8-minute read

CGI view of the proposed data centre [1]

At a Glance

A planning application has been submitted for a large-scale data centre at Graven Hill. If approved, this would be one of the largest facilities of its kind in the UK.

In very simple terms, a data centre is a warehouse full of servers that store your photos and run other digital ‘cloud’ services such as the apps on your phone. Unlike a typical warehouse though, they use large amounts of power and generate substantial heat, which can have local environmental effects that need careful management.

National planning policy supports this type of development, and data centres are viewed as critical infrastructure by the government. The proposal itself appears to be a better example of its kind. Nonetheless, potential issues have been identified concerning anticipated noise levels near planned future homes on the south-eastern side of Graven Hill. A number of other points also require clarification.

The Graven Hill Residents’ Association is reviewing the proposal and will submit formal feedback before the 18^th April deadline.

---

What is the proposal and why does it matter ?

We recently informed residents of a Reserved Matters Planning Application (25/03310/REM) for a very large data centre on the employment land at Graven Hill [2]. The site is on the south-eastern side of the hill, adjacent to St David’s Barracks.

The data centre would be one of the largest in the UK and will have an energy demand roughly equivalent to that of one million homes as specifically mentioned in the application [3].

Google Maps image of Graven Hill with proposed data centre site highlighted in red.

Sites of this size require consideration of factors such as heat, noise, air pollution, water consumption, and power requirements. This makes it important to understand what this proposal means for Graven Hill, and especially those living nearby. At the same time, any considerations should include potential benefits of the project too, including employment opportunities and fewer heavy vehicle movements than would be expected from a traditional warehouse or fulfilment centre.

This proposal also sits within a wider national conversation about how data centres are built and powered. Its sustainability implications are especially debated for the larger examples, often referred to as hyperscale data centres [4]. 

Residents may have their own views on these issues. However, the focus of the Graven Hill Residents’ Association (GHRA) is grounded in how this specific proposal might affect our local community and neighbourhood. From this perspective, we are not opposed to the idea of a data centre in principle. However, it is important that the issues are clearly understood, appropriate mitigation measures are in place, and that community benefits are fully realised.

What could this mean for Graven Hill ?

The GHRA engaged with councillors and other relevant parties with domain experience and expertise. We also met recently with the applicant and data centre developer, Graven Hill Purchaser Ltd. The following reflects some of the key issues discussed:

Power

One of the defining features of the proposal is its sheer scale. It is difficult to get one’s head around a data centre consuming the same power as roughly one million homes. It is not a question how the data centre will run, but how that power demand is managed without there being a wider impact on the community. For example, residents may be aware that other developments in the area have been delayed by challenges with the grid infrastructure, so questions about feasibility are understandable and appropriate [5][6].

In our discussions, the developer indicated they had already secured a contract to supply the power needed. Although the developer was not willing to discuss the details of this contract, it is likely good news as it reduces the possibility of onsite power generation, such as gas turbines, which would add noise and emissions. The developer also mentioned reinforcements to the power infrastructure, which could benefit the wider area, though details were limited and further clarity would be helpful. However, the nature of this power contract perhaps needs further exploration to establish their planned contingency should the contracted power supply not materialize for whatever reason.

Managing such large energy demands leads naturally to questions about cooling, water use and potential heat reuse. 

Cooling, Water & Heat Reuse

Cooling is to be achieved using a combination of “free cooling” – similar in principle to an air-source heat pump running in reverse – and mechanical coolers. The system uses very little water, which is contained within a closed-loop design typical of modern data centres [7][8].

Mechanical coolers will operate to varying degrees when free cooling is insufficient (approximately 40% of the year) and this brings us onto the next issue: noise.

Almost all the energy used turns into heat. In theory, it could be reused to warm nearby homes, commercial buildings, or greenhouses. The application mentions this as a possibility but leaves it to others to take on the initiative. Without clear national or regional policy, or requirements imposed within the permit, there is no clear route for that to happen in this development, and meaningful heat reuse at Graven Hill is unlikely [9][10]. 

Noise

A Noise & Vibration Assessment modelled impact at 10 locations around Graven Hill [11]. Most were within acceptable limits. However, the location closest to the data centre, showed an adverse impact on the edge of the Stage 2 development planned by the Graven Hill Village Development Company (GHVDC). This means some future homes here may be affected by noise, especially at night [12]. The data centre developer did not provide further clarification on this point, so the GHRA will request appropriate mitigation measures are in place.

A technical detail of practical importance is the assumption that there is no significant ‘tonal component’ to the noise. Tonal components relate to the specific volume of specific frequencies (tones) rather than overall volume. Even a small tonal component – such as a persistent hum or whistle or whining – can be more noticeable and intrusive than general background noise at the same or lower volume levels [13].

If tonal effects are present, the modelled impact would be greater than the assessment suggests. This impact may extend beyond this location to other nearby homes, including some outlying properties in Ambrosden. This has been flagged to Ambrosden Parish Council, and we are asking for guidance from the Environmental Health Officer at Cherwell District Council (CDC) [14][15].

Importantly, based on current understanding of the site and local geography, existing residents at Graven Hill are not expected to be affected.

Lighting & Ecology

Lighting for the data centre campus was assessed in a Lighting Impact Assessment [16]. This generally appeared to be satisfactory apart from the fact it did not account at all for future Stage 2 housing development at Graven Hill [17]. We will follow up to ensure future homes are properly considered.

Lighting has also been reviewed alongside ecological considerations, including input from the Bat Conservation Trust. Mitigation measures already enacted include a bat barn and additional bat boxes [18]. 

The Ecological Impact Assessment does not identify any other significant impacts on local wildlife [19]. However, the release of heat during normal operations and the microclimate this might create is not specifically addressed. Although any local impact is expected to be minor, we will request it be formally considered for completeness.

Employment

The developer anticipates between 500 and 800 jobs once this site is fully operational. Around half of these positions are expected to be remote workers which means that a significant number may not be based locally [20].

The actual number of jobs depends on how the data centre is operated. A single large operator would typically require fewer staff due to economies of scale, whereas multiple operators across the site could increase the number of jobs. In practical terms, while the overall figures for jobs and economic benefits appear substantial, the benefits locally may prove to be more limited [21].

Mention is also made of an Employment Skills and Training Plan including apprenticeship schemes which may benefit the local community. Further details are needed to establish its proposed scope and to ensure it is a locked-in obligation [22].

Planning Process

Data centres are considered “critical national infrastructure”  and are prioritised in the National Planning Policy Framework [23][24]. They are classified as ‘B8 storage/warehouses’, even though their actual function differs significantly from other examples in this category. This highlights a broader question as to whether UK Planning Categories have kept pace with technology, with some voices advocating for a dedicated new category for data centres [25].

In this case, Planning Officers at CDC agreed to consider the proposed data centre within the B8 category during pre-application discussions [26]. Following on from this, without any official change of use, standard processes were followed, and wider public consultation was therefore not considered mandatory.

We have made separate representations to the Planning Officer and the Head of Planning at CDC seeking a wider engagement and await their reply.

In our discussions with the developer, we advocated for a town hall meeting with residents to provide a wider opportunity for engagement. While happy to discuss matters with the GHRA directly, they declined that option at this time, referring us back to the formal process for comments for this planning application.

The original Outline planning permission (22/01829/OUT) listed 47 conditions that must be met by the developer, which remain relevant to the proposed use of the site as a data centre [27]. The first condition requires that all reserved matters are submitted within three-years from the original permission, which expires in October this year. The developer has confirmed that this planning application addresses all reserved matters.

Next Steps

The GHRA is preparing a formal response to the Reserved Matters application based on resident feedback and the research and discussions we have undertaken. This will be submitted well before the 18^th April deadline and shared with residents, along with guidance on how to submit your own feedback if you so wish.

In the meantime, we continue to monitor key issues raised during our discussions and will follow up where clarification is still needed.

Conclusion

National planning policy is broadly supportive of data centres, so the key question here is less whether it should exist and more how it affects people locally.

As part of our research, we also spoke with Foxglove, an independent non-profit known for taking a sceptical view of the tech sector and large-scale data centres [28]. Their view was that, while data centres raise valid concerns, this proposal is not among the more problematic examples they have come across. This partly reflects the positive design choices, particularly the use of free cooling and minimal reliance on water. 

Furthermore, even if the data centre developer declared all energy demands were to be met by renewable means, this would likely be cosmetic. To be a substantive green credential, this would require incremental renewable capacity to be provided and not simply energy supply redirected from existing capacity [29].

So, whilst this is a complex topic, the position becomes straightforward:

• The principle aligns with national policy.
• The proposal appears to be a reasonable example of its kind.
• Impacts felt locally – such as noise – are where scrutiny should be focussed on. 

Final Word

In this blog, the focus has been on what we believe are the primary issues most relevant to residents, reflecting the broad thrust of what we are likely to raise in our feedback [30]. This position is not yet finalised, so if you have questions, observations or insight on any of the matters discussed, please do get in touch. Your input is valuable and helps us ensure that the community’s voice is accurately represented.

---

Notes & Further Reading

[1] H Planning Ltd., (2025) Reserved Matters Planning Statement. Prepared for Graven Hill Purchaser Ltd. Supporting Document to planning application 25/03310/REM. Available at: https://planningregister.cherwell.gov.uk/Document/Download?module=PLA&recordNumber=165246&planId=2405224&imageId=7&isPlan=False&fileName=D1%20Site%20Graven%20Hill%20Reserved%20Matters%20Statement%20December%202025%20Final%20PDF.pdf (figure 1.7, p.16).

[2] Graven Hill Purchaser Ltd., (2025) Reserved Matters Planning application 25/03310/REM, Cherwell District Council Planning Portal, https://planningregister.cherwell.gov.uk/Planning/Display/25/03310/REM#undefined 

[3] SLR Consulting Ltd., (2025) Energy Statement & Renewables Feasibility Report. Prepared for Graven Hill Purchaser Ltd. Supporting Document to planning application 25/03310/REM. Available at:  https://planningregister.cherwell.gov.uk/Document/Download?module=PLA&recordNumber=165246&planId=2405226&imageId=9&isPlan=False&fileName=Graven%20Hill%20Energy%20Statement_Renewables%20Feasibility%20Report_Final.pdf  (section 14.3, p.60).

“For reference the regulated demand for the site has been estimated to be 4,265MWh/yr and the unregulated demand is estimated to be 3,805,735MWh/yr. The total energy demand is therefore 3,810,000MWh, approximately equivalent to 1,038,707 average Oxfordshire homes”

[4] Kleinman, Z. and Shveda, K. (2025) ‘Data centres to be expanded across UK as concerns mount’, BBC News, 15 August. Available at: https://www.bbc.co.uk/news/articles/clyr9nx0jrzo .

[5] Cherwell District Council (2025) Cherwell District Housing Delivery Action Plan 2025: Appendix 1. Available at: https://modgov.cherwell.gov.uk/documents/s59523/Appendix+1+-+Draft+CDC+Housing+Delivery+Action+Plan+May+2025.pdf (section 6.1, p.13).

“One of the biggest issues to delivery at Bicester has been ensuring sufficient electricity supply to meet the demands of the growing town. A number of sites have stalled as capacity in the grid to serve the homes is not there and not anticipated for a number of years. This has affected confidence of the housebuilders on some sites to start building if the houses cannot connect to the grid.”

[6] Morby, A. (2025) ‘Grid delays now rival planning as chief threat to project delivery’, Construction Enquirer, 29 July. Available at: https://www.constructionenquirer.com/2025/07/29/grid-delays-now-rival-planning-as-chief-threat-to-project-delivery/ .

“Turner & Townsend’s latest tender price forecast warns that access to power has become a key battleground for construction, with demand surging and infrastructure projects facing long delays in securing connections. National Grid estimates that the UK’s total electricity demand will rise by 50% in just 10 years – and double by 2050. One of the biggest contributors is the explosion in new data centres, whose power-hungry servers drive everything from cloud storage to artificial intelligence.”

[7] Vertiv (no date) A beginner’s guide to data centre cooling systems. Available at: https://www.vertiv.com/en-asia/about/news-and-insights/articles/educational-articles/a-beginners-guide-to-data-center-cooling-systems .

[8] Williment, C. (2025) ‘How are companies pioneering data centre zero water cooling?’, Sustainability Magazine, 22 July. Available at: https://sustainabilitymag.com/news/how-are-companies-pioneering-data-centre-zero-water-cooling .

[9] techUK (2024) Warming up to efficiency: understanding the potential benefits and pitfalls of data centre heat export in the UK. Available at: https://www.techuk.org/resource/warming-up-to-efficiency-understanding-the-potential-benefits-and-pitfalls-of-data-centre-heat-export-in-the-uk.html .

[10] EnergiRaven (2026) Enough Data Centre Heat for 6 Million Homes. Available at: https://www.energiraven.com/enough-heat-for-6-million-homes/ 

[11] BWB Consulting (2025) Noise and Vibration Assessment – Graven Hill Data Centre. Prepared for Graven Hill Purchaser Ltd. Supporting Document to planning application 25/03310/REM. Available at: https://planningregister.cherwell.gov.uk/Document/Download?module=PLA&recordNumber=165246&planId=2405247&imageId=30&isPlan=False&fileName=D1%20Site_Noise%20and%20Vibration%20Assessment_Final.pdf 

[12] The 10 locations for noise monitoring are shown in Figure 1 (p.11). Results are summarised for normal operations, routine testing and emergency situations in Tables 10, 11 & 12 (pp.19, 21 and 22). 

Under the BS 4142 methodology, an adverse impact is typically identified at around +5dB above background levels, with a significant adverse impact at around +10dB. 

The assessment indicates that significant adverse impacts occur at one location (NSR G), situated at the edge of the planned Stage 2 housing area within the GHVDC masterplan. These impacts are identified during emergency operation and during routine testing at night.

Emergency operation is described as “exceptional” and “infrequent”, and on this basis no additional mitigation is proposed. The assessment also notes that residential development in this location is not yet approved, although it acknowledges the presence of the GHVDC masterplan and the likelihood of future housing in this area.

Given that the assessment itself identifies scenarios in which significant adverse impacts may occur adjacent to planned residential areas, it would be reasonable to expect that further mitigation measures are secured through planning conditions. In particular, this would be managed by restrictions on routine testing at night and confirmation of how emergency operations might be managed to minimise impact.

Further clarification is also required on how the assessment moves from identifying an ‘adverse impact’ under the BS 4142 methodology to describing effects as “negligible”, as these terms are not directly equivalent within the standard.

[13] The Noise and Vibration Assessment states: “Noise emissions are expected to be broadband and steady in character, with no specific acoustic features likely to attract attention on that basis” (Section 6, p.18). The use of the word “expected” indicates that this is an assumption rather than a conclusion based on measured evidence. 

If a tonal component were to be present, a further adjustment, or ‘character correction’, would be applied under the BS 4142 methodology. This would typically be at least +2dB in addition to the +3dB already applied, and potentially up to a +7dB depending on the characteristics of the noise. 

In such circumstances, impacts at receptor locations (including NSR C, H, I and J) could increase beyond those currently reported under certain operating scenarios.

Tonal components associated with mechanical plant and cooling systems are not uncommon in data centre environments[14]. By way of comparison, planning permission for a large data centre at South Mimms required the developer to demonstrate the absence of tonal characteristics to avoid the application of a +10dB correction [15].

See the following spreadsheet for more details: https://gravenhillra.com/wp-content/uploads/2026/04/data-centre-noise-projections.xlsx

[14] Industrial Noise & Vibration Centre (2025) Data Centre Noise Control: Tonal Noise and Cooling Systems. Available at: https://invc-media.s3.amazonaws.com/invc_website/media/documents/Data_Centre_Noise_Control.pdf (pp. 2-5, 8).

[15] Hertsmere Borough Council (2023) Decision Notice: Application No. 23/1049/OUT. Borehamwood: Hertsmere Borough Council. Available at: https://www6.hertsmere.gov.uk/online-applications/files/08FE9701FEA25AAC103B78EBD664AC74/pdf/23_1049_OUT-DECISION_NOTICE-1840613.pdf (condition 14).

[16] BWB Consulting (2025) Graven Hill D1 Site, Bicester: Lighting Impact Assessment. Prepared for Graven Hill Purchaser Ltd. Supporting Document to planning application 25/03310/REM. Available at: https://planningregister.cherwell.gov.uk/Document/Download?module=PLA&recordNumber=165246&planId=2405242&imageId=25&isPlan=False&fileName=D1%20Site_Lighting%20Impact%20Assessment%20Part%201%20Final.pdf 

[17] In Figure 2 on p14 of the Lighting Impact Assessment, the future Stage 2 housing development at Graven Hill is not acknowledged. This is compounded by the statement “The closest residential properties are in the village of Ambrosden” in section 5.35 on p.21, which would no longer be the case should the site be developed as expected.

[18] Bat considerations discussed on pages 8-10 and 19-20 of the Lighting Impact Assessment. Also discussed along with other wildlife species in section 2.2.9 and 6.3.24 of the Ecological Impact Assessment [19].

[19] Tetra Tech RPS (2025) Graven Hill II Ecological Impact Assessment. Prepared for Graven Hill Purchaser Ltd. Supporting Document to planning application 25/03310/REM. Available at: https://planningregister.cherwell.gov.uk/Document/Download?module=PLA&recordNumber=165246&planId=2405317&imageId=50&isPlan=False&fileName=D1%20Site%20Ecological%20Impact%20Assessment%20Final.pdf 

[20] Quod (2025) Graven Hill, D1 Site, Bicester: Economic Benefits Statement. Prepared for Graven Hill Purchaser Ltd. Supporting Document to planning application 25/03310/REM. Available at:  https://planningregister.cherwell.gov.uk/Document/Download?module=PLA&recordNumber=165246&planId=2405225&imageId=8&isPlan=False&fileName=D1%20Site_Economic%20Benefits%20Statement_Nov%202025_Final.pdf 

[21] In addition to the mention of the number of onsite jobs in sections  6.10, p.22 and 6.15, p.23 of the Economics Benefits Statement, the document also claim an economic benefit of £225M to £630M to Oxfordshire in section 6.27 on page 24. Clarity is required to establish how much of this benefit is retained within the area versus how much ‘leaks’ away to suppliers and employees outside the region.

[22] Reference is made in section 5.26 on p.20. Ideally, “seeks” would be replaced here with “requires”, although this is also understood to be a work in progress.

[23] Department for Science, Innovation & Technology (2026) Data centres. Policy Paper for UK Government. Available at: https://www.gov.uk/government/publications/cyber-security-and-resilience-network-and-information-systems-bill-factsheets/data-centres#:~:text=Data%20centres%20host%20and%20support,cyber%20security%20or%20operational%20resilience. 

“Data centres host and support the digital infrastructure that underpins modern life – from patient records and emails to product data and financial systems. They are critical to nearly all economic activity and public services, and were designated as critical national infrastructure in 2024, putting data centres on an equal footing as water, energy and emergency services systems”

[24] Ministry of Housing, Communities & Local Government (2024) National Planning Policy Framework. Available at: https://assets.publishing.service.gov.uk/media/67aafe8f3b41f783cca46251/NPPF_December_2024.pdf (section 86c, p.24). 

“Planning policies should […] pay particular regard to facilitating development to meet the needs of a modern economy, including by identifying suitable locations for uses such as […] data centres.”

[25] RPS Group (2026) Planning permission for data centres: The Use Class explained. Available at: https://www.rpsgroup.com/insights/consulting-uki/planning-permission-for-data-centres-the-use-class-explained/#:~:text=to%20use%20them.-,The%20Storage%20Solution%20%E2%80%93%20B8,including%20remote%20multiple%2Duser%20access. 

[26] See section 1.7 of the Reserved Matters Planning Statement [1].

[27] Cherwell District Council (2023) Notice of Decision: Town and Country Planning Act 1990 (As Amended). Application No.: 22/01829/OUT. Available at: https://planningregister.cherwell.gov.uk/Document/Download?module=PLA&recordNumber=151455&planId=2066411&imageId=357&isPlan=False&fileName=Decision%20Notice_2201829OUT.pdf 

[28] Foxglove (2026) Foxglove teams up with FT to debunk the Government’s dodgy AI Growth Zone job creation claims. Available at: https://www.foxglove.org.uk/2026/01/30/foxglove-ft-debunk-ai-growth-zone-job-claims/ – an example article taken from their website.

[29] Milmo, D. (2026) ‘Datacentre developers face calls to disclose effect on UK’s net emissions’, The Guardian, 1 March. Available at: https://www.theguardian.com/technology/2026/mar/01/datacentre-developers-energy-greenhouse-gas-emissions 

[30] The developer suggested a number of questions asked of them by the GHRA were submitted via the Planning process. Not all of these had a direct bearing on the community but asked purely to understand more about the proposal and out of general interest. For example, the developer indicates that the data centre is aiming for the BREEAM ‘Excellent’ rating as stipulated in the Condition 39 of the Outline permission. This is a positive step but is caveated and appears to be an aspiration rather than a guaranteed outcome. It remains unclear what the implications would be if this standard is not achieved, or whether additional measures could offset the site’s energy demand? 

https://planningregister.cherwell.gov.uk/Document/Download?module=PLA&recordNumber=165246&planId=2405244&imageId=27&isPlan=False&fileName=D1%20Site_Graven%20Hill_BREEAM%20Pre_Asessment%20Report_Final.pdf

The recent cold snap brought about a number of questions from residents about the salt / grit bins on site and so I thought it would be useful to provide some general information along with a handy map so people know where their closest one is.

As shown below, there are eight on site, albeit two are on the perimeter road to Foundation Square on either side of the road dip. The salt bins are yellow and for the use of local residents to apply salt (only) on local roads and pavements.

When I checked yesterday, a few of bins didn’t actually contain any salt, but after following up with GHVDC, I note that the bins have been partly filled today. I was also told that there is actually limited stock in Bicester at the moment and the bins will be fully replenished once supplies can be sourced.

At the moment, the salt bins are maintained by GHVDC, but when the roads are adopted this will become the responsibility of Oxfordshire County Council (OCC). Please refer to the following web pages to find out information about gritting in Oxfordshire in general and also some specific information about salt bins.

https://www.oxfordshire.gov.uk/transport-and-travel/street-maintenance-z/salt-and-grit-bins

https://www.oxfordshire.gov.uk/transport-and-travel/street-maintenance-z/salting-and-snow-clearance

In addition to the above, please note the following:

• Salt/grit from salt bins is only for use on the public highway and must not be used for private drives or garden paths.
• A little goes a long way – one tablespoon of salt (20g) is sufficient to treat one square metre. This is important to make sure the supply lasts (GHVDC may have been quick to restock the bins, in future OCC may be less so).
• This may be obvious, but avoid plants and grass as the salt will damage them.
• The best time to apply salt is actually before the snow and ice arrives, as pre-treating the surface makes it harder for the snow and ice to stick. If snow has already fallen, it is better to clear the snow and then apply the salt to avoid icy patches forming.
• Unsurprisingly, it is not practical for the council to grit all the roads in the county and the same applies to the provision of salt bins and where to use the salt. The advice is to focus on especially busy paths, those used by vulnerable residents, steep hills and slopes, crossing and bus stops, and where there is already (or expected to be) compacted ice.

There is no official criteria for the provision of additional salt bins. OCC say they treat each request on their merits. Whilst there are already a number on site, if you feel there is a case for an additional one, please make a request of GHVDC at customerservices@gravenhill.co.uk and let us know also.

Lastly, when I checked the salt bins, several of them contained things other than salt. These things were mostly alcohol related, so that probably explains quite a bit. Nonetheless, please don’t use them as waste bins or bottle banks.

Hope this was helpful. Happy New Year and let’s be careful out there.

Just before Christmas, on the 16th December, Councillor Nick Cotter and I met with two Oxfordshire County Council (OCC) officers concerning the safety issues with the Rodney House roundabout at the entrance to Graven Hill. The officers were from the Place Planning North team responsible for strategic local highway, transport and infrastructure planning matters in the north of the county [1]. This followed on from the meeting in late Summer with Councillor Andrew Gant, the cabinet member for Transport Management at OCC [2]. As with the earlier meeting, I walked them around the roundabout to point out all the different issues it has.

It is fair to say that the officers shared many of the concerns Nick and I pointed out and outlined in detail in the report I previously provided to Councillor Gant [3]. Of note was the fact that both officers travelled by car and so experienced and acknowledged the challenge of turning right into Graven Hill themselves. It was also noticeable how uncomfortable and exposed they both felt when walking around the roundabout, especially at the two corners where pedestrian guardrailing has been removed, with traffic passing by at speed only a few metres away.

In discussing next steps, I was told the matter would be escalated to the Vision Zero team at OCC, an initiative set up to eliminate road collision fatalities [4], and that they would look to secure funding for improvements to be made to the roundabout. Whilst entirely sympathetic to the cause, I was left under no illusion that this would be a challenge, with no progress likely to be made until the next financial year in April. Unfortunately, the harsh reality is that as bad as our roundabout may be, there have been no serious incidents (as yet) and even accident hotspots where there have been fatalities have similarly struggled to get funding [5].

One option that may be relatively simple (and cheap) to implement is a reduction in the speed limit at the roundabout from 40mph to 30mph. Obviously, this does not address a number of the roundabout’s fundamental problems and many drivers will still exceed any limit set, but it should help slow things down and so reduce the type of issues that have frequently destroyed pedestrian guardrailing and traffic lights. Even this measure would take time to implement though, as there would need to be a consultation process similar to that undertaken recently for the introduction of double-yellow lines and 20mph speed limits at Graven Hill.

In addition to the walk around and a detailed discussion of the assorted issues with the roundabout, I also showed the officers photos and video dashcam footage of some of the accidents over the last year. I have since sent this over to them in document form [6]. The visual evidence in itself is very compelling and as further accidents seem inevitable, it will be useful to build on this document. To assist with this, please continue to report any accidents you witness on our Facebook group or send to committee@gravenhillra.com .

In summary, whilst progress is painfully slow, it would appear that the case for improvements to the roundabout has been successfully made and in addition to Councillors Cotter and Gant, we also now have supporters of the cause within OCC itself. This is good news, but it remains to be seen whether any tangible improvements materialise in the coming year. Despite having first raised this issue six years back, as we approach 2026 I am cautiously optimistic. Time will tell whether or not that sentiment proves to be justified.

Paul Davis, Chair, Graven Hill Residents’ Association

[1] Movement and Place Planning: https://www.oxfordshire.gov.uk/transport-and-travel/movement-and-place-plan/introduction

[2] Summary of meeting with Councillor Andrew Gant: https://gravenhillra.com/2025/08/12/safety-of-rodney-house-roundabout/

[3] Report on Rodney House roundabout: https://gravenhillra.com/wp-content/uploads/2025/08/rodney-house-roundabout.docx.pdf

[4] Vision Zero: https://www.oxfordshire.gov.uk/transport-and-travel/road-safety/vision-zero

[5] Place Planning Team update on pursuing safety improvements in accident hotspots in Chipping Norton: https://www.chippingnorton-tc.gov.uk/wp-content/uploads/2025/02/2025.03-Chipping-Norton-TAC-OCC-Place-Planning-Report.pdf

[6] 2025 examples of accidents at Rodney House roundabout: https://gravenhillra.com/wp-content/uploads/2025/12/2025-examples-of-accidents-at-the-rodney-house-roundabout.pdf

The proposal to adopt a site-wide 20mph speed limit and impose parking restrictions and double yellow lines at various points on Graven Hill was approved by Oxfordshire County Council today.

It was interesting to note that of the 67 that took part in the consultation, in each of the cases the majority approved of all measures proposed. The only ambiguity was with the double-yellow lines where a quarter of respondents fell in the partially support/ have some concerns bracket. This meant that 67% supported or partially supported this element of the proposal or, depending on your point of view 58% opposed or had some concerns.

Proposal	Object	Partially Support / Concerns	Support	No opinion	TOTAL
20mph speed limit	6 (9%)	7 (10%)	51 (76%)	3	67
Double-yellow lines	21 (31%)	18 (27%)	27 (40%)	1	67
Two hour parking	7 (10%)	16 (24%)	40 (60%)	4	67
Disabled parking	5 (8%)	9 (13%)	47 (70%)	6	67
No entry restriction	15 (22%)	7 (10%)	37 (55%)	8	67

There was an acknowledgement in the meeting that double-yellow lines can be unsightly and the suggested mitigation was to use a less intrusive deep cream colour and thinner lines. This is permissible within the specification, although I am not entirely sure how much they will mitigate this particular concern. There was also an acknowledgement of the objections to parking restrictions outside of the village centre, and in particular on East Circular Road, but this was contrasted with feedback supporting the proposal too. In conclusion, whilst this element of the proposal was also supported there was a caveat that the traffic officer would “review the extent of the parking restrictions prior to the adoption of the roads” and so the implementation of the scheme.

Full details of the plans, decisions and a recording of the meeting itself can be found at 
https://mycouncil.oxfordshire.gov.uk/ieListDocuments.aspx?CId=1219&MID=7821

For convenience, the direct link to the decision is also included below:
https://mycouncil.oxfordshire.gov.uk/documents/s79641/CMDTM11122025%20-%20Graven%20Hill%20Development%20Bicester%20-%20Proposed%2020mph%20Speed%20Limits%20Parking%20Restrictio.pdf

After your generous donations last year, we are repeating our Cans for Christmas drive for Bicester Foodbank. Arrange a doorstep collection by the GHRA or use the temporary drop-off point at Wine Valley in the run-up to Christmas.

For many, Christmas is a special time of year. It can though also prove to be a particularly difficult period for those less fortunate. The cost of living crisis has led to a situation where there are at least 2,900 food banks across the UK – more than twice the number of branches of McDonalds. Furthermore, over the last year, 14 million people in the UK faced the prospect of going hungry last year due to lack of money.

This is a national issue but one that also impacts us locally in Bicester and here at Graven Hill. As a result, the GHRA wants to play a small part in helping out by undertaking a “Cans for Christmas” food drive for the Bicester Foodbank. The community contributed generously to this appeal last year and it so we are looking to repeat the initiative this Christmas. In addition to being able to contribute directly to local food banks as usual, to make it even easier in the run up to Christmas a member of the GHRA committee will collect your non-perishable food donation from your doorstep. Simply get in touch by messaging our Facebook account, replying to this post, or emailing us at committee@gravenhillra.com. All we need to know is where you are and a few convenient times to collect. There is also a temporary drop-off point at Wine Valley.

Bicester Foodbank is especially looking for the following: tinned vegetables (including tomatoes), tinned fish, tinned meat or vegetarian meals, and tinned rice pudding. As well as tinned goods, they are also short of long-life milk (whole or semi-skimmed), long-life fruit juice or squash, hygiene products (shower gel, shampoo, soap, toothpaste), jars of coffee, tea bags, and peanut butter or jam. Please ensure any donations are at least four weeks within their sell-by date and note that the Bicester Foodbank are fully stocked up on dried pasta, rice, breakfast cereals and baked beans.

If you are one of the increasing number struggling this Christmas and think you would benefit from the assistance of a food bank, there are a number of options available locally. Please see the links at the end of this post for more details. Unfortunately, the GHRA is unable to distribute food directly at this time.

——————

For more information about the increase in use of food banks:

• The Trussell Trust: https://www.trussell.org.uk/…/latest…/end-of-year-stats
• Number of McDonalds v Food banks: https://www.bigissue.com/…/general-election…/…
• Rise in number of those facing hunger in the UK: https://www.bbc.co.uk/news/articles/c5yqw5d00r0o
• How to donate to Bicester Foodbank and what they need:  https://bicester.foodbank.org.uk/give-help/donate-food/

Or, if you need help:

• Bicester Foodbank: you need a referral from front-line professionals such as your GP, Citizen’s Advice Bureau or a number of other agencies, including Bromford Housing – https://bicester.foodbank.org.uk/get-help/how-to-get-help/ (The Beacon, Wesley Lane, Bicester, OX26 6JU)
• Bicester Community Fridge: you can turn up without any referral but food choice is not guaranteed and may be limited. They respectfully discourage users from queuing ahead of opening times to avoid disruption the to day centre – https://fisd.oxfordshire.gov.uk/…/direc…/service.page… (Bicester Community Support Services, Launton Road, Bicester, OX26 6DJ)
• Bicester Community Hub: free and you can turn up without any referral but food choice is not guaranteed and may be limited as sourced by food surplus – https://m.facebook.com/BicesterHub/ (Perch Eco Business Centre, Bicester, OX26 8BL)
• Open Doors Café: you can turn up without any referral for a nutritious meal made from surplus food, served in a supportive, community-focused environment. Pay what you can afford – https://bicesteropendoors.org.uk (Bicester Methodist Church, Sheep Street, Bicester, OX26 6JQ)
• Salvation Army: A training café for students with additional needs. Pay what you feel is a fair price – https://www.salvationarmy.org.uk/bicester (The Vine, Training Café, Hart Place, Bicester OX26 4FR)
• Café 103: A free drop-in café-style community space for adults who are struggling with mental or emotional health – renewwellbeing.org.uk/our-centres/west/639-oxfordshire-bicester-cafe-103 (Bicester Methodist Church, Sheep Street, Bicester, OX26 6JQ

I have an update on the nursery planned for the area between the apartments in the village centre and Friend Way. Even if you don’t have a need for a nursery yourself, this post may still be of interest given the land is in a prominent location and is a bit of an eye-sore in its current state.

The Midcounties Co-operative own the freehold to the land and in light of the fact that the planning permission for the nursery expires in January, I got in touch to ask about their plans. This culminated in a conversation on Friday, when a Co-op representative told me that there will be some ‘work’ undertaken on site to ensure they don’t default on the planning consent and more concrete plans will be outlined in February. I was also told the Co-op remains committed to the delivery of a nursery at Graven Hill and will undertake some marketing to test demand in the New Year.

It seems that the three years since the planning consent was granted has flown by and obviously it is disappointing that there has been no movement in all this time. Perhaps unsurprisingly though, I was told that delivery has been delayed until there are more residents at Graven Hill, with a view to synchronise with the convenience store they are hoping to provide. As we know, it has taken a while to build out the site and whilst I wasn’t able to establish what their desired number of occupations is, there are considerably more residents now than when the planning consent was given. I also understand that although there has been no progress this year on Block A, which will contain the additional retail units, there should be next year. More recently, Midcounties Co-operative have been distracted by a planned merger with Central Co-op. Once complete, focus is expected to return to projects such as this one, and this helps explain the February timeframe for further news.

Hopefully, there will be a clearer picture and more positive news to communicate soon.

To continue work on building out the remainder of the site here at Graven Hill the developer, Graven Hill Village Development Company (GHVDC), submitted two planning applications to Cherwell District Council (CDC). The first of these applications is for the provision of 66 homes in the vicinity of Anniversary Avenue and Blanchard Road [1]. This is the fourth and final phase of what is known as Stage 1 of the overall Graven Hill project. The other planning application relates to Stage 2, which delivers 1200 homes, the remainder of the facilities and completes the development at Graven Hill [2].

Stage 1 Phase 4 planning application (25/00882/F)

This application was discussed by the CDC Planning Committee on 6^th November and in line with the CDC Planning Officer’s recommendation was approved subject to conditions [3]. The most notable of the conditions required GHVDC to submit new plans to address concerns raised by the CDC Urban Designer and Thames Valley Police. A number of the Urban Designer’s concerns had already been addressed by GHVDC following its original submission, but a few others relating to the layout and security of a parking court and the visual appearance of the apartments remained. For the sake of brevity, I won’t go into details here, but you can find all the details you need in the Planning Officer’s Report [4]. I will point out though that one of the items the Planning Officer flagged was the proposed blue/black combination of the apartments, citing resident concerns on the colour choice. Final sign-off was delegated to the Assistant Director for Planning, subject to their satisfaction that GHVDC had met the conditions listed. 

Clarification has been sought from the Planning Officer as to the expected timeframe for this and details of the amended plans and I will update accordingly.

Stage 2 planning application (25/01768/HYBRID)

This is a hybrid application containing full details for Stage 2 Phase 1 and outline information for the rest of the areas it relates to. Phase 1 is a small area adjacent to Beckett Way on Anniversary Avenue. This application received a large amount of feedback from residents, the Graven Hill Residents’ Association (GHRA), and official consultees. Details of the concerns flagged by the GHRA have already been shared but can be found in the formal response document sent to CDC [5]. A number of the concerns raised by the GHRA were also reiterated by formal consultees such as the Ecology Officer [6], Aboricultural Officer [7] and Urban Designer [8] at CDC, all three of which provided robust feedback on the proposals. The level and nature of the feedback was such that the Planning Officer intervened and made a formal request to either address or mitigate several concerns before the application would be considered at committee [9][10]. GHVDC have since responded to CDC indicating that they will be liaising with official consultees about the concerns raised and will look to supply the information requested by 26^th January [11].

Due to the formal nature of the request from CDC, the new information supplied by GHVDC needs to go through the consultation process once more and those with an interest in it notified [12]. To all intents and purposes this means that this application is in effect being (partially) resubmitted. The GHRA has been closely monitoring the progress of this planning application and will continue to do so and update residents accordingly.

[1] Cherwell District Council (2025), Planning register – Planning Application – 25/008/F. Available at: https://planningregister.cherwell.gov.uk/Planning/Display/25/00882/F

[2] Cherwell District Council (2025), Planning register – Planning Application – 25/01768/HYBRID. Available at: https://planningregister.cherwell.gov.uk/Planning/Display/25/01768/HYBRID

[3] Cherwell District Council (2025), Agenda and decisions: Planning Committee – Thursday 6 November 2025. Available at https://modgov.cherwell.gov.uk/ieListDocuments.aspx?CId=117&MId=4241&Ver=4 

[4] Tucker, Sarah (2025), ‘Committee Report’, Agenda and decisions: Planning Committee – Thursday 6 November 2025. Available at: https://modgov.cherwell.gov.uk/documents/s60862/Committee%20Report.pdf (sections 8.8 and 8.9)

[5] Graven Hill Residents’ Association (2025), Graven Hill Residents’ Association Response to Hybrid Planning Application 25/01768/HYBRID. Available at: https://drive.google.com/file/d/19kxfe9qKhpvoqv3GkvqsZoMmqjmOormT/view?fbclid=IwY2xjawOOzT9leHRuA2FlbQIxMABzcnRjBmFwcF9pZBAyMjIwMzkxNzg4MjAwODkyAAEeXBzm85PJbVSwUzzomHdKqnK7xD5EJWS7c6_G5r7x3Fbjvrt6oYoUv3sbyGA_aem_PBEFtPC4L2beGyXTdJ-Xgg&brid=Gl57T5cPN35qnomsyU2DdQ

[6] Watkins, Charlotte (2025), ‘Email to Laura Bell (CDC Ecology consultation response)’, 3 October, Planning register – Planning Application – 25/01768/HYBRID. Available at: https://planningregister.cherwell.gov.uk/Document/Download?module=PLA&recordNumber=163667&planId=2373856&imageId=276&isPlan=False&fileName=FW_%2025_01768_HYBRID.msg

[7] Osenton, Iain (2025), ‘CDC Arboriculture consultation response’, Planning register – Planning Application – 25/01768/HYBRID. Available at: https://planningregister.cherwell.gov.uk/Document/Download?module=PLA&recordNumber=163667&planId=2382674&imageId=297&isPlan=False&fileName=25_01768_HYBRID%20CDC%20Arboriculture_Objection.pdf

[8] Thomas, Nick (2025), ‘CDC Urban Design consultation response’, Planning register – Planning Application – 25/01768/HYBRID. Available at: https://planningregister.cherwell.gov.uk/Document/Download?module=PLA&recordNumber=163667&planId=2370519&imageId=253&isPlan=False&fileName=250924%20Graven%20Hill%20Comments%281%29.pdf

[9] Bell, Laura, ‘Letter to John Jowitt (acting on behalf of GHVDC)’, 21 October, Planning register – Planning Application – 25/01768/HYBRID. Available at:  https://planningregister.cherwell.gov.uk/Document/Download?module=PLA&recordNumber=163667&planId=2380464&imageId=293&isPlan=False&fileName=Final%20Reg%2025%20letter%20GH.pdf

[10] The information requested of GHVDC by CDC was done using a ‘Regulation 25 Request’. This is a formal request from a planning authority to a developer to supplement an Environmental Statement and meet the obligations of UK Environmental Impact Assessment regulations. The developer does not have to provide the information but runs the risk that the planning authority will assume the application has been withdrawn if they do not. For more details see [12].

[11] Jowitt, John, ‘Letter to Laura Bell, 7 November, Planning register – Planning Application – 25/01768/HYBRID. Available at: https://planningregister.cherwell.gov.uk/Document/Download?module=PLA&recordNumber=163667&planId=2390964&imageId=307&isPlan=False&fileName=GH2%20Reg%2025%20FINAL%20251107_1%281%29.pdf

[12] UK Government (2025), ‘Regulation 25’, The Town and Country Planning (Environmental Impact Assessment) Regulations 2017. Available at: https://www.legislation.gov.uk/uksi/2017/571/regulation/25  (clause13)

Many thanks to Craig and Leah Lewis for arranging the Remembrance Day service this morning which was well attended by residents and members of the Bicester Pioneer Association. As Leah said at the service, Remembrance Day has an added significance here at Graven Hill with its close military connections.

Most will already know I’m sure that our roads are named after fallen members of the Royal Logistics Corps and Pioneer Regiment, such as Captain Dan Read and Private John Tancred. To learn more about who your own road was named after, please take a look at the following website put together by Craig and Leah, who themselves also served in our armed forces. The website is a work in progress and Craig and Leah are keen to hear from anyone who might be help with either further information about our commemorated soldiers or help contribute to future Remembrance services.

https://gravenhillremembers.co.uk

---

This is a reminder that the consultation survey for Oxfordshire County Council’s proposal to apply double-yellow lines not just in the village centre at Graven Hill but in several areas across the site closes on Friday 31st October. The consultation also confirms the intention to apply a 20mph speed limit across the site.

Please note, the proposed parking restrictions are not just in the Village Centre but in areas such as Read Place, Chadwick Place, Graven Hill Road, East Circular Road, Westacott Road and Roberts Drive.

I am aware that a number of residents feel that parking restrictions may well be required in some areas, but are not needed on some of the roads proposed. There is also concern about the unsightly nature of double-yellows all across the site. 

If you feel strongly one way or another, please consider completing the 5-10min survey and letting us know. As outlined in the proposal, if there are sufficient objections, then the decision goes to an OCC committee meeting where members of the public can apply to speak.

Full details of the plans and the survey itself can be found at https://letstalk.oxfordshire.gov.uk/bicester_gravenhill_20mphparking2025