Residents of the Graven Hill site have been vindicated after a review into the self build site found the latest developer plans were a “departure from the initial vision” of the site.
The site in Bicester is the UK’s largest self build development. Site managers had earlier this year produced plans for the second stage of the site, drawing criticism for reducing green spaces, play areas and lowering the number of self build plots.
This prompted residents to commission a Think Tank to review the latest proposals. It agreed with the residents, stating the latest plans, “will create a place that is not easily distinguished from other developments around the country.”
Residents of Graven Hill had previously raised concerns about the second stage of the Graven Hill Village Development Company’s (GHVDC) plans, which were revealed earlier this year.
The GHVDC, who decides what schemes and developments the Graven Hill site use, decided the latest phase of development would see the inclusion of more affordable housing and apartment buildings.
Homeowners in the area were upset with the planned reduction in self-build plots, the increased housing density with more apartments and the decrease in green spaces and play areas.
They also worried that the development was becoming more focused on volume housing, creating a “two-tier community” where private plots are unaffordable for most.
Additionally, residents felt the area’s infrastructure and public services wouldn’t cope with the increased population and believed the consultation lacked transparency by failing to show a clear comparison with previous plans.
Think Tank review confirmed resident’s suspicions
Create Streets, “a design practice, town-builder and think tank,” was subsequently commissioned by Graven Hill residents to review the second stage of the GHVDC’s plans.
Residents used funds raised from bake sales and community events to commission an updated review of the development and were rewarded with a positive outcome. The review raised concerns that the high standards set in phase one might not be maintained with the latest plans.
The review criticised the removal of 12 playgrounds and noted a decline in the design quality of some flats and affordable housing. The Think Tank urged improvements to ensure consistent quality, emphasising the importance of intentionally creating beautiful, well-designed spaces.
Create Streets’ senior urban designer, George Payiatis, stated: “Our fear is that the current proposals for stage two of Graven Hill are a departure from the initial vision and will create a place that is not easily distinguished from other developments around the country.
“Create Streets is dedicated to creating beautiful, sustainable new places and hope that these comments are constructive, and help to ensure stage two of Graven Hill is a place to be proud of.”
GHVDC ‘surprised’ by the need for a review
The GHVDC said it was “surprised” residents felt the need to commission a review into their plans, claiming the plans were only a “partially developed proposal”.
A spokesperson for the GHVDC said: “GHVDC has already sought the views of Create Streets on the Graven Hill development in March 2022.
“The document produced was also shared with our consultants, including the team producing the updated Design Code, a document which is being consulted upon with the experts on the Design Review Panel.
“GHVDC has also held a full public consultation of its proposed updated masterplan between February and March 2024 in order to understand and consider the communities’ views on the proposals.
“As promised, we will be holding a further feedback event featuring an updated masterplan, which is still a work in progress,” says the spokesperson. “We were therefore somewhat surprised that the Residents’ Association chose to commission Create Streets to undertake another review, whilst our consultation and feedback process was live.”
However, it was also noted GHVDC has taken into consideration the points raised by the review and will use these when finalising the second stage plans.
