Establishing a green corridor containing a community woodland between Vendee Drive and Chesterton
The restoration and use of Stratton Audley Quarry for informal outdoor recreation, provided that the proposals are compatible with the site’s designation as a Local Wildlife Site and partial SSSI
Extending and enhancing connections from residential areas to the town centre and outward from Bicester to and within; Ardley cutting and Quarry SSSI, Langford Meadows and Gavray wildlife meadows, Bignell Park and past the reservoir between Bicester and Chesterton, local nature sites surrounding Bicester Airfield, and to the south of Bicester
The greening of Sheep Street, Causeway and Church Street, Market Square, Garth Park, Bicester North Station, Bicester village station, and Bicester village
Re-naturalise and enhance Bicester’s river corridors and floodplains as multi-functional areas: including Langford Brook at Langford Meadows, through South Bicester and beyond the A41 and the River Bure and the floodplain around Bure Park
The establishment of new burial grounds in Bicester.

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

Bicester Town Centre and Opportunity Areas

5.32 Bicester has a small, historic town centre with a market and retail centre. In recent years there has been significant investment in Bicester including the opening of Pioneer Square with a new seven screen cinema, large supermarket, multi-storey car park, smaller retail outlets, and civic buildings including a library and a new hotel. However, in common with many high streets, the closure of some shops has resulted in vacancies and empty units. This has made some areas of the centre feel less vibrant and less attractive to visitors. We recognise that a successful and vibrant town centre is important to the local economy and engenders local pride in the town.

5.33 Bicester Village is a premium designer shopping and tourist destination of regional, national, and international significance comprising over 170 units. It is a key economic driver within Cherwell and employs around 3,500 people directly and many others indirectly.

5.34 Our 2022 Retail Study identified a number of challenges and opportunities for Bicester town centre. It recommended further investment into its public realm and the quality of the environment, to create a more attractive and distinctive space.

5.35 It flagged the opportunity for increased leisure and eating-out venues, which could go some way to repurposing vacant shopping units and also noted that although Bicester Market is popular it does not perform to its full potential.

5.36 The Retail Study also noted the lack of connections between the town centre and Bicester Village which should be improved. There are also opportunities for the town centre to capitalise on the visitors brought to Bicester Village by offering an alternative and complementary experience.

5.37 The Retail Study concluded that there was an over provision of comparison retail floorspace in both Banbury and Bicester, and that overall there was no additional need for comparison or convenience floorspace across the district up to 2040. The study also concluded that any further out of centre expansion to Banbury or Bicester’s comparison fashion offer would be seriously detrimental to the vitality and viability of both town centres.

5.38 To ensure the long-term vitality and viability of Bicester town centre, we will apply a ‘town centre first’ approach to retail, services, and other main town centre uses. New retail development will continue to be focused in Bicester town centre and all new development will be required to be built to high design standards. We will resist further major out of centre retail development, due to the impact on the vitality and viability of Bicester town centre.

Policy BIC5: Bicester Opportunity Areas

5.39 We have identified a number of opportunity areas within and close to Bicester Town Centre as set out below and identified on the Policies Map.

Site 1: Bure Place/Wesley Lane/Sheep Street

This site provides an opportunity for sensitive remodelling to provide public realm and design improvements and could include new restaurants or space for leisure operators fronting Bure Place. Residential units on upper floors would help improve the attractiveness of this area and improve footfall, vibrancy and greater commercial returns for the leisure, food and beverage sector.

Site 2: Market Place (Square)

This area offers the opportunity to become a focal point of the Town Centre and a venue for periodic events that could drive interest and footfall in Bicester. Potential changes to car parking would facilitate improvements to the public realm, including widening of pavements, enable outside seating for the nearby food and beverage traders and create an attractive ‘café culture’ environment where visitors will want to spend more time.

Site 3: London Road Area

The upgrades to East West Rail will necessitate the existing level crossing being closed for up to 50 minutes every hour and so there is an opportunity to provide positive change to the area which could include new parking and cycling and pedestrian links across the railway line. There are further opportunities at this location, subject to landowners working together to deliver mixed use development which does not detract from the existing retail offer at Bicester town centre or the retail village. Opportunities will be sought ‘for a sustainable, funded solution that continues to provide a suitable rail crossing for cars, cycles and pedestrians at or near London Road’.

Site 4: Bicester Council Depot

The Council owns this site which is currently used for Council functions. The site is surrounded by residential development and there is a need for Council operations to locate to another site in Bicester. A site at Graven Hill has been identified. The existing site could be suitable for redevelopment for residential development.

Policy BIC 5: Bicester Opportunity Areas

Four areas for development opportunities have been identified within or close to the centre of Bicester as listed below and shown on the Policies Map:

Site 1: Bure Place/ Wesley Lane/Sheep Street
Site 2: Market Place (Square)
Site 3: London Road Area
Site 4: Bicester Depot

These areas are supported as locations for change and/ or redevelopment in accordance with the following criteria where development should:

i. Be of a high quality, with well-designed edges securing significant townscape improvements to Bicester and provide opportunities for the ‘greening’ of Bicester town centre;

ii. Be informed by a comprehensive site masterplan process providing an integrated solution to site access, active travel, traffic management, air quality management, whilst prioritising the public realm;

iii. Be sensitive to any surrounding residential areas and the character and setting of the historic core and heritage assets and prioritise attractive linkages to the historic core and wider town centre;

iv. Make a positive contribution to improving sustainable transport connectivity in Bicester, including an increase in capacity and the provision of improved facilities;

v. Be focused on providing access by sustainable modes of transport including improvements for pedestrians and cyclists such as managed cycle parking facilities, and mobility hubs, which co-locate public and shared modes, aiding convenience and with no increase in car parking above current levels, and

vi. Improve the public realm, particularly in areas of heritage significance, such as Sheep Street and Market square, including by removing unnecessary signage and street furniture, and using a simple and durable palette of materials.

Residential development will be supported within proposals for the identified sites apart from London Road, particularly on above ground floors.

Bicester’s Historic Environment

5.40 Bicester’s interesting and varied history is perhaps not as widely known or appreciated as other places in the district. The Roman settlement of Alchester scheduled monument lies to the southwest of the town. The remains of an Augustinian priory founded between 1182 and 1185 survive within the town centre which is largely Medieval in origin focused on Sheep Street, King’s End and the Causeway. Wretchwick deserted medieval settlement, also a Scheduled Monument, is in the south-east of the town. The historically important former RAF Bicester is now the home of Bicester Motion.

5.41 We have a duty to protect these important heritage assets. A key challenge for us is therefore to manage growth in a way that will not unacceptably harm the town’s important heritage assets and local distinctiveness. A Heritage Impact Assessment has been prepared to consider potential impacts arising from the proposed strategic allocations.

Policy BIC 6: Former RAF Bicester

5.42 The Former RAF Bicester is an inter-war airfield situated immediately to the north-east of Bicester. Historically it comprised a ‘Domestic Site’ and ‘Technical Site’ together with the large open space of the flying field. The whole of the site is a Conservation Area and most of the buildings and structures are protected by listing and scheduling. In addition, a Local Wildlife Site and proposed extension to the Local Wildlife Site covers a large part of the site.

5.43 We worked with the MOD and English Heritage (now Historic England) and prepared a planning brief for the site in 2009. This brief recognised the complex issues, and the unique opportunities, raised by the site and the need to maintain and re-use its historic buildings and the flying field. The brief proposed a ‘conservation-led’ approach to the site, recognising that finding a use that can best preserve the sensitive historic fabric of the buildings may require a flexible approach in terms of the use to which the buildings are put.

5.44 Since then, significant development has taken place at Bicester airfield providing new jobs and as a key destination for motorsport, new technologies, and events for historic car ownership, reflecting the sites history. A number of companies now occupy converted and new buildings in the south-eastern part of the site. We are keen to support the continued development, particularly as a tourist and leisure destination.

5.45 We wish to secure appropriate uses for a long-lasting ‘conservation-led’ approach to the technical site and flying field. Our aim is to establish uses that will be complementary to, and help enhance, the character and appearance of the conservation area and the nationally important heritage value of the site. We will encourage a mix of uses that will best preserve the sensitive historic fabric and layout of the buildings and the openness of the grass airfield.

Policy BIC 6: Former RAF Bicester

Conservation-led proposals for the former RAF Bicester site will be encouraged that help to secure a long-lasting, economically viable future for the technical site and flying field. Proposals for heritage tourism uses, leisure, recreation, employment and community uses will be particularly encouraged. The development of hotel and conference facilities will also be supported as part of a wider package of employment uses. All proposals will be required to accord with the latest Conservation Area Appraisal for the site and the 2009 Planning Brief. Any proposals for the former RAF Bicester site should demonstrate how they will maintain and enhance the character and appearance of the Conservation Area, protect listed, scheduled and other important buildings, their setting, and protect the sensitive historic fabric of the buildings and preserve the openness of the airfield. The biodiversity of the site should be protected and enhanced and habitats and species surveys should be undertaken. The continuation of flying use will be supported at the site and opportunities for improving access to the countryside will also be encouraged.

Site policies

Policy BIC H1: Land at North West Bicester

5.46 North West Bicester was allocated for a residential led development of 6,000 homes in our 2015 Local Plan.. This review of the Local Plan has provided the opportunity to revisit that allocation to see how we can further support delivery and ensure our objectives for this site are met. We are now therefore providing an increase in the development potential of the allocation with a more appropriate boundary edge.

5.47 The inclusion of additional land at this allocation will mean that a further 1,500 homes can be delivered at North West Bicester above the original 6,000 homes envisaged. Delivery rates for the site have been reviewed as part of the housing trajectory and it is expected that 3,200 homes will be delivered by 2042 with, 4,300 homes to be delivered beyond the end of the plan period. The total site comprises approximately 549 hectares of relatively flat arable land with limited semi-natural habitats or valued natural features and covers a number of fields with extensions to the allocation proposed both north and south of the railway line.

5.48 The proposed extension to the allocation boundary is approximately 2 kilometres from the centre of Bicester and lies approximately 380 metres south east from the village of Bucknell at its closest point. The land is generally greenfield, though there are scattered industrial, agricultural and residential buildings within the area. The whole site is bisected by the rail line running north west/south east. The site slopes downwards to the southeast and is an irregular shape following field boundaries. The extension is approximately 164 hectares of the 549 hectare total site size. The land is gently undulating and contains small unnamed streams.

5.49 A landscape sensitivity assessment of the site informs this proposed allocation and policy requirements. There are several areas of deciduous woodland and one small area of ancient woodland - Grunthill Copse. Currently the land provides part of the rural setting to Bucknell and plays a part in the separation between settlements. A landscape assessment informs the site allocation and policy requirements.

5.50 The extension to the site contains no known designated heritage assets, though there are a number of Listed Buildings beyond the site area. Development design should seek to minimise urbanising effects on the Grade II listed Manor House to the north of the site. This could be through stepping back development, management of building height and massing, and use of landscaping on the northern boundary of the site.

5.51 Management of this boundary will also avoid urbanising effects on the approaches to the other Listed Buildings in Bucknell. The site is in an area of archaeological interest and has been subject to a geophysical survey. Parts of the site have subsequently been investigated via trial trenching and an archaeological excavation. The remainder of the site will need to similarly be investigated to verify the results of the geophysical survey. A heritage impact assessment informs the site allocation and policy requirements. The location and the area of the proposals for Bicester 1: North West Bicester are identified in the Policies Maps.

5.52 At least 3,500 jobs (approximately 1,000 jobs on B use class land) are to be provided within the allocation, although it is acknowledged that the majority of these have already been committed through planning applications. An economic strategy will be required and there should be local sourcing of labour, including providing apprenticeships during construction.

5.53 At least 50% of trips originating from the development are to be made by means other than the car promotion of healthy lifestyles provision of local services and facilities green infrastructure and Biodiversity - 40% of the total gross site area will be provided as green space of which at least half will be public open space. Proposals should ensure net zero operational from total energy use by implementing the energy hierarchy.

5.54 Masterplans for the North West Bicester site will be required to be submitted ensure that development takes place in an integrated, coordinated and planned way, recognising the Council’s vision and objectives for the Garden Town Programme. They will need to include a deliverable strategy for the phasing of development and take account of areas already developed and planning permissions already granted. Development must integrate with and complement the function and urban form of Bicester and reinforce the role of Bicester town as the primary retail and service centre.

5.55 Biodiversity projects will be incorporated as part of the master planning process. The proposed Garden Town at North West Bicester provides the potential to test a wide range of innovative and emerging technologies due to its scale. The Council will continue to work with the promoters of North West Bicester, the local community and other partners to ensure the delivery of an exemplary Garden Town that achieves the highest environmental standards.

5.56 The North West Bicester Garden Town is central to both our District-wide strategy and our strategy for Bicester. Delivering an eco-town is considered to be one of the most sustainable means of accommodating strategic growth at Bicester to 2042 and beyond. The development will provide a new community to the highest environmental standards and with its own local services and facilities. Proposals for the delivery of a new Burial Ground for Bicester as soon as possible would be welcome. Masterplan will include employment areas, schools, services and facilities and extensive green and public open space to maximise the opportunity for town wide economic, community and environmental gains. At the same time North West Bicester will integrate with and complement the function and urban form of Bicester.

5.57 The land at North West Bicester is the least constrained direction of growth on the urban fringe for delivering growth on this scale. The proposals for North West Bicester will however need to consider the impact on the surrounding area including the villages of Bucknell and Caversfield.

5.58 An economic strategy will be produced to support the proposals for proposals at North West Bicester, though it is recognised that a large number of jobs have already been provided by employment development already delivered/underway. It should demonstrate how access to employment will be achieved and deliver a minimum of one employment opportunity per new dwelling.

5.59 As we estimate that over 3,500 homes will be provided by 2042, we are setting a target of approximately 3,000 job opportunities associated with the project to be provided by the end of the plan period. The precise nature and location of these jobs will be set by masterplan(s) for the North West Bicester allocation. The current masterplan proposed about 10 hectares of employment land at North West Bicester in total and much of this has already been permitted. It is estimated that approximately 1,000 B use class jobs will be located at the North West Bicester site. The remainder would be provided through other uses including home working. Some jobs are likely to be located away from the site, for example in the town centre or on other employment sites.

Policy BIC H1: North West Bicester Eco-Town

Site area: 549 hectares

Land at North West Bicester is allocated to accommodate approximately 7,500 dwellings and 10 hectares of employment land as shown on the Policies Map. Planning permission will only be granted for development at this site in accordance with an appropriate comprehensive masterplan(s) and design code(s) submitted to and 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.

Housing

1. 7,500 dwellings on 549 hectares of land (the residential areas as shown on the Policies Maps). Of this total 3,200 are expected to be delivered within the Plan period;

2. The dwellings shall have a range of densities to reflect local context and the character of new development in accordance with the comprehensive masterplan. They should be appropriate to support sustainable and active modes of transport including walkable neighbourhoods and bus services.

Employment

3. A minimum of 10 ha of employment land with the focus of this comprising business premises at Howes Lane and Middleton Stoney Road, employment space in the local centre hubs and as part of mixed used development;

4. Jobs created –At least 3,500 jobs (approximately 1,000 jobs on B use class land on the site) within the plan period;

5. Use classes – E, with limited B2 and B8 uses;

6. Mixed use local centre hubs to include employment (E, F2, sui generis, C1 and F1).

Access and movement

7. Appropriate crossings of the railway line to provide access and integration across the North West Bicester site. Changes and improvements to Howes Lane and Lords Lane to facilitate integration of new development with the town. The realignment of the A4095 is critical to unlocking the wider site and provides a key part of the walking and cycling network and further mitigation is likely to be required. Impacts on the A4095 and Bucknell Road will need to be mitigated;

8. A new access from Middleton Stoney Road and connections through the site to include bus routeing. Contributions to improvements to the existing bridleway link towards Heyford Park, and a new bridleway link to Bucknell via Crowmarsh Farm will be required;

9. Consideration and mitigation of any noise impacts of the railway line and M40 motorway;

10. Good accessibility to public transport services should be provided, including the provision of a bus route with bus stops through the site linking to Bicester railway stations. The main access roads through this site need to be sufficiently wide to accommodate bus routes;

11. Measures along the B4030 for active travel and bus improvements. Other cycle connections into the town, including along the Banbury Road and along the northern side of the railway embankment. Measures along Shakespeare Drive to control speed, enable safe access to the school and provide safe connections. Connectivity and placemaking with the town centre will be essential to deliver the aspirations of the LTCP/transport strategy. Bus stopping facilities in the town centre need consideration;

12. Contributions to improvements to the surrounding road networks, including mitigation measures for the local and strategic highway network, to reduce reliance on the private car, to achieve the modal shift targets, and to achieve a high level of accessibility to public transport services, improvements to facilities for pedestrians and cyclists and the provision and implementation of a Travel Plan to maximise connectivity with existing development.

Other Requirements

13. Green infrastructure – at least 40% of the total gross site area will comprise green space of which at least half will be publicly accessible and consist of a network of well-managed, high quality green/open spaces which are linked to the open countryside. This should include sports pitches, parks and recreation areas, play spaces, allotments, the required burial ground (possibly a woodland cemetery) and SUDS. This should also include new footpaths and cycleways, enhancing green modal accessibility beyond the site to the town centre and Bicester Village Railway Station, and adjoining developments. Public open space to form a well-connected network of green areas suitable for formal and informal recreation;

14. Provision of community facilities in accordance with adopted standards within the developable area unless otherwise agreed with the Council;

15. Provision of formal sports facilities, play areas and allotments to adopted standards within the areas identified for Green Infrastructure area unless otherwise agreed with the Council;

16. Sufficient secondary, primary and nursery school provision on site to meet projected needs to be agreed with the Council and Oxfordshire County Council. There should be a maximum walking distance of 800 metres from homes to the nearest primary school;

17. To provide for a GP surgery to the south of the site and a dental surgery at a location to be agreed with the Council in discussion with BOB ICB;

18. Burial Ground – to provide for the early delivery of of at least a 4 ha burial ground which does not pose risks to water quality (this may contribute to the Green Infrastructure requirements);

19. Community facilities – to include facilities for leisure, health, social care, education, retail, arts, culture, library services, indoor and outdoor sport, play and voluntary services. The local centre hubs shall provide for a mix of uses that will include retail, employment, community and residential provision. Education, health care, community and indoor sports facilities in local centres with co-location where possible. Provision will be proportionate to the size of the community they serve. Each neighbourhood of approximately 1,000 houses to include provision for community meeting space suitable for a range of community activities including provision for older people and young people;

20. Confirmation of the proposals to support the setting up and operation of a financially viable Community Management Organisation by the new community to allow locally based long term ownership and management of facilities in perpetuity;

21. Utilities – Utilities and infrastructure which allow for zero carbon and reduced water usage on the site and the consideration of sourcing waste heat from the Ardley Energy recovery facility. The approach shall be set out in an Energy Strategy and a Water Cycle Study. The Water Cycle Study shall cover water efficiency and demand management, water quality and how it will be protected and improved, WFD compliance, surface water management to avoid increasing flood risk and water services infrastructure improvement requirements and their delivery, having regard to the Environment Agency’s guidance on Water Cycle Studies. Development proposals will demonstrate how these requirements will be met;

22. Waste Infrastructure – The provision of facilities to reduce waste to include at least one bring site per 1,000 dwellings positioned in accessible locations. Provision for sustainable management of waste both during construction and in occupation shall be provided. A waste strategy with targets above national standards and which facilitates waste reduction shall accompany planning applications.

Key design requirements

23. Development in the northern parts of the site should maintain separation between Bucknell and the built edge of the proposal subject to consideration of impact on the strategic gap as per Policy COM13;

24.Proposals must respond appropriately to the preservation and enhancement of the Bucknell and Middleton Stoney strategic gaps as shown in Appendix 4 and avoid the loss of their key characteristics and significance;

25. Retain and protect Grunthill Copse and utilise new planting to enhance connectivity with nearby copses and tree belts;

26. Enhance and strengthen the hedgerow network, including the introduction of hedgerow trees and the provision of appropriate buffers;

27. Development should be set back from bridleway 148/4/20 and footpath 148/7/20 and should seek to minimise urbanising impact on views from Bicester Road and Middleton Stoney Road;

28. Enhance public access through the site and green infrastructure connections between Bicester and the wider surrounding countryside providing links with public rights of way;

29. Layout of development that enables a high degree of integration and connectivity between new and existing communities;

30. Careful design of employment units on site to limit adverse visual impact and ensure compatibility with surrounding development;

31. The retention and respect for important existing buildings and heritage assets with a layout to incorporate these and consideration of Grade II listed buildings outside the site;

32. New footpaths and cycleways should be provided that link with existing networks, the wider urban area and community facilities with a legible hierarchy of routes to encourage sustainable modes of travel;

33. A layout which makes provision for and prioritises non-car modes and encourages a modal shift from car use to other forms of travel and maximises the potential for walkable neighbourhoods;

34. A well designed approach to the urban edge, which relates development at the periphery to its rural setting and affords good access to the countryside, minimising the impact of development when viewed from the surrounding countryside;

35. Development that respects the landscape setting and that demonstrates enhancement, restoration or creation of wildlife corridors to achieve a net gain in biodiversity;

36. Connections with the wider landscape should be reinforced and opportunities for recreational use of the open countryside identified. Development proposals to be accompanied and influenced by a landscape/visual and heritage impact assessment;

37. Careful consideration of open space and structural planting around the site to achieve an overall improvement in the landscape and visual impact of the site and to contribute towards maintaining the required separation with outlying settlements;

38. No development in areas of flood risk and development set back from watercourses and hedgerows which would provide opportunity for green buffers;

39. Development design should seek to minimise urbanising effects on the Grade II listed Manor House to the north of the site and consider the cumulative impacts of developing this site particularly on the rural setting of buildings in Bucknell and their sense of separation from Bicester.

Planning application requirements

40. An economic strategy to be produced to support the planning applications for proposals demonstrating how access to work will be achieved and to deliver a minimum of one employment opportunity per new dwelling that is easily reached by walking, cycling and/or public transport;

41.The application should demonstrate that Thames Water has agreed in principle that foul drainage from the site will be accepted into its network;

42. An assessment of whether the site contains best and most versatile agricultural land, including a detailed survey where necessary. A soil management plan may be required to be submitted with planning applications.

SW Bicester/A41 Corridor

5.60 Bicester is recognised as a key focus for employment opportunities and alongside the residential development already allocated, there is an opportunity to create a high quality distinctive and energy efficient employment development that integrates well with the local area and provides a positive gateway into the town.

5.61 Three sites are proposed to be allocated for employment uses along the A41, creating a strong gateway into the town. These sites will provide a range of employment uses and mix of sized units. Proposals to develop these sites will need to contribute towards improvements to the Junction 9/M40 and also to the delivery of the south east peripheral road. A new, safe cycle and pedestrian route will be created along the A41 set back from the road.

5.62 There is one existing access created through the permitted development close to the Junction 9/M40 which lies between the two land parcels proposed for allocation through Policy Bicester E1. One further access along the A41 is proposed to be created to serve the strategic allocations to line up with the proposed south east peripheral road. This will be taken through Bicester E2 and will serve the adjacent Bicester E3 site.

5.63 Given the relationship and connections required between all three proposed allocations, planning permission will only be granted for development in accordance with a comprehensive masterplan and design code to be approved by the Council. This will need to be in accordance with the Cherwell Design Guide or any superseding design guidance, district or local design codes. This masterplan will be expected to cover the additional access from the A41, the pedestrian and cycleway along the A41 linking up to the Park and Ride/mobility hub. This masterplan will also need to respond to the cumulative impact of the three proposed allocations and the already committed development to determine the required transport mitigation, including any land required for future M40 junction upgrades. It will also need to respond to the cumulative impact to heritage assets. The masterplan will also need to provide a design code for the three sites to establish a strong, high quality edge to Bicester. Larger scale employment units are expected to be located towards the road frontage with smaller scale employment units behind. these smaller units are expected to incorporate natural materials and development will need to consider the relationship to and setting of Chesterton.

Policy BIC E1 - Land East of J9, M40

5.64 Land east of Junction 9, M40 is a greenfield site which lies at the motorway junction and A41 and has a key frontage at this location. The site itself is comprised of two distinct parcels either side of an already permitted employment development. Planning permission has been granted for a large scale employment unit on land between the two parcels which make up this proposed allocation. This permitted development provides an access from the A41 which will need to be used to access the two parcels of land.

5.65 The site is located approximately 1 kilometre south west of the centre of Chesterton and is relatively flat. It is surrounded to the west and south by agricultural fields across the M40 J9 and A41 and to the north and east.

5.66 This site has a number of constraints which will influence the form of development, including the presence of ancient woodland, heritage assets and the course of Wendlebury Brook. There are no areas of priority habitat within the site, but there is an area to the north of this site. A Landscape Sensitivity Assessment of the site informs this proposed allocation and policy requirements.

5.67 The site does not strongly contribute towards the setting and significance of designated heritage assets within the surrounding area, though there is high potential for archaeological remains to be identified.

5.68 A Heritage Impact Assessment informs the site allocation and policy requirements.

Policy BIC E1 - Land east of J9, M40, Bicester

Site area: 45.80 hectares
Developable area: 30 hectares

Land east of J9, M40 is allocated to accommodate 30 hectares of employment land.

Planning permission will only be granted for development in accordance with a comprehensive masterplan and design code covering E1, E2 and E3 submitted to, and 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.

1. At least 30 hectares of land (the employment areas as shown in the Policies Maps). A mix of B2 and B8 and E(g) i/ii/iii uses;

2. Proposals must be accompanied by a comprehensive masterplan for the entire Strategic Allocations for E1, E2 and E3. This should demonstrate how new development will integrate with and complement its surroundings in an appropriate manner. The Council will be flexible in considering different approaches to achieving a comprehensive masterplan providing that proposals still take fully into account the development and infrastructure needs of the adjacent allocations and demonstrate that it would not prejudice the sustainable delivery of the adjacent allocations;

3. There will be a requirement for capacity improvements at M40 J9. Sufficient land within the allocated area will be safeguarded for potential future expansion/alteration to Junction 9 of the M40;

4. Good accessibility to public transport services should be provided for, including the accommodation of new bus stops to link the development to the wider town;

5. Contributions to improvements to the surrounding road networks, including mitigation measures for the local and strategic highway network to reduce reliance on the private car, and to achieve a high level of accessibility to public transport services, improvements to facilities for pedestrians and cyclists. Provision for safe, convenient cycle and pedestrian facility along the A41 corridor to Bicester town centre and the Park and Ride including the dedication of land within the site for this purpose where it is not feasible to construct the route within highway boundary;

7. New non-residential buildings of 1,000m2 or more should achieve net zero carbon operational carbon emissions from regulated energy uses in accordance with Policy CSD 3;

8. Green Infrastructure and open space outside the developable area to be kept free from development;

9. Provision of Biodiversity Net Gain on site in accordance with Policy CSD 12;

10. Parking and EV parking provision in accordance with Oxfordshire County Council standards;

11. Traffic calming measures as agreed with the Council and Oxfordshire County Councils;

12. All other infrastructure requirements and financial contributions towards infrastructure provision to be delivered as set out in the Infrastructure Delivery Plan unless otherwise agreed with the Council and Oxfordshire County Councils;

13. Preservation and enhancement of habitats and species on site, particularly protected species and habitats and creation and management of new habitats to achieve an overall net gain in biodiversity including the creation of a local nature reserve and linkages with existing Priority habitats. Opportunities for wetland habitats along the existing waterways on the edges of the site.

Development which would prevent use of land for the delivery of future improvements to Junction 9 of the M40 will not be supported.

Key design requirements

14. A distinctive development that provides a gateway into the town that complements the design and finish of proposed adjacent employment uses. A high quality design and finish, with careful consideration to layout, materials, colourings and building heights to reduce overall visual impact;

15. Retain and protect ancient woodland. Development should be set back from the ancient woodland (with a buffer of at least 15m to avoid root damage) and use new planting to enhance connectivity with nearby copses and tree belts;

16. Design and layout which responds to identified heritage assets close to the site. Developable area to be softened and pulled back in the east and northern extents of the site, to ensure no adverse impacts;

17. Existing boundary and internal hedgerow trees should be enhanced and strengthened including the introduction of hedgerow trees;

18. Structural planting and landscape proposals within the site to provide for the enhancement, restoration and creation of wildlife corridors and to limit visual Impact of new buildings and car parking on the existing character of the site and its surroundings;

19. No development in areas of flood risk and development set back from watercourses which would provide opportunity for green buffers and should form the basis for green and blue infrastructure;

20. Development should be set back from existing footpaths and should seek to minimise urbanising impact on views from the unnamed rural lane that runs between the A41 and Green Lane;

21. Enhance public access through the site and green infrastructure connections between this site, the residential development to the south and the wider surrounding countryside;

22. Main access to use the existing access from the A41 which serves the permitted employment development;

23. Enhancements for biodiversity in the form of hedgerow, woodland, scrub and grassland creation, habitat pile creation, as well as the continued monitoring and management of these habitats;

24. All public footpaths and cycle routes to be active with passive surveillance and appropriate landscaping.

Planning application requirements

25. A conservation plan with programme of interpretation and public engagement to be secured through a S106s agreement;

26. A Transport Assessment and Travel Plan to accompany development proposals which set out measures to prevent vehicular traffic adversely affecting surrounding communities, particularly Chesterton and which maximise sustainable transport connectivity;

27. Consideration and mitigation of any noise impacts from the M40 motorway;

28. Development proposals to be accompanied and influenced by a landscape/visual and heritage impact assessment;

29. A desk-based archaeological investigation and further investigation of archaeological potential through excavation in consultation with County archaeologist;

30. A Flood Risk Assessment informed by a suitable ground investigation. A surface water management framework to maintain run off rates to greenfield rates and volumes, with use of Sustainable Drainage Systems in accordance with Policy CSD 8;

31. The application should demonstrate that Thames Water has agreed in principle that foul drainage from the site will be accepted into its network;

32. An assessment of whether the site contains best and most versatile agricultural land, including a detailed survey where necessary. A soil management plan may be required to be submitted with planning applications.

Policy BIC E2 - Land South of Chesterton

5.69 Land south of Chesterton is a greenfield site which lies approximately 500 metres south of Chesterton. The allocation has been drawn to exclude land within the same ownership which lies closer to the village drawing on landscape and heritage evidence, alongside the desire to maintain the separation between employment uses and the built village.

5.70 The site is relatively flat and covers a series of agricultural fields northwest of the A41. It lies adjacent to the proposed allocation of Bicester E1 and Bicester E3. It is surrounded by agricultural fields.

5.71 There are no areas of Priority Habitat, though there is an area of priority habitat 'deciduous woodland' along the southern boundary of this site. Footpaths 161/4/10, 161/4/20, 161/3/10 pass through the site and provide connections between Chesterton and Wendlebury. This site provides a rural setting to the north east of Little Chesterton and provides separation between this settlement and Chesterton.

5.72 A Landscape Sensitivity Assessment of the site informs this proposed allocation and policy requirements.

5.73 There are no designated heritage assets within the site, though the site lies to the southwest of the Chesterton Conservation Area and forms part of its wider rural setting, though this is, in part, protected from future development owing to distance and the dense tree screen. Consideration of the cumulative impact of this and the adjacent Bicester E3 allocation on the Chesterton Conservation Area will need to form part of any planning application, including any potential mitigation. A Heritage Impact Assessment informs the site allocation and policy requirements.

Policy BIC E2 - Land South of Chesterton

Site area: 16 hectares
Developable area: 9 hectares

Land south of Chesterton is allocated to accommodate at least 9 hectares of employment land.

Planning permission will only be granted for development in accordance with a comprehensive masterplan and design code covering E1, E2 and E3 submitted to, and 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.

1. At least 9 hectares of land (the employment areas as shown in the Policies Maps). A mix of B2 and B8 and E(g) i/ii/iii uses;

2. Proposals must be accompanied by a comprehensive masterplan for the entire Strategic Allocation for E1, E2 and E3. This should demonstrate how new development will integrate with and complement its surroundings in an appropriate manner. The Council will be flexible in considering different approaches to achieving a comprehensive masterplan providing that proposals still take fully into account the development and infrastructure needs of the adjacent allocations and demonstrate that it would not prejudice the sustainable delivery of the adjacent allocations;

3. Main access to be taken from the A41 to serve the development and the adjacent strategic allocation Bicester E3. This access should be located so as to form a junction with the south east peripheral road to be agreed with the Council and Oxfordshire County Council;

4. Good accessibility to public transport services should be provided for, including the accommodation of new bus stops to link the development to the wider town;

5. Contributions to improvements to the surrounding road networks, including mitigation measures for the local and strategic highway network to reduce reliance on the private car, and to achieve a high level of accessibility to public transport services, improvements to facilities for pedestrians and cyclists. Provision for safe, convenient cycle and pedestrian along the A41 corridor to Bicester town centre and the Park and Ride including the dedication of land within the site for this purpose where it is not feasible to construct the route within highway boundary;

6. New footpaths and cycleways should be provided that link with existing networks, the wider urban area and community facilities with a legible hierarchy of routes to encourage sustainable modes of travel. A cycle route through the site to the north to the unnamed lane and Green Lane should be provided. Cycle and pedestrian connections should provide links to the employment allocations to the north east and south west;

7. Green Infrastructure and open space outside the developable area to be kept free from development;

8. All other infrastructure requirements and financial contributions towards infrastructure provision to be delivered as set out in the Infrastructure Delivery Plan unless otherwise agreed with the Council and Oxfordshire County Council;

9. Preservation and enhancement of habitats and species on site, particularly protected species and habitats and creation and management of new habitats to achieve an overall net gain in biodiversity including the creation of a local nature reserve and linkages with existing BAP habitats. Opportunities for wetland habitats along the existing waterways on the edges of the site;

10. All public footpaths and cycle routes to be active with passive surveillance and appropriate landscaping.

Key design requirements

11. A distinctive development that provides a gateway into the town that complements the design and finish of proposed adjacent employment uses. A high quality design and finish, with careful consideration to layout, materials, colourings and building heights to reduce overall visual impact;

12 Design and layout which responds to identified heritage assets close to the site. Developable area to be softened and pulled back in the northern extent of the site, to ensure no adverse impacts;

13. Existing boundary and internal hedgerow trees should be enhanced and strengthened including the introduction of hedgerow trees;

14. Structural planting and landscape proposals within the site to provide for the enhancement, restoration and creation of wildlife corridors and to limit visual Impact of new buildings and car parking on the existing character of the site and its surroundings;

15. No development in areas of flood risk and development set back from watercourses which would provide opportunity for green buffers and should form the basis for green and blue infrastructure;

16. Development should be set back from existing footpaths and should seek to minimise urbanising impact on views from the unnamed rural lane that runs between the A41 and Green Lane;

17. Enhance public access through the site and green infrastructure connections between this site, the residential development to the south and the wider surrounding countryside;

18. Enhancements for biodiversity in the form of hedgerow, woodland, scrub and grassland creation, habitat pile creation, as well as the continued monitoring and management of these habitats.

Planning application requirements

19. A conservation plan with programme of interpretation and public engagement to be secured through a S106s agreement;

20. Development that demonstrates enhancement, restoration or creation of wildlife corridors to achieve a net gain in biodiversity;

21. A Transport Assessment and Travel Plan to accompany development proposals which set out measures to prevent vehicular traffic adversely affecting surrounding communities, particularly Chesterton and which maximise sustainable transport connectivity;

22. Development proposals to be accompanied and influenced by a landscape/visual and heritage impact assessment;

23. Consideration of the cumulative impact of this and the adjacent Bicester E3 allocation on the Chesterton Conservation Area will need to form part of any planning application, including any potential mitigation;

24. A desk-based archaeological investigation and further investigation of archaeological potential through excavation in consultation with County archaeologist;

25. A Flood Risk Assessment informed by a suitable ground investigation. A surface water management framework to maintain run off rates to greenfield rates and volumes, with use of Sustainable Drainage Systems in accordance with Policy CSD 8;

26. The application should demonstrate that Thames Water has agreed in principle that foul drainage from the site will be accepted into its network;

27. An assessment of whether the site contains best and most versatile agricultural land, including a detailed survey where necessary. A soil management plan may be required to be submitted with planning applications.

Policy BIC E3 - Land at Lodge Farm, Chesterton

5.74 Land at Lodge Farm is a greenfield site and relatively flat. It lies to the southeast of the village of Chesterton and southwest of Bicester. It comprises a number of agricultural fields with Lodge Farm at its centre. The site will need to be accessed through the adjacent employment allocation. This will minimise the total number of access points being created directly onto the A41. The access will be provided into the adjacent site so that the alignment of the road is in a better location for linking to the proposed south east peripheral road.

5.75 Whilst there are no areas of priority habitat within the site, there are some older trees to the north of the site which should be retained. Footpaths 161/4/10, 161/4/20, 161/3/10 pass through the site and provide connections between Chesterton and Wendlebury. A Landscape Sensitivity Assessment of the site informs this proposed allocation and policy requirements.

5.76 There is a Grade II Listed bridge within the site which crosses Gagle Brook. Further investigation may be required to determine the history of Lodge Farm. This site forms part of the rural setting to the south of the Chesterton Conservation Area which includes a cluster of Listed Buildings. Development of this site will likely affect the Chesterton Conservation Area and consideration of the potential cumulative impact of development is required. A Heritage Impact Assessment informs the site allocation and policy requirements.

Policy BIC E3 - Land at Lodge Farm, Chesterton

Site area: 40 hectares
Developable area: 25 hectares

Land at Lodge Farm, Chesterton is allocated to accommodate 25 hectares of employment land.

Planning permission will only be granted for development in accordance with a comprehensive masterplan and design code covering E1, E2 and E3 submitted to, and 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.

1. At least 25 hectares of land (the employment areas as shown in the Policies Maps). A mix of B2 and B8 and E(g) i/ii/iii uses;

3. Main access to be provided through the adjacent Bicester E2 employment allocation;

4. Good accessibility to public transport services should be provided for, including the accommodation of new bus stops to link the development to the wider town;

5. Contributions to improvements to the surrounding road networks, including mitigation measures for the local and strategic highway network to reduce reliance on the private car, and to achieve a high level of accessibility to public transport services, improvements to facilities for pedestrians and cyclists. Provision for safe, convenient cycle and pedestrian along the A41 corridor to Bicester town centre and the Park and Ride including the dedication of land within the site for this purpose where it is not feasible to construct the route within highway boundary;

7. Green Infrastructure and open space outside the developable area to be kept free from development;

10. All public footpaths and cycle routes to be active with passive surveillance and appropriate landscaping.

Key design requirements

12. Design and layout which responds to identified heritage assets close to the site. Developable area to be softened and pulled back in the northern and eastern extent of the site, management of building height and massing and use of landscaping to strengthen the separation between this site and Chesterton Lodge;

13. Existing boundary and internal hedgerow trees should be enhanced and strengthened including the introduction of hedgerow trees;

15. No development in areas of flood risk and development set back from watercourses which would provide opportunity for green buffers and should form the basis for green and blue infrastructure;

16. Development should be set back from existing footpaths and should seek to minimise urbanising impact on views from the unnamed rural lane that runs between the A41 and Green Lane.

17. Enhance public access through the site and green infrastructure connections between this site, the residential development to the south and the wider surrounding countryside;

18. Enhancements for biodiversity in the form of hedgerow, woodland, scrub and grassland creation, habitat pile creation, as well as the continued monitoring and management of these habitats.

Planning application requirements

19. A conservation plan with programme of interpretation and public engagement to be secured through a S106s agreement;

20. Views testing from Chesterton Lodge and the Chesterton Lodge character area of the Conservation Area should be undertaken. Where views into the site are possible, the existing tree screening should be supplemented to reduce these views;

21. Development that demonstrates enhancement, restoration or creation of wildlife corridors to achieve a net gain in biodiversity;

22. A Transport Assessment and Travel Plan to accompany development proposals which set out measures to prevent vehicular traffic adversely affecting surrounding communities, particularly Chesterton and which maximise sustainable transport connectivity;

23. Development proposals to be accompanied and influenced by a landscape/visual and heritage impact assessment;

24. Consideration of the cumulative impact of this and the adjacent Bicester E2 allocation on the Chesterton Conservation Area will need to form part of any planning application, including any potential mitigation;

25. A desk-based archaeological investigation and further investigation of archaeological potential through excavation in consultation with County archaeologist;

26. A Flood Risk Assessment informed by a suitable ground investigation. A surface water management framework to maintain run off rates to greenfield rates and volumes, with use of Sustainable Drainage Systems in accordance with Policy CSD 8;

27. The application should demonstrate that Thames Water has agreed in principle that foul drainage from the site will be accepted into its network;

28. An assessment of whether the site contains best and most versatile agricultural land, including a detailed survey where necessary. A soil management plan may be required to be submitted with planning applications.

Policy BIC E4 - Land South West of Graven Hill

5.77 This site is a greenfield site to the south west of the development at Graven Hill. Its delivery is reliant on the provision of the south east peripheral road to provide an appropriate access. The site is approximately 3 kilometres south of the centre of Bicester and is relatively flat. The site comprises three agricultural fields and green space along the railway line. it is surrounded by agricultural fields to the north, west and south and by the railway line and industrial land to the east. The Gagle Brook provides a landform feature along the eastern boundary.

5.78 The existing permitted development of Graven Hill lies to the northeast of the site and provides the existing edge to Bicester. The site has a high sensitivity to development, though it is considered that larger scale employment development would relate well to the adjacent consented development and solar farm. A Landscape Sensitivity Assessment of the site informs this proposed allocation and policy requirements.

5.79 Whilst the site contains no designated heritage assets, the site contributes to the setting and significance of designated heritage assets within its surrounds and it is considered that the potential for archaeological remains are high. The setting and archaeological context of the Parade Ground and Alchester Roman site Scheduled Monuments should be considered through any planning application. A Heritage Impact Assessment informs the site allocation and policy requirements.

Policy BIC E4 - Land South West of Graven Hill

Site area: 36 hectares
Developable area: 17 hectares

Land south west of Graven Hill is allocated to accommodate at least 17 hectares of employment land.

Planning permission will only be granted for development in accordance with a comprehensive masterplan and design code submitted to, and 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.

1. At least 17 hectares of land (the employment areas as shown in the Policies Maps). A mix of B2 and B8 and E(g) i/ii/iii uses;

2. Main access to be provided through the south east peripheral road from the A41. This access needs to be located so as to line up with the access to serve Bicester E2 and to be agreed with the Council and Oxfordshire County Council;

3. Good accessibility to public transport services should be provided for, including the accommodation of new bus stops to link the development to Bicester town centre;

4. Contributions to improvements to the surrounding road networks, including mitigation measures for the local and strategic highway network to reduce reliance on the private car, and to achieve a high level of accessibility to public transport services, improvements to facilities for pedestrians and cyclists. Provision for safe, convenient cycle and pedestrian access to Bicester town centre, Graven Hill and Kingsmere and Wendlebury;

5. New footpaths and cycleways should be provided that link with existing networks, the wider urban area and community facilities with a legible hierarchy of routes to encourage sustainable modes of travel;

6. Green Infrastructure and open space outside the developable area to be kept free from development;

7. All other infrastructure requirements and financial contributions towards infrastructure provision to be delivered as set out in the Infrastructure Delivery Plan unless otherwise agreed with the Council and Oxfordshire County Council;

8. Preservation and enhancement of habitats and species on site, particularly protected species and habitats and creation and management of new habitats to achieve an overall net gain in biodiversity including the creation of a local nature reserve and linkages with existing BAP habitats. Opportunities for wetland habitats along the existing waterways on the edges of the site.

Key design requirements

9. A high quality design and finish, with careful consideration to layout, materials, colourings and building heights to reduce overall visual impact;

10. Design development should consider the rural setting of the Parade Ground Scheduled Monument, through stepping back of development, management of building height and massing, and use of landscaping on the western boundary to minimise urbanising effects on the monument;

11. The route of Roman road should remain legible within the site;

12. Design and layout which responds to identified heritage assets close to the site. Developable area to be softened and pulled back to avoid more sensitive areas, to ensure no adverse impacts;

13. Existing boundary and internal hedgerow trees should be enhanced and strengthened including the introduction of hedgerow trees. The existing woodland belt to the northern corner of the site should be extended to provide a sense of separation with the adjacent bungalow and saddlery.

14. 50m native woodland belt to filter views from adjacent public bridleway;

15. Structural planting and landscape proposals within the site to provide for the enhancement, restoration and creation of wildlife corridors and to limit visual Impact of new buildings and car parking on the existing character of the site and its surroundings;

16. No development in areas of flood risk and development set back from watercourses which would provide opportunity for green buffers and should form the basis for green and blue infrastructure;

17. Enhance public access through the site and green infrastructure connections between this site, the residential development to the north and the wider surrounding countryside;

18. Enhancements for biodiversity in the form of hedgerow, woodland, scrub and grassland creation, habitat pile creation, as well as the continued monitoring and management of these habitats.

Planning application requirements

19. A conservation plan with programme of interpretation and public engagement to be secured through a S106s agreement;

20. Development that demonstrates enhancement, restoration or creation of wildlife corridors to achieve a net gain in biodiversity;

21. A Transport Assessment and Travel Plan to accompany development proposals which set out measures to prevent vehicular traffic adversely affecting surrounding communities, particularly Graven Hill and Wendlebury and which maximise sustainable transport connectivity;

22. Development proposals to be accompanied and influenced by a landscape/visual and heritage impact assessment. LVIA to consider scale and massing – in particular to ensure skyline views of Oxford Heights from the wider landscape to the west are respected;

23. Archaeological assessment, starting with a desk-based assessment will be required; Geophysical survey and intrusive archaeological fieldwork will likely be required in consultation with County archaeologist;

24. The application should demonstrate that Thames Water has agreed in principle that foul drainage from the site will be accepted into its network;

25. An assessment of whether the site contains best and most versatile agricultural land, including a detailed survey where necessary. A soil management plan may be required to be submitted with planning applications.

Policy BIC E5 - Land adjacent to Symmetry Park

5.80 This site is generally flat and lies adjacent to a permitted waste facility – a metal recycling facility. Other uses are also present on the adjacent site. Whilst the land is currently agricultural, the rural character is influenced by adjacent development at Symmetry Park. Development on this proposed strategic employment allocation should not prejudice the use of the adjacent safeguarded waste management site. The policy permits a mix of B2/B8 and E(g) uses but sui generis compatible waste sites would also be permitted on this site.

5.81 This employment site provides opportunities for wider connections to the existing employment land at Symmetry Park and beyond to the adopted residential allocation at Wretchwick Green. Blackthorn Hill Local Wildlife Site and the River Ray Conservation Target Area are located immediately to the north. Development will need to be sensitive to the sloping landform of Blackthorn Hill and the open and rural setting of the landscape. Larger scale employment development would relate well to the existing development. A Landscape Sensitivity Assessment of the site informs this proposed allocation and policy requirements.

5.82 Development design will need to consider building heights and massing, site layout and general landscaping to preserve setting of the Grade II Listed Windmill to the east. Additionally, archaeological investigation (starting with desk-based assessment) will be required to identify the presence and significance of, as yet unknown, archaeological remains across the site, given the presence of the Roman road to the south of the site, and general Romano-British activity in the wider area. Due to the significance of the Roman archaeology in the wider area, it is likely that archaeological works will be required at application stage.

Policy BIC E5 - Land adjacent to Symmetry Park

Site area: 6.32 hectares
Developable area: 6 hectares

Land adjacent to Symmetry Park is allocated to accommodate at least 6 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.

1. At least 6 hectares of land (the employment areas as shown in the Policies Maps). A mix of B2 and B8 and E(g) i/ii/iii uses;

2. Main access to be provided from the A41;

3. Good accessibility to public transport services should be provided for, including the accommodation of new bus stops to link the development to the wider town;

6. Green Infrastructure and open space outside the developable area to be kept free from development;

7. Measures to mitigate the impact of development on nearby villages as agreed with the Council and Oxfordshire County Councils;

Key design requirements

10. The site will be at a key gateway to Bicester therefore s high quality design and finish, with careful consideration to layout, materials, colourings and building heights to reduce overall visual impact is required;

11. Existing boundary and internal hedgerow trees should be enhanced and strengthened including the introduction of hedgerow trees;

12. Structural planting and landscape proposals within the site to provide for the enhancement, restoration and creation of wildlife corridors and to limit visual Impact of new buildings and car parking on the existing character of the site and its surroundings;

13. No development in areas of flood risk and development set back from watercourses which would provide opportunity for green buffers and should form the basis for green and blue infrastructure;

14. Enhance public access through the site, along its frontage; and green infrastructure connections between this site, the residential development to the north and the wider surrounding countryside;

15. Enhancements for biodiversity in the form of hedgerow, woodland, scrub and grassland creation, habitat pile creation, as well as the continued monitoring and management of these habitats.

Planning application requirements

16. A conservation plan with programme of interpretation and public engagement to be secured through a S106s agreement;

17. Development that demonstrates enhancement, restoration or creation of wildlife corridors to achieve a net gain in biodiversity;

18. A Transport Assessment and Travel Plan to accompany development proposals which set out measures to prevent vehicular traffic adversely affecting surrounding communities which maximise sustainable transport connectivity;

19. Development proposals to be accompanied and influenced by a landscape/visual and heritage impact assessment;

20. A desk-based archaeological investigation and further investigation of archaeological potential through excavation in consultation with County archaeologist;

21. A Flood Risk Assessment informed by a suitable ground investigation. A surface water management framework to maintain run off rates to greenfield rates and volumes, with use of Sustainable Drainage Systems in accordance with Policy CSD 8;

22. The application should demonstrate that Thames Water has agreed in principle that foul drainage from the site will be accepted into its network;

23. An assessment of whether the site contains best and most versatile agricultural land, including a detailed survey where necessary. A soil management plan may be required to be submitted with planning applications.

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