Welcome 1 We are pleased to welcome you to this event today. These information boards summarise the design proposals for the regeneration of Osney Power Station by the University of Oxford to create an executive education centre for Saïd Business School. The building in Arthur Street, is considered a Local Heritage Asset for its architectural interest with clear links to Oxford s industrial past. Our aspiration is to bring the building back into active use through its conversion to an executive education centre. This would offer short stay residential courses in a building that offers bespoke educational facilities, just a short walk from Oxford Station. As part of the initial assessment, work on the site, and from feedback from two previous drop in sessions at Saïd Business School, design proposals have been prepared. We would now like to share these with you. All feedback received will be taken into account in progressing the scheme. This event will show you: The site area and location The history of the building Water, transport and access strategies The proposed accessibility, sustainability, and design proposals The proposed timeline We are inviting you to view the proposals and talk with members of the University and the project team who are available to answer any queries you might have. Your views We welcome your feedback on the proposals. Please submit any comments to us either in hard copy or by email to: public.consultation@admin.ox.ac.uk by 16 March 2018. The information can be found online at: www.admin.ox.ac.uk/estates/ news Thank you for attending. N
The building 2
About us 3 Saïd Business School Saïd Business School at the University of Oxford blends the best of new and old. We are a vibrant and innovative business school deeply embedded in an 800 year old world-class university. We educate people for successful business careers, and as a community, seek to use our teaching and research expertise, and global network, to question the role of business in society and address long-horizon phenomena like demographic change, new technologies and natural resource scarcity. We deliver cutting-edge education and ground-breaking research that transforms individuals, organisations, business practice and society. We have worked with clients ranging from governments to listed companies, privately owned firms, not-for-profit and the public sector. We would like to regenerate the building sensitively and respectfully and transform it into a residential teaching centre providing further space for our postgraduate and executive business participants. The course participants who will use the teaching and residential rooms will be mature professionals from around the world who stay for short durations usually just a week at a time returning to education as part of their career development. Our courses are intensive and closely timetabled, including the evenings, and require participants to immerse themselves in the varied activities, teaching styles and experiences to maximise personal interaction, debate and discussion. It is our expectation that they will have all their requirements met within the power station in terms of teaching facilities, study space, residential rooms, catering and leisure facilities.
Heritage 4 History Osney Power Station is an important part of Oxford s industrial heritage.the power station opened on 18 June 1892 on an island site on the River Thames approximately one mile to the west of Oxford s city centre. As originally constructed, the building was four bays wide with a brick-faced principal elevation facing west to the river bank. The two northern bays were double-height beneath gabled roofs and with paired Romanesque windows lighting the ground floor. A similar configuration with blind windows decorated the first floor level. The third and fourth bays were one and a half storeys high also with paired round-arched windows at ground floor level. Change During the 20th century a series of alterations and extensions took place until 1950 when the power station had been developed into the structure which exists today. POWER STATION REMAINS OPERATIONAL 1892 Power station opens 18th June 1914-1921 Power station extended to the south and north Closure The power station closed in 1968 and, apart from use by Oxford University s Engineering Department, has been used for cataloguing and storage by the University Museum Collections since that time. Significance The power station is not listed but is a non-designated heritage asset and is on the City Council s Heritage Register. It is also an important reminder of Oxford s industrial past. The significance of the power station is rooted in its contribution to the city s industrial legacy, the architectural interest of its brick-faced elevations, and the industrial character of its interior. The west elevation is particularly characterful whilst those facing Russell Street and Arthur Street are simpler but with a robust industrial character. The interior of the power station is characterised by large volume spaces mostly under a slender steel-framed roof structure. In addition to its intrinsic interest and significance, the power station makes a strong contribution to the character and appearance of the Osney Town Conservation Area to the west. It also contributes to the setting and views of the houses on Arthur Street and Barrett Street which, although outside the Conservation Area, are 19th century buildings of character and interest. Retained features The characteristics which define the power station will be respected and retained. The most striking elevations, those facing onto the river and Russell Street, will be cleaned and repaired to fully reveal their architectural interest. The interior will retain its large volume spaces which reflect those of the old turbine hall. POWER STATION CLOSES DOWN ENGINEERING DEPARTMENT TAKE OCCUPATION 1937 Power station extended to the east 1957 Power station extended to the south east 1969 Power station closes down, building left unused 1974 Power station re-opens, Engineering Department take occupation 2008 Engineering Department vacated 6 of the 12 were still in our group in 2000 Most importantly, the structure will continue to be an evocative reminder of Oxford s industrial heritage, creating a unique sense of place and history. 2018 Power station currently used for museum storage and cataloguing
Water 5 Existing flood risk The Environment Agency s current flood map (August 2017) shows that at least half of Russell Street and Arthur Street (northern section) sit within a flood zone, and, as such, are at risk of flooding in a 1 in 100 year flood event. The power station s existing floor height and external wall structure mean that although the main building sits within this area, it does not experience flooding under these conditions. Managing flood risk Detailed topographical surveys have been undertaken of the site and streets surrounding the power station, completed studies of the existing river wall along the whole length of the site, and the culvert system reviewed. These results have been positive and used to develop a design that has a ground floor height that is clear of the 1 in 1000-year flood risk (1 in 100 years +70%, to allow for climate change). Any extension works into the flood zone will be compensated elsewhere within the scheme keeping the net impact to zero. When the Oxford Flood Alleviation Scheme (OFAS) is completed, it is predicted that the flood level will lower across this area. Surface water drainage The building drainage has been investigated and some of the roof drains already connect into the foul drainage system. Residents have told us that sewer flooding occurs in heavy storms. We are proposing to divert many of the roof drains into the river to remove this issue. The design proposals look at having new roofs that are predominantly flat and that are a mix of gravel and green roofs. The green roofs have the advantage of providing enhanced biodiversity in the city centre, and slowing down the rate of run-off, thus reducing flood risk in times of storm. The scheme aims to reduce flood risk and contribute to biodiversity. River transport There have been early discussions with the Environment Agency and Highways Authority regarding the use of the river to transport and remove materials during the construction phase. These have been positive with an agreement that permitted barge companies could be used, and would, in fact, be encouraged. The University is now reviewing options for access to the river further up and down stream. The intention is to reduce road movement of material to and from the site significantly and to utilise the river in a low impact and environmentally sensitive manner.
Transport and access 6 Entrances The current scheme proposes four entrances and four emergency exits. The main entrance at the north east corner will be set back from the road and have an internal ramped access. A second service entrance would be located on the Russell Street side providing staff access to the building as well as deliveries to the site. Car parking There are currently 25 parking spaces at the site. These will be reduced to two spaces set aside for disabled use within the site boundary on Russell Street near to the main entrance. There will be space available near the service entrance for small goods deliveries. The Business School is reviewing the use of electric vehicles to transport goods between its main building and the power station site. Public transport The majority of delegates will arrive by train at the start of the week. Due to the residential nature of the courses they will spend the majority of their time in the building. The Business School will discourage the use of private vehicles (no local parking), and the use of taxis at the site. Executive Education courses do not normally entail group travel; if coaches were required then collection and drop-off would be based from the main Business School building. Cycle parking Cycle parking commensurate with planning requirements will be provided for staff with an allocation for course attendees. The Business School currently own a stock of bikes for programme participants; any bike storage will be within the site boundary on Russell Street. Servicing Goods deliveries will be closely controlled to avoid peak traffic times and unsociable hours. The Business School has a commercial contract for waste removal and timings can be managed to avoid unnecessary noise or disruption. Deliveries and laundry will be managed from the main Business School; the use of electric vehicles is being investigated for this purpose. External lighting and security External lighting and security has not been detailed at this stage of the design proposals. Our aim is to minimise visual impact on neighbouring properties. Main entrance Staff entrance & deliveries Russell Street Fire brigade access Arthur Street New landscaped space Disabled parking / EV charging point Delivery area Bicycle parking Refuse store Passenger lifts Evacuation lifts River Thames Central convening space River Thames Fire egress route East Street
Local environment 7 Given the power station s location in the heart of the local community, the design process has considered the following: Noise and air quality The previous use of the building as a power station would have had an adverse impact on air quality in the local area. The proposed new use of the building by the Saïd Business School is unlikely to have any impact on noise or air quality. However, appropriate studies are being undertaken to ensure that this is the case. Lighting The power station building contains large windows fronting onto Arthur Street. Given the proposed use of the building for guest accommodation, the design team has been considering how to ensure that any lighting in the building does not intrude on neighbouring residential properties. We are proposing to address this by keeping openings and bedrooms away from the Arthur Street elevation, and to use directional lighting facing away from neighbouring properties. Privacy and daylight The design and layout of the conversion takes into account the need to protect privacy, sunlight and daylight. This will be achieved by limiting direct views out of the existing windows at the site and through the use of an internal courtyard to minimise the need for external openings. We are proposing some external terrace areas both at ground and roof levels. These will be restricted in terms of the time of day they can be used and to prevent overlooking of adjacent properties.
The site 8 Responding to heritage Our approach to the building s heritage is to reuse and repair the best of the existing brick elevations and retain as much of the internal structure as is practically possible. Where new construction is proposed, external cladding materials will be selected to compliment the existing wall and roofing materials of the power station. Façades retained Buildings removed The large industrial volumes of the power station building collectively create a distinctive roofline silhouette which we intend to retain from as many vantage points as possible, by ensuring the areas of new constuction are not as tall as the existing building. Within the building we propose to retain the crane in the main turbine hall as well as the slender steel trusses that support the roof. New hard-scape d courtyard Responding to the riverside setting Green roof Given the sensitive nature of the riverside setting, the design team s approach is to minimise any adverse impact on the river and its indigenous wildlife before, during, and after construction. The project affords us the opportunity to improve the relationship of the building to the waterside by creating new spaces and improving the existing hard-scape to better connect the building with the river frontage. In addition, the incorporation of green roofs on various sections of the building allow us to slow the discharge of rainwater into the river instead of further burdening the sewer. These roofs also have the benefit of encouraging biodiversity. Residential context Working with the residential context The building s volumes and height are modelled and set back where possible to respect the scale of the neighbouring buildings, views, and residents access to daylight. The south west corner is also reduced to ensure that day light to gardens on the south side is not compromised, and also to reduce the visual impact of the new building along the river.
Indicative plans Ground floor plan Building Occupancy - up to 140 Day: Participants Staff Proposed maximum RUSSELL STREET - up to 20 Staff + visitors Night: Participants 9-121 bedrooms - up to 6-160 persons ARTHUR STREET building occupancy Bedrooms Learning RIVER THAMES Plant Leisure River Thames Dining EAST STREET First floor plan Third floor plan 1stFloorPlan 26/01/2018 Status: STAGE 2 : Drawing No: - -XX - 01 -DR- A - P001 Revision: Second floor plan 1stFloorPlan 26/01/2018 Status: STAGE 2 : Fourth floor plan Project Logo T +44 (0)20 7313 6000 2ndFloorPlan Drawing No: - -XX - 01 -DR- A - P001 Revision: 26/01/2018 Status: STAGE 2 3rdFloorPlan Scale At A2: 1 : 200 017 : 18/12/2 Revision: Drawing No: - -XX - 02 -DR- A - P002 Status: DRAFT Drawing No: - - HE : Revision: -DR- - --XX-03-P-A-GA - BEDROOMS LEARNING PLANT LEISURE DINING 1stFloorPlan 26/01/2018 Status: STAGE 2 : 26/01/2018 18/12/2017 Status: HE STAGE 2 : Status: DRAFT : Drawing No: - -XX - 02 -DR- A - P002 Revision: Drawing No: - - Drawing No: - -XX - 01 -DR- A - P001 Revision: 2ndFloorPlan 3rdFloorPlan - 4thFloorPlan Revision: -DR- - --XX-03-P-A-GA 3rdFloorPlan 18/12/2017 Status: DRAFT : Drawing No: - - - HE Revision: -DR- - --XX-03-P-A-GA 4thFloorPlan 18/12/2017 Status: DRAFT : Drawing No: - - 18/12/2017 Status: DRAFT : Drawing No: - - - HE Revision: -DR - - --XX-04-P-A-GA - HE Revision: -DR - - --XX-04-P-A-GA
Indicative proposals 10 Existing Proposed Existing Proposed Existing Proposed
Interior concept 11 View from guest room into courtyard and break out area Typical guest room and study area The agora -central convening space with the retained crane directly above the staircase
Sustainability concept 12 Combined heat and power Used in conjunction with low emission, high efficiency boilers Biodiversity Green roofs Bird and bat boxes Natural ventilation Opening windows to all guest rooms Photovoltaic panels Used on south facing roofs LED lighting Used throughout the building together with intelligent light controls Façade Retention and reuse of existing façades and structural elements to reduce new build construction Plant High efficiency heat recovery working together with mechanical ventilation systems Transport Two electrical vehicle charging points
Construction 13 Considerate Constructor Given that the site sits within a residential area, it is important that any contractor appointed to work on the project is aware of their impact on the local area. The University is a Client Partner of the Considerate Constructor scheme, which promotes best practice within the construction industry. Any contractor appointed to work on the project must adhere to the five codes of practice, as follows: Appearance and management of site Respect for the community Consideration of the impact of activity on neighbours and public Attaining the highest levels of safety performance Value their Workforce Modular construction A review regarding the use of modular off-site construction is being undertaken to understand whether the bedroom design can be standardised. This may allow prefabricated units to be delivered to the site via river, reducing vehicle movements and overall construction work at the site. Parking and logistics We are also investigating options to utilise off-site parking for contractor vehicles to remove parking requirements around the build. In addition, a separate off-site staging area for deliveries is planned to allow loads to be broken down for onwards delivery, either by barge or smaller vehicles. Construction design and management The design aims to keep any temporary structure or scaffold outside the existing building footprint to a minimum. Any such structures are to be clad to reduce visual and acoustic impact. An example of a site where the scaffolding was wrapped to minimise the visual and acoustic impact of construction We intend to offer regular meetings with residents during the build process, and for the works to have a designated Point of Contact for residents enquiries. A strict logistics management process will be put in place to manage all site logistics, with site welfare facilities located away from residential housing. The local area will be kept clean and tidy, with cleaning of public areas, as required. A site hoarding will be put in place and boundaries will be kept secure to prevent any unauthorised access. Security measures and lighting will be situated so as to be as unobtrusive as possible.
Indicative timeline 14 2018 March Public consultation Oxford Design Review Panel (ODRP) Workshop April Feedback following first public consultation to be reviewed by Saïd Business School and the University of Oxford May Public consultation Oxford Design Review Panel (ODRP) review June Feedback following second public consultation to be reviewed by Saïd Business School and the University of Oxford July Target date for full planning application to be submitted Late Summer 2018 Target date for Oxford University s Museum decant Internal enabling works Q3 2018 Autumn 2018 Target date for planning decision from Oxford City Council expected 2019 Spring 2019 Target date for commencement of main works