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Land off Fernham Road, Faringdon

Fernham Road - Faringdon - Oxfordshire

We are preparing outline proposals for a development of new homes on land to the east of Fernham Road, Faringdon.

  • Overview

    Land off Fernham Road, Faringdon

    We are currently in the process of drawing up outline plans for a new residential development on land to the east of Fernham Road, Faringdon.

    We are seeking outline planning permission for up to 90 homes with public open space, associated infrastructure and access from Fernham Road. All other matters, including property design, final layout, building materials and landscaping would be dealt with by means of a separate ‘reserved matters’ planning application if our outline application is approved.

    We held a public exhibition at the Corn Exchange in Faringdon on Thursday 19 May to give local people the chance to view and comment on our emerging proposals.

    You can view the information boards on display at our exhibition by clicking here, or you can find out more about the proposals by exploring these web pages.

    The pre-application public consultation period for our proposed development is now closed, and feedback is no longer being accepted. All comments received by Thursday 2 June 2016 will be used to help us to refine our emerging plans before we finalise and submit an outline planning application to Vale of White Horse District Council.

  • About the site

    The proposed development site

    The proposed development site, outlined in red on the map pictured above, is located to the east of Fernham Road and to the north of the A420, covering an area of approximately 4.0 hectares (9.88 acres).

    Currently in agricultural use, the site is bordered by residential properties to the north-west and Faringdon Leisure Centre and Community College to the north. The site is located between three proposed residential schemes to the east and the west of the subject site. Additionally, a residential development is proposed further to the west.

    Planning background

    The Vale of White Horse District Council has set a requirement for 20,560 new homes to be provided across the District between 2011 and 2031. This does not take account of any unmet housing demand from Oxford City.

    At present, the Local Authority cannot demonstrate a 5-year supply of housing, as required by Government. Because of the current shortfall in the delivery of land for new housing within the Vale of White Horse, we are bringing this site forward for development in order to help meet this need.

    Site considerations

    Before we start designing a new scheme, we will complete an assessment of the site and the surrounding area as they are at the moment. The key features indicated through that research will be taken into consideration in our design. All of the relevant considerations, whether they fix the way our scheme will have to be designed or give us a real opportunity to make the most of a particular feature, are shown here.

    Faringdon Cons  Opps

    This plan shows how the characteristics of the site and its surroundings are being considered in the design of our scheme. Click to enlarge.

    Highways and transportation


    • Our specialist transport consultants have liaised with the Local Highway Authority, Oxfordshire County Council (OCC), about the appropriate form of access to the site.
    • The plan pictured below shows the agreed access strategy, which comprises a logical extension of Fernham Road into the site.
    • A separate footway connection is proposed near the north-western corner of the site to make walking to local destinations as convenient as possible for new residents.
    • From here, a new footway is proposed along the eastern side of Fernham Road to connect with the existing infrastructure.
    • Vehicle swept path analysis has been undertaken to make sure that a refuse lorry can pass a car.
    • The existing access to the A420 for pedestrians and cyclists will be maintained.
    Faringdon Access Plan

    The proposed access arrangement for our development. Click to enlarge.

    Traffic impact

    • The number of car movements (Vehicle trip generation) that a development such as this will generate has been determined using the same methodology as that recently agreed with OCC for The Steeds (land to the west of Coxwell Road) application.
    • Using this methodology, a development of this scale could be expected to generate some 39 to 53 vehicle movements (in or out) during the morning and evening peak hour periods respectively.
    • OCC has asked that we analyse the capacity impact at the Fernham Road / Coxwell Road priority junction and this information will be included in the Transport Assessment that will accompany our planning application.
    • An independent traffic count was undertaken at this junction on Thursday 14th April 2016, and included queue length surveys for the Fernham Road arm and the right turn into Fernham Road.
    • OCC has also asked that our report builds on the Cumulative Traffic Assessment already undertaken for the other proposed developments in the vicinity (including Fernham Fields & The Steeds).


    • The site benefits from proximity to a number of local facilities, including the nearby community college and leisure centre and the Costcutter slightly further afield on Folly View Road.
    • Other local destinations are all within 2km and can be accessed on foot or by bicycle, including the infant and junior schools, Tesco foodstore, and the town centre shops and facilities.
    • Bus services are available from Coxwell Road, including the Stagecoach 66 service between Swindon and Oxford, which offers a typical 30-minute frequency service. 

    Landscape and ecology

    Landscape character

    • The site lies within the wider Wooded Estatelands landscape character type, which is a large area encompassing Faringdon and much of the surrounding landscape.
    • It is set apart from the more rural countryside to the south of Faringdon as a result of it being directly adjacent to the A420, and also due to the presence of development on the western boundary.
    • The proximity of the A420 and neighbouring quarries also has an effect on the quality of views to the site from neighbouring public rights of way, roads and local viewpoints. The presence of existing settlement and mature trees help to enclose the site and create visual containment.
    • Our proposed development will respond to the site’s location and its landscape context and the scheme will not incur unacceptable harm on landscape character or visual amenity.


    • Specialist ecological consultants have undertaken an extended habitats survey of the site.
    • No evidence of bats has been found within the sheds or the trees on the site. Some potential for reptiles has been identified and specialist reptile surveys are ongoing as a result.
    • The site comprises a mixture of species-poor improved grassland, and semi-improved grassland which has been closely grazed. The field margins are mainly fence lines with encroaching scrub and trees and a defunct hedgerow between two fields.
    • The proposed development presents an opportunity to improve the biodiversity of the site by providing an area of informal natural green space and through new planting of hedgerow and trees.


    • A tree survey has been undertaken on the site and this identifies the location of trees and their rooting zones as shown in the plan pictured below.
    • The survey has identified 13 Category B trees (moderate quality and amenity), including a group of semi-mature maples on the western boundary. These will be retained as part of our proposals.
    • Five other trees assessed as Category C (low quality and value) and Category U (recommended for removal) will be removed.
    • Under our proposals we will mitigate the loss of any lower-quality trees through the provision of new planting.

    Faringdon Tree Plan

    The locations of trees and rooting zones within the site. Click to enlarge.

    Noise, air quality and archaeology


    • A noise survey was undertaken in April 2016 and this identified road traffic noise from the A420 as the dominant noise source at the site. As part of a noise modelling exercise the noise survey results have been verified with traffic count data.
    • The results of the initial noise modelling are being used to feed into the scheme design to ensure that through standard noise control practices, including having a buffer zone from the A420 and the consideration of building positioning within the site, acceptable levels of amenity will be achieved for future residents of the site. A noise contour plot of the existing daytime noise modelling scenario is pictured below.
    • The site is located within proximity to existing residents off Fernham Gate with a school and residential area located at further distances to the north. Potential noise, vibration and dust impacts during construction works will be controlled through the adoption of standard ‘Best Practice’ techniques, including the restriction of working hours, to be adopted by the Contractor in agreement with the Local Planning Authority.

    Faringdon Noise Plan

    A noise contour plan for our proposed development site. Click to enlarge.

    Air quality

    • There are predicted to be no adverse air quality impacts as a result of the development, particularly as there are no Air Quality Management Areas located within proximity to the site and as such pollutant the levels below the national health related criteria.
    • This will be confirmed, and any effects of the scheme evaluated, following the completion of the air quality assessment.


    • An historic environment desk based assessment is currently being undertaken by archaeological consultants, and results so far show no known archaeological features within the site.
    • However, the range of archaeological sites within the surrounding landscape suggest there is moderate potential for buried remains to be found within the site. Buried remains are most likely to consist of infilled ditches or pits related to Iron Age, or Romano-British agricultural activity. There is also moderate potential for stray finds from late prehistoric periods, such as worked flints.
    • In consultation with the Council, a programme of trial trenching will be undertaken to fully understand the significance of the archaeology within the site.

    Flood risk and drainage


    • Faringdon Flood Map

      This Environment Agency Flood Map confirms that the site is located in an area of low flood risk. Click to enlarge.

      The Environment Agency Flood Zone Map confirms that the site lies within Flood Zone 1 (low risk) and as such it has an annual probability of river flooding of less than 0.1%. In accordance with National Planning Policy Framework guidance residential development is appropriate within this flood zone.
    • Environment Agency mapping also confirms that the site is not at risk from surface water flooding.
    • There is no record of historical flooding at the site in the South Oxfordshire & Vale of White Horse Strategic Flood Risk Assessment.

    Surface water drainage

    • Surface water runoff from roofs, roads and parking areas will be disposed of in an environmentally sensitive manner using Sustainable Urban Drainage Systems (SUDS). As the local soils comprise freely draining sands and gravels, runoff will be drained into the ground beneath the site using soakaway-based SUDS. This will allow disposal of runoff at source, without impacting upon sewers or watercourses, thereby ensuring that the proposals do not increase flood risk to the locality.
    • All SUDS will be designed to accommodate runoff from extreme storms, including an allowance for predicted increases in rainfall caused by climate change.
    • SUDS also provide water quality treatment which will protect groundwater resources from pollution which may be present in drainage from highways and parking areas.
    • The SUDS design will be informed by the findings of a forthcoming soils report and the proposed housing layout.
    • Subject to the details of the design, SUDS and other surface water drainage infrastructure will be offered for adoption and management by Thames Water and/or Oxfordshire County Council.

    Foul sewerage

    • Foul water will be pumped from the site to the existing Thames Water foul sewer in Fernham Road.
    • Connection will be subject to ongoing discussion with Thames Water to ensure there is no detrimental effect upon the existing sewer network. A pumping station will be incorporated into the development layout during the design process.
    • The proposed foul sewers and pumping station will be offered for adoption by Thames Water.
  • What's proposed

    About our proposals

    The image below shows an initial layout for our proposed development. It is intended as a general guide to show how the properties, open space and internal roads could be arranged.

    Because we are seeking outline planning permission only (establishing the general principle of development on the site) we will not be submitting a detailed layout plan as part of our current application. This would be dealt with by means of a separate ‘reserved matters’ planning application which would be submitted in future, if our outline plans are approved.

    Faringdon Layout Plan

    An initial layout plan for our proposed development. Click to enlarge.

    Key facts about the development

    • Up to 90 new homes
    • A mix of property types to suit a wide range of needs
    • Affordable housing in line with local authority policy
    • Design and layout in keeping with the character of the local area.
    • Architectural styles, features and building materials to reflect local character.
    • A mix of detached, semi-detached and terraced homes.
    • A selection of 2-storey properties.
    • Vehicular access from Fernham Road
    • Landscaping and public open space
    • Pedestrian and cycle links to the surrounding area

    Design proposals

    Our proposed scheme seeks to create a high-quality development that can fulfil the local need for market and affordable housing while respecting the character and heritage of the surrounding area.

    The images below illustrate how our proposed new homes could look, showing examples of some of the architectural styles, features and building materials we are proposing to use. We welcome your comments on our proposed property designs.

    Faringdon Street Scenes

  • Community

    Economic benefits

    Faringdon Community Benefits