Supply Process Demand Dion Barrett Jon Mackereth Adam Mokhtar Page Ian1Page
Contents 1. Introduction 1.1 Overview 1.2 Scenario
3 3 3
2. Analysis 2.1 Statistical Analysis 2.2 Design Principles / Parti Diagrams 2.2 Summary of Analysis
4-7 4-5 6-7 7
3. Masterplan 3.1 Programme of spaces
8-9 8
4. Areas in Detail 4.1 Waterfront Development 4.2 Hillside Development 4.3 University Campus 4.4 Rua Augusto Rosa Development
10-17 10-11 12-13 14-15 16-17
5. Phasing Scheme 5.1 Phasing Scheme 5.2 Demolition 5.3 Areas
18-20 18 19 20
6. Appendix 6.1 Policy Context 6.2 Sustainability 6.3 Cost Plan 6.4 Design Strategy
21-27 21-23 24 25 26-27
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1.
1.1
Introduction and Overview Overview
This group Urban Design project is based in a site we have studied, that provides its own set of problems and potentials. Porto has exhibited levels of economic decline, stagnation and recent recovery. The city has become secondary to the focus of the national economy and has sought to re-establish itself as a leisure and heritage destination, capitalising upon the cultural economy. Onto this urban fabric we are tasked with developing a strategy for completing / repairing / developing a neighbourhood. For this project we aim to adopt a clear and rational scenario, in which we identify a potential client and their The development of our scenario is through further analysis of the site.
collaboration with Porto C창mara Municipal, are working together to provide a solution to the 35% loss of population in the historic centre of Porto in the past 20 years.
masterplan will aim to resolve this issue by introducing employment infrastructure via a Production-orrientated intervention, over site B, which will in time bring with it capital, growth and allow Porto to further develop. Supply, Process, Demand Supply-ing infrastructure Process-ing Change Demand-ing Results Page 3
2.
Analysis 2.1
Statistical Analysis
Summary of Analysis
By identifying the remnant parcels within the site it is possible to determine what areas are in most need of development
Cross referencing the building uses within the site with other statistics allowed us to understand the main attractors that make parts of the site successful/unsuccessful
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Site B is an extremely versatile and important area for Porto and Gaia. Its placement and connection with public transport, historic and tourist routes makes it paramount that the areas regeneration is implemented. This is unfortunately tainted by the many decayed buildings and the areas of intense poverty neighbouring the makes the regeneration even more urgent. This means that a considered approach to the masterplan, ensuring that it gives rise to a solution that takes into account all relevant issues in the area. From the analysis of the area, it is clear that it is necessary for the masterplan to bring wealth to Porto, to become a catalyst for change, while connecting the commercial, tourist areas of the site and Gaia. This can be achieved by generating produce, creating an export but most importantly, by developing possible avenues for employment. Following consultation with various residents in Porto, this seems the critical, most urgent,
A heat map showing the footfall within the site highlights the key nodes and squares where people gather, often around key landmarks and points of interest.
A similar heat map but this time showing unimportance of individual roads.
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2.
Concept 2.2
Strategic design principles / Parti Diagrams Site B is part of the Historic centre of Porto which is a UNESCO world heritage protected area. With some of the key buildings attracting so many tourists, there is a clear emphasis on providing tourist provisions in the area and it is in-fact tourism that leads the economy within the site. As well as being a picturesque backdrop, World heritage site. However, the wall also becomes a threshold, shielding the not so developed east side which is a ghost town of
create a local industry lead intervention. By looking at the Gaia side of the river as a precedent; The dark highlighted area is where the Port warehouses and vineyards are located. This industry attracts tourists which bring in additional revenue.
After identifying the key nodes and squares within the site it is evident to see that if you travel from Sao Bento train station to any other major point of interest, there is nothing beyond, which creates a series of dead ends. By introducing a series of new interventions we can create a new link between existing points around the site.
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harbour space at the water front, the existing use of could be repositioned as a days.
This would now create an empty structure that could be used as a new community centre to serve for the dilapidated cathedral community.
By repositioning the existing Bus station it is possible to pedestrianise a Rua Agusto Rossa thus creating a new large public square.
Space left over after moving the bus station creates the ideal place to position a new capable of spilling out onto days creating either a festival or street market
The new pedestrianised area would essentially create a campus that connects the existing university to the new additional educational buildings
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4. 3.
Masterplan
Programme of Spaces
1. New Community Centre 2. Community Gardens 3. Rua Augusto Rosa 4. Educational Campus 5. Flexible Market 6. Bus Station 7. University Campus 8. External workshop space 9. Centre for Agriculture 10. Student Accommodation 11. Live work units 12. Waterfront Commerce 13. Flexible Dock 14. Harbour Baths 15. Bars/Restaurants 16. Pedestrianised Waterfront Page 8
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4.
Areas in Detail 5.1
Hillside Development
Porto is a city of two sides. The ruins of the city walls from the 14th Century divide the waterfront. The western waterfront is a very popular destination for tourists ing food, drink and souvenirs for them. The area east of the wall is a stark conbridge Ponte Luis I acts as a knife, separating areas of development with areas of reduced fortuity. What if that line could be used as a mirror rather than a knife? By looking at the Gaia side of the river as a precedent where the Port warehouses and vineyards are located. desirable area and as a By-product it attracts tourists which bring in additional revenue. The currently unoccupied hillside is replaced with a New Waterfront development. New Live work units allow space for small scale industrial processes for food, arts and craft and small scale businesses. The units destination would encourage businesses that could take advantage of the close proximity to the waterfront to prosper.
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[Precedent] Havelock Walk is home to a diverse community of creative people, who live and work on the cobbled mews at the heart of Forest Hill. The live/work community is an exciting and dynamic atmosphere for artists to work in. The creative energy of the community as a whole extends to each individual, offering recognition, encouragement and support whenever needed. Twice a year the painters, sculptors, photographers, ceramicists, designers and other arty types of Havelock Walk open their studios to the public in a two day exhibisight into the working life of the artists, and afford visitors the personal opportunity to meet each artist together with their work.
ramic tilework. It has become a typical aspect of Portuguese culThere is also a tradition of their production in former Portuguese and Spanish colonies in Latin America and in the Philippines. In Portugal, ordinary houses and even railway stations or subway stations.
pacity by allowing temperature control in homes.
-
tiles and to ensure the new contemporary live work units will be seninto the design.
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4.
Areas in Detail 4.2
Waterfront Development
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baths. The aim is to attract many different users, reaching from the people working in the area, to tourists and the inhabitants of the city - as well as professionals who will be able to use the baths as the setting for events, shows, exhibitions and small trades. A precedent for the new waterfront development was the series of harbour baths in Copenhagen. On hot days, Copenhageners swim with the city’s spires in free view. During the week, many locals pass the pool
beer or listening to music.
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4.
Areas in Detail 4.3
Educational Development
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At the top of the Hillside development is the part of the new Education Sector that concentrates on craft, food technology, agriculture and art. These faculties structure created on the waterfront and produce the types of professionals that would create the desired community within the new hillside development. The new faculty of Arts and Craft, Agriculture and Food production will all sit at the crest of the hillside, overlooking the new Live work units, waterfront development and harbour baths with the Louis ponte bridge providing the perfect backdrop. Three of the new faculty buildings border the Rua overpass now acting as a canopy. The aim is that this courtyard will act as a new mixed use workshop space under the bypass where students will be enultimately promote social gatherings.
[Precedent] Folly for a Flyover saw a disused motorway undercroft transformed into a dynamic performance and screening space. Folly was conceived, built, programmed and run by Assemble, a and architects who explore the reuse of redundant uncovering the potential pleasures that exist on the fringes of everyday life and the built environment. Folly for a Flyover transformed the undercroft of the A12 motorway, on the northern fringe of the 2012 Olympic Park, into an outdoor waterside cinema, cafĂŠ and performance space. Folly brought art and the community together to a forgotten, disused corner of the city, transforming it into a new social space.
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4.
Areas in Detail 4.4
Rua Augusto Rosa Development
A New Transport hub and pedestrianisation of Rua Augusto Rosa will create a link between the new educational faculties, thus creating a campus. It also gives a dynamic street frontage for the new courtyard Market, for craft There will also be a redevelopment of the run down Police Station into a Contemporary exhibition and conferencing complex, as a gateway to the UNESCO WHS. The main precedent we looked at was Strøget in Copenhagen. Strøget was created in1962 when cars were beginning to dominate Copenhagen’s old central streets. It was pedestrianised at the height of ‘the car is king’ style urban planning. The idea was controversial, some people believing that the Danes did not have the mentality for “public life” envisioned by such a street, and many local merchants believed the move would scare away business. However it proved a success, and the area soon boasted more shoppers, cafés, and a renewed street life. Footfall increased 35% in a year.
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Rua Augusto Rosa
Stroget
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5.
Phasing of Scheme 5.1
Construction Phases
Phase 1
Phase 2
Phase 3
Phase 1 During phase one the emphasis is to build the attractors. Developing the waterfront harbour baths will increase footfall to the area which should act as a catalyst for the existing run down waterfront businesses to improve or alter their own facility’s to capitalise on new potential customers. These live work units should encourage a mix of creative arts and crafts businesses taking advantage of the large studio spaces as well as produce orientated businesses that can utilise the roof top allotments and the Phase 2 Phase two will include the construction of the Educational sector. The educational sector will have 4 new and Food production will all sit at the crest of the hillside, overlooking the new waterfront development. A into a collage of performing arts. The existing bus station that opens onto Rua Agusto Rosa will essentially turned around and relocated with the
Phase 3 the run down Police Station into a Contemporary exhibition and conferencing complex. Both of which are situated on Rua Agusto Rosa. Alongside these developments Rua Agusto Rosa can be pedestrianised now the bus station has been relocated. This new pedestrianised avenue completes the link between all of the the new facilities with the building being converted into a community centre that serves community bordering the cathedral.
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5.
Phasing of Scheme 5.2
Demolition
Renovation Demolition
Our scheme is, at the core, an additive scheme. It was a design intention to develop empty or derelict plots that would have little destructive impact on the existing community or infrastruc-
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5.
Phasing of Scheme 5.3
Areas
Retail / Commercial 3510 m2 Education 5462 m2 Housing 6160 m2 1500 m2 Dock Swimming Area 1700 m2 Dock Port 1500 m2
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6.
Appendix 6.1
Policy Context
2006, after the city being named the European Capital of Culture in 2001. Such accolades bring with them a number of responsibilities, as Heritage alone cannot sustain the modern city: As Porto has seen, without conHeritage should be safeguarded, preserved, and cultural properties should be managed using models of sustained development, which, in turn, envisage an integrated relationship between man and environment. In fact, cultural heritage is (or should be) increasingly recognised as a factor regarding: • • • • •
Tourist value and attraction, both nationally and internationally; Social cohesion and inclusion, of solidarity and social rehabilitation; Competitiveness and innovation; Economic growth. This Management Plan aims to meet this challenge. Porto Management Plan, Introduction P10
The statement recognises that Heritage sites are complex entities, tied to numerous social, cultural and economic factors in the city, and cannot be treated in isolation from them. Current UK planning framework advice on conservation carries a similar message; Local planning authorities should set out in their Local Plan a positive strategy for the conservation and enjoyment of the historic environment, including heritage assets most at risk through neglect, decay or other threats. Local planning authorities should take into account: • • • •
ble uses consistent with their conservation;
-
ronment can bring; the desirability of new development making a positive contribution to local character and distinctiveness; and opportunities to draw on the contribution made by the historic environment to the character of a place. UK NPPF document 2012, Chapter 12 - Conserving and enhancing the historic environment, P30
From the initial design stages, these ideas informed the brief for our strategy, which aimed to treat the current issues in Porto’s historic centre holistically: uses consistent with their conservation; The development plan seeks to rehabilitate a number of heritage assets both within and on the fringe of the UNESCO World Heritage Site (WHS). The partially occupied and dilapidated police station is given new use as a contemporary arts, conferencing and exhibition centre. The Batalha Cinema, currently only in use a handful of times throughout the year is redeveloped as a new college of performing arts, allowing re-use of the auditorium for school productions, and the brutalist market hall, with market activity now relocated to the newly pedestrianised Rua Do Porto Do Sol (see below), is exploited as a new community centre, taking advantage of both its distinctive form and familiarity with the locals.
can bring;
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6.
Appendix 6.1
Policy
• Tourist Value and Attraction, both nationally and internationally; At the gateway to the WHS, the Contemporary Arts, Conferencing and Exhibition Centre (CACE) would be a symbol of how a Heritage site can thrive in a modern city, displaying new art and cinema, traditional and contemporary crafts from Porto’s creative industry for both local and international tourists. The new College of Performing Arts housed in the Iconic Batalha Cinema, brings a new aspect to the already • The CACE’s exhibitions would educate the local population about the activity and opportunity in Porto’s city centre, and the college of performing arts gives new directions for education in Porto. • Social cohesion and inclusion, solidarity and social rehabilitation; The new community centre, housed in the brutalist market hall, hopes to address the social problems of aptation of a building used for years by the community, we hope to give some familiar ground on which to provide a forum for the community - to debate, inform and educate on how best to be a part of Por‘ground-up’ regeneration of the area by the community. • Competitiveness and Innovation/Economic Growth; As well as the display of what the creative industry of Porto has to offer, the CACE would act as a networking hub, encouraging mutual collaboration between prominent actors in the city centre, encouraging growth and new industries. The new college of performing arts, with its iconic building and location, would The desirability of new development making a positive contribution to local character and distinctiveness • Tourist Value and Attraction, both nationally and internationally; The redevelopment of the waterfront east of the Luis I bridge brings new amenities and activity to Porto attraction, with the backdrop of Porto’s iconic bridges. A new Marina provides infrastructure for trade, visitor numbers would breath life into the run down shops existing on the promenade, and new retail units along the front give new opportunity for retail and restaurant trade to take advantage of the increased footfall. Porto’s central bus station is turned around, allowing the pedestrianisation of the Rua Augusto line. The new college of performing arts together with Lusofana University and the new college of craft (see below) brings gives the generous pedestrian street the aspect of an active campus in the week, and allows space for street markets, street performers and demonstrations at weekends. • A new community college of craft, food technology and agriculture, for both the young and adult population, aims to re-establish Porto’s traditional crafts and culinary talent, and further creative enterprise in ing schools, the College would tie together existing educational development and bring new use to the area beneath the ring road as an outdoor teaching and communal space for students. • Social cohesion and inclusion, solidarity and social rehabilitation; The new housing development consisting of live-work units would accommodate students from the school and enterprising adults, providing work spaces for craft and small scale industry. This high density, creative restaurants and markets. •
Competitiveness and Innovation/Economic Growth;
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The high density community would provide a model for the redevelopment in Porto; attracting creative tenants through cheap rents of existing housing stock, which traditionally has a work or retail space on the visitors, but more importantly residents and talent to the city centre. Opportunities to draw on the contribution made by the historic environment to the character of a place Porto has a wealth of cultural heritage, our strategy attempts to highlight and revitalise Porto’s craft heritage and expand upon it, utilise the river - historically Porto’s greatest economic asset - and create new buildings and movement based on how we experience Porto already - the combination of compression when walking through its tightly packed historic streets, to expansion at the valley edge, with vast panoramas along the Douro and Porto’s Iconic bridges. References: • •
UK National Planning Policy Framework, March 2012 Historic Centre Of Oporto Management Plan, December 2008
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6.
Appendix 6.2
Sustainibility
‘People are realising how unsustainable is suburban life, particularly with time and energy wasted in long commutes and the house parent wasting yet more time and fuel chauffeuring children to distant schools, shopping malls and sports facilities. They are also missing the vitality, choice and community of the old neighbourhoods.’ Peter Buchanan, The Big Rethink, Architectural Review, June 2013 The overall ambition for sustainability is the development of a high density, mixed-use, self sustaining community. We will achieve this through a high-density live-work housing scheme, providing small scale industry that is interdependent and holistic in nature, utilising existing resources (the river), new retail, new cultural attractors and new educational facilities, with a new public transport hub to encourage public transport, and links to other areas of the city. The UK national planning policy framework sets out 3 dimensions to achieving sustainable development (see NPPF Part 1, Achieving Sustainable Development 7. P2), these and how our scheme aims to incorporate them are as follows Economic Dimensions better access to the main road network and allows the pedestrianisation of Rua Augosta Rosa and Batalha public transport networks whilst giving priority to pedestrian movements (See NPPF Part 4. Promoting sustainable transport, P9-11). New live/work units forgo the need for commuting and together with new retail, marare vastly reduced. Business: New retail, and restaurant and market space provides opportunity for commercial growth. New public space on the waterfront and a generous pedestrianised street allow for temporary markets allowing outlet for the creative industry. Live/work units provide further opportunity for start-up businesses and small scale industry.
encourages community engagement with and capitalisation on the tourist trade. Social Dimensions Community: The Live/work units suit and cater for a mix of students and professionals helping create vibrant, diverse, and integrated communities. A new community centre to provides a forum for the poverty stricken communities around the cathedral to deal with the many social problems found there and facilitate ground-up redevelopment. New Exhibition and conferencing space provides a stage for Porto’s creative industry anised streets, campus gardens and break out spaces that engage within a mix of privet, semi-public and
-
existing spaces or renovating existing properties. The scheme engages with and enlivens the riverfront to create a new place along Porto’s most prominent geographical feature. calls for the refurbishment of a number of existing buildings of interest currently underused and in dilapidated condition. scheme we have provided live/work units and and a combination of temporary and permanent market cultural attractions. Our scheme also provides the opportunity for skills development through new education Page 24
infrastructure. Environmental Dimensions Climate: A staggered, south facing development on the hillside ensures natural daylight penetrates streets and the roof top gardens. The Dense built fabric of the residential scheme and it’s narrow streets, inspired by the precedent of Porto’s old town, allow buildings to provide shade cooling the streets and building fronts to provide pleasant microclimates. Ecology: protection and enhancement of existing biodiversity has been achieved through use of green roofs on the new residential and retail units, as well as extensive landscaping and planting on the newly pedestrianised streets and promenade allowing green corridors through the city. Passive energy system: Within our scheme the residential and education buildings are south facing with no obstacles to deny direct sunlight, this give the opportunity to employ a number of systems to utilise passive solar gains. The aspect is also perfect for utilising the green roofs as spaces to grow food, further enhancing the biodiversity of the city centre. Biomass CHP systems: The new Community college campus and High Density residential development biomass system effectively allows the New Community College to become a central recycling centre, recyRain water harvesting: Residential live/work units and the educational buildings incorporate rainwater harvesting, providing grey water for industrial process and irrigation of rooftop gardens and allotments, the proximity of the river is further utilised to provide a sustainable urban drainage system. thus reducing the embodied energy. The tiles also help keep housing at a controlled temperature. Green roofs allow allotments for residents to grow their own produce helping create a self sustaining community.
Jane Jacobs, The Death and Life of Great American Cities, P267 This statement by Jacobs highlights the idea that no single dimension of sustainability can produce sustain(see NPPF 14. ‘The presumption in favour of sustainable development’) and is addressed in our strategy by different community actors that engage with them. Live/work housing aims to provide further diversity and tween businesses generating adiverse and dynamic neighbourhood. ‘Envisioning and realising a sustainable civilisation is not only the great collective vision of our times, but one shaping a new environment: also new economics and politics, lifestyles and social rituals, culture and underpinning collective myths’ Peter Buchanan, The Big Rethink, Architectural Review, June 2013 References: UK National Planning Policy Framework, March 2012 The Architectural Review, Issue 1396, June 2013 Jacob, J., 2011, The Death And Life Of Great American Cities, New York, Modern Library
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6.
Appendix 6.3
Cost Plan
Income
Total Area Less Circulation Cost (£ / m2) Annual Income Running Totals
Retail / Commercial
3510
£3,159.00
£150.00
£473,850.00
Housing
6160
£5,544.00
£200.00
£1,108,800.00
Education
5462
£4,915.80
£300.00
£1,474,740.00
Industry / Offices
1500
£1,350.00
£750.00
£1,012,500.00
Dock Swimming Area
1700
£1,700.00
£120.00
£204,000.00
Dock Port
1500
£1,350.00
£200.00
£270,000.00
Total Income
£4,543,890.00
Yield (7%)
14.2857
Capital Value
£64,912,649.37
Costs of the Proposal Construction Costs
Total Construction Cost
Retail / Commercial
3000
£10,530,000.00
Housing
1500
£9,240,000.00
Education
2200
£12,016,400.00
Industry / Offices
2000
£3,000,000.00
Dock Swimming Area
1500
£2,550,000.00
Dock Port
1500
£2,250,000.00
Total Construction Costs
£39,586,400.00
Ancillary Costs (5%)
£1,979,320.00
Professional Costs (10%)
£3,958,640.00
Contingency (3%)
£1,187,592.00
Short Term Finances @ 10%
£3,958,640.00
Lettings and Sales Letting Fees (15% of Income) Advertising & Marketing Sale to Investor (2% of Sale) Total Development Cost Return for Risk & Profit (15% of Capital)
£681,583.50 £61,200.00 £1,298,252.99 £13,695,908.49 £9,736,897.41
Total Costs on Completion
£23,432,805.89
Site Value (2.5 Years)
£41,479,843.48
Present Value of £1 in 2.5yrs @ 10% Local Acquisition Costs (2.5%) SITE VALUE TODAY
0.7888 £817,982.51 £31,901,318.02
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6.
Appendix 6.4
Design Strategy
panoramas and the immense presence of the bridges, and the intimate nature of its medieval streets and Broken may be an apt term here - Porto is a city of fragments; like Rowe and Koetter’s model of the post-modern metropolis; a collage-city - some pieces of which function socially and economically (the commercial which do not (the slum communities around the cathedral and along the riverfront east of the Luis I bridge). Rowe and Koetter suggested these individual fragments could be treated independently, as self centred enclaves in competition with each other, this competition being the driving force behind development. This model works in producing successful urban fragments but fails to address the complex relationships beresult is Porto’s existing situation; a established (but static) commercial and tourist trade based around its historic heritage and World Heritage status (‘the City as Museum’), but entirely isolated from either the neglected local communities or the more dynamic creative clusters in the city. Our Strategy operates on the relationships between these fragments. By providing live-work models for the community that would allow space for creative industry; providing new education facilities to give local people the skills to develop such creative industry; linking commercial zones with neighbourhoods through generous public spaces and pedestrian routes capable of holding temporary markets as commercial outlets for this creative industry, and it aims to reunite the fragments and create a more holistic, dynamic city; ‘To understand cities, we have to deal outright with combinations or mixtures of uses, not separate uses, as the essential phenomena’ Jane Jacobs, The Death and Life of Great American Cities, P188
to change. In connecting Porto’s existing mix of uses, our plan also seeks to create new frameworks for the development of new uses to ensure such diversity in Porto; New waterfront development brings new life to more. This alongside traditional retail, restaurant and market commerce, business and industry all occurring in a dense area of activity spreading along the front. New education facilities link with existing University buildings around newly pedestrianised spaces, that now act simultaneously a campus, retail and arts centre further adding to the diversity and interconnectivity of spaces in the city. ‘In spite of much experiment, planned and unplanned, there exists no substitute for lively streets’ Jane Jacobs, The Death and Life of Great American Cities, P156 Streets facilitate movement in the city, and are thus a primary aid to interconnectivity. Jacobs was amongst the traditional street, which was primarily a social space, to the car. Despite Porto’s topography and narrow medieval streets, the car still rules the pedestrian. Unless there is a step, there is usually a car, most of of Jacobs’, in his book Cities for People, argues that if the provision for cars and parking on streets should is street as a social space. This was the driving force behind the pedestrianisation of Rua Augosta Rosa and this new pedestrian infrastructure seeks to draw people down to new commercial and cultural attractors the historic city wall. Gehl similar to Jacobs, also describes the numerous factors in the importance of the
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street in social cohesion, as a place to meet, wander or loiter, and new landscaping and street furniture should seeks to ensure these experiences as pleasant and beautiful. Gehl’s emphasis on place however seems commercially driven, using the beauty and activity of the city streets to attract visitors and residents, Jacobs instead advocates self governance of the street by the community it serves, as an essential ingredient in creating a diverse streetscape. Our Strategy borrows from both approaches, at the riverfront the Harbour baths deliberately creates a distinctive commercial attraction, as a draw for the busy tourist activity currently only taking place on the other side of the bridge. Urban beach and Promenade however rary markets, river festivals or simply sunbathing. Similarly, the large Contemporary Art, Conferencing and
‘First we shape the cities - then they shape us’ Jan Gehl, Cities For People, P9
References: • • • • •
Rowe, C. & Koetter, F., 1983, Collage City, Cambridge, MIT Press Shane, D.G., 2005, Recombinant Urbanism, Wiley-Academy Jacobs, J., 2011, The Death And Life Of Great American Cities, New York, Modern Library Gehl, J., 2010, Cities for People, Washington, Island Press Hall, P., 2002, Cities Of Tomorrow, 3rd Edition, Oxford, Blackwell Publishing
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