Planning Ref: 23/03428/OUT - PINs Ref: APP/C3105/W/24/3352512
Location: Land east of Junction 11 of the M40, (OS Parcel 5616 South West of Huscote Farm and East Of, Daventry Road), Banbury.
Proposal: Outline planning application for the construction of up to 140,000 sqm of employment floorspace (use class B8) with ancillary offices and facilities and servicing and infrastructure including new site accesses. Internal roads and footpaths, landscaping including earthworks to create development platforms and bunds, drainage features and other associated works including demolition of the existing farmhouse
Public Inquiry Core Documents - 20th February 2025
A - Planning Application - Original Application documents submitted 5th December 2023
A01 Covering Letter 5 Dec 2023
A02B Copy of Notices, served 5th December 2023
A05 lllustrative Site Layout (P8)
A06 Illustrative Landscape Strategy
A09A ES Contents and Statement of Competence
A09B ES Chapter 1 - Introduction
A09C ES Chapter 2- Assessment Methodology
A09D ES Chapter 3- Application Site and Proposed Development
A09E ES Chapter 4- Alternatives
A09F ES Chapter 5- Landscape and Visual
A09G ES Chapter 6 - Cultural Heritage
A09J ES Chapter 9- Flood Risk and Drainage
A09K ES Chapter 10- Air Quality
A09M ES Chapter 12 - Socio-Economics
A09O ES Chapter 14- Glossary and Acronyms
A10A Appendix 1.1 - CDC and WNC Screening Opinion
A10B Appendix 5.1 - Landscape Figures
A10C Appendix 5.2 - Landscape and Visual Methodology
A10E Appendix 6.1 - Heritage Desk Based Assessment
A10F1 Appendix 6.2 - Geophys report part 1
A10F2 Appendix 6.2 - Geophys report part 2
A10F3 Appendix 6.2 - Geophys report part 3
A10F4 Appendix 6.2 - Geophys report part 4
A10G1 Appendix 6.3 - Trial Trench Eval pt 1
A10G2 Appendix 6.3 - Trial Trench Eval pt 2
A10H Appendix 7.1 - Preliminary Ecological Appraisal
A10I Appendix 7.2 - CONFIDENTIAL Badger Addendum
A10J Appendix 7.3 - Update Habitat and General Faunal Survey and BNG Assessment
A10K Appendix 7.4 - Great Crested Newt Survey Results
A10L Appendix 7.5 - Breeding Bird Survey 2022 Addendum
A10M Appendix 7.6 - Bat Ground Level Tree Appraisal
A10N Appendix 8.1 - Transport Assessment
A10O Appendix 8.2 - Framework Travel Plan
A10P Appendix 9.1- Flood Risk Assessment and Drainage Strategy
A10Q Appendix 9.2- Envirocheck Report- Datasheet and Maps
A10R Appendix 10.1 - Definition of Air Quality Terms and Units
A10S Appendix 10.2 - Traffic Data
A10T Appendix 10.3 - M-EC Receptor Location
A10U Appendix 10.4 - Verification
A10V Appendix 10.5 - Modelled Pollutants
A10W Appendix 10.6 - Dust Risk Assessment Procedures
A10X Appendix 10.7- Air Quality Control Measures
A10Y Appendix 11.1 to 11.7 - Noise Appendices
A11A Figure 1.1 - Site Location Plan
A11B Figure 2.1 - Cumulative Plan
A11C Figure 3.1 - Environmental Designations Plan
A11D Figure 3.2 - Parameter Plan
A11E Figure 3.3 - Illustrative Site Layout
A11F Figure 3.4 - Illustrative Landscape Strategy
A11G Figure 11.1 - Measurement Positions and Sensitive Receptors
A11H Figure 11.2 - Ambient Scenario Contours
A11I Figure 11.3 - Electric Scenario Contours
A12 ES - Non-Technical Summary
A14 Design and Access Statement
A15 Statement of Community Engagement
A18A Preliminary Geo-Environmental Banbury Part1
A18B Preliminary Geo-Environmental Banbury Part2
A18C Preliminary Geo-Environmental Banbury Part3
A18D Preliminary Geo-Environmental Banbury Part4
A18E Preliminary Geo-Environmental Banbury Part5
A18F Preliminary Geo-Environmental Banbury Part6
A19 Arboricultural Impact Assessment - Banbury Logistics Park
A20 Form 1 CIL Additional Information
Additional Documents Submitted March 2024
A21A Ecology response - Aspect Ecology 11 March 2024
A21B BNG 3.1 Disabled 231202 CL vf
A21B BNG matrix detail 11 March 2024
A21C Heritage Note - February 2024
A22 Agricultural Land Classification Report - Amet 18 March 2024
A23 Transport Assessment Update 19 March 2024
A24 Drainage response to LLFA 20 March 2024
Additional Documents - Submitted December 2024
ES Further Information - Submitted January 2025
A26A Environmental Statement – Further Information Chapter 0 Statement of Competence and Contents
A26C Appendix 1.2 – Lighting Impact Assessment
A26D Figure 3.2a – Parameter Plan (Rev P11)
A26E Environmental Statement – Further Information Chapter 5 Landscape and Visual
A26F Appendix 5.1a - Figure 5.42 LVIA Viewpoint VP6 Nighttime View
A26G Appendix 5.3a - Landscape and Visual Impact Assessment
A26H Environmental Statement – Further Information Chapter 7 Ecology
A26I Appendix 7.7 - Biodiversity Net Gain (Update)
A26J Environmental Statement – Further Information Chapter 8 Transport and Access
A26K Appendix 8.3 - Transport Assessment Update (19.03.24)
A26L Appendix 8.4 - Transport Technical Note (26.07.24)
A26M Appendix 8.5 - Forecasting Report Huscote Farm VISSIM (12.12.24)
A26N Appendix 9.3 – Flood Risk and Drainage Technical Note
A26O Environmental Statement – Further Information Chapter 15 Agricultural Land
A26P Appendix 15.1 - Agricultural Land Classification (14.01.2025 Issue 3)
A26Q Environmental Statement – Further Information Chapter 16 Climate Change
A26R Appendix 16.1- Energy Statement
A26S Appendix 16.2 – Land Use Change GHG Emissions
A26T Environmental Statement – Further Information Chapter 17 Summary
A27 Environmental Statement – Further Information Non- Technical Summary
Additional Information - Submitted January 2025
A28 Sequential Food Risk Assessment
B - Application Consultation Responses (Consultees)
B01B Banbury Civic Society - Ridge and Furrow
B01C Banbury Civic Society - Monuments
B01D Banbury Civic Society - Turning the Plough
B01E Banbury Civic Society
B04 CDC Environmental Protection
B10A National Highways - Holding
B10B National Highways - Holding
B12 Nature Space Newts Officer
C - Appeal Documents
C01 Pre-Notification of Appeal - Land east of JN 11, M40, Banbury
C02 Documentation at the point of determination by the LPA
C04 PINs Start Letter - 14 Oct 2024
C05 LPA Questionnaire - 1081519
C06 3352512 Junction 11, Banbury, Cherwell CMC AGENDA
C07 3352512 Junction 11 Banbury Cherwell PRE CMC NOTE
C09 Reg 25_Request for Further Information (2017 Regs)
C11B E-mails 10 January 2025 LPA & Appellant
Statements of Case and 3rd-Party Comments
C12 Appellant Statement of Case
C14A1 Banbury Civic Society Part 1
C14A2 Banbury Civic Society Part 2
C14E Farthinghoe Parish Council
C14F Mr & Mrs A Phipps with video stills and case officer reply
C14P Wardington Parish Council
Statements of Common Ground
C14 - Appellant and LPA Statement of Common Ground on Planning
C15A Landscape SOCG Final signed_Redacted
C15B Biodiversity SOCG Final Signed_Redacted
C15C1 Planning SOCG Appendix 1 -Emissions Mitigation Statement (M-EC)
C15C2 Planning SOCG Appendix 2 - ALC update
C16 SOCG Transport signed_Redacted
Appellant and LPA Proofs of Evidence
C17A Planning Proof of Evidence for the Appellant – Mr K Fenwick
C17B Planning Proof of Evidence for the Appellant – Mr K Fenwick - Summary
C17D Planning Proof of Evidence for the Appellant – Appendix 2 - EXTRACT FROM 2014 LP MM
C17E Planning Proof of Evidence for the Appellant – Appendix 3- AQ TECH NOTE
C18A Landscape & Visual Impact Proof of Evidence for the Appellant – Mr P Harris
C18B Landscape & Visual Impact Proof of Evidence for the Appellant – Mr P Harris - Summary
C18C Landscape & Visual Impact Proof of Evidence for the Appellant – Appendix A
C18D1 Landscape & Visual Impact Proof of Evidence for the Appellant – Appendix B (part1)
C18D2 Landscape & Visual Impact Proof of Evidence for the Appellant – Appendix B (part2)
C18D3 Landscape & Visual Impact Proof of Evidence for the Appellant – Appendix B (part3)
C18E Landscape & Visual Impact Proof of Evidence for the Appellant – Appendix C
C19A Market Analysis Need And Supply Proof of Evidence for the Appellant – Mr J Neale
C19B Market Analysis Need And Supply Proof of Evidence for the Appellant – Mr J Neale - Summary
C20A Economic Needs Proof of Evidence for the Appellant – Mr M Reece
C20B Economic Needs Proof of Evidence for the Appellant – Mr M Reece - Summary
C21A Transport Proof of Evidence for the Appellant – Mr S Tucker
C21B Transport Proof of Evidence for the Appellant – Mr S Tucker - Summary
C21C Transport Proof of Evidence for the Appellant – Appendices
C22A Planning Proof of Evidence for the LPA – Mr N Wyke
C22B Planning Proof of Evidence for the LPA – Mr N Wyke Summary
C22C Planning Proof of Evidence for the LPA – Appendix B
C22D Planning Proof of Evidence for the LPA – Appendix C
C22E Planning Proof of Evidence for the LPA – Appendix D
C22F Planning Proof of Evidence for the LPA – Appendix E
C23 Landscape and Visual Impact Assessment Proof of Evidence for the LPA – Mr M Cooper
C24 Economic Needs Proof of Evidence for the LPA – Mr A Roberts
C24A Mr Roberts POE updated tables Feb 2024
C25 Transport Modelling Proof of Evidence for the LPA – Mr M Hall
C26A Highways Layout Proof of Evidence for the LPA - Mr A. Barrett
C26B A Barrett PoE Appendix 1a Email 1
C26C A Barrett PoE Appendix 1b Email 2
C26D A Barrett PoE Appendix 1c Email 3
C26E A Barrett PoE Appendix 1d Email 4
C26F A Barrett PoE Appendix 2 Revised RSA1 15 Nov 24
C26G A Barrett PoE Appendix 3 23457-07e-05GA Rev E
C27 Sustainable Travel Proof of Evidence for the LPA – Ms J. White
C38B1 OCC updated R122 Statement 23-03428-OUT 20 Feb 25
Rebuttals
C28 Appellant Erratum and Rebuttal on Matters of Market Analysis
C29 Appellant Rebuttal on Matters of Landscape Impact
C30 Appellant Rebuttal on Matters of Transport
C31 Rebuttal on Matters of Traffic Modelling
C32 LPA Rebuttal on Matters of Landscape Impact
C33 LPA Rebuttal on Matters of Market Analysis
C34 LPA Rebuttal on Matters of Transport
C35 LPA Rebuttal on Matters of Highway Layout
C36 LPA Rebuttal on Matters of Sustainable Travel
Section 106 Agreement
C37 - TBA
CIL Compliance Statement
C38 - Cil Compliance and Appendix
C38B OCC R122 Statement 23-03428-OUT 17 Feb 25
Conditions
C39 Agreed Draft Planning Conditions
Other Appeal Documents
C40 National Highways Proof of Evidence
C41 Banbury - EIA Reg 25 Additional Information Notice
C43 National Highways Written Statement 11.02.25
C44 Appellant Response to NH Written Statement (SLR) 18-2-25
D - Planning Policy & Guidance
National Planning Practice Guide (Electronic Version only)
D03 Cherwell Local Plan Part 1 2015
D04A Cherwell Local Plan Direction Letter
D04B Schedule of Saved Policies
D04C Adopted Cherwell Local Plan 1996 Excluding Plans
D05 Cherwell Local Plan 2011-2031 Part 1 Partial Review
D06 Adopted Banbury Vision and Masterplan SPD
D07 Cherwell Local Plan Inspectors Report with Main Modifications 2015
D08A CDC Local Plan Proposed Main Modifications Part 1
D08B CDC Local Plan Proposed Main Modifications Part 2
D09 CDC Adopted Developer Contributions SPD February 2018
D11 CDC Local Development Scheme December 2024
D12 Regulation 10A Review of Local Plan Policies February 2023
D13 Cherwell Local Plan Review consultation draft Sept 2023
D14 Cherwell Local Plan Review Proposed Submission Dec 2024
D16 Assessing landscape value outside national designations - Guidance Note 02-21
D17 DfT Circular 012022 (DfT, 2022)
D18 Decarbonising Transport (2020)
D19 Future of Freight Plan (2022)Pt1
D19 Future of Freight Plan (2022)Pt2
D20 Gear Change a bold vision for cycling and walking (2020)
D21 Implementing ‘Decide and Provide’ Requirements for Transport Assessments OCC
D26 CDC Countryside Design Summary 1998
D28A WNC Local Plan Policies Map SW - Consultation Draft March 2024
D28B WNC Local Plan Policies Map SW - Consultation Draft March 2024 Legend
D29 OCC Parking Standards for New Developments
D30 OxfordshireElectricVehicleInfrastructureStrategy
E - Decision Notice and Committee Report
E2 Committee Report 21 March 2024
F - Appeal and Case Law Decisions
F01 Dorchester Living Limited v SoS Ors 2024 EWHC 3223 Admin
F02 Telford & Wrekin Council v SSCLG (2016) EWHC 3073 (Admin)
F03 Hawkhurst Parish Council v Tunbridge Wells DC [2020] EWHC 3019 (Admin)
F04 Appeal Decision 3220360 Land at The Hollies, School Lane, Hartford, Northwich
F05 and F06 Appeal Decision 2179410 and 2179374 Grange Farm and School Lane Hartford
F07 Appeal Decision 3157862 Land at Hartnell’s Farm, Monkton Heathfield, Taunton
F08 Appeal Decision 2208393 Land at Pinn Court Farm, Pinn Hill, Exeter
F09 Appeal Decision 3301839 Rear of 89-169 Tunnel Road, Galley Common, Nuneaton
F10 Appeal Decision 3307710 Land SE of South Lancashire Ind Est, Lockett Road, Wigan
F11 Appeal decision 3274200 Global Infusion Court Preston Hill Chesham HP5 3FE
F12 Appeal Decision - 3233986 Land at Plot L Coney Green Business Park, Coney Green Road, Clay Cross
F13 Mead Realisations Ltd 2025 EWCA Civ 32
F13 R (Blewett) v Derbyshire County Council 2004 Env LR 29
G - Evidence Base Documents
G01 Cherwell Economic Needs Assessment 2021
G02 Cherwell Employment Needs Assessment Update December 2024
G03 Briefing Note Cherwell Economic Needs Assessment – Interim update November 2024
G04 Oxfordshire Growth Needs Assessment Report July 2021
G05 CDC Sequential Test and Exception Test Flooding December 2024
G06 Banbury Transport Topic Paper December 2024
G07 Cherwell DC Draft Infrastructure Delivery Schedule December 2024
G08 CDC Sustainable Transport Paper December 2024
G09 Transport Modelling CSM Overview Dec 2024
G10 Transport Modelling CSM Technical Note 1 April 2024
G11 Transport Modelling CSM Technical Note 2 Base Model Development July 2024
G12 Transport Modelling CSM Technical Note 3 Forecasting Nov 2024_Part1
G12 Transport Modelling CSM Technical Note 3 Forecasting Nov 2024_Part2
G13 Invest 2035 The UK’s Modern Industrial Strategy Green Paper
G14 NCA95 Northamptonshire Uplands
G16 OWLS Upstanding Vilage Farmlands
G17A WYG 2013 Banbury Landscape Sensitivity and Capacity Assessment
G17B WYG 2014 Banbury Landscape Sensitivity and CapacityAssessment Addendum Pt1
G17C WYG 2014 Banbury Landscape Sensitivity and Capacity Assessment Addendum Pt 2
G18A HALCROW 2010 Landscape Sensitivity and Capacity Assessment Part 1
G18B HALCROW 2010 Landscape Sensitivity and Capacity Assessment Partt 2
G20 Oxfordshire Local Transport and Connectivity Plan 2022
G21 OCC LTCP Freight and Logistics Strategy 2022 – 2050
G22 CD109 revision 1 Highway link design-web
G23 CD116 Geometric design of roundabouts-web
G24 CD122 Geometric design of grade separated junctions Version 1.1.1
G25 CD123 Geometric design of at-grade priority and signal-controlled junctions Version 2.1.0
G26 Cherwell_Landscape Site Assessments Sept 2024
G27 Cherwell Topic Paper Existing Conditions and Transport Assessment December 2024
G28 Bicester Forecasting and Modelling Report December 2024
G29 Banbury Highway Model Forecasting Report October 2014
G30 Banbury Local Cycling and Walking Infrastructure Plan (LCWIP) 2023
G31 CDC Air Quality Action Plan 2024
G32 Oxfordshire Electric Vehicle Infrastructure Strategy
H - Miscellaneous Documents
H02 CDC Preapp Report 2104026PREAPP
H03 Banbury Guardian Public Notice December 28 2023
H05 Neighbour Notification Letter
H07 Banbury Analysis of Potential for Strategic Development Final Report September 2013 LD Design
H08 Banbury Landscape Sensitivity and Capacity Assessment 2013
H09 Banbury Landscape Sensitivity and Capacity Assessment Addendum Part 1
H10 Landscape Sensitivity Assessment September 2022 Part A
H11 Cherwell DC Green Gaps Study September 2024
H12 Cherwell Landscape Character Assessment 2024 (Part 1)
H13 Cherwell DC Site Landscape Assessments
H14 Cherwell Local Landscape Designation Assessment 2024 (Part 1)
H15 HELAA Report November 2024 Part 1a
H15 HELAA Report November 2024 Part 1b
H16 HELAA Report November 2024 Part 2
H17 Government Response to Select Committee March 2012
H18 R (on the application of Hawkhurst Parish Council) v Tunbridge Wells BC
H19 CIHT guidelines for providing for journeys on foot 2000
H20 Cherwell DC Annual Monitoring Report 2023 (December 2023)
H21A CDC Housing & Economic Land Availability Assessment 2018
H21B CDC Housing & Economic Land Availability Assessment 2018 Appendix 5 Site Plans_Part1
H21B CDC Housing & Economic Land Availability Assessment 2018 Appendix 5 Site Plans_Part2
H22 Bewley Homes Plc v Secretary of State for Levelling Up Housing and Communities
H23 Traffic Modelling Guidelines V4 TFL September 2021
H24 NCA95 Northamptonshire Uplands
H25A CDC Response to Environmental Statement Further Information 23 Jan 2025
H25B CDC Response to Environmental Statement Further Information - Appendix 1
H25C CDC Response to Environmental Statement Further Information – Appendix 2
H26 LPAs Council’s Response to the Appellant’s Sequential Flood Risk Assessment
H27 VM230598.R001 Huscote Farm VISSIM Survey Specification_v2
H28 VM230598.P001a Huscote Farm VISSIM Outline Methodology
H29 OCC Response to Highways Pre-app Request 18-12--23
H30 CDC AMR 2024 - appendix 1 to Exec Cttee 03.02.25 Report
H31 Axis J10 Application Update Letter 31 May 2024
H32 LPA evidence Bus Route Connection from Bicester North Train Station 17022025
H33 Appellant Response to OCC ES Comments
H34 M Morris. Email-RE_ Huscote Farm and its potential problems for Farthinghoe Traffi