Residents feel 'vindicated' after think tank review

Building started at Graven Hill, near Bicester, in 2016

The residents' association of the UK's biggest self-build community has said it feels "vindicated" after a think tank said the development was straying from its original vision.

Graven Hill Residents' Association commissioned Create Streets to review Graven Hill Village Development Company Ltd's (GHVDC) latest plans.

Senior urban designer George Payiatis said Graven Hill could end up being "not easily" distinguishable from other developments.

GHVDC managing director Adrian Unitt said the updated masterplan was still a work in progress.

Building started at Graven Hill, near Bicester, Oxfordshire, in 2016.

Cherwell District Council bought the former Ministry of Defence site in 2014, with an original plan to build 1,900 homes.

The site is made up of custom-builds, new builds, affordable housing and apartments, and about one third of it is built.

But the latest masterplan was criticised due to a lack of self-build plots, an increase in housing density and apartments, and fewer play areas and green spaces.

The residents' association commissioned Create Streets to review the next phase of developments

Create Streets was initially commissioned by the development company in 2022 to review phase one, when it said it was "impressed by the quality of design and landscaping".

But two years on residents decided to commission the same design practice, via funds raised from bake sales and other community get togethers.

In the updated review the think tank said: "We fear that the high bar set in stage one will not be met."

It criticised the removal of 12 playgrounds, saying they should be reinstated.

It also said there had been a "notable decrease in design quality of some flats and affordable housing" which "should be remedied", saying the design code should "raise the bar".

"Create beautiful gentle density, don’t leave it to chance," it said.

The think tank criticised the lack of playgrounds in the revised masterplan

Following the Create Streets review GHVDC released a response in which it said the design code and masterplan were still being refined, and that it was reviewing the provision of play spaces.

"Graven Hill is a unique development which is already establishing its own identity and distinct quality as a place, integrating the built form and landscape," it said.

"This will be built upon through the stage two proposals."

Mr Unitt said the development company previously held a public consultation of its proposals and would be "holding a further feedback event featuring an updated masterplan, which is still a work in progress".

He said: "We were therefore somewhat surprised that the residents’ association chose to commission Create Streets to undertake another review, whilst our consultation and feedback process was live.

"Due to this rather premature and repetitive action, Create Streets has considered only a partially developed proposal."

About one-third of Graven Hill has been built so far

But residents' association chair Stephen Aggett said the community was being "admonished" for "augmenting their feedback".

"Surely that can only assist their consultation efforts rather than hinder it," he said.

However, he said he was "cautiously optimistic" as it looked like the developers were taking some suggestions on board.

"We're very encouraged that they're going to look at the playgrounds because a lot of residents have raised this with us. It's one of the key features of the first phase," he said.

He also welcomed the promised rectifications to the design code.

"We definitely feel vindicated and happy that we took this course," he said.

"The name of the game is making a difference on the ground... a little bit of imagination goes a long way into improving the lives of Graven Hill residents for decades to come."