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WELCOME
Land at North West Radley is proposed for allocation
by the Vale of White Horse District Council (VoWH)
within their emerging new Local Plan 2031, for
around 240 new homes and supporting infrastructure.
Since then, using feedback from its
first exhibition, Radley College and
their design team have been working
to refine the masterplan options
to develop a holistic vision for the
village of Radley that brings genuine
community benefits.
Discussions between Radley College,
the Parish and Save Radley Village
during 2014 enabled the preparation
of initial masterplan options. This
resulted in a joint public exhibition with
the Parish on 8th and 9th November
2014 at the Radley Church
Meeting Room.
The scaling of this drawing cannot be assured
Date
Drn Ckd
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Revision
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The purpose of
today’s exhibition is
to demonstrate our
emerging ideas &
proposals.
RADLEY
COLLEGE
KEN
NIN
GTO
NR
OAD
Figure 1 North West Radley - Draft Allocation
CH
U
CH
R
O
AD
EXISTING
VILLAGE
SHOP
ST
D
OA
LANE
R
ES
JAM
WHITE'S
Proposed
Allocation
R
OU
OR
OXB
F
D
OA
R
H
G
RADLEY
RAILWAY
STATION
One of the
primary objectives
has been, and continues
to be, the creation of a
masterplan with permanent
edges and boundaries for the
village which should provide
certainty for the community about
the extent of future growth
and deter speculative and
piecemeal development
in the future.
N
Project
Allocation Boundary
LAND OFF RADLEY ROAD,
RADLEY
Drawing Title
AERIAL LOCATION PLAN
Scale
Date
04.11.14
1:2,500@A1
Project No
Drawing No
21979
Drawn by
M.D.
-
60
40
D.S.
Revision
RG-M-14
20
0
Check by
100m
80
Planning ● Master Planning & Urban Design
Architecture ● Landscape Planning & Design ● Project Services
Environmental & Sustainability Assessment ● Graphic Design
bartonwillmore.co.uk
Certificate FS 29637
Offices at Reading London Bristol Cambridge Cardiff Ebbsfleet Edinburgh Leeds Manchester Solihull
PLANNING
& SITE CONTEXT
A3
OXFORD RO
A
A418
4
A3
DUN
A34
4
D
MO
OXFORD RO
A
DUN
KENNIN
MO
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RE R
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A4183
GTON R
A418
3
OAD
A3
RE R
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RE R
D
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OXFORD RO
A
MO
MO
RE R
OAD
RO
AD
D
CH
OXFORD RO
A
UR
A4183
CH
A4183
DUN
DUN
A4183
OXFORD RO
A
D
OXFORD RO
A
D
A418
3
A418
D
A34
Figure 2 Site Context
A34
3
A34
3
The Local Plan is due to go to
Examination by an independent
Planning Inspector later in 2015. If
it is found ‘sound’ by the Inspector,
it will be adopted by the Council as
formal planning policy.
Radley College has consistently
expressed support for the proposed
allocation at North West Radley
on the basis that it represents a
logical infill of White’s Lane, and in
recognition that Radley is a logical
and highly sustainable location for
future growth.
4
The VoWH is in the process of
preparing its new Local Plan 2031.
Part 1 of the Plan deals with large
strategic development sites in the
Vale – that is sites in excess of 200
unit dwelling capacity – and policies
that will guide development in the
Vale until 2031.
Land at North West Radley (as
shown on Figure 1) is proposed
for allocation in the draft Local
Plan for 240 units plus supporting
infrastructure. The site is
expected to deliver a high quality
development that will be well
integrated with Radley.
A3
Planning Context
The college and
design team are of
the view that while the
North West Radley allocation
is fully deliverable and entirely
capable of successful integration
with the existing settlement in its
own right, there is an alternative
masterplanning solution for the
village which could also be
delivered in the short
term.
4
Radley village currently has a series of local
facilities which are dispersed throughout
the village.
L
AD
Site Boundary
Allotments
Education
D
OXFORD RO
A
OUG
OXFORD RO
A
D
OR
FOXB
AD
H RO
Local Centre
EY
Site Boundary
Allotments
EY
Community Hall
Allotments
Public House
Existing
Railway
Train Station
Reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown Copyright Reserved. Licence No. 100019279.
L
AD
EY
AD
O
R
Community Hall
Public House
Train Station
Existing Railway
Reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown Copyright Reserved. Licence No. 100019279.
Education
Place of Worship
Community Hall
Existing Railway
Public House
Place of Worship
Sports Ground
Train Station
Community Hall
Context Plan
Date
Scale
Project No
Drawing No
1:5000@A1
19.03.15
21979
Public House
Sports Ground
Train Station
Drawn by
M.D.
G.C.
-
150
100
Check by
Revision
RG-M-AI07
50
0
Open Space
N
Project
Land off Radley Road
Radley
Drawing Title
Open Space
Local Centre
Place of Worship
Sports Ground
Local Centre
Education
Education
Open Space
L
AD
Site Boundary
Allotments
Sports
Ground
Local Centre
AD
O
R
L
AD
AD Place of Worship
O
R
Open Space
Site Boundary
EY
AD
O
R
250m
200
Reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown Copyright Reserved. Licence No. 100019279.
Planning ● Master Planning & Urban Design
Architecture ● Landscape Planning & Design ● Project Services
Environmental & Sustainability Assessment ● Graphic Design
bartonwillmore.co.uk
Certificate FS 29637
Reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown Copyright Reserved. Licence No. 100019279.
Offices at Reading London Bristol Cambridge Cardiff Ebbsfleet Edinburgh Leeds Manchester Solihull
J:\21000 - 21999\21900 - 21999\21979 - Land Of Radley Road, Site Promotion\A4 - Dwgs & Registers\M Planning\Xrefs\21979 - RG-M-24 - Context Plan_(1-5000@A1).dwg - Model
DESIGN
EVOLUTION & OPTIONS
A masterplan has been prepared for the North West Radley allocation which seeks
to deliver the requirements of the Local Plan in a high quality way. Alongside this
exercise, an alternative design concept for Radley has evolved which has resulted in the
production of a masterplan framework for the North West Radley site, the site known as
North Radley and the site known as Gooseacre (Figure 3) (the Combined Sites).
The scaling of this drawing cannot be assured
Date
Drn Ckd
20.03.15 M.D. G.C.
Drai
Revision
A Site hatch added
Drain
n
While the North West Radley site could
come forward successfully in its own
right, and deliver high quality housing
in the short term, the ‘combined
sites’ approach will deliver additional
community benefits to the village.
Sports
North Close
Field
Drain
Copse
Tk
Dr
ai
n
Sports
Ground
in
Pav
Sports
RADLEY CP
Dra
Ground
Park
Farm
AD
The combined sites approach
represents a valuable opportunity to
make positive changes to the form of
the village as part of a comprehensive
redevelopment.
Track
RO
Pav
Dra
I N
G
TO
N
in
Dra
North Radley
E NS
PW
Iss
Dra
in
KE
NN
in
Radley
College
Dr
ain
G AR
D
(private)
Sewage Works
T HE
Such benefits would be delivered
without a significant increase in the
number of units currently proposed in
the draft Local Plan – 240 dwellings,
plus a potential further 23 including the
redevelopment of Gooseacre – would
simply be spread across the expanded
site at a lower density.
Track
Tk
(disused)
Radley
C of E
Primary School
67m
PW
Radley
UR
C
H
CH
Grave
Yard
RO
AD
White's
Plantation
LI
PO
T
LE
H
O
W
E
CL
61m
RO
NE
AD
SEL
North West
Radley
S
JA ME
E '
WH I T
T
F E R NY
C LOSE
W
W
YN
R
O
CR
A
D
E
T
S CEN
'
SHA W S
Technical work to underpin the
masterplanning work for both
approaches is currently ongoing.
S
ST
62m
L A NE
Drain
Drain
C O PS E
Track
PH
G
OO
Goose Acre
(Combined
Hall
Sites)
SE
AC
R S CO P
N
DG
59m
D
STO
BA
E
ROA
ENT
XB
H
H
O
US E
CRE
Radley
Station
Track
FO
UG
ORO
RS C L O S E
T U
RNE
SC
RE
h
Pat
61m
Path
Cycle
Track
Football
Barrow
Hills
Figure 3 North Radley, North West Radley & Gooseacre
Site Boundary
N
Project
RADLEY VILLAGE
Drawing Title
RED LINE FOR VISION
Scale
Date
Drawn by
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12.12.14
1:2,500@A1
Project No
Drawing No
Revision
21979
RG-M-17
A
60
20
0
JW
40
DS
100m
80
Planning ● Master Planning & Urban Design
Architecture ● Landscape Planning & Design ● Project Services
Environmental & Sustainability Assessment ● Graphic Design
bartonwillmore.co.uk
Certificate FS 29637
Reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown Copyright Reserved. Licence No. 100019279.
Offices at Reading London Bristol Cambridge Cardiff Ebbsfleet Edinburgh Leeds Manchester Solihull
J:\21000 - 21999\21900 - 21999\21979 - Land Of Radley Road, Site Promotion\A4 - Dwgs & Registers\M Planning\21979 - RG-M-17A - Red Line For Vision Plan.dwg - (1-2500@A1)
Ru
nn
in
g
N
LEGEND
Site Boundary
Tr
The Hanson Way
LANDSCAPE
The scaling of this drawing cannot be assured
Date
Drn Ckd
Revision
-
ac
k
Sports Ground
CONTEXT
Pavilion
68.8m
110M
Contours/Spot Heights (Metres AOD) ^
+
SL
Tenn
is Co
Sports Ground
urts
Public Rights of Way *
No.
Park
End
El Sub Sta
Sustrans Cycle Route +
Park Farm
Park
End
Barns
Pavilion
King's Close
3
2
8
Park Cottage
son
9
6
incorporating tree planting to better assimilate built form into existing
framework, using locally distinctive species to relate to the adjoining
Memorial Arch
woodland estatelands and settlement of Radley
5
3
including hedgerows, trees and copses to reflect more open character
Grangefield
House
Field House
The
Tower
MP 59
Han
Landscape Structure
Open Space
68.0m
Wa
7
Area most suitable for development
y
Radley College
SL
m
65
73.9
m
retain as more open, providing playing fields and publicly accessible
open space for local community, whilst improving visual amenity in
relation to the Cherwell Valley Line railway and pylon towers in the
landscape beyond
1
60
Positive Frontage
Properties to provide positive frontage in keeping with existing
built-forms on Church Road and the corner of White's Lane and
Foxborough Road Cha
College Stables
67.1m
10
1
2
The Cottage
1
pel
Opportunity to for node space within the
heart of Radley
Graveyard Buffer
(priv
m
75m
Greenbelt ++
12
ate)
9
76.3m
2
Cottage
1
Coach
Orchard
2
House
Cott
3
8
11
3
landscape buffer to the graveyard to maintain sense of seclusion and
tranquility
Sewage Works
70.9m
8
Parkland Planting
7
4
7
6
opportunity to provide areas of planting to reflect the adjoining
parkland landscape associated with Radley College, whilst improving
the transition between the settlement edge and the wider landscape
5
The lnfirmary
9
Vicarage
6
Tennis Court
(disused)
7
Upper Shrubbery
68.8m
67m
Potential Access Points
St James's
Church
Radley
C of E Primary School
67.3m
2
Lower
93
Radley
4
6
5
Sources:
~
OS Mapping
+
Sustrans National Cycle Network GIS Data Set
*
Oxfordshire County Council GIS Data Set
++ Department for Communities and Local Government GIS Data Set
91
1
Shrubbery
93a
81
95
7
Kennel Cottage
79
1
77
2
1
8
14
Kirkby
Cottages
MP 58.75
Project
Land at Radley, Oxfordshire
64.4m
Drawing Title
G
ra
37
1:5,000 @A3
Project No
Drawing No
Revision
21979
L6
-
27
31
16
5
3
2
29
59.2m
17
250m
17
Lower Radley
2
15
a
10
200
Sta
21
Sub
15
El
22
18
1
a
l7
11
27
62m
14
PO
9
100
22
150
GM
40
50
Check by
41
19.12.2014
White's Plantation
53
Scale
ML
rd
50
Date
0
Drawn by
ya
41
Landscape Opportunities and
Constraints Plan
60.7m
ve
5
17
28
1
to
5
1
8
15
1a
5
13
3
r
rne
Co
12
8
1
10
10
16
21
11
10
11
60.8m
57
19a
12
18
12
ard
21
19
56.8m
14
33
en
Gl
S
ch
Or
w
ro
15
61m
s
1
e
Th
en
b
ta
25
11
18
17
11
2
od
le
Sta
Planning ● Master Planning & Urban Design
Architecture ● Landscape Planning & Design ● Project Services
Environmental & Sustainability Assessment ● Graphic Design
to
14
24
El
Sub
t
ur
Co
wo
er
Sh
e
in
ar
th
Ca
1
97
19
6
30
47
41
9
ESS
28
28
6
Gardner
6
21
Lodge
Radley College
has commissioned the
following technical work in order
to ensure that the masterplans are
formulated from robust evidence and that
y
a
nW
o
s
n
environmental considerations are thoroughly
Ha
e
h
T
understood and mitigated where necessary:
6a
2
3
120
Radley
87
31
2
26
9
2
Lower
8
Certificate FS 29637
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m
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12a
bartonwillmore.co.uk
14
Lower Radley Park
1
1
12
16
12
MP
58.5m
22
11
1
75a
8
2 to
6 to
3
15
10
59.3m
21
1
5
1
85
4
The
Bowyer
Arms
(PH)
77
75
73
69
58.9m
Radley Station
3
1
59
28
34
108
6
59.1m
5
4
98
47
1
35
90
16
37
7
ESS
78
48
72
25
27
68
59.2m
10
1
26
64
13
4
41
4
8
54
13
• Air Quality
20
17
12
52
ote
Hidc
1
6
3
9
15
14
• Flood Risk
11
8
59m
Con
ifers
Ashbrook
36
34
58.9m
1
• Arboriculture
• Land Contamination
• Archaeology
• Landscape and
Visual Appraisal
Figure
6
1
8
32
Hall
0
/1
8
/
6
5
12
3
60.0m
urvey Map with the permission of the Controller of HMSO. Crown Copyright Reserved. Licence No 100019279.
• Built Heritage
K:\21000-21999\21900-21999\21979- Land At North-West Radley\A4 - Dwgs & Registers\Landscape\21979 L6 O
• Drainage/
Sewage
• Ecology
• Noise Impact
• Transportation
and Highways
• Utilities
MASTERPLAN
FOR NORTH WEST RADLEY ONLY
PROPOSED
ALLOCATION
Potential
extension to the
existing primary
school
240 new homes a mix of 1,2,3 & 4
bed family housing
Public open space
Improvements
to existing
junction
MASTERPLAN
FOR NORTH & NORTH WEST RADLEY THE COMBINED SITES
VISION FOR
EXTENDED
SITE
Permanent
edges and
boundaries for
the village which
will provide
certainty for
the community
in terms of the
extent of future
growth
Graveyard
expansion
Village
Green &
New shop
Community
& Leisure
facilities
New Sports
pitches
240 new homes a mix of 1,2,3 & 4
bed family housing
As well as 23
additional homes
at Gooseacre
Improvements
to existing
junction
New Primary School
ECONOMIC
& COMMUNITY BENEFITS
The proposals for Radley Village will generate
a number of significant economic benefits:
• The proposed development
could accommodate around
700 residents. It is assumed
that around 320 of the
projected resident population
will be employed, generating
around £14.4m of economic
output (GVA) per annum. Community
& Leisure
facilities
New
Primary
School
Both
Schemes
• The future households of
the proposed development
are estimated to generate
around £5.5m in retail and
leisure expenditure. This will
make a positive contribution
to the local retail and leisure
economy. • Around £1.7m worth of New
Homes Bonus could be
delivered via the scheme.
Of this approximately £1.4m
could be paid to the District
Council, contributing to the
delivery of key services and
infrastructure.
New
Shop &
homes
Extended
Scheme
New full-form
entry primary
school
Generate around
£5.5m in retail
and leisure
expenditure
New Village
Hall
320 of the
projected resident
population will be
employed
New
enlarged
village shop
New pitches
& parkland
£1.7m worth of
New Homes
Bonus could be
delivered
Improved
road layout
To Church Road
Village
Green
NEXT STEPS
Thank you for attending today’s exhibition.
Radley College is
committed to meaningful
and effective ongoing
community engagement.
Your views are invaluable to
us moving forward and can
form the way in which Radley
village is shaped over the
coming years.
?
F E E D BA
CK FORM
THANK YO
U
WE HOPE FOR TAKING THE TI
YOU FOU
ND THE EV ME TO VISIT THE EX
ENT INFO
HIBITION
TH
RMATIVE
& INTERES IS AFTERNOON.
As part of
TING.
its commitm
ent to en
commun
gagement
ity, the Co
llege is ke
with the vil
the propos
en to hear
lage
als you ha
your views
ve viewed
on
today.
?•
?
This repres
ents an op
portunity
heard and
to make yo
to
ur vo
shaped ov influence the way in
er the comi
which your ice
ng years.
village is
What are
your thou
ghts on th
to existing
e masterp
school, an
lan for No
d highway
rth West
improvem
Radle
ents to th
e south (if y only for 240 new
units, pote
feasible)?
ntial
extension
What are
your thou
ghts on th
Radley for
e alter na
up to 263
tive maste
units, a ne
plus spor
rplan optio
ts pitches
w pr imar y
n for the
and highw
school an
combined
ay improv
d village
sites at No
green, ne
ements to
rth and No
w
the north
rth West
and south? community hall an
d leisure
facilities
Over the next few months the
college and the design team will
be progressing the options and
seeking to work with the VoWH
to ensure that the proposals
for Radley represent the best
solution for the community, both
new and existing.
Detailed technical work in respect
of a number of issues ranging from
archaeology to drainage is underway,
and will culminate in the production
of robust evidence to demonstrate
that the North and North West
Radley sites are deliverable in the
short to medium term.
We would be grateful
if you could spare
a few minutes to
complete one of
the feedback forms
provided and to
deposit it in the
comments box before
you leave today.
Alternatively you can post
completed forms to
Radley Village Consultation,
The Bursary
Radley College
Radley
Abingdon
OX14 2HR
or e-mail your responses to
estates@radley.org.uk