The Bourne, Hook Norton for Hook Norton Community Land Trust Project and Greencore Homes with Charlie Luxton Design

The Bourne serves 2,200 residents faces a severe affordable housing shortage, with average house prices 8.7 times the local median income. Using non-toxic, natural, non-combustible materials, the project aims to create sustainable, accessible housing. Eight of the twelve homes are designated as affordable and managed by SOHA housing association. The design prioritizes health and accessibility for residents with varying mobility needs, addressing critical community concerns.

Healthy Homes is supported by Wates Group and in association with the TCPA

Who is on the project? 

Developer - Greencore Homes

Architect - Charlie Luxton Design

Structural Engineer - Advance Structural Design 

Energy Consultant - Etude

Landscape Designer -  Applied Landscape Design

Describe the context of this project and its neighbourhood and how the project was informed by health evidence and housing need.

Greencore has harnessed our experience and knowledge to champion the groundbreaking concept of better than net zero homes and climate-positive places. We manufacture closed timber-frame panels which are insulated with natural materials and built into a timber frame superstructure that locks up more carbon than it emits. Our homes are all-electric and highly energy-efficient, utilising renewable energy sources for every home and targeting these supplying 100% of the energy required. Together with Hook Norton Community Land Trust, we’ve created an innovative partnership model to help deliver these sustainable, affordable homes for a new community that may not have accessed them otherwise. Hook Norton is a rural Oxfordshire village with 2,200 residents facing a critical affordable housing shortage

How does this housing or mixed-use project address the Healthy Homes Principles, including ensuring affordable and secure tenancy arrangements?

The HNCLT project reimagines healthy housing through a holistic approach that goes far beyond traditional construction. Fire safety is deeply embedded in the project’s design, with non-combustible natural materials (hemp – lime) and strategically placed smoke detection systems creating a protective environment for residents. The homes are designed to offer genuinely liveable spaces that adapt to changing family needs. Spacious, well-proportioned rooms feature flexible layouts that can transform with residents’ life stages. Wide doorways and level thresholds ensure accessibility for residents with varying mobility requirements, making the development inclusive by design. Natural light floods the interiors through carefully positioned triple-glazed windows that optimize daylight while maintaining thermal efficiency. Each home is oriented to maximize sunlight exposure, creating bright, uplifting living spaces that support mental and physical well-being. Carbon reduction sits at the heart of the development. The all-electric homes are targeted to generate 100% of their energy through an innovative microgrid, battery and solar panel system, effectively eliminating operational carbon emissions. The timber frame construction actively sequesters more carbon than the building process emits, creating a truly house that has a better than net zero superstructure.The project’s location offers exceptional access to local amenities, with walking and cycling routes connecting residents to Hook Norton’s community services. On-site EV charging points and the Hooky Car Club where you can rent an EV by the hour further support sustainable transportation choices, reducing the development’s overall carbon footprint. Safety is designed into every aspect of the community, with landscaping and building design that naturally supports surveillance and social interaction. Secure entry points and well-lit external spaces create a sense of security and community connection. Climate resilience is built into the structural design, with natural materials providing excellent thermal regulation and innovative ventilation systems that adapt to changing environmental conditions. The Mechanical Ventilation with Heat Recovery (MVHR) system goes beyond simple air circulation, actively filtering and purifying incoming air to reduce allergens and improve overall indoor air quality. Noise and light pollution are minimised through strategic design, with triple-glazed windows and thoughtful landscaping acting as natural sound buffers. The development creates a peaceful, tranquil living environment that respects both resident well-being and the surrounding natural landscape. Thermal comfort is achieved through a sophisticated approach that combines natural insulation, heat recovery systems, and materials that actively regulate indoor humidity and temperature. Residents can enjoy consistent, comfortable living conditions with minimal energy input. Perhaps most critically, the project addresses the fundamental need for affordable housing. Eight of the twelve homes are designated as affordable and owned/managed by housing association - SOHA. This approach ensures that sustainable, high-quality housing is accessible to those who need it most.

Tell us what you did to help promote, monitor or manage health and how this informed the design, delivery and the ongoing governance of the project. Was the community engaged in the process?

The Hook Norton Community Land Trust (HNCLT) implemented a comprehensive community engagement strategy to address local housing challenges while promoting sustainability and inclusivity. Key highlights of the community involvement include: Extensive collaboration with local residents, surveys reaching 2,000 households with a 21% response rate, 6 public consultation workshops, 87% local resident participation, 3 community design feedback sessions.The engagement process prioritised inclusive design and sustainability: Homes designed to Passivhaus standards using natural materials, shared spaces including a community centre and gardens, wildlife-friendly landscaping, food-growing areas, electric vehicle infrastructure. Governance and Innovation: Community Land Trust board includes resident representatives, ongoing monitoring, air quality, energy performance, resident well-being. This collaborative approach not only meets critical housing needs but also encourages a community-driven development model. By prioritising resident involvement, health, and sustainability, the project demonstrates an innovative pathway to creating thriving, supportive communities. The project also helped to join up existing developments with the local sports club by providing a bridge across a stream for easy access.