Heyford Park Expansion Plans Threaten Our Community
Caulcott lies less than a mile from the former RAF Upper Heyford airbase (Heyford Park), separated by farmland. Heyford Park has been developed over the last 15 years on brownfield land with c.1500 homes now completed. While the community supports further proportionate growth on brownfield land – as outlined in the Neighbourhood Plan and the draft Cherwell Local Plan 2042 – it is essential this is done without threatening the integrity nor imposing environmental risks on the surrounding villages. In this way protection of the Caulcott Gap, lying between the two settlements is critical.
Dorchester Living is now proposing a major expansion that includes:
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9,000 additional homes
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A population of 25,000+ people
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Building on farmland within the Caulcott Gap
These plans would cause settlement coalescence, threaten significant flood risk, and overwhelm local infrastructure. The application (Ref:25/02190/HYBRID) is currently under review, with construction possible from 2026 – posing a serious threat to the future of Caulcott and its surrounding landscape. The farmland in question is owned by New College, University of Oxford.
Furthermore, 'land promoter' Richborough is now applying for permission to build 475 additional homes on farmland south of Heyford Park.
By Numbers
What's at Stake?
1
Flood
Risk
With every increase in development at Heyford Park flood events in Caulcott have worsened, with water now rising through floorboards – linked to runoff from development at present-day Heyford Park. Further construction would seriously exacerbate flooding and bring damage to homes and farmland.
2
Traffic
& Infrastructure
Video: MP warns of catastrophic impact of 5 developments in North Oxfordshire
The proposed 9,000 new homes would generate over 35,000 daily vehicle movements; overwhelming rural roads never designed for such volumes. Congestion is already building at the grade 2* listed Lower Heyford Bridge (single lane) and Middleton Stoney traffic lights. Gridlock would become routine with little ability to ameliorate.
Three further projects nearby – the Puy du Fou theme park, Baynard’s Green warehousing, Ardley rail freight interchange (OxSRFI) – would intensify the pressure, potentially bringing 31.7–39.8 million combined additional vehicle movements per year to the area.
Dorchester Living promotes a new railway station at Ardley and upgrades to Heyford Station as evidence of a “sustainable” transport plan but these projects are not thought through – access to Heyford Station is very hard to achieve given the limitations of floodplain and the conservation status of Rousham House and surrounding area. They are also not within the developer’s control – they depend on the OxRail 2040 Strategy and long-term collaboration with Great Western Railways and local authorities.
3
Ancient Village Subsumed
Expansion south of Heyford Park would destroy open farmland and erase the strategic green gap (the ‘Caulcott Gap’) separating Caulcott from the development. There is also evidence that the gap includes Roman remains. Moreover, the Rousham Conservation Area and historic landscapes would be compromised. This directly contradicts the Cherwell Local Plan Review 2042, which commits to protecting the area’s “sensitive natural environment” and “heritage legacy”.
Further pitfalls
Environment & Sustainability
Dorchester Living’s claims of a “sustainable settlement” are not supported by evidence. The development would permanently destroy productive farmland, remove wildlife habitats and fragment the rural landscape. Increased noise, light and air pollution would harm residents and local biodiversity. Heavy reliance on private cars directly conflicts with Cherwell’s climate goals and national net zero targets. True sustainability means protecting ecosystems, reducing emissions and building within existing infrastructure – not creating an urban sprawl in open countryside.
Scale & Policy Breach
The current Cherwell Plan allows for around 2,400 homes at Heyford Park - Dorchester Living’s proposal is nearly four times that number. It violates the principles of “brownfield first” and heritage led regeneration set out in the Local Plan.
Minerals & Land Use
Oxfordshire County Council’s Minerals and Waste team have declared the gap between Heyford Park and Caulcott a safeguarded crushed rock zone under Policy M8 - it should not be built over.
Quote
“Our region deserves environmentally responsible planning that respects both the natural beauty of the area and the wellbeing of its residents. The proposals contradict the very principles of justifiable development and conscientious planning.”
David Irvine, Chair, CARA
About CARA
CARA is made up of residents of Caulcott and the surrounding area who represent the values of this mission.
We bring together members of our community who care deeply about protecting the landscape, wildlife and character of rural North Oxfordshire.
We do, however, support sustainable development and believe in responsible planning that respects our rural location, safeguards community identity and ensures that development happens in the right place and not at the cost to our roads, countryside, wildlife and population.
Have your say
Create your own Objection Letters using the examples provided as a guide.
Dorchester Living:
Instructions:
1. Download Objection Letter Template (PDF)
2. Email to: planning@cherwell-dc.gov.uk
3. Email subject line: Objection to Planning Application - 25/02190/HYBRID