“A visit to Oxford is never less than inspiring. But the news that the reopening of Botley Road — a main artery into the city — is once again delayed has been greeted by locals with a weary lack of surprise.
As a property adviser, it’s my role to look at projects such as this through the eyes of my clients and anticipate how the changes may affect a property brief and search.
Of course, it’s not the relatively short-term pain of road closures, traffic bottlenecks and general disruption that significantly affects property trends and values, but the bigger questions of whether these infrastructure schemes will enhance, devalue or simply modify the city’s image. As someone who drives and cycles, I’m intensely aware of the debates around low-traffic schemes, the condition of our roads and the frustrations of all parties.
So if you’re thinking about moving to the countryside for a little more space, and you are eyeing somewhere — like Oxford — that is commutable and still offers some of the cultural, social and lifestyle features that you would inevitably miss from a city, how do you assess the impact on your future lifestyle of infrastructure developments such as this?
In Oxford itself, a much bigger situation is in the pipeline — the six proposed traffic filters that will effectively divide the city into four quarters. The filters are dependent on the completion of the Botley Road project, but it is hoped that the trial run will start by the end of 2024.
The traffic filters will be made permanent “only if there’s clear evidence that they are working”. The definition of “working” is broadly the reduction of car trips and carbon emissions; improvements in journey times; use of walking, cycling and public transport; and improved road safety and productivity.
There’s little not to like and there’s a strong argument that these types of changes will be to the benefit of everyone, particularly as our lifestyles and working arrangements adapt to the “new normal” of remote or hybrid working. The city’s authorities are, undoubtedly, attempting to balance out the need to protect Oxford’s architectural, cultural and commercial assets while progressing climate-related goals.
The trial period will last “at least” six months with impact assessment and further consultation throughout. A permanent decision is unlikely to be made before the end of 2025.
First, it’s always worth reading the small print and looking beyond the headlines and social media. In Oxford the filter scheme allows for 25 day passes per vehicle (maximum one car per person, two per household) a year for residents of Oxfordshire outside the Oxford permit area, and 100 passes if you are inside the permit area (maximum one car per person, three per household).
There are various other exemptions for car clubs, health workers and unpaid carers. The cost of exceeding your limit is £35 (if paid within 21 days). Unless you feel you will be driving in and out of the city centre a couple of times a week, how much will the scheme ultimately limit you?
Second, particularly with infrastructure schemes, it’s worth keeping in mind that reduced car use, one way or another, is inevitable. In Oxford the view at my firm is that properties that are either well within or well clear of the city limits will become most sought-after.
We always analyse routes to preferred schools and commuting points most closely, as these are so often the key factors in buyers’ choice of location and the effects of big town infrastructure projects do inevitably ripple out through the approach roads.
Property — and particularly London-to-countryside — moves are rarely short-term projects. Demand for uncompromised prime residential property in and around a city such as Oxford will not cease to outweigh supply any time soon. So it’s imperative that your adviser balances out all the factors that inform your decision.”
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