The Oxford Diocesan Board of Finance owns land across Berkshire, Buckinghamshire and Oxfordshire. Some of this land may be suitable for development.
We believe people to deserve to understand why we are considering development, what we are proposing, how their views will or have influenced our plans and thinking, and what benefits the development could create.
We know that the prospect of development can be difficult for local communities. People care deeply about the places where they live, and we understand concerns about the impact of new homes on villages, landscapes, infrastructure and the environment. Not everyone will support development on land owned by the diocese.
So why would we consider development?
The land we own is one of the resources we can use to create a sustainable future for the Church and the communities we serve. The diocese exists to support parishes, through providing local pastoral care, legal structure, and administrative oversight to local churches in the area. That includes:
- training and equipping ordained and lay ministers
- developing and supporting mission work, schools, and social outreach
- looking after church money, paying clergy, and helping maintain church buildings
Income generated through our land can help fund mission and ministry across the diocese. It is used to support the people, churches and communities that are at the heart of our vision to be a more Christ-like Church for the sake of God’s world. Where development is appropriate, we also have a responsibility to make sure we use the opportunity well: listening to local people, working with councils and other partners, protecting and enhancing the environment, and seeking to create genuine benefits for the communities in which we operate.
We don't believe every piece of land should be developed. But where development is appropriate, we want to do it responsibly and create lasting value for both the diocese and the community.
Development doesn't necessarily mean housing. Land may have opportunities for environmental, renewable energy, community or other uses.
Our principles
Land is an asset and a responsibility
We need to manage our land sustainably and make responsible decisions about its future.
Diocesan income supports mission
Where land (or any other asset) generates income, it will be used to support ministry and mission in parishes across the diocese.
Development isn't right everywhere
We consider each opportunity individually. Our assessments include existing site infrastructure, location, current planning policy, financial viability, environmental impact, heritage and the needs of communities.
Local people should have a say in how their places develop
We will engage with local communities and listen to concerns and ideas to shape any proposals. We also recognise that local people have knowledge that would help us make any development benefit existing local people and the new people it would bring.
Value should be shared
We want any development to create benefits beyond the financial gain to the diocese, including affordable housing, environmental improvements, infrastructure, community facilities and other local benefits.
What does good development mean to us?
For every potential development, we will consider:
- Community: what do local people need and what are their concerns?
- Homes: what type of housing is right and how much of each type?
- Environment: what impact any development might have to existing biodiversity, landscape, water and carbon? Can we improve the biodiversity and carbon capture?
- Infrastructure: what additional pressures will development create?
- Design: will this be a genuinely good place to live?
- Heritage: what historic or architectural considerations apply?
- Financial sustainability: does the proposal represent responsible stewardship of diocesan assets?
- Mission: how does the value created support the Diocese's wider purpose?
How decisions are made
There isn’t one way or process to developing land. However, it is likely that we would take the following steps.
Explore possibilities
Each piece of land we identify as a possible opportunity will be assessed and options explored. Stakeholders are involved in the full planning process. This helps us understand issues, concerns, and opportunities. We may also choose to select a developer partner to support us at this stage in understanding the possibility of any potential development.
Community engagement
For any development we would engage with the local community before developing a plan so that the local people could part of making the plan. This is an extension of the exploring possibility stage.
Plan
Once we have explored possibilities, engaged with the community and interested parties, and discovered all we can, we will begin developing a plan. We will put this back to the local community and interested parties for feedback and shape the plan.
Planning application
Once a plan has been drafted, the next step is to secure planning permission. This could be done by us, with a developer, or after land has been sold to a developer.
Develop
There are different ways we can develop the land.
- Sell the land: We may sell land to a development partner, potentially after securing planning permission.
- Work with a development partner: We may retain an interest while working with a specialist developer to bring forward a scheme.
- Develop land ourselves: Where appropriate, we may take a more active role in development.
- Use land for other purposes
Development doesn't necessarily mean housing. Land may have opportunities for environmental, renewable energy, community or other uses.
Who decides?
These are some groups that will determine what and how any development will happen on diocesan land.
- Planning authority – local planning policy and planning decision making
- Community – local knowledge shared through public consultation
- Oxford Diocesan Board of Finance – landowner and responsible for its assets
- Government (Ministry of Housing, Communities, and Local Government) - National Planning Policy Framework sets out government's planning policies for England and how these are expected to be applied
- Developer – design, construction, and delivery
- Developer promoter – funds and manages the planning process to secure building permits on a landowner's property
- Other statutory bodies – mapping and projections to support and guide on area needs. These might include National Highways, Environment Agency, water companies, National Grid, Education authority, Health Authority
Where we are working
Waddesdon
After extensive consultations and discussions with Buckinghamshire County Council, the diocese secured planning permission for 75 houses, of which 30% will be affordable housing, and sold the land to Greencore Homes.
Greencore was chosen after a full tendering process, in part due to its commitment to delivering better than net zero homes and a climate positive development. Developments are designed to achieve ultra-low embodied carbon overall and a net zero energy balance in occupation.