The next phase of Bicester Eco-Town
The land north-west of Bicester was first designated as an eco-town by the government in 2009. Cherwell District Council allocated it for development, and planning permission for the first phase was granted in 2011. In June 2023, outline planning permission was granted to establish the principle of building the next 530 new homes at the eco-town.
Since then, Firethorn has been working up the more detailed plans for the next phase of development, and are now bringing forward plans for 392 new homes, including 142 affordable homes.
The land on the east side of Charlotte Avenue – opposite St Laurence Church – will come forward separately for 138 homes. This eastern parcel of land will be subject to its own separate consultation and application process.
News
Archaeological investigations start on site
A team of archaeologists have started digging into the history of the land planned for the next phase of the Eco-Town.
Residents will notice work on the land from 15 September 2025, as the archaeologists dig trenches both by hand and using a mechanical digger. Metal detectors will also be used across the site.
The local area has records showing both prehistoric and Roman activity, with Roman pottery and farming remains previously found around Bicester. There was also a medieval settlement at Caversfield, and a long history of agriculture and farming.
If any material remains are found here, the archaeologists will clean and record them to determine how significant they are and what further work is required.
Cotswold Archaeology (Cotswold Archaeology - Archaeological and heritage services) are conducting the works, which will last around three months. The area of investigation is shown on this map, with the area in purple showing where the works will focus.
If you have any comments or questions, please get in touch using the email, telephone number, or contact form below.
The proposals
Our proposals will continue the eco-town ethos – enabling sustainable and low-carbon lifestyles, with contemporary design that fits in with the distinctive character of the neighbourhood.
This map shows the land covered by this planning application outlined in red.
142 affordable homes – representing 34% of the total and exceeding council policy
250 homes for rent – houses suitable for families who need the flexibility of renting
100% Net Zero carbon homes – continuing the ethos of the Bicester eco-town
Improved woodland and open spaces – including playgrounds and allotments
The map below shows how the buildings, green space, roads, and landscaping will be laid out.
Affordable housing
Cherwell has an urgent need for more affordable housing for many people on low and average incomes in the district, with various forms of affordable housing needed to create a balanced community.
Platform Housing Group will deliver the affordable housing on the site. Platform is one of the UK’s oldest social housing providers, founded in 1967. They provide homes to over 120,000 people across the UK.
A variety of forms of affordable housing will be provided to meet the different needs of local people. The exact balance of affordable housing tenures will be agreed with the council through the planning process. Affordable homes will be designed to be indistinguishable from private housing in how they look.
Purpose-built homes for rent
There is also a need locally for quality rental homes for families. Much of the purpose-built rental accommodation available is in town centre apartments, or owned by small landlords without professional management. But many people need to rent, including because they value the flexibility or because they are still saving for a deposit on a home of their own. That includes families with children who want to live in a high-quality, professionally-managed house in a green neighbourhood like this.
We are proposing 250 homes for rent, which are purpose-built and professionally managed. These will include houses that can give families who need to rent a more spacious place to live with a private garden, with the security of tenure and a full-time management staff that amateur landlords often can’t provide.
While this is a relatively new approach for the UK housing, we believe that it is a form of housing that will be of value to the community in Cherwell.
Design and architecture
The design of the development will continue the contemporary and modern character of the eco-town. The architecture and scale of the buildings will be sympathetic to the local context and adjacent streets.
There will be a divese range of house types to foster a vibrant community. Homes will be mostly terraced and semi-detached, with larger detached homes near the edge of the woodland. The majority of the buildings will be up to two storeys in height, with pitched roofs.
Some illustrative sketches the proposals are shown in the gallery below.
A green community
Our priority is to create a green neighbourhood, retaining and enhancing the existing ecological and landscape features, while creating leafy streets and new green space for the public.
Street trees along all main routes through the neighbourhood
Preserving existing woodland and hedgerows
Ecologically rich meadow habitats to enhance biodiversity
Wildlife corridors linking up green spaces and gardens
Play areas for children that are inclusive, safe, and social
New allotments and a community orchard
New ponds to manage rainwater while creating wildlife habitats
Zero carbon and sustainable development
The outline planning permission for this site, and the original plans for the eco-town, require that each phase of development includes a zero carbon strategy.
It is our priority to make this new phase of development a true part of the eco-town ethos. This will include:
Insulated and energy-efficient homes, meeting the standards set in the North West Bicester Masterplan Energy Strategy
A ground source heat network, with multiple boreholes and ground loops connecting to every home
Solar panels on all south-facing roofs, to generate clean power and protect homeowners from rising energy costs
A gas-free development, to support transition away from fossil fuels
Smart meters and energy monitoring systems for every home
Maximising daylight into every home, with optimised window sizes and positioning, reducing the need for internal lighting
Reducing water use through efficient fixtures and fittings, and smart metering
All homes will have a smart electric vehicle charging point for their dedicated parking space
Drainage and managing water
We will introduce drainage and water management measures to ensure that rainwater runoff is no more than the greenfield rate. The ways we will manage the rainwater include:
Wildlife ponds to hold water, including managing peak flow during storms and heavy rain
Green landscaping across the whole site which includes raingardens and swales along the roadside
Use of permeable paving materials across the site to encourage filtration
Access and transport
The access and transport strategy has already been approved under the outline planning application, with road access in three locations. The first two access points are on either side of the bus only link, in the form of simple junctions. The third access is at the northern boundary of the site, connecting with an existing cul-de-sac.
This road access will be complemented by a focus on promoting active and sustainable travel options for residents and visitors. A significant payment of over £350,000 was agreed towards improving the pedestrian and cycle infrastructure linking Elmsbrook to Bicester town centre. These improvements could take the form of new and/or enhanced pedestrian/cycle routes, improved crossing facilities for active travel, and enhancements to signage.
On the site itself, the sustainable travel provisions will include:
Pedestrian and cycle connections at each vehicle access point to the site
New cycleways connecting to the existing network, Bicester town centre, and railway stations
Dedicated sheds and cycle stores, both for residents and visitors
Pedestrian and cycle routes that are high quality, well-lit, and safe
Traffic calming measures will to reduce speeds and enhance safety
About Firethorn
Our team is committed to delivering high-quality and sustainable homes, creating modern spaces for people and communities to thrive.
We ensure that community benefit is at the heart of every build, helping us to create spaces that positively impact people.
As a carbon-neutral company, we strive to create a legacy that promotes a healthier, happier planet. With environmental considerations embedded into each of our developments, we work to create spaces that support sustainability ambitions, while creating long-term value.
Get in touch
If you have any questions about planning or the surveys that are being carried out on the site, please get in touch using the form on this page or by contacting us using the phone number or email address below.