Author Archives: Mark Davies

ByMark Davies

The Evidence Base for the Draft Wheatley Neighbourhood Plan

The evolution of the Neighbourhood Plan since January 2016 has required many meetings, discussions, workshops, reports, surveys and responses, as well as much research and listening. Documentation covering all of this has been placed in the Evidence Base below to demonstrate what has been needed/undertaken to reach this point late in 2018. All the detail in this list will be submitted along with the Draft Final Plan to the Independent Examiner.



EB WNP Summary of Key Steps
EB WNP Committee Minutes
EB  Chairman’s Reports/attending Parish Council (WPC/ HPC) meetings
EB Meetings / Contacts with SODC
EB Meetings / Contacts with OCC
EB Brookes Information for Stakeholders
EB Workshop
EB Open Days
EB Conversations
EB Public Consultations
EB Responses from Statutory Bodies
EB Research / Surveys
EB Maps
EB Miscellany
EB Confidential Issues Register


EB WNP Summary of Key Steps

In the first months, January-July 2016, WNP Committee and its 5 Working Groups [Administration; Housing and :Land; Community and Business; Infrastructure; Communication] met at least monthly. The WPC Annual Meeting of 20 April 2016 formally opened the Neighbourhood process. On 01 June 2016, the Draft Local Plan Allocations changed: Oxford Brookes became a Strategic Allocation Site, while the Larger Village Allocation to Wheatley was dropped. In the readjustment period, it was decided to complete the Straw Poll of May-June 2016 and the Statutory Housing Needs Survey (contracted out to Community First Oxfordshire), together with a Community Opinion Survey appended by WNP.

From September 2016 the Committee met around every 6-10 weeks whilst the Housing and Land Use sub-Committee met more frequently. A Project Team including community representatives sent by Holton Parish, held 8 workshops (28 hours of discussion), November 2016-May 2017. A resulting First Draft Neighbourhood Plan (v.19) was tabled at the WNP Committee, 22 February 2017. After SODC published its Draft Local Plan 2033 [Preferred Sites 2] on 29 March 2017 the WNP Project Team held its 8th workshop (02 May 2017) and presented the First Draft Neighbourhood Plan to its Qualifying Body, Wheatley Parish Council and to Holton PC, on 08 May 2017. Eight weeks of Public Consultation (extended from a statutory six weeks due to snap General Election) followed up to 30 June 2017. In November 2017 SODC stated the requirement on the WNP of a Strategic Environmental Assessment (SEA). This was authorised in December 2017 then contracted out in January 2018 to AECOM Ltd. It was presented to WPC and HPC in late August 2018.


EB WNP Committee Minutes

1.      19 January 2016 [Election and Volunteering] EB WNP Committee Minutes, 1, 2016. 01. 19

2.      27 January 2016 EB WNPVCommittee Minutes, 2, 27 January 2016 (1) (1)

3.      16 February 2016 EB WNP Committee Minutes, 3, 16.2.16

4.      22 March 2016 EB WNP Committee Minutes, 4, 2016.03.22

5.      14 April 2016 EB WNP Committee Minutes, 5, 14 April 2016

6.      28 April 2016 EB WNP Committee Minutes, 6, 2016.04.28

7.      17 May 2016 EB WNP Committee Minutes, 7, 2016. 05. 17

8.      8 June 2016 EB WNP Committee Minutes, 8, 2016.06.08

Special Meeting / Catch Up Day / 2 July 2016 – New Strategic allocation – OBU Site

9.  20 July 2016 EB WNP Committee Minutes, 9, 2016.07.20

10.  7 September 2016 EB WNP Committee Minutes, 10, 2016 09 07

11.  27 October 2016 EB WNP Committee Minutes, 11, 2016 10 27

12.  13 December 2016 EB WNP Committee Minutes, 12, 2016 12 13

13.   22 February 2017 EB Committee Minutes( 13) 22.2.2017 (1)

14.  19 April 2017  (to move Emerging  Draft WNP towards Public Consultation) EB Committee Minutes (14) 19. 4. 2017 – V1

15. 5 July 2017 Wheatley NP Committee Minutes( 15) 5.7.2017 – V1

16. 27 July 2017 Wheatley NP Committee Minutes( 16) 27.7.2017 – V1

17. 31 August 2017 Wheatley NP Committee Minutes( 17) 31.8.2017 – V1

18. 4 September 2017 Wheatley NP Committee Minutes( 18) 4.9.2017 – V1

19. 4 December 2017 Wheatley NP Committee Minutes( 19) 4.12.017 – V1

20. 8 February 2018 WNP Committee Minutes 20 8 Feb 2018

21. 27 March 2018 Wheatley NP Committee Minutes( 21) 27.3.2018 – V1

22. 30 July 2018 Wheatley NP Committee Minutes( 22) 30.7.2018 – final


EB  Chairman’s Reports/attendance Parish Council (WPC/ HPC) meeting

The following entries are for meetings of the WPC (unless otherwise stated). The reports attached were presented/sent to WPC and HPC. Initially the WPC meetings were bi-monthly this changed to monthly starting on the 5th June 2017. The minutes of the WPC meetings can be found at :

1.   7 March 2016 WNP Committee First Report to WPC Mar 16

2.  20 April 2016, Annual Wheatley Parish Council meeting, WNP had platform and display. WNP Annual Parish Meeting 20 Apr 2016

3.  9 May 2016 WNP WPC meting 09 May 2016

4.  4 July 2016 WNP Parish Council Report July 2016

5.  5 September 2016 WNP Report to WPC, September 2016

6.   7 November 2016 WNP Report to Wheatley and Holton Parish Councils for Sept-Oct 2016 (2)

7.   9 January 2017 WNP Report to WPC, HPC,January2017_v02 (1)

8.  6 March 2017 WNP Report to WPC and HPC March 2017[5628] (2)

9. 13 March 2017 Confidential meeting called by WNP to warn both Parish Councils of  difficulties with SODC Planning officers over WNP draft and to share SODC arm-twisting dilemma.  WNP Two-Parish-Confidential-Meeting-13-March-2017

10. 4 April 2017, Road Map & Update, WPC/HPC, WNP Committee, Volunteers WNP Road Map for Parish Councils, JF, April 2017

11.   3 May 2017, Annual Wheatley Parish Meeting, WNP Display and Participation in QQ Panel.

12 8 May 2017, WPC and WNP initiate 8 weeks of Public Consultation (ending 30 June) at WPC meeting WNP Report to PCs, May-June 2017

13.  25 May 2017, Annual Holton Parish Meeting, WNP Display, Platform time & warm welcome WNP Holton Report 25 May 2017 (1)

14.  5 June 2017 EB WNP (now monthly) Report to WPC and HPC, 05 June 2017

15. 3 July 2017 WNP Report to WPC and HPC July 2017

16. 4 September 2017 WNP Report to Parish Councils September 2017

17. 2 October 2017 WNP Report to WPC etc, October 2017

18. 6 November 2017 WNP Report to WPC etc, November 2017

19. 4 December 2017 WNP Report to WPC and HPC for November 2017 (28 Nov 2017)

20. 8 January 2018 WNP to WPC and HPC, January 2018 Report

21. 5 February 2018 WNP WPC meeting 05 Feb, 2018

22. 5 March 2018 WNP Monthly Report to W & H Parish Councils, March 2018

23. 9 April 2018 WNP Report to WPC and HPC April 2018

24. 3 May 2018, Annual Wheatley Parish Council meeting,  display and Q & A.

25. 24 May 2018, Annual Holton Parish Council Meeting, display and Q & A.

26. 4 June 2018 Nothing new to say so no report from WNP.

27. 2 July 2018 WNP to WPC Report July 2018

28. 3 September 2018 WNP Parish Council Report Aug 2018

         Published Parish Newsletter Reports: ‘Wheatley Newsletter’ – delivered to all households in Holton and Wheatley and available on following link

            April 2016 – June 2016 – August 2016 – October 2016 – December 2016

           February 2017 –April 2017 – June 2017 – August 2017 – October 2017 – December 2017

           February 2018 –April 2018 (report submitted but mistakenly not published – see WPC report)– June 2018 – August 2018 – October 2018


EB Meetings / Contacts with SODC

[A district Councillor sits on WNP Committee; another  District Councillor represents Holton]

EB SODC 1,  31 May 2016, Planners, PCs and NPs. ‘Secret & Confidential’ Preferred Sites – no minutes available just an announcement.

EB SODC 2, 16 Feb & 08 June 2016 NP Adviser attended at request of  WNP Committee. Heavy questioning. See WNP committee minutes of 16 Feb and 8 June 2016.

EB SODC 3, 24 Jun 2016 Follow up 4 WNP reps at SODC with Adviser for clarifications. No minutes recorded just discussion on progress and what to do next.

[August, SODC NP Adviser stood down]

EB SODC 4, 7 September 2016 WNP Committee question Planners x 2, 70 minutes, on Discrepancies EB SODC 4 WNP and Holton PC Chair question Plan Officers, 07 September 2016, summary.

EB SODC 5, 7 October 2016. Still seeking clarification WNP chair attended Brightwell meeting, with other NPs, SODC Chairman & RCOH Consultant. See WNP committee minutes of 27 October 2016. WNP at Combined NPs meeting – SODC and Indep Adviser Oct 2016

EB SODC 6, 6 December 2016. Meeting, at request of WNP, with SODC Chairman, Planning Officers & new Adviser EB SODC 6, WNP meet with SODC Chairman and new adviser, 06 Dec 2016

EB SODC 7, 20 January 2017. SODC set up meeting with county NPs. The Henley MP also attended. Nil to report save genteel ‘networking’.

EB SODC 8, 6 March 2017, 2 Planners, NP Adviser & 3 WNPs on draft WNP: surprise discussion. Nothing to report but led to emergency meeting of  WPC/HPC 13 March 2017.

EB SODC 9, 28 March 2017, large meeting (Confidential), to launch Preferred Sites 2, LP33, on 29/03. See SODC website via link:

EB SODC 10, 10 August 2017, WNP and NP Advisers 4 hr Workshop (minuted) –  10-08-2017 Meeting minutes   and  WNP_slides_for_10Aug_CIL

EB SODC 11, 11 December 2017, Screening Statement on the need for a SEA Wheatley NDP SEA Screening Authorisation      

EB SODC 12, 20 March 2018. No minutes recorded just discussion on progress and what to do next.

EB SODC 13, 10 April 2018. No minutes recorded just discussion on progress and what to do next.

EB SODC 14, 24 April 2018.  No minutes recorded just discussion on progress and what to do next.

EB SODC 15, 10 May 2108. No minutes recorded just discussion on progress and what to do next.

EB SODC 16, 19 June 2018. No minutes recorded just discussion on progress and what to do next.

EB SODC 17, 18 July 2018. No minutes recorded just discussion on progress and what to do next.

EB SODC 18, 1 August 2018. No minutes recorded just discussion on progress and what to do next.

EB SODC 19, 22 August 2018. No minutes recorded just discussion on progress and what to do next.

EB SODC 20, 12 September 2018. No minutes recorded just discussion on progress and what to do next.

EB SODC 21, 20 September 2018. No minutes recorded just discussion on progress and what to do next.


EB Meetings / Contacts with OCC

EB OCC 1, 19 January 2018 first meeting with OCC WNP meeting with OCC, Traffic Infrastructure, 19 January 2018


EB Brookes Information for Stakeholders

[initial Conversation and Correspondence, Chair WNP with OBU Estates, 11 & 18 Aug. – available on request]

     1.  Full meeting 28 September 2016. No minutes just to note attendance of meeting.

     2. Full meeting November 2016. No minutes just to note attendance of meeting.

     3. Full Meeting 6 February 2017 [March 2017, OBU invite WNP to meet with Bilfinger, Agents for OBU]. No minutes just to note attendance of meeting.

     4. Full Meeting 8 May 2017 (Bilfinger / WNP first meeting after Workshop). No minutes just to note attendance of meeting.    

    5. Progress Update Meeting for All 25 July 2017. No minutes just to note attendance of meeting.

   6. WNP Committee response to GVA’s Outline proposal for the OBU site, February 2018 (see ‘SODC Planning Consultation Feb. 2018).  WNP Committee Response to GVA Proposal Feb 2018 (2)_rg


 EB Workshops

In addition to all the meetings, research etc. going on 8 workshops were also set up and completed. These involved 28 hours of discussion, were attended by the WNP Project Team (8) and 1-2 out of  four (4) ‘ambassadors’ nominated by Holton P.C., and were held in Wheatley URC Chapel. The dates and presentations for each workshop follow. 

1. 22 November 2016 WNP_slides_for_22Nov16_v2

2. 29 November 2016 WNP_slides_for_29Nov16_v2

3. 7 December 2016 WNP_slides_for_7Dec16_v3

4. 12 January 2017 WNP_slides_for_12Jan17_v7

5. 19 January 2017 WNP_slides_for_19Jan17_v3

6. 26 January 2017 WNP_slides_for_26Jan17_v4

7. 16 February 2017 WNP_slides_for_16Feb17_v1

8. 2 May 2017 – The final Workshop discussed the de-Green Belting of eastern Wheatley as proposed by SODC in LP2033, 29 March 2017). Public Consultation began on 8 May 2017. WNP_slides_for_2May17_v4


EB Open Days

All open days were held at the Merry Bells (village hall) Wheatley.

      1. WNP , 7 May 2016, on first Wheatley allocation of 180 homes, proposed in 2015, 100 + attended

     2. WNP with SODC 13 July 2016, on Brookes site new proposal (1 June), 100 + attended

    3. WNP 17 June 2017, part of Public Consultation 08 May – 30 June on Draft WNP, 260+ attended


EB Conversations

EB Conversation 1, [pre-WNP:JF present], Flood & Drainage C. with Thames Water, 23.10.2015  WNP–Flood-and-Drainage-with-Thames-Water-23-Oct-2015

EB Conversation 2, Flood and Drainage Committee (Roger Bettes), January and March 2016  WNP-Flood-and-Drainage-Committee-Mar.-2016

EB Conversation 3,Wheatley Park Academy Head and Chair of Governors, 23 May 2016  WNP-with-Wheatley-Park-Academy-Head-and-Chair-of-Govs-23-May-2016

EB Conversation 4, Sustainable Wheatley group & individuals expertise, July 2016 WNP sustainable wheatley

EB Conversation 5, WPC and HPC chairs met with WNP representatives  to discuss collaboration between the two parishes. See Statutory Consultation Statement (in EB Consultations), Section 3, Consultation Snags and other Matters Para iv). Aug. 2016.

EB Conversation 6, Wheatley and Littleworth W.I., Sept. 2016 and WI written submission, Oct. 2016 WNP-Wheatley-Lworth-WI-Sept-2016-with-written-submission

EB Conversation 7,Wheatley Area Churches, 4 October 2016  WNP-Wheatley-Area-Churches-4-October-2016

EB Conversation 8, Age UK (Wheatley), November 2016  WNP-Age-UK-Wheatley-November-2016

EB Conversation 9, OBU 3rd Year Town Planning Students October-February 2016-17, see EB Research / Survey 21

EB Conversation 10, Oxford CE diocese – W. Primary Academy re  land, buildings refurb, pupil capacity, community use / space links, 28 March 2017  WNP-Oxford-CE-Diocese-wide-ranging-28-March-2017

EB Conversation 11, Anne Lankester (Locality), Clinical Capacity (Surgery),  10 April 2017 ,WNP-Anne-Lankester-Clinical-Capacity-Group  WNP-Statutory-Body-re-Surgery-capacity-Draft-WNP-Pub.Con_.-May-2017

EB Conversation 12, Affordable Housing, Brookes, CPRE & Oxon NP’s Response to White Paper  WNP-Affordable-Hsg-and-HWP-2017-FINAL-Joint-Response-docx

EB Conversation 13,  St. Mary’s Church Guild, 23rd January 2018 WNP-St-Marys-Guild-discussion-23-Jan-2018


EB Public Consultations

EB Public Consultation 1, Straw Poll, May-June 2016  WNP-Straw-Poll-analysis-May-June-2016

EB Public Consultation 2, WNP / CFO Community Survey, Aug-Oct. 2016, a)  Statutory Housing  Needs Survey (SHNS)  WNP-Housing-Needs

EB Public Consultation 3, WNP / CFO Community Survey, Aug-Oct  2016,  b) Community Opinion Survey (COS)  WNP-Village-Opinions

EB Public Consultation 4, Additional Village Opinions on Housing Needs, November 2016 (also in EB Research / Surveys) extra to ‘WNP Village Opinions’  WNP-Local-Views-on-Housing-extra-to-Housing-Needs-Survey-Nov-2016

EB Public Consultation 5, Statutory consultation May – June 2017, Holton and Wheatley Parish Councils  WNP Public Consultation with Wheatley and Holton Parish Councils, May-June 2017 Version 2

EB Public Consultation 6, May-June 2017, Archived Responses /Feedback WNP Open Day 17 June 2017

EB Public Consultation 7, Correspondence Feedback from Public Consultation 08 May – 30 June 2017, including Statutory Bodies and Landowners/agents Responses WNP May June Consultation, New List Responses and Hard Copies for Website, Nov 2017

EB Public Consultation 8, Wheatley and Littleworth W.I., written submission and internal ‘survey’, October 2016 – See EB Conversation 6

EB Public Consultation 9, Statutory Consultation Statement, WNP 2016-2018 [Drafted, but publication delayed until  Strategic & Environmental Assessment report available]


EB Responses from Statutory Bodies

The collection of ‘Statutory responses to the Draft Neighbourhood Plan’ can be viewed on any page under ‘Recent News & Updates’ or go directly by clicking on this link  ‘Statutory Responses to the Draft Neighbourhood Plan.


EB Research / Surveys

EB Research / Survey 1, Small Businesses at Wheatley Business Centre, Nov. 2016  WNP-Small-businesses-Whly-Business-Centre-Nov-2016

EB Research / Survey 2, Houses Built in Wheatley after 1980, 24.3% (final total, 17 December 2016) WNP-Wheatley-homes-2017-1773-of-which-431-24.3-built-since-c.-1980

EB Research / Survey 3, WNP Straw Poll, May-June 2016, 453/750. Scouts/Volunteers Team distribute/collect.   WNP-Straw-Poll-analysis-May-June-2016 

EB Research / Survey 4, WNP private analysis of 234 (unpublished/unanalysed) SODC Consultation responses to OBU proposal, July 2016.  Evidence believed contaminated – see Note to Analysis.   WNP-responses-to-SODC-LP32-Q-7-July-2016-unpublished-abstracted-analysed-by-WNP-Jan-2017

EB Research / Survey 5, Local Views on Housing extra to Housing Needs Survey (also in Public Consultations)  WNP-Local-Views-on-Housing-extra-to-Housing-Needs-Survey-Nov-2016

EB Research / Survey 6, Parking Issues as highlighted in Straw Poll May-June 2016  WNP-Straw-Poll-and-Parking-Issues

EB Research / Survey 7, Parking Survey Jan 2017, Park Hill verges   WNP-Park-Hill-grass-verge-Parking-January-2017

EB Research / Survey 8, Parking Survey Jan 2017, London Rd laybys  WNP-Parking-London-Rd-Jan.11-12-13-2017

EB Research / Survey 9, Parking in High Street and Church Road, Spring 2017  WNP-Church-Rd-with-High-St-Parking-Spring-2017-DM-and-DH

EB Research / Survey 10, Parking Survey Nov ’16 -April 2017, with Village Centre Improvement group  WNP-Village-Centre-Parking-Survey-with-HSIG-Nov-2016-May2017

EB Research / Survey 11, Vehicles London Rd x 3 days 7.30-8.30, 11-13 Jan 2017 (informal, pen and paper)  WNP-Vehicle-volume-7.30-8.30-London-Rd-11-13-Jan-2017

EB Research / Survey 12, Vehicles Hollow Way and Park Hill, 20 & 27 Jan 2017, (as above)  WNP-Vehicle-volume-Hollow-Way-and-Park-Hill-2-days-20-and-27-January-2017

EB Research / Survey 13, HGV Restrictions in Wheatley WNP Research, HGV Restrictions affecting Wheatley Aug.2017

EB Research / Survey 14, Air Quality Research Old London Road EB Old London Rd Air Quality, responses from residents,October 2017

EB Research / Survey 15,  Air Quality, Wheatley 2006-2017 (WNP with SODC, Oct-November 2016)  WNP-Air-Quality-Wheatley-2006-2017-WNP-with-SODC-Oct-Nov-2017

EB Research / Survey 16, Air Quality Research Old London Road Evidence Base, Old London Rd Air Quality 2, WNP Correspondence with SODC April 2018.

EB Research / Survey 17, Wheatley Footpaths Committee and Primary parents,  July 2016.  WNP-Primary-Academy-qaire-results-1

EB Research / Survey 18, Pavements and Footpaths (Housing and Land Use Team) mapped Feb 2017 – See EB Map 2

EB Research / Survey 19, All Outdoor Spaces, Paul Willmott, May 2017 WNP and All Outdoor Spaces_RG_v3

EB Research / Survey 20, Tree P.O.s, OB Campus, (after OCC work 2000 & OBU work 2012) WNP_BrookesTreesJune2017v4Nov17

EB Research / Survey 21, OBU 3rd Year Town Planning, Degree Project on developing OBU site for WNP, October-February 2016-17. Three WNP committee members met with the students (2  x degree Presentations), helped shape and judge their 3rd year – including village & OBU site tours. (See Statutory Consultation Statement (in EB Public Consultations) Section 4, j) Involving Young People in a Neighbourhood Plan.’)


EB Maps

EB Map 1, WNP Neighbourhood Map, agreed January 2016.

EB Map 2, WNP Pavements and Footpaths (Audrey Parsons) Feb 2017;  WNP Pavement Map v2

EB Map 3,WNP Sites maps.

EB Map 4, OCC Protected Trees, Brookes site, Holton. (TPOs, Species and Sources: Audrey Parsons. See EB Research / Survey 20)


EB Miscellany

EB Miscellany 1, WNP Terms of Reference, 3rd & Final Version, 6 February 2016 EB Miscellany, 1, WNP Committee Terms of Reference, 2016.02.08

EB Miscellany 2, WNP Compliance Plan, 27 April, 2016 EB Miscellany, 2,WNP Compliance Plan 2016.04.27

EB Miscellany 3, Negotiations with CFO 13 April 2016: Fruitful EB Miscellany, 3. WNP and CFO meeting, 2016.04.13

EB Miscellany 4, Data Protection DataProtectionForWNP_May2018   and  WNP Privacy Policy May 2018


EB Confidential Issues Register: Chair and vice Chair sign for Inspector/Examiner only.

ByMark Davies

Statutory Responses to the Draft Neighbourhood Plan

The consultation on the draft Wheatley Neighbourhood Plan ended on the 30th June and since then we have been busily collating all of your feedback. In addition to the valuable responses from the community – to be published later – we’ve also received a lot of feedback from many of the statutory bodies we’ve engaged with. Not all responses have been received to date – we are still waiting for a key bit of feedback from SODC! – so the list will grow. We consider the letters from the Oxfordshire County Council, Natural England, Historic England and The Environment Agency to be particularly important:

Oxfordshire Clinical Commissioning Group – EB WNP Pub.Con. response Clin. Com. Group. 17 May 2017

Oxfordshire County Council – EB Statutory Responses, OCC, WNP Pub.Con. May-June 2017

Thames Water – EB Statutory Responses, Thames Water, Pub.Con, May-June 2017

Homes and Community Agency – EB Statutory Responses, Homes and Communities, Pub.Con.May-June 2017

Natural England – EB Statutory Responses, Nat Eng WNP Pub.Con. May-June 2017

Historic England – EB Statutory Responses, Hist. Eng. WNP Pub.Con. May-June 2017

The Environment Agency – EB Statutory Response, Environment Agency, WNP Pub.Con.May-June 2017

Highways England, Pub. Con. Response 19th May – No comment as not affecting A34

Health and Safety Executive, Pub. Con. Response 7 June – No representation to make

Homes and Communities Agency (Carter Jonas representing) re. Chalgrove Airfield

CPRE – Acknowledged x 2 July 2017; workshop with, March 2017; referred to SODC/CPRE Committee

CTIL (Telecoms) – Acknowledged, May 2017

Consortium Policy Research, England – Acknowledged, July 2017

Gardens Trust – Acknowledged, June 2017

Gigaclear – Acknowledged, June 2017

Network Rail Assets – Nil Response

Plant Protection – Acknowledged, May 2017

SSA Planning – Acknowledged, May 2017

Southern Electric – Acknowledged, July 2017 (mystified)

Sports England – 9 August 2017 – WNP Statutory Bodies, Pub. Consultation, May-June 2017, Sport England

Chilterns Conservation Board – WNP Chilterns Conservation Board May 2018

Non-statutory but recommended by LGO office:

Royal Town Planning Institute (Planning Advice England, Neighbourhood Planning) – Detailed Response June 2017

New Responses – added 1st August 2017:

The National Grid – Wheatley NP National Grid Response 19.06.17

SODC – WNP pre-submission draft plan – SODC Response 27 07 17

ByMark Davies

The Committee Response to GVA Proposals for Oxford Brookes Site

Wheatley Neighbourhood Plan Committee

Response to GVA proposals for OBU site.

  1. Since summer 2016, after the announcement (01 June 2016) of the OBU Strategic Site, WNP has attended all OBU ‘stakeholder’ meetings up to the end of 2017. GVA appears to have stretched limits and displayed limited understanding of the locality and the concerns of ‘stakeholders’.
  1. WNP concurs fully with Local Plan 2033 which states the desired number of homes at 300 and their location on the ‘built form’ only. The number of homes proposed since 01 June 2016 has been monitored and recorded by WNP with the growing concurrence of SODC.
  1. The proposal uses land designated as Green Belt and therefore extends beyond the area permitted for housing.
  1. The proposals, even in outline, are for a spread of homes, some 750 in the pre-application and some 500 in the outline application. They do not acknowledge sufficiently the need for integration (be it for 500 or 750 homes) with Wheatley and Holton. The LP and WNP concur in reserving retail space on the built form; WNP supports Holton’s aspiration for a pathway from the OBU site to the Community Hall. GVA mention only vague cycle and pedestrian access to Wheatley which even in an outline application is too serious to be relegated. The weighty issues of local traffic, local rush hour traffic and a crowded A40 flyover are of general concern to Wheatley and Holton.
  1. This large group of housing will rely on Wheatley services, there being none in Holton. Given Wheatley’s lack of parking and existing traffic bottlenecks there needs to be a safe, short and convenient route for pedestrians and cyclists to access Wheatley’s primary school, shops, churches, health centre, buses and other facilities. Without this the housing will not become integrated into the existing village fabric and will remain a car-reliant commuter dormitory which simply exacerbates existing infrastructure shortcomings.
  1. In ignoring the limit of the built-form designated in the Local Plan 2033 the proposals disregard the setting of Holton Park itself, an important historic site in English and Oxford (as royal capital) Civil War history. This is emphasised by Neighbourhood Plan and its statutory consultee, Historic England. The development compromises the parkland setting of the listed building and the housing at the elevated southwest corner of the site will have an unacceptable visual impact on the Green Belt.
  1. Road access West and East is omitted; use of the term ‘University highway’ is excessive; passing mention of cycle and particularly pedestrian access is insufficient.
  1. There appears to be no provision made for parking at the sports pavilion.

9. On 21st Feb WNP also sent the WNP Tree Survey of Holton Park, Evidence Base Research 12

John Fox, Chairman, submitting on Behalf of Wheatley Neighbourhood Plan Committee

15 February 2018

ByMark Davies

Updating the Number 300 2016-2018

‘…at least 300 homes’

Draft Local Plan Allocation figures, 2016-2018, Oxford Brookes University Wheatley Campus, ‘Strategic Site’ and ‘Complex Case’

‘[WNP] needs to be in General Conformity with an existing adopted Local Plan as a Basic Condition …[or with] the strategic polices of a new Local Plan when adopted … [an NP] can also anticipate uncertainty in a Local Plan by using well-evidenced criteria-based policies to influence scale and location.’ 

(Planning Advice England, Royal Town Planning Institute, to WNP, June 2016)

  1. Draft LP 2032 (2015) allocated 180 homes to Wheatley in 2015. WNP convened Jan. 2016.
  2. 01 June 2016, Second Draft LP 2032 exempted Wheatley from allocation, proposing instead a strategic ‘mixed-use development’ with ‘likely net capacity of at least 300 dwellings’ on the OBU site [p.39]: WNP and Stakeholders to agree. This was followed with ‘300 homes allocated on a brownfield site’ [p.88, number stated without qualification].
  1. 13 July 2016, Open Day, SODC Draft Local Plan 2032 and WNP combined. Display map of OBU Campus site was confusing (campus map appeared to be co-terminous with the development site map). WNP Adviser said ‘It should not have been used’.
  1. July-November 2016 figures of between 600-900 homes for the OBU site in Oxon press were read by many as allocations, as shown in the responses from wider South Oxon to LP Public Consultation, and in sessions of Wheatley and Holton Parish Councils. In October-November capacity-testing by OBU Agents for ‘750 homes’ on the OBU site was dramatised in the press and read by many as a planning application. WNP  published a refutation / clarification in November to puncture the bubble. The ambiguity damaged public debate in the community.
  2. 07 September 2016, WNP invited Planning Officers to Wheatley to answer questions. Neither 300 nor 600 were denied or confirmed, but described as ‘minimums only’ and ‘not yet tested’. WNP turned aside to get on with its Statutory Survey(s), August-October. See WNP website, Evidence Base, SODC 4, for record of meeting with Planners.
  3. 06 December 2016, WNP met with SODC Chairman, Planners and two new Advisers. ‘End of the 750 homes sensation !’ [SODC Chairman]. Local Green Space, it was suggested, might help replace Green Belt. The allocation figure of ‘300 homes’ was tacitly accepted. See WNP website Evidence Base, SODC 6, for record of meeting with SODC.
  4. First Draft WNP sent to Advisers for comment 03 March 2017. WNP  was asked to delete ‘at least 300 houses’, and parishes advised to request OBU site be made Local Green Space  and abide by a looser re-drawn outline OBU site. Confidentiality was required. WNP decided  to convene both its parish councils on 13 March, to inform and clear the air.
  5. Draft LP 2033 (1),  29 March 2017, advocated ‘at least 300 homes’. The Policy Box also confirmed ‘approximately 300 homes’ all  ‘on the built form’.
  6. 20 June, 2017, WNP, WPC and HPC met for NP Public Consultation. The figures 300 and 750 still distracted, one councillor requesting that WPC resign itself to 750 and abandon  WNP support for a consistent 300 as ‘bravado’.
  7. October-November 2017 LP 2033 (2), Public Consultation: ‘at least 300 new homes [to reflect] existing pattern of built development existing built form provides significant  footprint and volume in determining any planning application.’ Policy Box ‘at least 300 new homes in a scheme of appropriate scale and layout to respect listed buildings and structures, to buffer and protect scheduled monuments and to retain the quantum of existing sports pitches’. [pp. 48-52]
  1. 30 November 2017, Oxfordshire CC response to 10. above: ‘the acceptable quantum in the allocation should be much clearer … some 300 homes [because] ‘at least 300’ provides little guidance [and] should be replaced with ‘approximately 300′. With reference to the OBU Agent’s ‘surprising’ attempt in 2016 to show space for ‘up to 750 homes’, OCC pointed out that transport and both schools would be unduly stretched, unless by the time of Inspection of LP 2033 it can be shown the impact on them can be mitigated.’
  1. Final Draft Wheatley Neighbourhood Plan. To be added when published 2018
ByMark Davies

Public Responses to the Draft Neighbourhood Plan

The consultation on the Draft Wheatley Neighbourhood Plan closed at the end of June and in addition to the Statutory Responses posted previously we have been delighted with the engagement received from the community. To achieve this the committee put a lot of effort into publicising the consultation:

The responses collected are as follows:

Open Day Feedback – WNP Open Day 17 June 2017

Public Responses collated – Public Consultation written responses from residents WNP Public Consultation responses v3

Wheatley and Holton Parish Councils –  WNP Public Consultation with Wheatley and Holton Parish Councils, May-June 2017 Version 2

A variety of Developer or Agency Responses:

EB Pub.Con., Developer or Agent Responses, Beechcroft, The Railway, 30.06.17.

EB Pub.Con., Developer or Agent Responses, GVA for Oxf. Brookes, 30.06.17.

EB Pub.Con, Developer or Agent Response, Greaves of Castle Hill Farm, WHE 14 and WHE 13a, 29.06.17

EB Pub.Con., Developer or Agent Responses, for John Dykes, WHE 16, 29.06.17.

EB Pub.Con., Developer or Agent Responses,Taylor Wimpey, WHE 2 (2) 30.06.17

EB Pub.Con. Developer or Agent Responses, Taylor Wimpey, WHE 2, (1)

Commercial Feedback:

Expressions of Interest in Light Commercial Development: Cornfield Bakery – WNP Public Responses, Commercial Development Interests (Cornfield Bakery)


ByMark Davies

The End of the Consultation

Tonight the eight week consultation of the Draft Wheatley Neighbourhood Plan draws to a close. The committee has been gathering your feedback throughout this period via our website, emails, letters, face to face conversations and at the Open Day which took place on the 17th June. To give you just a flavour of the views of the community, the following link will take you to a summary of the feedback gathered on that day:

WNP Open Day 17 June 2017

From the whole Neighbourhood Plan committee and on behalf of the community, thank you to everyone who has participated. Now the task of rebuilding the plan begins in light of your valued feedback.


ByMark Davies

The Draft Wheatley Neighbourhood Plan is Published – The Consultation has Begun!

Dear Wheatley and Holton,

For the past 16 months a dedicated band of volunteer residents of Wheatley and Holton have been beavering away to produce your Neighbourhood Plan. Through an extraordinary amount of hard work by the Committee and lots of fantastic feedback from you, the Community – the scale of which is hinted at by the Evidence Base which is posted elsewhere on this website – we have now arrived at the draft plan which we will now be published for consultation from now, this moment, until Friday 30th June. And here it is:


Please take some time to read this and digest it. It is perhaps not overstating it to say that its contents will help to shape life in Wheatley and Holton for the next twenty years or so. And once you have done this, please let us know what you think.

Comment and feedback:

  • electronically to the Chairman of the Neighbourhood Plan Committee, John Fox: or to the Parish Clerks
  • through the Parish and WNP websites
  • in writing to The Parish Office, The Merry Bells, 89 High Street, Wheatley OX33 1XP or to the box in Wheatley Post Office
  • and in person on WNP Open Day(s) / mini-Display sessions (more details to follow)

We’ve done our bit for now. The next stage is down to you.

Many thanks for your continued participation,

The Wheatley Neighbourhood Plan Committee



ByMark Davies

The consultation is about to begin…

Statutory Public Consultation
Emerging Wheatley Neighbourhood Plan

May-June 2017

The Consultation has been introduced at the new format Wheatley Annual Parish Assembly, (Wheatley Primary, 03 May 2017.) WNP was represented in the general Q. and A. session which followed. Holton Parish is fully involved in drawing up The Emerging Plan and First copies of the Draft WNP will be sent to Councillors of both Parishes before their bi-monthly meetings on 08 May. Wheatley Parish Council, as the Qualifying Body, will then formally initiate Consultation. A dedicated meeting of each PC with WNP Committee reps is suggested for the week beginning 29 May, after Bank Holiday Monday and when people will have had 3 weeks to digest The Draft Plan.

The Public Consultation will receive feedback for ‘at least six weeks’ from the community, from SODC and OCC, and from other required bodies. ‘At least six weeks Consultation’ is required for a response from the community, from SODC and OCC. However it will end formally Friday 30 June, to allow slack for half-term, Bank Holiday and the General Election. SODC hope to hold the Community Referendum in September to validate [‘make’] the WNP.

The new SODC Emerging Local Plan 2033 of 29 March is not holding an Open Day in Wheatley, although it is a strategic site. Please note, Public Consultation responses to LP2033 above are due in to SODC by 17 May. [Google pdf version SODC LP2033 2nd Preferred Options Document]

Electronic copies of the Draft WNP will be sent to:
– SODC, OCC and 13 other statutory bodies
 Parish Clerks and Chairs of PCs
 all on the WNP contact list in Holton and Wheatley
 all groups, societies and organisations consulted by WNP Committee and Volunteers.

It will be available on the WNP and Parish Council websites [;; .]

Hard copies will be available in Wheatley Library and Wheatley Parish Office.
Also by appointment with Sonja Barter, Clerk to Holton PC (872334) and
copy held in Holton Village Hall.
Public Computers are available in Wheatley Library for electronic access.

Comment and feedback:
 electronically to John Fox, , or to Parish Clerks
 through Parish and WNP websites ,
 written to Wheatley Parish Office or to box in Wheatley Post Office
 and in Person on WNP Open Day(s) / mini-Display sessions.

John Fox

ByMark Davies

Report to Wheatley Parish Council January 2017

1. Neighbourhood Plan Drafting Workshops

a) Three Workshops were held in November-December, allowing 12 hours discussion   to formulate the Vision and Objectives for the Wheatley Neighbourhood Plan.

b) Community representatives from Holton joined the Workshops: Doris Pridmore, Alan East, Polly Davidson, Clare Wright. Their contribution has been invaluable.

c)  Three more Workshops in January will allow up to 9 hours discussion of strategies and policies needed for the Wheatley Neighbourhood Plan.

d) The framing of policies is the sharp end of a Neighbourhood Plan. They can be formulated as principles now, even though the size timing of any Oxford Brookes U. development is undecided. Policies have to be couched in precise language which can stand a legal challenge. SODC advisors will help with the wording, but the content remains ours.

e)  Road Map. Once our Draft NP has taken its first shape (end of January), it will be passed to SODC Planning and our new NP Advisers (see 3 c) below) for the professional wording  of policies we believe the community wants, and to confirm compliance with national and District policies. This will take up much of  February. We hope then to offer the Draft NP to the communities (Holton and Wheatley) in March for the required 6-week Consultation  before we submit it to the Examiner.

f)  The Oxford Brookes U. site has been the focus of development talk since 31 May 2016. It should be noted that WNP Land Use and Housing Team has also investigated pockets of land potentially available in Wheatley. We have also pressed to keep alive the ‘mixed use’ proposal for the OBU site, alongside housing (Preferred Sites, Draft LP32, June 2016). ‘Mixed use’ was barely heard in SODC pronouncements after the summer Consultation..

2. Three Unknowns

a) The new Bill on Local and Neighbourhood Planning went to The Lords in December after its 3rd Reading in The Commons. The intention is to streamline NPs.

b) White Paper on Land Use due out in January. We will know more soon. (See below 3 d)

c) See 4 a) below, re. Consultations on Preferred Sites 1 and Preferred Sites 2.

 3. SODC and WNP

a) Neighbourhood Plan Adviser left early in August.

b) On 7 September, at WNP request, two SODC Planning officials were questioned by WNP full Committee (and Chairman HPC). Details were minuted and sent to both Parish Councils.

c) Again at WNP request, on 6 December, a meeting was held with SODC Chairman John Cotton and six members of WNP committee. Informal minutes were sent by WNP to both Parish Councils. We met the two new NP advisers who made an immediate impression.

d) Local MP, SODC Chair, new NP Advisers and District NP reps (including WNP) are due to meet on 20 January for clarifications and updates. WPC / HPC will be kept informed.

4. Oxford Brookes U. Site News

a) We still await feedback on the June-August SODC Consultation on Preferred Sites LP32. SODC and WNP hosted this for Wheatley/Brookes on 13 July in The Merry Bells. The scale  of response has delayed publication until February, along with a revised Preferred Sites (2), LP32 and further Consultation. These SODC-led Consultations are the last major community feedback which remain to be absorbed by WNP into the Plan if and where relevant.

b) OBU student and professorial involvement (Town Planning Degree Course, Final Year  Project) in OBU site investigation. This group collaborates with full knowledge of OBU and is welcomed by WNP. The first student exhibition (findings and recommendations) was held in December and WNP members were there to respond.

c) OBU is to convene a meeting on 6 February with reps from the two parish councils and WNP. The subject will be the Environmental Impact Assessment announced in November as part of Brookes’ applying for Outline Planning Permission for the site before selling.

d) Housing figures bandied around about the Oxford Brookes U. site since 31 May, ranged from ‘300+ – 600+’ (June) to ‘750 maximum’ (November). Parish councillors and WNP Committee members owe it to the community not to scaremonger on hypothetical or capacity- testing figures. I explained the ‘750’ on WNP Website in November. Real figures will come soon enough.

5. Community Consultation.

a) results of SODC Consultation Preferred Sites 1 LP32 and of future Consultation Preferred Sites 2 LP32 are still in the pipeline. (See 4 a))

b) All the WNP body of evidence including surveys, consultations, group encounters and sourced information on Wheatley is being collated. It will be made available during our  public Consultation (see 1 e) above) in March before Draft WNP submission to Examination.

6. When may a Neighbourhood Plan take effect ?

Increasingly, but unpredictably, NPs are being acknowledged by Planning authorities pre-submission, that is after Examination, but before they are finalised (or ‘made’) by District Council and  Local Referendum. After March, WNP will be approaching Examination.

My thanks go to the many people in both communities who have supported us up to now and in so many different ways. I must also name Gareth Morris, retiring Clerk to Wheatley P.C., who has been helpful beyond the call. WNP wish him a happy, fulfilled retirement.

John Fox


Wheatley Neighbourhood Plan

3 January 2017

ByMark Davies

Oxford Brookes Wheatley Site – 750 Homes?

By John Fox, Chairman of the Wheatley Neighbourhood Plan Committee

Oxford Brookes University (OBU) has put its Wheatley Campus up for sale.  OBU wish to obtain Outline Planning Permission (OPP) to make the sale more attractive. As part of the OPP, OBU has announced a consultation for an Environmental Impact Assessment (EIA).  In short,  what could be the maximum number of houses accommodated on the site and what would this do to the surrounding ‘environment’ – roads, schools, surgery, air quality and much more?

OBU Estates have kept in touch with Holton and Wheatley Parish Councils, and the Wheatley Neighbourhood Plan Committee which is now eleven months into being ‘made’ (completed). OBU have already met Wheatley and Holton councillors along with WNP representatives (28 September). We meet again in mid-December. We knew that the EIA was due and we are being included in discussions. WNP representatives will also meet with John Cotton, SODC Chairman, on 6 December.

WNP’s task of listening to the Community is drawing to a close after nine months, but we are still listening. Currently Wheatley and Holton residents are conducting (3) workshops to publish what we have heard the community wants (its Vision). We will soon publish it and with it, what is needed in practice (the Objectives) to make the Vision a reality. It is called a Neighbourhood Plan.

Share our confidence. There will probably be housing development at OBU, but we will have a statutory say in it and in shaping its impact.