Design Review:
North-
Bicester
eco-town
Designed by
Farrells
Oxfordshire
Planning reference: 10/01780/HYBRID
03 June 2011
While it is unfortunate that the planning application Character
for the exemplar phase has been submitted prior
We welcome the fact that different architects are working
to approval of the overall masterplan, the north-
on the housing designs, but we are disappointed that the
west Bicester eco-town pilot project should set
proposal does not use the opportunity to create a more
a precedent for development in the area over the
characterful eco-town community to set it apart from
next 20 to 30 years; therefore it is crucial that the
standard volume housebuilder estates. The local centre
first phase sets high standards for the future. The
has some character but we question whether the scale
environmental aspirations appear appropriate for an
and the choice of urban arcades are appropriate and viable
eco-town proposal, but the local authority needs to
financially. While the local centre is at the centre of the first
ensure themselves that the proposed standards will
phase of the proposal, locating it at the entry on the ring
be achieved and delivered on time.
road might increase accessibility and encourage integration
of the new with the existing community.
Site layout
Convincing work has been undertaken to consider the Landscape
flexibility of the landscape and to incorporate the existing
It is important that the connections to future phases are
field pattern into the site plan. We particularly welcome the
established as part of the infrastructure of the first phase
proposed geometry of the site layout in the northern part
and structural planting carried out so that the trees and
of the proposal. It seems to respond well to the character
hedges will have grown by the time the development gets
of the countryside around Bicester. We also support the
to them. While we welcome the provision of water, the
proposed connection for buses only between the northern
watercourse and the village green could be integrated in a
and the southern part of the development. The phasing of
more meaningful way to offer a more interesting village like
the development will result in changes to the co-existence
experience and to provide a useable and magic resource
of different land uses, initially with fields directly adjacent to
for the children.
new homes, and it is positive that thought has been given
to how the phases will link to one another by providing lanes
Governance
that can continue into adjacent phases and not constrained
dead ends. We find that the dominance of cars across the The extensive provision of
site – parked cars on both sides of the dwellings – is likely to landscape raises the question of community ownership
have a detrimental impact on the quality of the development. and management of the common parts, and we would
The amount of surface given to roads, parking courts and recommend the establishment of a community group that
tarmac appears excessive for an eco-town proposal. also includes members of the existing adjacent community.
Density Sustainability
The large amount of open space will have an impact on The proposed targets for the development are impressive.
maintenance costs, and a management strategy needs to We urge the local authority to ensure themselves that the
be in place to look after those areas. Greater density would environmental targets will be delivered and to condition
help reduce the costs for each household. We generally them as appropriate and to make the proposal work
think that the density of the development could increase. successfully on a larger scale, and to integrate it with the
The idea behind an eco-town development is to provide existing town of Bicester and the energy from waste facility
an efficient and intensive scheme layout, however this nearby for example.
scheme does not meet these requirements generated by
the imperative of efficient use of infrastructure. The team Conclusion
has not demonstrated why such a low density development
For this amended planning application for the exemplar
is being proposed and we can see no reason why a higher
site, we would expect to see a proposal that captures the
density scheme would not be viable in this location. We
essential aspirations of an eco-town: the current proposal
are concerned that the low density will militate against the
does not make the most of this ambition.
principles of the eco-town PPS principally greater resource
efficiency and the reduction of car use.
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