West Oxford Redevelopment

URBAN DESIGN STUDIO I (P32072) G RO U P D W E S T OX F O R D R E D E V E L O P M E N T R A K E S H M U T H A H , S A R J U PAT E L , A L E C PA R C E L L , P E T YA T S O KO VA , S T E F A N I A I O A N A S TA N & WA I W O N G

1.0 CONTENTS 1.0 CONTENTS

01

2.0 INTRODUCTION

03

3.0

SITE ANALYSIS

04

4.0

VISION & DESIGN OBJECTIVES 4.1 VISION STATEMENT 4.2 DESIGN OBJECTIVES

05

5.0

6.0

DESIGN ACTIONS 5.1 MOVEMENT AND CONNECTIONS 5.2 STREETS AND SPACES 5.3 BLUE AND GREEN NETWORK 5.4 BLOCKS 5.5 BUILDINGS

08

DESIGN REFLECTION

16

6.1 SOLAR STUDIES 6.2 STREET MORPHOLOGY 6.3 DESIGN PRECEDENTS

7.0

REFLECTIVE SUMMARY

21

8.0

APPENDIX + REFERENCES

22

Figure 01. Perspective View of West Oxford Masterplan

URBAN DESIGN STUDIO 1 - GROUP D

01

2.0 INTRODUCTION Blue and Green Network

The site in the west area of Oxford has been identified for redevelopment

by Oxford City Council. They have outlined a masterplan proposal for dealing with the demands of the site, including the addition of student accommodation, housing, office space and cultural facilities. This offers an opportunity to explore new designs using the proposal as a guideline for services and functions which should be considered.

The site currently has a variety of uses distributed across it but they are almost all accessible by car. This means that in particularly the Oxpens Road lacks activation. There are key connections to the college and ice rink along the Oxpens Road but wayfinding is poor and walking is not necessary when the area is served by large car parks. The addition of new retail could be supported by the local myriad of residential areas which currently are not served by any particular area.

The river, stream, canal and green spaces all integrate through the site and connect the key spaces. In particular where Worcester Street car park now sits is the site of the old canal turntable which locals would like to see reinstated and would create a key focal node within the scheme.

Also the preservation and addition to the green corridors which run adjacent to the blue network could be strengthened to form a key design consideration.

Key Residential Commercial Educational Industrial

Religious Leisure Mixed Use Train Station le M

t Cas am

tre ill S

ream take St

Ox fo

rd Can

al

Buls

Cas t

Osn

ey

ill S trea

m

Osney St Thomas Allotments

Dit ch

le M

t Cas am tre ill S

River Thames

Osney Stream

Castle Mound

le Cast Mill am Stre

The purpose of this report is to respond to the opportunities and needs of the western edge of Oxford city centre whilst being cognitive of the economic, social, environmental and urban design realities of this location. Steeped in history, Oxford presents the challenge of stringent planning frameworks. The West End Area is no exception to this with the West End Area Action Plan (AAP), which highlights the necessity for a characterful and historic townscape.

W Worcester Co orce lle st ge er College Lak e

le M

Botley Park

Figure 02. Oxford City Ward Boundaries

Oatlands Road Recreation Ground

Osn

ey S trea

m

Drain

Osney Weir Pool

Riv er T ham

Drain

eam Str ke

lsta Bu

es

Mil

l St

rea m

Ice Rink Park

ames

Building Use Key Residential Commercial Educational Industrial Religious Leisure Mixed Use Train Station

ames

River Th

Stream

River Th

Drain

Castle Mill

This design will recognise and comply with the historic heritage of Oxford, whilst simultaneously regenerating and reinvigorating the West End Area and its community.

This report will outline how our strategy and design successfully strikes this balance.

Sheepwash Channel

s

e Tham

HINKSEY PARK

River

Cripley Meadow Allotments

Stream Bulstake

eam ke Str

am Seacourt Stre am or Wytham Stre

Hin

Bulsta

Hogac

Ho g

kse

y St

ream

acr eD

itc h

Figure 03. Existing Figure Ground Map Figure 04. Existing Land Use Map

itch

CITY CENTRE

Land Use

re D

JERICHO & OSNEY

Overview

Ho gac

Design Brief

Ditch acre

South Oxford Adventure Playground

Hog

Figure 05. Existing Blue and Green Network Map

URBAN DESIGN STUDIO 1 - GROUP D

03

3.2 SWOT ANALYSIS Martyrs' Memorial NORTHAMPTON

15 min

Church of St Mary Magdalen

43 MILES

10 min

Bodleian Library Hertford Bridge

Sheldonian Theatre

BICESTER

5.

14 MILES

3.

1.

Saxon Tower of Saint Michael

Train Station

5 min Carfax Tower/ City Centre 2.

University Church of St Mary the Virgin

Castle Prison

7.

BEDFORD

5.

Oxford Castle

4.

6.

29 MILES

Radcliffe Camera

P

1.

SWINDON

Blackwell's Bookstore

Carfax Tower

10 min 1.

6.

10 min

P

54.5 MILES

1.

7.

2.

2.

6.

3.

Ice Rink 5.

3.

P

P

4.

Ice Rink

LONDON

3.

8.

8.

4.

5.

5.

2.

60 MILES

7.

4.

Figure 06. Strenghts Map

Figure 07. Weaknesses Map

Figure 08. Opportunities Map

Figure 09. Threats Map

STRENGTHS

WEAKNESSES

OPPORTUNITIES

THREATS

1. Connectivity 2. Proximity to the CityCentre 3. Proximity to train and coach stations 4. Existing leisure use 5. Waterside location 6. Footfall in Northernmost part of site 7. Topography

1. No landmarks, historic buildings or focal points and therefore lacks character and identity 2. Lack of activity along Oxpens Road Rare activity No activity 3. Lack of public areas and public seating 4. Lack of connectivity to Oxpens Road 5. Lack of signposting 6. Noise pollution 7. Parking, which creates inactive spaces 8. Heavy coach and lorry traffic on oxpens road Listed buildings

1. Proximity to key transport interchanges and growth pole for a new ‘quarter’ 2. Better legibility of the site and connectivity to and across it 3. Extend Oxford’s cycling network (via facilities, shops, making roads safer for people who cycle, etc.)

4. Increase population and density of the area 5. Waterfront development 6. Redevelopment of the car park 7. Redevelopment of college 8. Connectivity via coaches and buses on Oxpens Rd

1. Decreased footfall and lack of commercial viability 2. Risk of flooding 3. Increasing of property value 4. Increase of crime, vandalism & anti-social behaviour 5. Further isolation of the Ice Rink

The Thames waterside location is very attractive to visitors and this can be exploited within our design to increase the land value. Currently the site has no landmark buildings or focal points which are visible from a distance to help draw people in. In turn, the lack of activity on Oxpens Road results in very little footfall. Nevertheless, this road provides a key transportation link to

surrounding ports and airports making it an often frequented area. Moreoever, Oxpens Road boasts an ice rink which provides an activity centre drawing people from all around Oxford.

Additionally, the development of the new Westgate shopping centre will increase activity in the area thus, enhancing the character and potential of the area. Increased pedestrian movement has

led to areas becoming susceptible to crime and vandalism and therefore needs addressing in order to create vibrant spaces people want to use. Overall, analysis suggests that Oxpens Road is very much a diamond in the rough which if nurtured, can provide a vibrant urban lifestyle.

SUMMARY The SWOT analysis addresses the connectivity of the site not only at a local scale, with the Oxpens Road, train station and city centre proximity but also at a national and global scale. This is achieved through the train line to the north and south of England, as well as the river network further south of the city towards the River Thames.

04

URBAN DESIGN STUDIO 1 - GROUP D

4.1VISION STATEMENT

‘to create a cultural hub with a distinctive character and a strong link to central oxford that draws in both visitors and locals alike through a sustainable network of connections and a tessallation of new focal points and dynamic spaces’

Figure 10. Perspective View of a residential street

06

URBAN DESIGN STUDIO 1 - GROUP D

Design Actions Design Actions

Create a dynamic and distinctive neighbourhood

Design Actions

Create perimeter blocks, walkable and well connected streets within West Oxford

D.A.2a Create street activity D.A.2b Create new open public spaces D.A.2c Develop the public realm on Oxpens Road to revitalise the area and create a vibrant place

D.A.3a Encourage a healthy lifestyle D.A.3b Create a sculpture park adjacent to the college D.A.3c Integrate green spaces into design of museum quarter D.A.3d Provide open access to the public to water’s edge in the museum quarter

Design Actions

Enhance and further develop the existing blue and green network amenities

D.A.1a Increase the number of cycle paths D.A.1b Improve the local transport network along Oxpens Road D.A.1c Create new pedestrian routes towards the historic quarter of the City Centre D.A.1d Enhance the pedestrian and vehicular

connection between the railway station and

Oxford West End Area

D.A.4a Create new focal points D.A.4b Create a walkable neighbourhood for ease of movement D.A.4c Activate the edges D.A.4d Create safe neighbourhoods through passive surveillance

Design Actions

Design Objectives Design Objectives

Buildings

Design Objectives

Morphological Layers

Blocks

Facilitate urban life through the creation of a sequence of places where people can work or relax

Design Objectives

Blue and Green Network

Create a connected network of streets and increase permeability

Design Objectives

Morphological Layers Morphological Layers

Streets and Spaces

Morphological Layers

Movement and Connections

Morphological Layers

4.2 VISION AND DESIGN OBJECTIVES

D.A.5a Create a cultural hub D.A.5b Introduce variation in terms of land use, building height and scale to create an exciting townscape

Figure 11. Morphological Layers

URBAN DESIGN STUDIO 1 - GROUP D

07

5.1 DESIGN ACTIONS MOVEMENT AND CONNECTIONS WHY?

HOW?

Despite the proximity of Oxford, there is no connection between the West End Oxford and city centre. The area is hostile and impermeable for vehicles, pedestrians and people on bicycles alike, making it unattractive and deserted.

D.A. 1a

The site is in close vacinity to the train station. Thereby there is a possibility to take advantage of the pedestrian connection between the railway station and West End Oxford.

Enhance the cycle network for a good and safe transit across Oxford.

The bike paths will help in shaping the sustainable local transport.

Raising the bike paths a few inches from Oxpens Road will provide a safer environment to people on bikes and will encourage cycling as a mode of transport in the area.

D.A. 1b Improve the public transportation by creating new bus stops on Oxpens

Road. This will provide a fast and frequent service along certain routes.

D.A. 1c Create new pedestrian routes towards the historic quarter of the City Centre.

D.A. 1d Take advantage of the proximity to the train station and the West Gate

development to bring prople into the site. The pedestrian connection

between the railway station and West End Oxford is enhanced by creating

new routes for internal movement on foot or by bike.

15 min Train Station

10 min 5 min 5 min

10 min

Westgate Shopping Centre

P P

15 min

Figure 12. Existing Movement Patterns Map Key Node Site boundary Railway Pedestrian route

08

Main vehicular route Secondary route Existing bus route Proposed bus route

URBAN DESIGN STUDIO 1 - GROUP D

Figure 13. Proposed Movement Patterns Map Key On-site cycle network Off-site cycle network Cycle parking P Car parking Proposed bus stop

Figure 14. Proposed Street Network Site boundary Existing main route Proposed connections across site

Existing bus route Proposed bus route Proposed bus stop

Figure 15. New Road, Brighton, UK by Landscape Projects & Gehl Architects

5.2 DESIGN ACTIONS STREETS AND SPACES WHY?

HOW?

The Oxford Council’s plan of action for the area highlights the need for more residential developments. However, the aim is not to simply provide a space for locals to live but to create vibrant neighbourhoods and aid the formation of a local community.

D.A. 2a Create street activity by placing local shops and services, in such way that

they will encourage the cultural and economic development of the area.

D.A. 2b The new open spaces will encourage human acitivity along the major

roads that will help in shaping the new cultural hub. The location of these

spaces is influenced by the proposed cluster of other uses of spaces and

the analysis of potential consummers.

D.A. 2c Develop the public realm on Oxpens Road to revitalise the area and

create a vibrant place. Encourage local cafes to open to a major road,

where people can sit.

Figure 16. View of residential area (View A)

Figure 19. Section of Oxpens Road (S1)

C

Figure 17. View of Oxpens Road (View B)

Figure 20. Section of residential street (S2) S1

S2 S3

B A

Figure 21. Section of street off of Beckett Street (S3) Figure 22. Masterplan Figure 18. View of Museum Quarter (View C)

URBAN DESIGN STUDIO 1 - GROUP D

09

M tle Cas

River

am tre ill S

e Tham

WHY?

HOW?

Within West End Oxford, the density of buildings vary. It is important for the new development to form activities along the water’s edge.

a D.A. 3a Intergrating a new leisure centre, a lsnumber e Stre of sports facilities and green u tak B

open spaces in close proximity to residential blocks will encourage a

healthy lifestyle.

s

m

D.A. 3b

Sheepwash Channel

Ox fo

rd Can

al Cas t

W Co orce lle st ge er Lak e

le M

Reducing traffic speed along Oxpens Road is a key objective within the masterplan, so the addition of an island in the road is proposed which makes crossing easier as you only cross one lane at a time. This means that the threshold of the park feels quieter as there is a tree line barrier which will reduce noise from traffic.

Osn This also acts in the opposite direction ey and makes it feel quieter in front of the D ch hotel. This makes for a pleasant entranceitspace and opportunity for restaurant facilities that look out over the park.

ill S trea

m

Kayaking

3c

3d

tle Cas m rea

l St

M il

River Thames

Osney Stream

5.3 DESIGN ACTIONS BLUE AND GREEN NETWORK

le Cast Mill m

a Stre

3b

Sculpture Park

Osn

ey S trea

m

Drain

Osney Weir Pool

es

am

e Str ke

Drain

lsta

Bu

Riv er T ham

Leisure Centre

Mil

Ice Rink

l St

rea m

Stream Castle Mill

es

am River Th

Drain

Bulstake

acr eD

itc

h

Dit ch

y StOpen Space ream

Ho g

cre

Event

Figure 23. Proposed Blue and Green Network Key Open outdoors spaces Sports events and facilities Ho ga

Key

kse

Stream

ream ke St a t s l Bu

am Seacourt Stre ream St m ha yt or W

Hin

Figure 24 (left). Detail Sculpture Park Plan

Scale: 1:500

10

URBAN DESIGN STUDIO 1 - GROUP D

am

River Th

ch re Dit

c Hoga

5.3 DESIGN ACTIONS BLUE AND GREEN NETWORK D.A. 3c We chose to take the plan of the museum quarter to examine the relationship of the water.

The plan is key to showing how we have enhanced the space with the removal of the surface parking of Worcester street car park and restored some of the water to the area which was historically the turntable for the Oxford Canal. The incorporation of water allows for interaction and engagement at a low level and close to the water’s edge as well as on the water with sports such as kayaking and also the use of punting as another form of tourist attraction common in other areas of the city. Ideally situated with a south facing main frontage the museum opens up to the water and a restaurant and café at ground level open out onto the promenade to serve the public. This serves ideally throughout the year as it is also well sheltered from the prevailing northerly winds in winter to ensure it is utilized year round. The proposed tiered seating around the basin could serve as amphitheater seating for a performance taking place on the floating stage in the basin or just for sitting and watching the world go by. We were keen to maintain the existing public houses on this portion of the site and link them together via a new footbridge and extend their respective pub gardens to make better use of the open space surrounding them.

D.A. 3d Develop new strategies for a blue netwrok intended to enhance the environment and urban space by opening the water’s edge in the museum quarter to public.

Figure 25. Detail Museum Quarter Plan

Scale: 1:500

URBAN DESIGN STUDIO 1 - GROUP D

11

5.4 DESIGN ACTIONS BLOCKS WHY?

HOW?

A Pattern Language (Alexander, 1977) highlights that cars offer people incredible freedom and develop their opportunities. But we need to think that they also damage the environment to a degree that affects the quality of social life. People will still own and use the car but for long distance trips. The masterplan addresses the needs of individuals not only at a block division scale but also at a ward scale by incorporating a new museum quater close to the city centre that will strenghten the connection with West End Area of Oxford.

D.A. 4a Create new focal points by incorporating a Sculpture Park, a hotel and

a leisure centre on the major road, Oxpens Road. The new museum

quater will create a series of places.

D.A. 4b Create a walkable neighbourhood for ease of movement and to discourage

the use of cars within the area. All the parking will be kept to a minimum

where posible.

Shared gardens Smaller residential streets

Martyrs' Memorial Church of St Mary Magdalen Saxon Tower of Saint Michael

Train Station

Blackwell's Bookstore

D.A. 4c Activate the edges by encouraging local businesses to arise in the West

Oxford Area.

D.A. 4d Create passive surveillance in residential area where main living spaces

will overlook the street, while rooms less habitable will overlook the

back garden (fig. 30).

Wider main routes

Bodleian Library

Hertford Bridge Sheldonian Theatre Museum of the Radcliffe History of Science Camera University Church of St Mary the Virgin

Oxford Castle

Castle Prison

Carfax Tower

DINING ROOM

LIVING ROOM

Ice Rink

Figure 26. Existing Focal Points

Figure 28. Creating walkable residential blocks

Martyrs' Memorial Church of St Mary Magdalen Train Station

Saxon Tower of Saint Michael

New Museum

Blackwell's Bookstore

Figure 30. Section through a detached house

Bodleian Library

Hertford Bridge Sheldonian Theatre Museum of the Radcliffe History of Science Camera University Church of St Mary the Virgin

Oxford Castle Carfax Tower New Conference Centre

Castle Prison

New Hotel

New Leisure Centre

West Gate

Ice Rink

Figure 27. Proposed Focal Points

12

URBAN DESIGN STUDIO 1 - GROUP D

Figure 29. Map of Active Edges

active edges

Figure 31. Christchurch, New Zealand, redevelopment

5.5 DESIGN ACTIONS BUILDINGS WHY?

HOW?

TOWNSCAPE ANALYSIS

Currently there is no active neighbourhood along Oxpens Road and the objective is to rejuvenate and enhance the character using the surrounding area as the catalyst for development and extend the City Centre west.

D.A. 5a Create a cultural hub that provides a strong sense of identity by

incorporating a museum, a gallery and artists studios that are easily

accessible to the public.

The Concise Townscape (Cullen, 1971) highlights there are certain categories by which examine the relationship between the body and its environment. Applying terms such as “here-there”, “opennes”, “space”, “focal point”, etc. can help us identify different aspects of the visual human experience of a place and point us in the direction of delivering an exciting design proposal.

View A From outside the train station we have created a landmark, the new hotel, on the corner of Beckett Street and Botley Road. This captures your attention and draws you to enter Beckett Street. Over the immediate view of the commercial units on Park End Street you catch the incident view of the St Thomas the Martyr church, an existing landmark.

Your view is deflected around the corner with a slight bend in the street. This curvature mirrors the effect created on Oxpens Road. It creates intrigue as you are uncertain of what lies ahead and the human mind wants to explore these situations.

Museum Figure 35.

View A

View B As you journey south along Oxpens Road, we have introduced a focal point in the form of a grand entrance to the offices and studios. Opening up this corner acts as another wayfinding mechanism for people on not only Oxpens Road but also Osney Lane. The Oxpens Road is 20m wide near the top which creates a sense of space in the forefront of your view. The apartments above the offices create projection out into the street above the pavement below.This draws you along before the curved façade of the new hotel in the centre of our site creates anticipation as the view curves off to the east and out of view.

Artist Studios (on Ground Floor)

View C

Sculpture Park/ Exhibition Space

Figure 36.

View B

College Gallery and Exhibition Space

Figure 32. Location of Cultural Events and Spaces

The hotel in the centre of the site then becomes a grand vista as you approach it. The deflection created by the residential block on the left side of the view then opens up onto the sculpture park. With the leisure centre and ice rink framing the field of view in the distance it creates anticipation of what lies in the thereness.

View D

Figure 37.

View C

The curve of the hotel then creates deflection as you progress into the sculpture park.

As you move around the residential block the sense of openness is created in front of the restaurant. The ice rink becomes a focal point in the there and acts to draw you into the main open space on our site that we have created. The college restaurant not only encloses the open space but also creates privacy and intrigue through the glazed structure which reveals some of what lies in infinity on the other side.

A B C

Figure 33. “Cloud Gate” (2006) by Anish Kapoor, Millenium Park, Chicago, USA

Figure 34. Serpentine Summer House

by Barkow Leibinger, Serpentine Galleries, London, UK

Figure 38.

View D

D

Figure 39 (right).

Location of views

URBAN DESIGN STUDIO 1 - GROUP D

13

5.5 DESIGN ACTIONS BUILDINGS D.A. 5b We have created a land use plan for both the ground and first floor level to illustrate how we have generated perimeter blocks with active frontages. These diagrams also show how the mixed use blocks are integrated with a variety of uses across the different levels.

Different uses on ground floor aims to provide a unique setting. The existence of such places will create a social hub for the community.

Figure 40 (far left). Ground Floor Level Land Use Map Figure 41 (left). First Floor Level Land Use Map Figure 42 (bottom). Site Long Section through Oxpens Road

Scale: NTS Key

14

URBAN DESIGN STUDIO 1 - GROUP D

Residential Retail Commercial Restaurant Hotel Educational

Gallery Museum Artist Studio Leisure Gym Parking

5.5 DESIGN ACTIONS BUILDINGS ECONOMIC FEASIBILITY SUMMARY

STUDIO

61 UNITS

£225,000

1 BED FLAT

175 UNITS

£240,000

2 BED FLAT

315 UNITS

£255,000

3 BED FLAT

193 UNITS

£270,000

3 BED TERRACE

106 UNITS

£350,000

PENTHOUSE

35 UNITS

£450,000

4 BED TOWNHOUSE

10 UNITS

£550,000

4 BED DETACHED

11 UNITS

£700,000

Following the feasibility analysis we can conclude that our scheme achieved the target land value of over £4.5 million. This was achieved with the careful integration of the residential dwellings alongside hotels and retail spaces and twinned with green spaces and waterfront development. Although 50% of the properties are affordable homes only 20% of these properties are available for rent which enabled us to increase the gross development value.

A large proportion of the residential properties on offer have views out over green space which also increases property values. Our detached 4 bedroom homes in the south west corner of the site not only have outdoor green space but also waterfront appeal. Due to the high floor areas achieved in the planning of the blocks the gross floor area of the market properties is over 74,000m2 meaning additional costs were incurred as part of the community infrastructure levy.

Hotels have a high rental cost and a highly obtainable yield which increases the gross development value significantly. We opted to maintain and restore the existing hotel at the east end of Frideswide Square and then add a new one to the corner site next to the new train station entrance. Another site was selected adjacent to the sculpture park as this offers views back across the city from the front facing rooms. The internal courtyard provides a pleasant relaxation zone to the rear south facing rooms.

Our retail frontages on the Oxpens road and on Hythe-Bridge Street will command the highest rents due to their prominent location on high pedestrian flow streets. We have also integrated artist studios and start-up company workshop space at ground floor level in a couple of the blocks which is designed to activate the frontage and provide a service to the community too as these can be opened up as galleries for public exhibitions. As noted from the West End AAP local retail was suggested for the site and can be integrated around the ice rink development.

Other additional costs that we have predicted are nearly £2 million to demolish the existing buildings on the site. Following a phone conversation with a demolition expert the quote we received was for no external works and did not take into account the potential for asbestos to be found and equated to approximately £30/m2. An asbestos survey of all the buildings on the site would be approximately £20,000. Due to the local history and close proximity of the site to Oxford Castle and other listed structures an archaeological survey would be required and from our research would equate to approximately £300,000 for a site of our size.

LAND BID BUDGET £78,996,693 LAND BID BUDGET £/m 2

£490.57

FUTURE USE VALUE £4,906,743

TOTAL

906 UNITS

HOUSING DENSITY (UNITS/Ha)

109.88

URBAN DESIGN STUDIO 1 - GROUP D

15

6.1 SOLAR STUDY: INVESTIGATION 21ST MARCH

21ST JUNE

21ST SEP

21ST DEC SOLAR STUDIES TO UNDERSTAND LIGHT/SHADE TO HELP INFORM DESIGN AND PLACEMENT OF PUBLIC SPACES Through the use of solar study we were able to recognise the importance of opening public spaces up to the south and allowing maximum sunlight into our scheme in order for the space to be populated throughout the day. Orientation of roof terraces and cafes in outdoor areas which receive high levels of sunlight are important to create activity at a range of levels throughout the masterplan. Also as can be seen in our diagram relating to the enclosure of the sculpture park we were conscious to ensure building heights were lower to the south to avoid overshadowing during the winter months when the sun is lowest in the sky. We placed the restaurant adjacent to the college here which is a single storey building as acts as a pavilion to serve the park space.

12PM

9AM

In the museum quarter the orientation of the new museum building was key to maintaining sunlight to the water and the public space surrounding it (figure 44). Without sunlight year round the space would not attract a particularly high number of visitors and the museum would fall into decline.

We left the rest of the site undeveloped only leaving the existing pub because we wanted to create a focal point on the site that would act as a beacon at night as well which is well lit and invites people in. The angular nature of the building was informed by the desire lines across the site formed from the main intersections of the roads which converge at this point.

3PM

Figure 43. Masterplan Solar Study

16

URBAN DESIGN STUDIO 1 - GROUP D

6.1 SOLAR STUDY: MUSEUM QUARTER INVESTIGATION

21ST MARCH 9AM

21ST JUNE 9AM

21ST SEPTEMBER 9AM

21ST DECEMBER 9AM

21ST MARCH 12PM

21ST JUNE 12PM

21ST SEPTEMBER 12PM

21ST DECEMBER 12PM

21ST MARCH 3PM

21ST JUNE 3PM

21ST SEPTEMBER 3PM

21ST DECEMBER 3PM

Figure 44. Museum Quarter Solar Study

URBAN DESIGN STUDIO 1 - GROUP D

17

6.2 STREET MORPHOLOGY STREETSCAPE In response to the feedback received during the design presentation, the necessity of a better defined street hierarchy emerged. Through analysis of the space syntax of the allocated design site, a hierarchy of street typography is established to inform the design decisions concerning this particular morphological layer. The busiest and best connected street on site – Oxpens Road (in red) – needs to accommodate the highest level of footfall and vehicular traffic and thus needs to be wider in comparison to any other streets within the site. According to the Manual for Streets (Department for Transport, 2007) the recommended width for a high street is between 18 and 30m. We propose Oxpens Road to span over 22m between building facades at its widest point (in the area of the pedestrian refuge) and 20m at its narrowest with 10m wide two-way lanes for vehicles and bicycles.

Following the same rationale, the secondary street running in the West section of the site, parallel to Oxpens Road, which is expected to take on some of the traffic on Oxpens Road, as well as provide local residents with access to their homes, is the second widest street on site. It spans over 18m in section between building facades.

CUL-DE-SACS The quietest streets on site (in blue) are expected to be those between the residential blocks – the recommendation for the size of which is a minimum of 12m between building frontages. In our proposal, we envision streets as wide as 14m (between building faces and/or plots where applicable) to simultaneously provide pedestrians with comfortable and sufficient space for walking, accommodate different modes of transport and tackle the possibility of (limited) off-street car parking.

Similar approach was undertaken in the design of the streets in the nearly entirely pedestrianised East section of the site. The design aims to maintain the same distances between the frontages of the buildings in the area in order to provide users with a space of adequate urban design quality that facilitating their movement.

The feedback highlighted the disadvantages of the street layout at the time of the presentation, in particular that of the Western residential streets which lead to the railway tracks. An adequate alternative of this layout would be positioning a number of residential plots at the end of those streets, creating a definite end of the route and a sense of enclosure – e.g. townhouses, the back gardens of which act as a buffer between the railway and the public realm.

While we acknowledge that would create a cul-de-sac type of development, we believe this solution is suitable and viable in this location as advised by Manual for Streets (Department for Transport, 2007), taking into account the site’s topography, the location of the development and its proximity to a number of amenities. In addition, following the previously established (in the presentation) pattern of positioning spaces such as the living room at the front of the houses to overlook the streets, we believe this complies with the principle of passive street surveillance, as well as the Secured by Design recommendations of the Police as outlined in the guidelines on their website (http://www.securedbydesign.com/).

Further to that, a more detailed level of design would allow to utilise techniques such as shared street surface and configuration of street furniture to discourage high levels of traffic within the residential area.

Figure 47. Formation of cul-de-sacs. The image on the left illustrates the residential street layout as per the original proposal, while the image on the right shows the proposed arrangement as a result from the feedback.

Figure 45. SPACE SYNTAX of the proposed street network

18

URBAN DESIGN STUDIO 1 - GROUP D

Figure 46. Building Heights Map 1 storey 2 storey

3 storey 4 storey

Figure 48. Study of the sculpture park and the heights of adjacent buildings

6.3 PRECEDENTS

51.

49.

52.

50.

60.

53.

59.

54.

56.

58.

57.

55.

URBAN DESIGN STUDIO 1 - GROUP D

19

7.0 REFLECTIVE SUMMARY

Through our masterplan to rejuvenate the Oxpens area of west Oxford we aimed to create a cultural hub that highlighted new focal points across the site.These landmarks act as way markers to guide people between the two key existing magnets that sit on either side of our site; the train station and Westgate shopping centre development. Therefore along this connecting spine, Oxpens Road, we created activity at multiple levels to ensure that vehicular movement did not dominate the area. We created a walkable network of streets and public spaces in order to do this.

We used mixed use developments throughout our site to manage the variation of functions and ensure that the scheme maintains activity at all times of the day. We achieved this by using office and studio functions in conjunction with retail, restaurants and residential which overlook the streets and public spaces to incorporate passive surveillance throughout the day.

Residential blocks adjacent to the railway line were criticised as creating dead ends between them.We made the decision to turn them into cul-de-sacs by adding housing that backed onto the railway and creating safe home zones through this.

Conducting a solar study to ensure that our open spaces were not always overshadowed by the buildings throughout the year was important to appreciate the variation in building heights.

We also developed differentiation of street hierarchy throughout the scheme to create variation in street widths and make areas more inviting to walk and activate the public realm that people experience by using wider pavements and the creation of outdoor seating.

Figure 61. Perspective View of Oxpens Road

URBAN DESIGN STUDIO 1 - GROUP D

21

8.0 APPENDIX A 1:1250 MASTERPLAN 1:500 SITE SECTIONS 1:200 LONG SITE SECTIONS

22

URBAN DESIGN STUDIO 1 - GROUP D

Spreadsheet

Modelling A

B

1

Site Number: 0001

2

Site Address: West End Oxford

C

D

F

G

H

I

J

L

M

Author: Professor Stephen Walker ©

3

NEW HOUSING DEVELOPMENT MIX

4

Market Homes for Sale

5 6 7 8 9 10 11 12 13 18

Studio 1 Bed Flat 2 Bed Flat 3 Bed Flat Penthouse 3 Bed Terrace 4 Bed Detached 4 Bed Townhouse

19

Total Market [Numbers]

20

% of Total Scheme

Gross Floor

Building Costs

Affordable Homes for Sale [e.g. HomeBuy]

23 24 25 26 27 28 29 30 31 36

Studio 1 Bed Flat 2 Bed Flat 3 Bed Flat 3 Bed Terrace

37

Total Affordable Homes for Sale [Numbers]

38

% of Total Scheme

41

Affordable or Social Homes for Rent

42 43 44 45 46 47

Studio 1 Bed Flat 2 Bed Flat 3 Bed Flat

Total Affordable Homes for Rent [Numbers]

57

% of Total Scheme

£/unit

Costs [£]

/unit [£]

Value [£]

1409.0 1409.0 1409.0 1409.0 1409.0 1200.0 1320.0 1200.0

£77,495 £91,585 £105,675 £140,900 £147,945 £180,000 £316,800 £240,000 £0 £0

£2,402,345 £9,158,500 £14,266,125 £12,399,200 £5,178,075 £7,200,000 £3,484,800 £2,400,000 £0 £0

£225,000 £240,000 £255,000 £270,000 £450,000 £350,000 £700,000 £550,000

£6,975,000 £24,000,000 £34,425,000 £23,760,000 £15,750,000 £14,000,000 £7,700,000 £5,500,000 £0 £0

450 49.67%

1

Sub-Total

Market Homes for Rent Market Rent Type A Market Rent Type B Market Rent Type C Market Rent Type D Market Rent Type E

65

Total Market Homes for Rent [Numbers]

Sub-Total

Building Costs

Total

m²/unit

£/m²

£/unit

Costs [£]

/unit [£]

Value [£]

55 65 75 100 150.000

1409.0 1409.0 1409.0 1409.0 1200.0

£77,495 £91,585 £105,675 £140,900 £180,000 £0 £0 £0 £0 £0

£1,162,425 £4,396,080 £15,851,250 £10,567,500 £11,880,000 £0 £0 £0 £0 £0

£157,500 £168,000 £178,500 £189,000 £245,000

£2,362,500 £8,064,000 £26,775,000 £14,175,000 £16,170,000 £0 £0 £0 £0 £0

354

1

Sub-Total

£43,857,255

Sub-Total

32595.00 Gross Floor m²/unit

Total

Weekly

Rents/m²

Initial Yield

Annual

Gross Development

Nos units

£/m²

£/unit

Costs [£]

Rent(£)

[£]

%pa

Rent Flow [£]

Value [£]

15 27 30 30

55 65 75 100

1409.0 1409.0 1409.0 1409.0

£77,495 £91,585 £105,675 £140,900 £0 £0

£1,162,425 £2,472,795 £3,170,250 £4,227,000 £0 £0

£153.00 £177.00 £218.00 £226.00

133.5 130.7 139.5 108.5 0.0 0.0

7.00 7.00 7.00 7.00

110160.00 229392.00 313920.00 325440.00 0.00 0.00

£1,573,714 £3,277,029 £4,484,571 £4,649,143 £0 £0

£0 £0 £0 £0

£0 £0 £0 £0

0.00 0.00 0.00 0.00

£0 £0 £0 £0

Building Costs

102 11.26%

1

Nos units

Sub-Total

0.0 0.0 0.0 0.0

£11,032,470

£/m²

81870.00

10172 4860 3600 3554 200 1426 200 4145 457

81

Total Business Uses

28614

82

Overall Totals

Space (m²)

Space (m²)

£

Costs [£]

Hotel 1 Hotel 2 Offices Retail Gallery Museum Gym Sports Centre Restaurant

10172 4860 3600 3554 200 1426 200 4145 457

9154.80 4374.00 3168.00 3020.90 180.00 1283.40 170.00 3523.25 388.45

£1,906.00 £1,906.00 £1,749.00 £1,014.00 £3,229.00 £1,612.00 £1,975.00 £2,378.00 £1,014.00

£19,387,832 £9,263,160 £6,296,400 £3,603,756 £645,800 £2,298,712 £395,000 £9,856,810 £463,398 £0 £0

81

Total Business Uses

82

Overall Totals

25263

Sub-Total

Specify %.>>>

10.0

£12,014,710

£192,885,571

Specify %.>>>

5.0

£8,997,430

Specify %.>>>

10.0

£16,358,964

Plus % Minus %

1.00

RESULT

92

Type as lump-sum >>>>>>>

Specify other…

£Rate/m²

Total Payable

£100.00

£0 £7,404,000

97 Community Infrastructure Levy [£] Offices

£20.00

98 Community Infrastructure Levy [£] Retail 99 Community Infrastructure Levy [£] Industral/Warehousing

£100.00

Professional environment

£372,640

Legal fees [%] (sales of units)

1.75

£518,000 £0

Selling Agents' fees [%] (housing) Selling Agents' fees [%] (business)

1.00

£174,663

Estate Agents Fees

0.00

104

Stamp Duty Land Tax [%]

Stamp Duty Land Tax

1.00

105 Land

Bank Intro Fee

2.00%

Obligations, Contributions & Other Levies

1.00

Bank Exit Fee

2.00%

Legal Fees on Sales

0.00

NHBC Fees & Bank Fees

1.00

106 Total Site Area (m²)

161,029

107 Total Site Area for Housing (m²)

82,450

108 Housing Density

109.88 Housing: Market Sector [% of Gross Development Value] 12.0

Housing: AH Sector [% of Gross Development Value]

5.660

30.0

30.0

Commercial Sector [% of Gross Development Value]

16.670

113 114 Local Cost Adjustment

1.00

Housing: Market Sector [% on All Costs]

20.00

Housing: AH Sector [% on All Costs]

6.000

Commercial Sector [% on All Costs]

115 117

House Price Change

0

1.00

118

Build Cost Change

0

1.00

Marketing/Advertising fees [%]

LAND + FINANCE + FEES Finance (interests on loans) LAND + FEES Legal Fees Stamp Duty Land Tax

£219,562,812

LAND BID BUDGET[£ lump sum] Land bid budget [£/m²]

127 128 EXTRA WORKS 129 Extra Works 130 Professional Fees

£0

131 Finance (interest on loans)

135 Marketing/Advertising 136 Selling Agents' fees [for housing]

Future Use Value

£0

138 Planning Fees 139 NHBC Fees

£770,100 £7,655,641 £695,655

146 Planning Obligations 147 Community Infrastructure Levy 148 Affordable Housing Contribution in Lieu

£0

Offices

0.88

Minus %

149 Other Contributions

£0

1.00

RESULT

0

£0

£5,000.0

£8,294,640

150 Finance [interest on loans]

£718.1

£622,098

151 TOTAL OBLIGATIONS & CONTRIBUTIONS

£8,916,738

153 TOTAL SCHEME COSTS [including profit, excluding land]

Interest rate (%pa)

7.5

7.5

Finance Charge Weighting

155 GROSS DEVELOPMENT VALUE

£406,526,529

156 All Market Housing For Sale GDV

£132,110,000

157 All Market Housing For Rent GDV

£0

Building Costs Professional Fees

0.50 0.75

158 Affordable Housing [For Sale[Shared Equity] GDV

£67,546,500

<<< either

Marketing/Advertising Fees

1.00

159 All Affordable For Rent [GDV]

£13,984,457

<<< or

Planning/survey Fees

1

1.00

160 All Commercial Development Value

1.00

161

104

Stamp Duty Land Tax [%]

Stamp Duty Land Tax

1.00

162

105 Land

Bank Intro Fee

2.00%

Obligations, Contributions & Other Levies

1.00

2.00%

Legal Fees on Sales

0.00

NHBC Fees & Bank Fees

1.00

Bank Monitoring Fee

109.88

£10,674,265

£25,000.00

PROFIT RATE

110 Project duration

Housing: Market Sector [% of Gross Development Value]

16.670

111 Total development period (months)

12.0

12.0

Housing: AH Sector [% of Gross Development Value]

5.660

112 Total building period (months)

30.0

30.0

Commercial Sector [% of Gross Development Value]

16.670

Housing: Market Sector [% on All Costs]

113 114 Local Cost Adjustment

1.00

Conversion Table

Housing: AH Sector [% on All Costs]

Acres

1 Hectare

20.00

1 Acre

6.000

Commercial Sector [% on All Costs]

115

Build Cost Change

0 0

1 sq metre

CAPITAL PROFITS

1.00

1 sq foot £58,791,414

1.00

--------------------------------------------------------------------------------------------------------------------BUILDING COSTS & EXTERNAL WORKS Building Costs including Contingencies External Works Professional Fees SUB-TOTAL BUILDING COSTS & EXTERNAL WORKS Finance (interests on loans)

126 TOTAL BUILDING COSTS & EXTERNAL WORKS 128 EXTRA WORKS 129 Extra Works 130 Professional Fees

LAND + FINANCE + FEES Finance (interests on loans) LAND + FEES Legal Fees Stamp Duty Land Tax

£219,562,812

LAND BID BUDGET[£ lump sum] Land bid budget [£/m²]

131 Finance (interest on loans) 132 TOTAL EXTRA WORKS 133 134 FEES for MARKETING, PLANNING & LETTINGS

£1,820,000 £0 £270,512 £2,090,512

166

£98,083,214 £6,843,015 £91,240,199 £1,569,242 £10,674,265 >>>>>>>>>>>>

£78,996,693 £490.57

Existing Use Value of Development Site [Lump Sum]

<<<< Insert Value

LAND BID /HECTARE [£] Future Use Value

£4,905,743

Existing Use Value

£0

Uplift Multiplier

0.00

168 169 170 171

0.404686

172 173 174 175 176

10.763910 0.092903

£

Land Bid Budget £78,996,693 Building Costs, External Works & Extra Works £190,766,032 All Professional Fees & SDLTax £40,984,914 Planning Obligations & Other Contributions £8,294,640 Interest Charges on Loans £28,692,836 Capital Profits £58,791,414 Gross Development Value (GDV) £406,526,529 Capital Profits as a % on All Scheme Costs 16.91%

177 178

£101.3 £500.6

£3,000.0

% of GDV

Average £/unit

Average £/m²

19.43 46.93 10.08 2.04 7.06 14.46 100.00

£87,193 £210,559 £45,237 £9,155 £31,670 £64,891 £448,705

£964.9 £2,330.1 £500.6 £101.3 £350.5 £718.1 £4,965.5

£2,000.0

£2,330.1

Capital Profits Interest Charges on Loans Planning Obligations & Other Contributions All Professional Fees & SDLTax Building Costs, External Works & Extra Works

£1,000.0 £964.9 £0.0

1

Copyright: Professor Stephen Walker

LAND COSTS [Gross] £172,587,068 £16,358,964 £10,355,224 £199,301,256 £20,261,556

127

165

Hectares

sq metres House Price Change

118

2.47105

sq feet

20.005

116 Modelling Options 117

164

£350.5

£192,885,571

FINANCIAL SUMMARY

163

167

109

£4,000.0

£308,443,314

154

0.00

82,450

0.00

£19,081,839

Plus %

Estate Agents Fees

108 Housing Density

£0

Uplift Multiplier

£6,000.0

£7,114,214

Land Acquisition Legal Fees

107 Total Site Area for Housing (m²)

£4,905,743

Existing Use Value

SCHEME SUMMARY: Average Cost Components [£/m²]

£174,663

£770,100

Bank Exit Fee

<<<< Insert Value

£675,000 £1,996,565

137 Selling Agents' fees [business]

£174,663

161,029

£78,996,693 £490.57

134 FEES for MARKETING, PLANNING & LETTINGS

Planning Fees [£]

106 Total Site Area (m²)

>>>>>>>>>>>>

£2,090,512

1.00

8

£675,000

0.092903

£98,083,214 £6,843,015 £91,240,199 £1,569,242 £10,674,265

133

Industrial

Financial Environment

Marketing/Advertising lump sum [£]

£0.0

10.763910

LAND BID /HECTARE [£]

£270,512

132 TOTAL EXTRA WORKS

NHBC Fees

£Rate/Unit

102 AH Financial Contribution in Lieu [£]

1 sq foot

Existing Use Value of Development Site [Lump Sum]

£1,820,000 £0

103

101

1 sq metre

145 PLANNING OBLIGATIONS & OTHER CONTRIBUTIONS

Professional environment

£0

sq feet

20.005

LAND COSTS [Gross] £172,587,068 £16,358,964 £10,355,224 £199,301,256 £20,261,556

152

100 Community Infrastructure Levy [£] Others [combined]

0.404686

--------------------------------------------------------------------------------------------------------------------Building Costs including Contingencies External Works Professional Fees SUB-TOTAL BUILDING COSTS & EXTERNAL WORKS Finance (interests on loans)

NUMBER

93

1.75

1 Acre

£58,791,414

BUILDING COSTS & EXTERNAL WORKS

126 TOTAL BUILDING COSTS & EXTERNAL WORKS

Gross Development

2.47105 Hectares

CAPITAL PROFITS

0.85

Specify other…

1.75

Acres

1 Hectare

144

Housing

Legal fees [%] (sales of units)

Conversion Table

sq metres

CALCULATOR

Type as lump-sum >>>>>>>

Selling Agents' fees [%] (housing) Selling Agents' fees [%] (business)

1.00

116 Modelling Options

142 Finance (interests on loans)

Type as lump-sum >>>>>>>

Legal fees [%] (site acquisition)

16.670

12.0

112 Total building period (months)

141 Sales' Legal Fees

92

£372,640

£25,000.00

111 Total development period (months)

£406,526,529

91

£518,000 £0

£10,674,265

Bank Monitoring Fee

110 Project duration

140 Bank Intro and Exit Fees plus Monitoring Fee

£300,000

£20.00

£675,000

PROFIT RATE

£192,885,571

Retail

£100.00

Planning/survey Fees

Planning Fees [£]

£12,014,710

Type as lump-sum >>>>>>>

£100.00

1.00

<<< or

103

Value [£]

Efficiency Ratio

98 Community Infrastructure Levy [£] Retail 99 Community Infrastructure Levy [£] Industral/Warehousing

0.50 0.75

Marketing/Advertising Fees Land Acquisition Legal Fees

£106,806,000 £51,030,000 £9,108,000 £15,104,500 £257,143 £1,833,429 £364,286 £7,549,821 £832,393 £0 £0

£1,820,000

97 Community Infrastructure Levy [£] Offices

Building Costs Professional Fees

£770,100

6408360 3061800 728640 1057315 18000 128340 25500 528487.5 58267.5 0 0

90 Archaelogical Study

96 Community Infrastructure Levy [£] on Market Homes only

7.5

<<< either

1

Marketing/Advertising lump sum [£]

£0.0

109

£16,358,964

Professional fees [%] (architects...)

7.5

Finance Charge Weighting

NHBC Fees

Rental Flow [£]

£20,000

£0 £7,404,000

Interest rate (%pa)

8 1.75

£0

102 AH Financial Contribution in Lieu [£]

%pa

Type as lump-sum >>>>>>>

95 Planning Obligation Contribution [£] [Combined]

Financial Environment

Professional fees [%] (architects...)

Legal fees [%] (site acquisition)

£Rate/Unit

101

6.00 6.00 8.00 7.00 7.00 7.00 7.00 7.00 7.00

89 Asbestos Survey

Total Payable

0

Marketing/Advertising fees [%]

[£]

£1,500,000

£Rate/m²

CALCULATOR

£0

£700.00 £700.00 £230.00 £350.00 £100.00 £100.00 £150.00 £150.00 £150.00

Type as lump-sum >>>>>>>

94 Planning Obligations and Other Contributions

Gross Development

£406,526,529

Housing

Annual

88 Demolition Costs

120 121 122 123 124 125

Sub-Total

£52,210,868

Type as lump-sum >>>>>>>

100 Community Infrastructure Levy [£] Others [combined]

86

119

Sub-Total

91

96 Community Infrastructure Levy [£] on Market Homes only

£8,997,430

TOTAL EXTRA WORKS >>>>>>>>>>>>>>>>>>>

25263

NUMBER

143 TOTAL FEES for MARKETING, PLANNING, SALES, etc

87 Abnormal Costs

£106,806,000 £51,030,000 £9,108,000 £15,104,500 £257,143 £1,833,429 £364,286 £7,549,821 £832,393 £0 £0

TOTAL EXTRA WORKS >>>>>>>>>>>>>>>>>>>

95 Planning Obligation Contribution [£] [Combined]

84 85 External Works [unspecified - % sum [e.g. 20% of Build Costs]

Value [£]

6408360 3061800 728640 1057315 18000 128340 25500 528487.5 58267.5 0 0

£163,589,638

94 Planning Obligations and Other Contributions

£0

£163,589,638 5.0

Rental Flow [£]

6.00 6.00 8.00 7.00 7.00 7.00 7.00 7.00 7.00

0.88

Initial Yield

Sub-Total

%pa

£700.00 £700.00 £230.00 £350.00 £100.00 £100.00 £150.00 £150.00 £150.00

93

£213,640,957

£52,210,868

Total

Offices

119

Business Uses

[£]

£19,387,832 £9,263,160 £6,296,400 £3,603,756 £645,800 £2,298,712 £395,000 £9,856,810 £463,398 £0 £0

£300,000

120 121 122 123 124 125

70 71 72 73 74 75 76 77 78 79 80

Annual

Costs [£]

£1,906.00 £1,906.00 £1,749.00 £1,014.00 £3,229.00 £1,612.00 £1,975.00 £2,378.00 £1,014.00

Type as lump-sum >>>>>>>

£0 £0 £0 £0 £0

69

Initial Yield

£

9154.80 4374.00 3168.00 3020.90 180.00 1283.40 170.00 3523.25 388.45

90 Archaelogical Study

Value [£]

Total

Rents/m²

Space (m²)

1.00

0 0 0 0 0

Net Floor

Costs/m²

Net Floor

£213,640,957

0.85

Rent Flow [£]

Gross Floor

£0

£0

Industrial

%pa

BUSINESS DEVELOPMENT MIX

Sub-Total

Retail

[£]

68

£0

£111,378,770

Efficiency Ratio

Rent(£)

Rents/m²

£0 £0 £0 £0 £0

£20,000

£0 £0 £0 £0 £0

Costs/m²

Value [£]

0 0 0 0 0

£1,820,000

Costs [£]

£0

Rent Flow [£]

£1,500,000

£0 £0 £0 £0 £0

Sub-Total

81870.00

%pa

0.0 0.0 0.0 0.0 0.0

Type as lump-sum >>>>>>>

£/unit

£0

0

906

[£]

Type as lump-sum >>>>>>>

£13,984,457

£111,378,770

0.00%

Rent(£)

89 Asbestos Survey

Gross Development

% of Total Scheme

£0 £0 £0 £0 £0

88 Demolition Costs

Annual

Overall Total New Homes

Specify %.>>>

Space (m²)

Hotel 1 Hotel 2 Offices Retail Gallery Museum Gym Sports Centre Restaurant

£978,912

67

83 Preliminaries or Contingencies [e.g. 5%]

Gross Floor

Business Uses

70 71 The 72 73 74 75 76 77 78 79 80

Sub-Total

66

28614

BUSINESS DEVELOPMENT MIX

69

Initial Yield

Sub-Total 0

906

68

Rents/m²

0 0.00%

Overall Total New Homes

Weekly

0.0 0.0 0.0 0.0 0.0

Costs [£]

£0 £0 £0 £0 £0

Sub-Total

% of Total Scheme

67

Total

Building Costs

£/unit

8.0 APPENDIX B - FINANCIAL FEASIBILITY SPREADSHEET

0

66

Land Bid Budget

£/m²

87 Abnormal Costs

7830.00 m²/unit

Total Market Homes for Rent [Numbers]

m²/unit

86

£67,546,500

39.07%

65

Nos units

85 External Works [unspecified - % sum [e.g. 20% of Build Costs]

Gross Development

15 48 150 75 66

Market Rent Type A Market Rent Type B Market Rent Type C Market Rent Type D Market Rent Type E

84

£132,110,000

Sale Price

Market Homes for Rent

60 61 62 63 64

83 Preliminaries or Contingencies [e.g. 5%]

41445.00

Gross Floor

60 61 62 63 64

£56,489,045

Nos units

58 59

Gross Development

£/m²

55 65 75 100 105.000 150.000 240.000 200.000

48 49 50 55 56

Sale Price

m²/unit

31 100 135 88 35 40 11 10

Gross Floor

22

Total

Nos units

21

40

E

RESIDUAL LAND VALUATION MODEL

59

23

URBAN DESIGN STUDIO 1 - GROUP D

23

8.0 REFERENCES LIST OF ILLUSTRATIONS

LITERATURE

Figure 15. “New Road, Brighton, UK (...)”. Gehl Architects. (2007). Untitled. Available at: http://www.landezine.com/wpcontent/uploads/2011/04/05-NewRoad-Landscape-project-gehl-architects.jpg (Accessed: 23 OCT 2016)

Alexander, C., Silverstein, M., Ishikawa, S. (1977) A Pattern Language: Towns, Buildings, Construction. New York: Oxford University Press

Figure 31. “Christchurch, New Zealand (...)” SNPA. (2012). Campus Vibe. Available at: http://www.dailymail.co.uk/news/ article-2180971/Christchurch--ashes-Convention-centre-stadium-theatre-complex-planned.html (Accessed: 23 OCT 2016)

Barton, H., Grant, M., Guise, R. (2010) Shaping Neighbourhoods: For Local Health and Global Sustainability. London: Routledge.

Figure 33. “Cloud Gate (...)”. Rachel. (2009). Kidney Bean, Millenium Park, Chicago. Available at: http://www.superherolife. com/journal/bean_millenium_park.jpg (Accessed: 23 OCT 2016).

Figure 34. “Serpentine Summer House (...)”. Baan, I. (2016). Summer House Barkow Leibinger Perspective. Available at: http:// assets.inhabitat.com/wp-content/blogs.dir/1/files/2016/06/Summer-House-Barkow-Leibinger-Perspective.jpg (Accessed: 23 OCT 2016) Figure 49. Goula, A. (No Date). Untitled. Available at: http://re-arquitectura.es/wp-content/uploads/2014/07/Remodelaciondel-Passeig-Sant-Joan-Lola-Dom%C3%A8nech-02.jpg (Accessed: 29 OCT 2016) Figure 50. Dresling, J. (2012). Fornyet. Available at: http://multimedia.pol.dk/archive/00684/Cykel_voxpop_i_Vest_684830a. jpg (Accessed: 29 OCT 2016) Figure 51. Van Duivenbode, O. (2015). Stayokay Hostel and Natuurpodium / Personal Architecture. Available at: http://images. adsttc.com/media/images/5689/de9b/e58e/ce2d/3c00/0332/slideshow/02_StayOkay_BergenopZoom_%C2%A9Ossip. jpg?1451875983 (Accessed: 26 OCT 2016) Figure 52. Declerck, S. (2015). Canal Swimmer’s Club / Atelier Bow-Wow + Architectuuratelier Dertien 12. Available at: http:// images.adsttc.com/media/images/5604/28c1/e58e/ce79/a500/0186/large_jpg/023_photo_Stef_Declerck.jpg?1443113144 (Accessed: 26 OCT 2016)

Bently. I, Alcock. A, Murrain. P, McGlynn. S, Smith. G (1985) Responsive Environments: a manual for designers, London: The Architectural Press Cullen, G. (1971) The Concise Townscape. London: The Architectural Press.

Department for Transport (2007) Manual for Streets. London: Thomas Telford Pub. Gehl, J. (2010) Cities for People. Washington, DC: Island Press.

Homes and Communities Agency, Roger Evans Associates (2013). Urban Design Compendium. 2, Delivering Quality Places (2nd edition). London: Homes & Communities.

Jones, P., Boujenko, N., Marshall, S. (2007) Link & Place: A Guide to Street Planning and Design. London: Local Transport Today.

Lllewyn-Davies Planning, English Partnerships, Alan Baxter & Associates, Housing Corporation (2000). Urban Design Compendium. London: English Partnerships.

Oxford City Council (2008) West End Area Action Plan Volume 1 - Main Document. Oxford: Oxford City Council. (Online) Available at: https://www.oxford.gov.uk/download/downloads/id/1435/west_end_aap_volume_1_-_main_document.pdf (Accessed: 01 OCT 2016)

Figure 53. Building.co.uk (2011). Strata SE1, London. Available at: http://www.building.co.uk/Pictures/web/d/b/m/allerton_ bywater-6029%20low%20res.jpg (Accessed: 26 OCT 2016)

Oxford City Council (2008) West End Area Action Plan Volume 2 - Appendices. Oxford: Oxford City Council. (Online) Available at: https://www.oxford.gov.uk/download/downloads/id/1434/west_end_aap_volume_2_-_appendices.pdf (Accessed: 01 OCT 2016)

Figure 54. GH3, Terraplan (2012). Untitled. Available at: http://www.landezine.com/wp-content/uploads/2012/11/gh3scholars-green-park-05.jpg (Accessed: 26 OCT 2016)

Oxford City Council (2013) Oxpens Oxford West End Master Plan SPD. Oxford: Oxford City Council. (Online) Available at: https://www.oxford.gov.uk/download/downloads/id/592/oxpens_masterplan_spd.pdf (Accessed: 01 OCT 2016)

Figure 55. Weiss / Manfredi (No Date). Untitled. Available at: http://www.weissmanfredi.com/media/ files/0270342d23cf1112a3cb7167cf689db1.jpg (Accessed: 26 OCT 2016)

Police Crime Prevention Intiatives Limited (No Date) Secured By Design Interactive Design Guide. (Online) Available at: http://www.securedbydesign.com/industry-advice-and-guides/interactive-design-guide/ (Accessed: 13 OCT 2016)

Figure 56. Turenscape (No Date). Untitled. Available at: http://old.turenscape.com/upload/project/-1-13040G1253217.jpg (Accessed: 26 OCT 2016) Figure 57. Gil, S. (2016). Branksome Hall Athletics & Wellness Centre / MacLennan Jaunkalns Miller Architects. Available at: http://images.adsttc.com/media/images/5729/3019/e58e/cedf/8f00/000f/large_jpg/23_Branksome_Hall_Exterior_04. jpg?1462317067 (Accessed: 26 OCT 2016) Figure 58. Spear Street Development (No Date). Spear Street Capital Is Developing 221 Mathilda, (...). Available at: http:// urbanland.uli.org/wp-content/uploads/sites/5/2015/09/SGJJR_MATHILDAAVE_CAM11a.jpg (Accessed: 26 OCT 2016) Figure 59. Taube, R. (No Date). Prada Beverly Hills. Available at: https://www.mimoa.eu/images/5179_l.jpg (Accessed: 26 OCT 2016) Figure 60. Lex, J. (2014). Wien, 2. Bezirk (The Art of Modern Buildings in Vienna). Available at: https://c2.staticflickr. com/6/5534/12168726394_3672b02f45_b.jpg (Accessed: 26 OCT 2016)

24

URBAN DESIGN STUDIO 1 - GROUP D