It was always going to be a difficult job. But with Oxfordshire among the fastest-growing counties in the country, planners thought 35,500 new homes over 15 years was a realistic target.

Those plans could be in tatters now, though, after Government-appointed inspectors suggested that no fewer than 75,000 homes needed to be built in the 20 years up to 2016.

That, from 1996 onwards, means an average of 3,750 homes EVERY YEAR.

If Deputy Prime Minister John Prescott accepts the recommendations, the question will be stark but simple. Where on earth will they all be built? The county's plans up to now have been to try to build as many of the 35,500 new properties as possible on the edge of four towns earmarked for development - Didcot, Bicester, Witney and Banbury - as well as on the fringes of Oxford.

But with the threat effectively doubled, residents of these towns - and the surrounding villages - have even more reason to worry.

David Young, director of Oxfordshire's environmental services, says: "The panel is, in effect, suggesting another two towns the size of Banbury in addition to the large amount of development that is planned already." The panel of three has recommended more than one million new homes in the whole south-east region. A wave of new towns is likely. And those who think back to the 1980s will inevitably ask: is the spectre of Stone Bassett about to haunt us again?

Stone Bassett was a new town that was talked about for south Oxfordshire, to meet increasing housing demands.

Eight of the largest house-building companies in the country had gleeful visions of building the new town seven miles east of Oxford, close to Junction 7 of the M40. Packed public meetings were held, with most people expressing horror at the plans. But South Oxfordshire District Council failed to make a decision within the set time limit and an equally packed public inquiry was called.

In 1989, the threat of the new town was seen off and, by 1992, planning officers were predicting there would be no need for a new settlement in the county before 2006.

However, if the panel's recommendations are to be taken on board, a new town could now be one way of finding space for the huge extra development. Another huge problem is that Oxfordshire is largely a rural county. The council, in line with Government policy, hoped to build as many of its 35,500 homes as possible on so-called brownfield - or urbanised - sites. If twice the number of houses need to be built, greenfield sites will inevitably be under threat.

Ian Walker, one of the county's principal planning officers, admits: "Oxfordshire is not a heavily urbanised county. It is quite rural, so opportunities for building in urbanised areas are limited."

Mr Young also fears Oxfordshire's overburdened roads may grind to a halt. "Oxfordshire's roads are already overloaded. There needs to be substantial investment in the rail and bus networks to cope even with currently planned development.

"Growth on the scale the panel suggests could bring the county to a halt."

Mr Prescott has until the end of the year to approve or reject the plans. He has promised to give people eight weeks to comment after that.

But with the south-east growing twice as fast as any other region, and the world's population soaring past six billion, even if he rejects the plans, the issue won't go away for long.

Story date: Thursday 21 October

Converted for the new archive on 30 June 2000. Some images and formatting may have been lost in the conversion.