Thank you for visiting this consultation website.
Gallagher Developments is carrying out pre-application community consultation on proposals for a high-quality residential development north of London Road, Chipping Norton. The scheme will provide around 400 new homes, including affordable housing, alongside a new local centre and extensive green infrastructure, including a new nature park. Vehicle access is proposed from London Road.
We value local knowledge. Please take your time to review these proposals and to fill in the feedback section.
The Site
The 22.75-ha site lies on the eastern edge of Chipping Norton with the A44 (London Road) to the south and the A3400 to the northeast. Chipping Norton has a vibrant town centre and a range of services and facilities, including education, healthcare and public transport. The emerging Local Plan allocations to the west of this site will also deliver new services and facilities, with a sports hub envisaged on London Road to the west of this site. The proposals being consulted on will be able to make financial contributions towards this infrastructure provision.
The proposals reflect the site’s gently sloping topography and landscape setting, bringing together homes, community infrastructure and publicly accessible green space. A network of pedestrian and cycle routes will encourage sustainable travel both within the site and beyond.
Planning Context
The Chipping Norton Neighbourhood Plan was made following a public referendum in March 2016. As such, more than 10 years have passed since its adoption. The Neighbourhood Plan did not allocate any sites for residential development.
The West Oxfordshire Local Plan was adopted in September 2018. This document identifies the spatial strategy for growth and allocates development sites to assist in meeting the growth objectives of West Oxfordshire in the period up to 2031. However, more than seven years have passed since the adoption of the Local Plan and circumstances have arisen which mean that some policies can no longer be afforded full weight, having regard to the National Planning Policy Framework.
In respect of the East Chipping Norton Strategic Development Area (Policy CN1), the discovery of significant archaeological remains within the extent of the allocation has affected the ability of the site to deliver. The Council has reported that only 173 dwellings of the 1,200 dwellings allocated have been delivered.
More generally across the District, West Oxfordshire District Council acknowledges that it cannot demonstrate the required five-year housing land supply and, as such, there is a need for new sustainable sites to come forward to boost the supply of housing.
The development proposed at the site, Land north of London Road, Chipping Norton, is coming forward to respond to the identified need for housing at sustainable sites in sustainable locations.
Gallagher has been engaging with Chipping Norton Town Council about the prospect of a sports hub for Chipping Norton which can be delivered in conjunction with land promoted by Rainier Developments and Oxfordshire County Council. The site presents a chance to deliver comprehensively planned and sustainable growth for Chipping Norton.
In addition, just a short distance to the east of Chipping Norton, there are significant employment opportunities around the Enstone Corridor. Locating development to the east of Chipping Norton allows for a coordinated approach to economic and residential growth in the District, encouraging sustainable patterns of commuting.
West Oxfordshire District Council is preparing a draft Local Plan which will be the subject of further consultation by the Council over the summer of 2026, with submission envisaged by the end of the year.
Our Vision
To create a distinctive, sustainable new neighbourhood for Chipping Norton, combining high-quality homes and community facilities with generous, publicly accessible open space, forming a well-planned extension to the town and supporting its long-term vitality.
Concept Masterplan
Our proposals include:
- A residential development of around 400 new homes;
- A variety of house-types to reflect the Council’s identified housing need;
- 40% of the new homes provided as affordable housing;
- Vehicle access from A44 London Road with an emergency access from A3400;
- Active travel (foot and cycle) routes;
- A mobility hub with the potential for e-bike provision, delivery lockers, and a car club;
- A local centre with potential space for community uses, co-working, healthcare and small-scale retail;
- Retention of and connections to existing Public Rights of Way;
- Community growing space;
- Children’s play areas;
- A nature park, with species-rich meadows and connected wildlife corridors;
- Substantial landscape mitigation on the eastern boundary with the A3400 and a green edge to the PRoW on the western boundary;
- Sustainable drainage (SuDS) basins with wetland habitats.
- Provision of Biodiversity Net Gain;
- Financial contributions to support local infrastructure to accommodate the needs of development.
Primary vehicular access point
Emergency access point
Retained and enhanced vegetation
Planted landscape corridor featuring pedestrian and cycle paths
Sustainable Drainage Systems (SuDS)
Pedestrian access point
Community growing space
Pumping station
Public Right of Way: Footpath
Public Right of Way: Salt Way Restricted Byway
Local centre, including a mobility hub
Local equipped area for play
Local area for play
Existing nearby bus stop
Proposed bus stop
Proposed active travel connection into Chipping Norton
Access and Movement
Vehicle access is proposed from London Road, along the southern boundary of the site. This will provide the main point of access into the development and support active travel (pedestrian and cycle) connections into Chipping Norton.
An emergency access route will be provided from the A3400 in the north-eastern part of the site.
The existing public right of way across the southern field will be retained.
Landscaped pedestrian and cycle routes will be created and run through the site and along the site boundaries. These will connect to the proposed ‘Land South-West of Chapel House Farm’ development proposed by Rainier, and the south-eastern boundary of the site, the ‘Land East of Chipping Norton Strategic Development Area’ proposed by Oxfordshire County Council as well as wider town facilities.
The nearest existing public transport connection is the Chipping Norton Golf Club bus stop, approximately 30 metres south-east of the site. It is served by the Stagecoach S3 daytime service between Chipping Norton and Oxford City Centre. The proposals include a mobility hub to promote and facilitate active travel choices for residents. Electric vehicle charging will be integrated into the design of streets and homes.
A Transport Assessment and Travel Plan will be submitted with the planning application. As part of the Travel Plan, we propose to explore opportunities for an enhanced shuttle bus service from the site to the major new local employment area at Enstone Airfield associated with the Mullin Automotive Museum scheme.
New Homes
The proposals will deliver a high-quality, sustainable residential development of around 400 new homes, including 40% affordable housing.
The development will deliver a mix of houses including homes for families, first-time buyers and downsizers. This will expand housing choice, support demographic diversity and help younger generations remain in Chipping Norton.
The application will be submitted in outline, with the exact housing mix to be determined at the reserved matters stage.
New Local Centre
The proposed local centre will help meet everyday needs, reduce the need to travel and support lower carbon emissions. It will create a lively community hub with potential space for community uses, co-working, healthcare, small-scale retail and a mobility hub.
Green Infrastructure and Biodiversity Net Gain
The proposals include more than 11 hectares of publicly accessible green space, representing nearly half of the site. These areas will be sensitively designed and include;
- Community growing space;
- Children’s play areas;
- A nature park, with species-rich meadows and connected wildlife corridors;
- Landscaped boundaries on the eastern side of the site adjacent to the A3400 and a green response to the PRoW on the western edge of the site; and
- Sustainable drainage (SuDS) basins with wetland habitats.
Together, these spaces will support health and wellbeing, deliver biodiversity net gain and strengthen the site’s long-term ecological resilience.
Surface Water Drainage
The site is situated in an area at low risk of flooding (Flood Zone 1).
Within the proposals, a number of new surface water infiltration basins are proposed throughout the site to manage the highway water run-off, these shall be included and set within the structural landscaping. These basins give the opportunity to create attractive new green infrastructure features and provide opportunities for wildlife habitat creation.
Drainage from buildings and private areas shall be managed by a variety of infiltration-based SuDS features, including permeable paving, bio-retention and soakaways.
A Drainage Strategy and Flood Risk Assessment will be submitted with the application.
Infrastructure Contributions
Financial contributions to the Local Authority will be made to support local infrastructure needs and are likely to include education, healthcare, library, sports, transport and waste services.
There is the potential for the site to contribute towards planned recreation enhancements such as the skate park and new sports hub for Chipping Norton.
Next Steps
An outline planning application is expected to be submitted to West Oxfordshire District Council during summer 2026 after comments from this consultation have been considered. Gallagher Developments will provide a response to the feedback from the local community and prepare a feedback presentation which can be viewed on this project website from August 2026.
Following the submission of the planning application, the Council will undertake a period of statutory consultation on the application. At this stage you will have the opportunity to submit your comments on the application to the Council before a decision is made.
Feedback
Gallagher Developments looks forward to working with West Oxfordshire District Council, Chipping Norton Town Council, key stakeholders and the local community to deliver a well-planned, sustainable neighbourhood that complements the town’s growth strategy.
Thank you for reviewing these proposals. Please take your time to fill in the feedback section.
Please send your feedback by 3 August 2026.
Your details will not be passed to any third-party organisations and will only be used internally by Engage Planning Ltd and Gallagher Developments, for the purposes of understanding your views on the proposals. Comments made on this form may be used to provide an example of the feedback received, although not attributed, as part of the report of this consultation and the Statement of Community Engagement. For the full privacy statement please see www.engageplanning.co.uk
Further Information:
Engage Planning Ltd, 11 Dormer Place, Royal Leamington Spa, CV32 5AA
Telephone: 01926 623095
Email: info@engageplanning.co.uk
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