Constraints & Opportunities

Transcription

1 Constraints & Opportunities Student ccommodation, bingdon oad Detailed Plan (xisting) Wider Site Plan (xisting) nes Christchurch Meadows I V Christchurch Meadows T H M Bo Groundsman s Lodge at ho us e S Queens College wa dzone lk dzone xisting Pavilion I dzone V Large areas of the site fall within ne. Where possible, development should be located in ne in order to avoid the requirement for a sequential test to be undertaken. T Queens College H M S xisting Squash Court Oxford Green Belt 0 These proposals present the feasibility of new student accommodation on the bingdon oad in Oxford at the sports ground shared by and Queens College. The proposed development site is located adjacent to the bingdon oad, to the orth of Grandpont Villas, and behind the existing row of tall mature lime trees The site adjoins the Conservation rea, lies within the Green Belt, and much of the site is in flood zones &. The site is in a sustainable location for development on the bingdon oad public transport route with excellent routes to the City Centre and Oxford Colleges. The development proposals fully support the need for additional student accommodation within the city. The Site Grandpont Villas Oxford Transport Central rea Category Lime Trees Conservation rea Oxford Green Belt Protected View Cone to South I V Christchurch Meadows T H M S Queens College The site lies within the Oxford Green Belt and the proposals provide a unique opportunity to improve the openness of the Green Belt by creating significantly improved views across the site. Whilst some of the proposal could fall within the Green Belt, the potential for improved street scene, landscaping and addition of new student accommodation for the City are very special circumstances.

2 History & Context Student ccommodation, bingdon oad Historic oute The bingdon oad is a historic route into Oxford. There are also some buildings of local historic importance adjacent to the site, designed by rchitect Henry Thomas Hare. Queen St Cornmarket St 7 High St Diagram Based on Cth Map of Grandpont (With fortifications as detailed on De Gommes Plan of the Defences of Oxford - 66) The Folly Bridge dates back to nglo-saxon times when the route connected orthampton and Southampton - the crossing was commonly used for moving Oxen across the Isis. 5 6 In 085, the bridge was rebuilt in stone and later in the 7 th century, the Grandpont Causeway was built, supported by up to 5 arches over a mile in length built over a meadow creating the bingdon oad. Historic Map (90) - Showing the Grandpont Villas & Brasenose sports ground. The Public House and lodge designed by Henry Thomas Hare are also depicted. City Wall St. ldates City Wall iver Cherwell Henry Thomas Hare iver Isis Henry Thomas Hare (860-9) was a notable architect who designed a number of buildings in Oxford during his lifetime. Once described as one of the outstanding and (so far) underrated designers of the dwardian period. iver Isis Significant buildings in Oxford designed by Hare include; The Town Hall; HSBC Bank; Big Society (Cowley oad); and The White House. The Groundsman s Lodge rchitect s illustrations Henry Thomas Hare - Portrait The Groundsman s Lodge - By Henry Thomas Hare The White House - By Henry Thomas Hare Folly Bridge - Image dated 6 South Wall - emaining section part city wall South Gate - Location of former South Gate Christ Church Cathedral - Formerly St. Frideswide s Priory Carfax Tower - Formerly St. Martins Church partially demolished in 886

3 Key Design Parameters Student ccommodation, bingdon oad Development rea - Parameter Plan Potential area for public access to green space rea of high ground in ne links potential development site to bingdon road Groundsman s Lodge xisting site levels & flood risk Preservation of mature trees The Brasenose site backs onto the iver Thames and is predominantly in ne. The mature trees along the ast side of bingdon oad create a green boulevard leading into the city centre. There is an area of high ground adjacent to the road which offers a link to any potential development site providing safe access through ne. Demolition of Squash Court to restore views of open space and iver Thames beyond These trees are an important part of the street scene and must be retained to preserve the character of the area and to screen the development from view. Image right: The existing Squash Court building is in poor condition and blocks views to open green space beyond. The existing tennis courts also significantly detract from the views with poor quality surface and high fences. Mature trees along frontage to be retained Developable area within ne Proposed Demolition Grandpont Villa frontages Potential area for public access to green space Views over open space Open views and public access The rhythm of the Grandpont Villas The frontage of the Brasenose site forms part of the route into Oxford. The area lies within the Green Belt and its openness is protected. However, presently, the ability of the public to enjoy the views is limited, and the proposals off the opportunity for improvement and public access. The Grandpont villas are a series of prominent storey residential dwelling houses that are an important landmark on the bingdon oad and set up a strong rhythm of development facing the road adjacent to the site.

4 Development Options Student ccommodation, bingdon oad Option Demolition of Lodge Option Lodge etained Preferred Siting - Option Shown in Wider Context ne ne ne ne ne ne ge Lod The Lodge building is demolished to allow the proposed accommodation to follow the building line and rhythm of the Grandpont Villas. The footprint is limited to two accommodation blocks due to the impact on trees. Three blocks of accommodation can be achieved if the footprint is set back from the building line of the adjacent Villas. This option retains the mature trees along the road as well as the Lodge. Option ne ne ne The footprint of the accommodation in this location is predominantly in ne. Option ne ne ne The footprint of the accommodation is in d Zone, however dry access is maintained from road level across flood zone, the trees and root protection areas are retained as well as the lodge. Image right: Precedent image showing permeable stone dressing to under-croft structure. This construction method allows flooding beneath the raised ground floor of the development. et flood capacity of site is maintained through demolition of existing Squash court. o 0 Stock Orchard Street by SW Site of squash courts returned to open green space Three massing blocks in response to pavilion type rhythm of the Grandpont Villas Proposed public route through open green space with newly formed public right of way connecting bingdon oad to the iver Thames Tennis courts relocated

5 5 Open Views & ccess Student ccommodation, bingdon oad Proposed ccess nhancements I V Th am es Fo Proposed footpath and cycle link to Thames Footpath ot Illustrative Fencing Design and ew Footpath Views of Squash Court - (Before & fter) TH Proposed student accommodation pa M th S Proposed fence bingdon Proposed public open space Proposed footpath oad Proposed decorative railings Proposed student accommodation The proposed development allows the existing close boarded fencing along the bingdon oad to be taken down and be replaced with new decorative railings, opening up wider views of the sports fields and improving the street scene. The new footpath will also extend behind the fencing providing public space that connects back to the proposed student accommodation. Views of iver Thames and Christchurch Meadows hidden by close boarded fence xisting Category trees xisting Groundsman s Lodge by H.T. Hare long with the removal of the old squash court, these measures dramatically improve the views and character of bingdon oad and the openness of the Green Belt. Grandpont Villas xisting Squash Court building blocks views Pedestrian access Thames footpath Proposed footpath and cycle path Section location xisting - bingdon oad Street Scene levation (-) emoval of close-boarded fence opens up views over green space, including new public footpath and cycle link to Thames propose a new pedestrian pathway and cycle route to the northern end of the site to provide public access linking the bingdon oad to the Thames footpath, significantly improving public access to the iver Thames. Proposed student accommodation set behind Category trees Proposed - bingdon Street Scene levation (-) emoval of Squash Court building improved views of open green space

6 6 Concept Design Proposals Student ccommodation, bingdon oad Proposed Ground r Plan Views toward bingdon oad Concept Model - View from corner of Whitehouse oad (South ast) KY BD BD BD Groundsman BD BD BD BD BD BD Shared Kitchen / Dining MGCY OLY LIFT MGCY OLY LIFT MGCY OLY LIFT Protected Stair / Lift Core STO / SVIC IS STO / SVIC IS STO / SVIC IS UP TC UP TC STPS DOW STPS DOW STPS DOW UP TC Service isers BD KITCH / DI BD KITCH / DI BD KITCH / DI Views over sports ground Proposed Section Concept Model - erial View Concept Model - View from Brasenose (Southwest) n store SHOW Frosted Glazing POPOSD GOUD FLOO PL These concept proposals generate at least 6 new study bedrooms arranged in three pavilion type buildings, overlooking the playing fields. ach pavilion block has a lift and full disabled access provision on each floor. The proposals retain existing buildings and trees of importance, and the wider site benefits from improved views across the playing fields from the street and improved public access to the iver Thames provide a development that contributes positively to bingdon oad.