PLANS to build up to 1,500 homes, office space and primary school have been delayed after concerns about the potential for flooding in the area.

The latest consultation on the Wretchwick Way development, near Bicester, has seen the Environment Agency express concerns about applicant Redrow and Wates wanting to raise land levels so it is no longer on a floodplain.

Problems of flooding are caused by a stream which flows through the land. To combat this, the developer wants to build over an area of the site which is currently at risk of flooding, by rising the ground level of more than 2.4 hectares to limit that risk.

A 12 metre buffer either side of the stream where nothing will be built, is also included in the plan.

However, the Environment Agency has said the developers should reduce the number of homes to avoid having to take such drastic action.

The Environment Agency would not comment directly to the paper, but in its public consultation response said: "Fundamentally, we disagree with the approach that has been taken to the raising of land levels in the floodplain.

"Our preference is always that developers work with the natural floodplain as far as possible; raising land so that it is no longer in the floodplain should only be taken as a last resort and only in exceptional circumstances."

It adds: "It is unacceptable to raise land in the floodplain to enable development unnecessarily.

"We would therefore question whether it is appropriate to try to continue to develop 1,500 homes on a site smaller than that allocated in the Local Plan, and that an appropriate reduction in the number of units could enable the site to be developed without floodplain land being raised, or raised to the same extent."

The Environment Agency was not the only body to raise concerns over the floodplain, biodiversity and ecology.

Berks, Bucks & Oxon Wildlife Trust senior biodiversity officer Haidrun Breith commented: "We agree that the development should work with the natural floodplain as much as possible.

"We also agree with the Environment Agency’s reference to the lack of enhancements as part of the development. Whilst we welcome the provision of a 12m buffer either side of the stream, we could see little information that suggests enhancement to the stream and its buffers to maximise opportunities for enhancing biodiversity.

"This seems a missed opportunity for adopting a creative design approach that benefits both biodiversity and recreation."

The plans were originally submitted in summer 2016 but in the latest minutes from Bicester Town Council planning committee it says the process has been delayed slightly due to the environmental concerns.

It added that plans for the site may not be re-submitted until the end of the year.

A spokesperson for Redrow and Wates Developments said: "Given the large and complex nature of the application we have been working closely with a variety of statutory consultees, including the Environment Agency and Cherwell District Council to secure the delivery of a suitable and sustainable development.

"As part of Bicester’s wider ‘Garden Town’ initiative, the site has been identified as being suitable for development in the District’s Local Plan and will make an important contribution to the provision of much needed new homes and infrastructure to the town.

"450 homes would be affordable, together with a new large primary school, a new multi-purpose community centre, retail space for local shops and day nursery, in addition to the creation of up to 3000 jobs."

This is the second time plans have had to be redesigned after the developers initially withdrew proposals for warehousing on the site in response the talks with the Langford Village Residents Association.

Group chairwoman Carole Hetherington said: "We have been waiting for the final plans as we have had a good relationship with Redrow and to date they have worked very well with us.

"We have no knowledge of the environmental concerns that have been raised and feel sure that Redrow will be trying to find a reasonable solution. We are looking forward to seeing the plans in the public domain soon."