Land west of A4074,

Sandford-on-Thames

Rainier Developments is bringing forward an outline planning application for up to 150 new homes and associated green infrastructure in Sandford-on-Thames.

This website provides you with the details of the proposal and the opportunity to comment, prior to submission of an application to South Oxfordshire District Council. Once submitted there will also be an opportunity comment directly to the Council.

The Proposals

The scheme will comprise up to 150 high-quality new homes, with 50% provided as affordable housing to help meet identified local needs.

The proposals also include a new play area, generous public open space, and a high-quality green infrastructure network incorporating sustainable drainage, biodiversity enhancements, and recreational routes. Informed by detailed technical and environmental assessments, the development has been carefully designed to create a sustainable and distinctive new neighbourhood.

The Outline Planning Application will seek to establish the principle of development and details of the main point of access to the site. Other detailed matters such as the layout, design, and appearance of the new homes will come forward as part of a future Reserved Matters application, if outline permission is granted.

Illustrative Masterplan

Key

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Sustainable location for much-needed new homes

The site benefits from strong connectivity to Oxford and the surrounding area, including nearby routes such as the A4074 and Eastern By-Pass Road. The location of the site also benefits from good accessibility to The Oxford Science Park and the planned reopening of the Crowley Branch Line for passengers. Oxford’s wider transport network provides access to regional destinations and London, supporting connections to employment, education, retail and cultural opportunities, while Sandford-on-Thames retains a more local, green and riverside village character.

Landscape-led design

The proposed Site layout has been designed to respect and integrate with the edge of Sandford-on-Thames. New and enhanced boundary planting will provide natural screening, minimising any visual impact of the Site from the main roads.

Existing trees and hedgerows will be retained and enhanced, with additional native planting ensuring connected habitats across the Site with emphasis on the central green corridor running east-west and green corridors along the site edges.

Public open space, including areas for wildflower planting and attenuation basins, will provide opportunities for recreational routes and pedestrian connections to the surrounding area. New play space within the development will provide outdoor spaces for new and existing residents to socialise and relax.

Site access and connectivity

New vehicular, cycle and pedestrian access will be provided directly from the A4074. Furthermore, the existing footpath and cycle network surrounding the site will be retained as part of our proposals. These connections will provide safe and convenient access to local shops, schools, services, the wider Public Rights of Way network, and the countryside beyond.

Benefits

The proposals include a number of benefits for Sandford-on-Thames:

Delivering a range of house types and affordable homes, meeting the identified local need for new housing.

Recreational routes through the site which connect with the existing public right of way network.

Provision of attractive green space, accessible to new and existing residents.

Providing an equipped play area which can be accessed and enjoyed by both new and existing residents.

New landscaping providing new habitats for wildlife, including a net gain in biodiversity.

Financial contributions to improve local infrastructure, services and facilities in the wider community if required and subject to the views of the Council and local providers.

Frequently Asked Questions

Proposed homes

What is meant by ‘affordable homes’ and how many are proposed?Stuart Miller2026-07-14T11:49:24+01:00

What is meant by ‘affordable homes’ and how many are proposed?

Affordable homes are homes made available through a registered housing provider at prices below the market rate. This can include homes for social rent, affordable rent, or intermediate housing, such as shared ownership or rent to buy.

The proposed development would deliver 50% affordable housing, up to 75 affordable homes in total.

What would the proposed homes look like?Stuart Miller2026-07-14T11:50:03+01:00

What would the proposed homes look like?

An Outline Planning Application seeks to establish the principle of development and details of the main point of access to the Site. Other detailed matters such as the design of the new homes would come forward at a later stage, however material choices and design references would reflect the character of the surrounding area of Sandford-on-Thames.

Is there a local housing need?Stuart Miller2026-07-14T11:50:28+01:00

Is there a local housing need?

Yes, South Oxfordshire District Council is not currently meeting its local housing needs meaning that there is a need for sustainable sites to come forward to help the Council meet the shortfall.

What type and size of homes are proposed?Stuart Miller2026-07-14T11:51:35+01:00

What type and size of homes are proposed?

A range of house types, sizes and tenures will be delivered to accommodate a variety of household types and meet local needs in line with policy requirements. The final housing mix will be determined at Reserved Matters Stage.

Detail of proposals

Do the plans take the surrounding area into accountStuart Miller2026-07-14T11:54:03+01:00

Do the plans take the surrounding area into account

Existing trees and hedgerows would be retained and enhanced where possible with additional planting, including wildflower planting, attenuation basins, raingardens and green, open spaces. New play area will also be integrated in the scheme to provide outdoor space for new and existing residents to socialise and enjoy.

What community benefits/facilities will be provided?Stuart Miller2026-07-14T11:54:55+01:00

What community benefits/facilities will be provided?

The development will deliver a range of benefits for both new and existing residents. This will include publicly accessible green spaces, safe play area, and enhanced walking and cycling routes connecting to the existing settlement and wider countryside. In addition, financial contributions will be made through the planning process to help support local services and infrastructure. Further details will be confirmed as the proposal progresses.

How much publicly accessible space will be provided?Stuart Miller2026-07-14T11:55:29+01:00

How much publicly accessible space will be provided?

A significant amount of the Site will be designed as open space for everyone to enjoy. This will include new landscaped areas, SuDS features, green corridors and overlooked play area. These greens spaces will be fully integrated into the design and support recreation, biodiversity and sustainable drainage. The exact amount of open space will be confirmed as plans develop.

What about school places and capacity at the GP?Stuart Miller2026-07-14T11:56:02+01:00

What about school places and capacity at the GP?

We recognise the importance of ensuring local services can support new homes. Where necessary, financial contributions will be made by the developer to help expand capacity in local schools and healthcare facilities, ensuring that essential services continue to meet the needs of the community.

Highways

What will the impact on the local highway network be?Stuart Miller2026-07-14T11:57:49+01:00

What will the impact on the local highway network be?

The Site has been chosen and designed to make the most of its sustainable location. Many key services can be reached by foot, by bike or by public transport. Within the development, new walking and cycling routes will link directly into the existing network, helping to reduce reliance on private car journeys.

A travel plan will accompany the planning application. This will set out measures to encourage sustainable travel, such as walking, cycling and public transport use, while also providing information and support to new residents about travel choices.

While it is expected that some car trips will be generated by the development, assessments show that the impact on the surrounding road network will be limited and in line with both local and national policy requirements. A Transport Assessment will be submitted with the planning application, providing further detail on the anticipated effects and measures proposed to manage them.

How will you assess the impact on the local highway network?Stuart Miller2025-10-15T15:28:53+01:00

How will you assess the impact on the local highway network?

A Transport Assessment will be undertaken to assess the likely impact of the proposed development on the surrounding network and will be submitted as part of the planning application.

How will people have access to the site?Stuart Miller2026-07-14T11:56:49+01:00

How will people have access to the site?

Access into the Site will be gained via A4074.

Delivery

When are you looking to submit an application?Stuart Miller2026-07-14T11:58:38+01:00

Have your say

Our consultation forms and feedback options closed on 16th August 2026.

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