You may have heard, our burgeoning community is heading for an exciting new chapter of growth. It’s been a long journey to get to this point, but things are moving!
To get the ball rolling, the development team has shared its vision to the Local Planning Authority, explained and summarised within three key documents. These documents will make sure building work happens in a logical, coordinated way and to a high standard consistent across Phase 8, Phase 9, and a proposed new Local Centre.
The documents in question – a Design Code for Phase 8, updated Parameter Plans for Phase 8 and 9, alongside a Phasing Plan Statement – bring together over 100 pages of detail prepared by Thrive architects on behalf of Great Oakley Estate.
Thrive is an award-winning architectural practice that has extensive experience in delivering residential design solutions and master planning for urban extensions, mixed-use communities, and new residential development.
The latest development documents
The updated Parameter Plans form part of the approved plans which sets out the spatial arrangement of the phases, showing what will be buildings, open space and infrastructure.
The Phasing Plan Statement explains how the three separate phases will come forward and how they will adhere to the parameter plans and how the phases will look and feel.
The Design Code adds more detail on a phase-by-phase basis, starting with Phase 8. Phase 9 and the Local Centre will have separate design codes which will follow in due course, guided again by the parameter plans and Phasing Strategy.
In this blog, we’re doing a dive into them, stripping away all the jargon to give you a clearer picture of what Phase 8 means for the future of Oakley Vale.
Back to the beginning
Firstly, let’s rewind to the start. You may recall that back in 2018, ‘Outline Planning Permission’ was granted for the land south of Brooke Weston Academy.
Essentially, the project received the green light for 530 new homes to be built in the area. This expansion of our community will include:
- A brand-new local centre potentially featuring shops, cafes and community spaces
- A primary school for our smaller residents if North Northamptonshire Council elect to provide another school on this land (depending on their wider local educational needs)
- Plenty of green space, with playing fields and a Neighbourhood Equipped Area of Play (NEAP).
- More connective routes, with a web of fresh footpaths and cycleways to keep us moving
To make this manageable, the development has been split into two main sections: Phases 8 and 9. While both are part of the master plan, the developer’s focus right now is Phase 8, which will be the first area to see activity.
So, how do we get from a 2018 plan to a place where families and residents can grow and thrive?
That’s where these documents come in. They act as a blueprint for making sure that Phase 8 turns into a seamless extension of Oakley Vale, fitting perfectly alongside the quintessential charm, high quality homes, and leafy surroundings we know and love.
The documents and their importance
It’s no secret that the housing market has been a bit bumpy over the last couple of years, and it is important to provide Phase 8 and 9 with the best chances to succeed which is why these new documents are important in establishing a benchmark of high quality. They are a commitment for the phasing, content and quality of Phase 8.
There are two key updates from the original 2018 planning permission you should know about, first:
The school location: Following some amendments to the plans that were originally approved back in 2018, the land for the new primary school has been moved slightly to the south. This principle was formally agreed in July 2024 with North Northamptonshire Council’s education and planning officers. Instead of being tucked away at the edge of the site adjacent to the Brooke Weston Academy, it will now be a central part of the new Local Centre, making it a real hub for the neighbourhood and community.
The land area for the school is also flatter in this part of the site which makes it more useable as a school than its original location. As the Primary School would be run as a separate entity to the existing secondary school, (even if it were to be manged by the Brooke Weston Academy), it would still need its own campus and secure grounds so co-joining the school sites was not needed.
Design consistency: As we mentioned before, to make sure the new streets look and feel like they belong in Oakley Vale, a design code has been developed for Phase 8 initially, to be followed with separate complementary codes for the Local Centre and Phase 9.
This code acts as a rulebook for builders, ensuring that the high quality and style of buildings and the public realm remain consistent across the whole site. Great Oakley has learnt a lot over the history of Oakley Vale’s development, and this design code aims to raise the bar even higher for architectural and landscape design quality.
The updated parameter plans that have been submitted to the Council for approval are very similar to those originally approved but show the new school location and an updated internal road pattern that makes better use of the existing site contours to assist the development.
What will Phase 8 bring?
To help you get your bearings, Phase 8 is situated at the end of Bennett Road and Chepstow Road. This phase will transform the eastern side of the site into a collection of 270 new homes.
By working with trusted housebuilder partners, the team aims to protect and enhance the character of Oakley Vale’s neighbourhood and make every new building feel right for the area. Once the first spade is in the ground, it’s expected that the community will grow steadily over the next ten to fifteen years until completion of Phase 9.
Great Oakey is delighted to confirm that late 2025 it exchanged a conditional contract with Hayfield Homes, a high-quality SME Housebuilder, to purchase Phase 8 and progress a reserved matters planning application for 270 new homes.
If successful, Hayfield Homes will look to commence development of Phase 8 in 2027. These homes will be for private sale, private rent and 41 dwellings of affordable housing (15%) in partnership with a Housing Association. Updates on progress will be posted in future on the Future Development page.
Creating a neighbourhood
But of course, a neighbourhood is more than just a collection of houses. This phase will create space for 270 new families to call Oakley Vale home, and that requires a connected community and an extension to the existing public spaces at Oakley Vale.
With growth comes the need for better ways to get around. To keep everyone moving, the plans confirm a new bus route will run directly through Phase 8 and eventually through Phase 9 to Lewin Road, making public transport accessible from the very start. The open spaces around Phase 8 and 9 will provide further pedestrian and cycle links for all members of the public, including connection to the recently diverted Public Footpath UB30.
A new local centre
Even more excitingly, the documents confirm a new Local Centre. Tucked in next to Chepstow Road, this will be a bustling central square with a mix of shops, cafes, and community facilities. It sits right at the heart of the development – a place to grab a coffee after dropping the kids off at school, pick up your essentials, or catch up with friends, all on your doorstep. This will supplement rather than directly compete with the existing local centre on Butland Road which remains tremendously successful.
The idea is to have this hub progress alongside the housing, with a phased start anticipated during Phase 8, meaning these amenities will be ready as new families and couples move in.
Phase 8 and 9 also bring plenty of room to enjoy the outdoors. The plans include play areas and sports facilities (within Phase 9), as well as quiet parks and more informal open spaces for getting out and relaxing. These spaces are designed to be easy to get to, with benches to read at, bins to keep things tidy, and new landscaping to create a home for local wildlife. We’ll explore this more later.
A new development with a village feel
Phase 8 has five distinct ‘Character Areas’, each having its own slightly different look and feel:
- King’s Woods Green
- Chepstow Green
- Oakley Grange Green
- Harper’s Brook Green
- Valley Green
The design in these areas has been inspired by quaint Northamptonshire villages, including thoughtfully designed streets with meandering roads that offer new views at every turn. Moving through these areas will feel quieter and more natural.
To help you find your way around, there will be focal points and ‘gateway buildings and spaces’ – like local landmarks. They create a smooth transition as you move from one character area to the next, making it feel seamless, and provide legibility rather than a maze to walk around.
Take a look at the map below to see how these different spaces fit together.
As we said, the documents confirm that this next chapter for Oakley Vale is being built with that ‘village feel’ in mind. Here, we’ve pulled out a summary of what this new corner of our town will look like.
1. The Gateway: Chepstow Green
An elegant, “towny” entrance with a traditional feel. Expect taller, grander buildings (up to 3 storeys) and stylish apartment blocks that frame the entrance to the estate.
A new Village Green will greet you, complete with wildflower meadows, picnic spots, and stone walls.
2. The Loop: Oakley Grange, Harper’s Brook, and Valley Green
A winding, “village-style” main road that connects the neighbourhood.
At the heart of the community, The Loop feels like a classic English village, with a curving main road that naturally slows down traffic and opens up pretty ‘pocket parks.’ This primary or main street will double as a bus route.
Here, you’ll spot a mix of classic terraced, semi-detached homes, and detached homes made of stone and soft-coloured render to give the neighbourhood a timeless character.
The Loop is anchored by three distinct green spaces, each with its own personality.
- Oakley Grange Green: A rectangular square that sits near the entrance to the local centre, and a little hub with an ‘urban-feel’, where buildings face the green.
- Harper’s Brook Green: The most rural of the three. Look out for the Community Orchard, a space filled with fruit trees and wildflowers, as well as wide, tree-lined paths for cycling and walking.
- Valley Green: A smaller area of green with a ‘feature tree’ and generous grass verges, acting as a leafy gateway to the wider landscape.
3. The Inner Streets: King’s Woods Green
Quiet, traditional residential lanes. These streets are more formal, featuring mostly detached and semi-detached red-brick houses with deeper front gardens. Central to this area is King’s Woods Green, an oval-shaped park. The plans include a “Feature Tree Seat” – a circular bench wrapped around a specimen tree, designed as a natural place to meet and chat.
4. The Park Edge: Oakley Vale and Harper’s Brook East
A peaceful ‘edge-of-the-country’ escape. Here, homes are spaced further apart with plenty of gaps between them to let the landscape breathe. This area borders the new Oakley Vale Park and features a circular walking route that winds through plenty of green space. It offers benches with views over the water and wildflower grasses – a lovely spot for a morning dog walk or weekend stroll.
Parks, play, and nature
Phase 8 is designed around Oakley Vale Park, a parkland that wraps around the edge of the new neighbourhood. It’s designed to be a living landscape that handles rainwater, provides homes for wildlife, and offers plenty of space to move.
A new destination for play
We’re excited about the Neighbourhood Equipped Area for Play (NEAP), which has something for everyone. This is a huge, 1,000sqm play area designed for all ages and abilities. It has a natural style, so instead of bright plastic, you’ll notice equipment is made from natural materials like timber to blend in with the landscape.
What we like most: It’s tucked safely away from roads and houses, with dedicated zones for older and younger kids – plus a ‘kickabout’ area for football and games. So, if your child asks to play out with their friends, you can rest assured they have plenty of room to run around, safely away from traffic.
Clever Water Features (SuDS)
There are several basins (ponds) in the green spaces. These are part of a smart drainage system called SuDS.
Instead of being concrete holes in the ground, they are designed as beautiful wetlands that put nature first. These areas where land meets water will house aquatic plants, wildflowers, and trees. They protect the area from flooding while creating new habitats for ducks, dragonflies, and birds.
The right tree in the right place
The design code alludes to hundreds of new trees being planted – and each tree has a purpose.
Street trees that line paths will be narrower, providing shade and cool air without blocking the road, while feature trees are large, ‘statement’ trees in the centre of village greens to give the area a sense of maturity.
Bramley apple and conference pear fruit trees will be planted in the Community Orchard for everyone to enjoy. Community apple crumble, anyone?!
Native hedges and hawthorn and wild rose shrubs will also be established to help local wildlife travel safely through the site.
So, what’s next for Oakley Vale?
Oakley Vale has come a long way since the first bricks were laid. Phase 8 is the latest step in a journey that began over a decade ago, transforming into the brilliant community we know today.
The History of Oakley Vale
These plans clearly draw a lot of inspiration from the local area. By using stone walls and village-style greens, this phase pays homage to the heritage of Great Oakley, which is great to see.
In the meantime, why not explore more about how we got here and where we’re going?
The masterplan: See the birds-eye view of the entire development.
The History of Oakley Vale: Learn about the roots of our community.
