URBAN DESIGN STUDIO II & PRACTICE II
P.32077 P.32080
JAMIE STRANG : 11087015
DESIGN REPORT
contents
2
CONTENTS INTRODUCTION
Introduction 3 Studio i 4 SWOT analysis 5-8
MASTER PLAN
Master Plan 9 Design concept 10-16 Place identity 17
BUILT FORM
Block & plot 18 Building types 19 Building types 20 Legibility 21
PUBLIC REALM
Public realm 22 Public squares 23 Solar analysis 24 Planting 25 Planting 26 Features 27 Hard surface 28 Art programme 29 Light strategy 30 Seating strategy 31 Inputs 32 Atmosphere 33
ECONOMICS
Economic feasibility
34
CONCLUSION
Summary 35 Bibliography 36 Appendix 37
jamie strang / 11087015
studio II / p.32077 practice II / p.32080
DESIGN REPORT
introduction
FIG.02 SHOPS ON FRIDESWIDE SQUARE
3
INTRODUCTION
FRIDESWIDE SQUARE & OXFORD TRAIN STATION FIG.01 FRIDESWIDE SQUARE
FIG.03 THE RAILWAY & BECKETT ST CAR PARK
Oxford’s urban morphology has seen the city grow dramatically in the post war era with new neighbourhoods and suburbs emerging along major transport routes to the city’s North, East and South. The West of Oxford has seen no where near this level of development and the area is dominated by poorly defined public spaces, inappropriate land uses and the train line that separates much of the West of Oxford from the city centre. This has resulted in a lifeless place with little activity other than the passing commuters and traffic. The site is of great strategic importance as Botley Road is the only approach into the city from the West while the location of the train station in the area means the West End is the first and last impression the 5 million people that use the railway annually will have of the city. This document describes proposals for the parcel of land that encompasses Oxford train station, Frideswide Square and Beckett Street and is part
jamie strang / 11087015
of a larger master plan for the comprehensive redevelopment of the West End Area as a whole. The current train station is nearing maximum capacity and with the number of commuters predicted to rise the station is in need of either expansion or complete redevelopment. The present station building is hidden from the main approaches from the city by the Said Business School (SBS) and lacks any visual prominence in the area. Visitors and commuters by rail are first introduced to the city with two open spaces, the bus terminus and Frideswide Square, both of which are dominated by vehicles and offer nothing to the public realm. The vision for the site is to create a diverse and vibrant heart to the West End Area master plan that adds to Oxfords existing character.
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DESIGN REPORT
introduction
4
FIG.04 STUDIO I MASTERPLAN
05 05 BOTLEY RD ALLOTMENTS 01
WORCESTER CANAL
THE GATEWAY 02
06
06
03
02
01
REBALANCE THE CITY CENTRE TO THE WEST
02
NEW GATEWAY TO THE WEST OF OXFORD
03
NEW PEDESTRIAN APPROACH TO THE CITY
04
NEW MIXED USE HUB ON THE OXPENS RD SITE
05
STRENGTHEN THE GREEN AND BLUE CORRIDOR
06
IMPROVED STREETSCAPE FOR PEDESTRIANS AND CYCLIST
06 01 OXPENS NORTH 04
06
OXPENS SOUTH N
05
STUDIO I INTRODUCTION
jamie strang / 11087015
In Studio I a master plan for the regeneration of the West End of Oxford was proposed focusing on several key areas. Each area had underpinning characteristics that would provide different development parcels with a unique place identity.
structure and environmental features specific to each site. In addition to these a series of Design Actions were developed that could be applied broadly across the whole development that would provide a unifying character.
These have been influenced by both the urban
The primary objective of the Studio I master plan
was to rebalance the city to the West and take advantage of the benefits associated with the site such as its close proximity to the city centre and the strong transport links. The other Design Actions focused more on how this development would be carried out and the
kind of environment that was envisioned for the area. Strengthening the blue and green character of the area, improving the streetscape for pedestrians and cyclists and encouraging mixed use development will all greatly influence the character of the development. studio II / p.32077 practice II / p.32080
DESIGN REPORT
introduction
5
FIG.05 SWOT - STRENGTHS
FIG.06 SPACE SYNTAX
KEY
PERMEABILITY NODE POINT CONNECTIVITY DEFINED BOUNDARY
N
SWOT ANALYSIS STRENGTHS
jamie strang / 11087015
The adaptation of the existing street pattern to convert Frideswide Sq from a vehicular to a pedestrian focused space was a crucial step in transforming the public realm in the West End. The block pattern meant the area was permeable and well connected with the surrounding areas
(fig.05&06). The exception to this were the areas to the West that were separated due to train line. Efforts were made to alleviate this by introducing pedestrian links through the train station and a bridge at the South of Beckett Street. In addition to these pedestrian improvements
the pedestrianisation of the final approach into Frideswide Sq from Hythe Bridge Street greatly improved the streetscape of the area. The grid pattern around Frideswide Sq meant there were three key nodes around the square that would be suitable for taller building heights that
VIEWS PEDESTRIAN FLOWS
would help with the legibility of the site. The relationship between the Royal Oxford Hotel and Frideswide Sq was greatly improved by removing the road that had been in front of it. This also helped in defining the new square by improving the sense of enclosure. studio II / p.32077 practice II / p.32080
DESIGN REPORT
introduction
FIG.06 SWOT - WEAKNESSES
6
FIG.07 SKETCH - APPROACH FROM BOTLEY ROAD
FIG.08 SKETCH - FRIDESWIDE SQUARE
KEY
POOR PUBLIC SPACE INACTIVE EDGE CONNECTIVITY DEFINED BOUNDARY
N
SWOT ANALYSIS WEAKNESSES
jamie strang / 11087015
Although the square was well defined on its three existing boundaries the proposed station redevelopment had not been as successful. The setback of the upper floor and the buildings lack of height had meant the proposal didn’t enclose the square as had been intended (fig.08). Similarly an issue that had been identified with
the existing station building was that the entrance was hidden from view. The new proposals also suffered from this problem as the main entrance didn’t front onto the main square (fig.06). Some of the public spaces that had been proposed were poorly defined and were products of space
left over rather than planned additions to the public realm (fig.07). The approach from Park End Street had been neglected and there was a danger that with the improvements to Hythe Bridge Street that it would become disused and not support the
VIEWS STREETSCAPE
businesses located on it. In-active edges at the top of Beckett Street failed to address issues identified in the earlier SWOT analysis. It also had the effect of providing poor views from Beckett Street. studio II / p.32077 practice II / p.32080
DESIGN REPORT
introduction
FIG.09 SWOT - OPPORTUNITIES
FIG.10 PROPOSALS FOR DELFT TRAIN STATION
X X
X
KEY
POCKET PARKS INTENSIFICATION BUS TERMINAL PLANTING
N
SWOT ANALYSIS OPPORTUNITITES
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7
Having analysed the proposals from Studio I it was felt that the potential of the site would be maximised by increasing the intensity of development. An additional block to the West of the train station in place of the poorly defined public space could provide additional office space and could be used to improve the streetscape of
Cripley Road (fig.09). While the overall mass of the station building needed to be increased if it was to address the problems identified in the weaknesses, the station on its own could not justify being any larger. By making the station part of a block that
encompasses a range of uses, like the proposals in Delft (fig.10) the building could be of sufficient size and height to properly enclose the public square. The new form could also be used to create a pocket park between the station and the SBS and in conjunction with the space to the East of the
X
VIEWS LANDMARKS
school the main space of Frideswide Sq would benefit from these two intimate spaces and add to the diversity of the public realm. With a number of streets intersecting the square it was thought a combination of planting and landmarks would improve views into the space. studio II / p.32077 practice II / p.32080
DESIGN REPORT
introduction
FIG.11 SWOT - THREATS
8
FIG.12 SHOUWBURGPLEIN, ROTTERDAM
KEY
SPACE DEFINITION POLLUTION CONNECTIVITY STREETSCAPE
N
SWOT ANALYSIS THREATS
jamie strang / 11087015
Concerns of implementing these changes related to the specifics of the proposals rather than the general concept (fig.11). The large open space of Frideswide Sq which is envisioned as an uncluttered space that could host a variety of different events could suffer
from being characterless and under used like Shouwburgplein, Rotterdam (fig.12). Although the negative impact of vehicular through traffic had been greatly reduced by the proposals there was still a concern about the buses that would regularly be passing by the square.
Air and noise pollution pose genuine problems along the Southern edge of Frideswide but any intervention to lessen these threats needs to be sympathetic to the buildings to the Southern boundary. If they were to become segregated from the square by any design interventions it could prove detrimental to the businesses located
at ground level. The relationship between the proposed station building and any pocket park that may be introduced to the West of SBS would need to consider how they relate to each other to maintain passive surveillance. studio II / p.32077 practice II / p.32080
DESIGN REPORT
FIG.13 MASTER PLAN - STUDIO II
Masterplan
9
MASTER PLAN MAJOR DESIGN CHANGES
Major changes to the proposals for the area have centered around the train station and bus terminal (fig.13). Although the cultural and social significance of The Gateway site should not be underestimated it had contributed very little to the financial viability of the proposals. Transport facilities, SBS and Frideswide Sq accounted for the vast majority of the available area for development with only a small amount of office space on Beckett Street providing any income. The significant step of integrating the station into a block that incorporates housing, shops, cafes and offices not only benefits the scheme aesthetically and functionally but also financially.
N
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A redesign of the bus terminal located on Beckett Street has not only increased the capacity of the initial proposal for buses and taxi’s but has also helped with the flow of these vehicles in and out of the site.
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DESIGN REPORT
Masterplan FIG.15 DESIGN VISION
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CAFES/RESTAURANTS
WHAT ? W HY ?
FIG.14 DESIGN ACTIONS & DESIGN RATIONALE
CLOSE PROXIMITY TO THE CITY CENTRE
REBALANCE THE CITY TO THE WEST
IDENTITY AND LEGIBILITY
NEW GATEWAY TO THE WEST OF OXFORD
FIRST/LAST IMPRESSION OF OXFORD
INTENSIFICATION OF LAND-USE
PROVIDE MUCH NEEDED HOUSING
DIVERSE PUBLIC REALM
VIBRANT ENVIRONMENT
IMPROVED STREETSCAPE FOR PEDESTRIANS AND CYCLISTS
ENCOURAGE PEOPLE TO THE A REA TO SUPPORT BUSINESS
FLEXIBLE
FIXED
STAYING PLACES
DIVERSE AND ENGAGING PUBLIC REALM
LARGE ORGANISED EVENTS
PRIORITY TO MAIN MODES OF TRANSPORT
DESIGN CONCEPT MASTERPLAN
jamie strang / 11087015
The reasons behind these DA’s were then studied to form a series of Design Rationales (DR) that
in conjunction with the SWOT analysis would ultimately develop into an overall design concept for The Gateway (fig.14). For the initial scheme the primary focus had been on the train station and priorotising pedestrians in Fridewide Sq. The vision for The Gateway
TEMPORARY STANDS
OPEN PARK
DIVERSE SPACE TYPOLOGY
ATTRACTIONS AND PLACES TO GO
STREET PERFORMANCE
The Design Actions (DA) that had been identified in Studio I were analysed against the specifics of The Gateway site to determine their relevance for the location and any new ones were added.
FOOD
developed through the DR’s and SWOT analysis to focus more on the public space with a view to creating a diverse and vibrant public centre at the heart of the overall West End Area master plan (fig.15). With the West End Area experiencing a
INTIMATE SPACE
downward trend with unoccupied office space and quiet bars and restaurants the proposals are envisioned as having the potential to spark an urban renaissance that not only rejuvenates the West End but adds a new layer to the public city life of Oxford. studio II / p.32077 practice II / p.32080
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Masterplan 11 Studio II MasterplanStudio II MasterplanStudio II MasterplanStudio II MasterplanStudio II Mas
DESIGN REPORT
FIG.15 DESIGN ACTIONS/RATIONALE OVERVIEW
REBALANCE THE CITY TO THE WEST
1
NEW GATEWAY TO THE WEST OF OXFORD
1
2
INTENSIFICATION OF LAND USE
1
2
BENEFIT FROM CLOSE PROXIMITY TO THE CITY CENTRE
ENCOURAGE PEOPLE TO THE AREA TO N SUPPORT BUSINESS 250 500 0
FIRST/LAST IMPRESSION OF OXFORD N 250
N 250 0 ENCOURAGE 500 PEOPLE TO THE AREA TO SUPPORT BUSINESS
SUITABLE LAND USE
MASTERPLAN
jamie strang / 11087015
IDENTITY AND LEGIBILITY FIRST/LAST IMPRESSION OF OXFORD FIRST/LAST IMPRESSION OF OXFORD
VIBRANT ENVIRONMENT
DESIGN ACTIONS
IDENTITY AND LEGIBILITY
VIBRANT ENVIRONMENT 500 0
2
1 3
3
PROVIDE MUCH NEEDED HOUSING IDENTITY AND LEGIBILITY
IMPROVED STREETSCAPE
2 3 2 1
4
BENEFIT FROM CLOSE PROXIMITY TO THE CITY CENTRE PROVIDE MUCH NEEDED HOUSING
3
2
DIVERSE PUBLIC REALM
VIBRANT ENVIRONMENT VIBRANT ENVIRONMENT 500
ENCOURAGE PEOPLE TO THE AREA TO SUPPORT BUSINESS
ENCOURAGE PEOPLE TO THE AREA TO SUPPORT BUSINESS PRIORITY TO MAIN MODES OF TRANSPORT
The Design Rationals were used to explain why each of the Design Actions were important to the overall scheme. Not all the DR’s would apply to each DA so an analysis of their suitability was carried out. Fig.15 shows an overview of this study. studio II / p.32077 practice II / p.32080
DESIGN REPORT
Masterplan
12
WHAT?
FIG.16 PLAN -REBALANCE THE CITY CENTRE TO THE WEST
REBALANCE THE CITY TO THE WEST BENEFIT FROM CLOSE PROXIMITY TO THE CITY CENTRE PROVIDE MUCH NEEDED HOUSING
WHY?
1
ENCOURAGE PEOPLE TO THE AREA TO SUPPORT BUSINESS VIBRANT ENVIRONMENT
2
2 - USE OF BECKETT ST SITE
HOW?
1 - EXPANSION OF OXFORD TRAIN STATION
N
DESIGN ACTIONS REBALANCE THE CITY TO THE WEST
jamie strang / 11087015
There are many benefits to be gained by developing the West End Area. As mentioned previously Oxfords growth has been concentrated in other areas of the city. As this urban sprawl has continued new residential communities have been established further and further from the city centre resulting in new centres in areas such
as Blackbird Leys and Headington emerging to provide local shops and conveniences to support the local population. All of The Gateway site is within a 10 min walk of the city centre and the facilities available there. This is in keeping with recommendations
for walkable neighbourhoods in ‘Shaping Neighbourhoods’. There is high demand for housing in Oxford and the West End Area Action Plan (WEAAP) stipulates the need for 600-800 new dwellings.
By introducing new residents to the area there will be an increase in activity at all times of day which will not only benefit the local businesses but will also make the streets feel safer with an increased pedestrian presence (1 - fig.16).
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DESIGN REPORT
Masterplan
13
WHAT?
FIG.17 PLAN - NEW GATEWAY
NEW GATEWAY TO THE WEST OF OXFORD
WHY?
2 1
IDENTITY AND LEGIBILITY FIRST/LAST IMPRESSION OF OXFORD
2 - TRAIN STATION/FRIDESWIDE SQUAREH RELATIONSHIP
HOW?
1 - APPROACH FROM BOTLEY
N
DESIGN ACTIONS NEW GATEWAY TO THE WEST OF OXFORD
jamie strang / 11087015
The site was nicknamed ‘The Gateway’ because it serves this function in two ways. Botley Road is the only road in this area to cross the railway to the West. The tunnel that runs beneath the tracks before connecting to Park End Street has no relationship with the buildings either side of the tracks and makes for a negative public space.
Through the intervention vehicular and pedestrian experiences are improved by widening the paths and reactivating the inactive edges that currently define the space (1 - fig.17). The axial route between the train station and the city centre has been reinforced to give a strong
sense of place and help with legibility. Rather than being tucked out the way and hidden by SBS the station now fronts onto Frideswide with views out of the square picking out key landmarks such as Nuffield College and The Job Centre (2 fig.17).
Through the improved legibility of the site pedestrians have a greater sense of their surroundings and this adds to the sense of place identity.
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DESIGN REPORT
Masterplan
WHAT?
FIG.18 PLAN - INTENSIFICATION OF LAND USE
INTENSIFICATION OF LAND USE
14
BENEFIT FROM CLOSE PROXIMITY TO THE CITY CENTRE PROVIDE MUCH NEEDED HOUSING VIBRANT ENVIRONMENT
2
WHY?
1
3
ENCOURAGE PEOPLE TO THE AREA TO SUPPORT BUSINESS SUITABLE LAND USE
4
2 - MIXED-USE TRAIN STATION
HOW?
1 - NEW HOUSING
3 - EXPANSION OF ROYAL OXFORD HOTEL 4 - BASEMENT AND MSCP
N
DESIGN ACTIONS INTENSIFICATION OF LAND USE
jamie strang / 11087015
In intensifying the development of this area we avoid missing an opportunity in what would be the largest urban intervention in the modern history of Oxford. The proximity to the city centre makes the site highly desirable and as a result the land prices
high. Current industrial uses like mechanics, office stores and car hire services that are currently in the area are better suited to out of centre locations as they do not rely on passing footfall for trade and more appropriate land uses can be provided in the area (1, 3 & 4 - fig.18).
The mixture of uses will result in a continued public presence throughout the day while the provision of small boutique shops, cafes and restaurants will activate the ground floors of buildings adding to the vibrancy of the area (2 fig.18). studio II / p.32077 practice II / p.32080
DESIGN REPORT
Masterplan
15
WHAT?
FIG.19 PLAN - DIVERSE PUBLIC REALM
DIVERSE PUBLIC REALM
IDENTITY AND LEGIBILITY
2
2 1
WHY?
3
FIRST/LAST IMPRESSION OF OXFORD VIBRANT ENVIRONMENT ENCOURAGE PEOPLE TO THE AREA TO SUPPORT BUSINESS
2 - POCKET SQUARES
HOW?
1 - MULTIFUNCTIONAL PUBLIC SQUARE
3 - TRAIN STATION ATRIUM/CONCOURSE N
DESIGN ACTIONS DIVERSE PUBLIC BACKGROUND
The main indication of the success of a public space is people. If the public realm has been designed so that people are attracted to the area and then encouraged to stay there, the area becomes full of activity and life. A key component to this is to provide a variety
jamie strang / 11087015
of space typologies as this will attract and serve a greater range of people. At the heart of the areas public life is Frideswide Square, a large, mostly undisturbed public space that can host a number of activities from small concerts to street performers (1- fig.19).
Pocket squares located either side of SBS provide respite from the exposure and activity of the main square. These intimate spaces offer the chance to escape, rest and watch the world go by and an experience quite different to the main square (2 fig.19).
While some seasonal events will still take place in Frideswide Square the continuation of the square into the station provides another layer to the areas public realm (3 - fig.19). Through this broad range of spaces the public realm will be a vibrant space all year round. studio II / p.32077 practice II / p.32080
DESIGN REPORT
Masterplan
16
WHAT?
FIG.20 PLAN - IMPROVED STREETSCAPE
IMPROVED STREETSCAPE
IDENTITY AND LEGIBILITY FIRST/LAST IMPRESSION OF OXFORD VIBRANT ENVIRONMENT
2
WHY?
1 3
ENCOURAGE PEOPLE TO THE AREA TO SUPPORT BUSINESS PRIORITY TO MAIN MODES OF TRANSPORT
3
2 - RESTRICTION OF THROUGH TRAFFIC
HOW?
1 - PEDESTRIANISATION OF HYTHE BR ST APPROACH TO FRIDESWIDE SQUARE
3 - TRAFFIC CALMING MEASURES N
DESIGN ACTIONS IMPROVED STREETSCAPE
jamie strang / 11087015
In addition to the public spaces the streetscape forms an integral part of the areas public realm and character. The prominence of the site not only for the area but for the city as a whole has already been highlighted but with such high levels of footfall and the amount of traffic that passes through the site it is imperative to ensure the
safety of pedestrians and cyclists alike. The pedestrianisation of Hythe Bridge Street (1 - fig.20) has already improved conditions for pedestrians walking between the station and the city centre as there are far fewer roads to cross.
Similarly the introduction of the bus lane to the South of the square limits traffic through the square and buses on this route to a slow speed (2 - fig.20). Beckett Street and Park End Street have both been designed according to manual for streets
with tight turning radius’ restricting speeds at corners and staggered roads limiting speeds to approximately 20 mph (3 - fig.20). These strategies have been introduced to ensure the safety of all those that use the space. studio II / p.32077 practice II / p.32080
DESIGN REPORT
masterplan
17
FIG.21 1:500 PLAN
N
PLACE IDENTITY FRIDESWIDE SQUARE & OXFORD STATION
jamie strang / 11087015
The train station and Frideswide Square are the two key elements that make up The Gateway and the remainder of this document will look at this area in greater detail.
decisions and how they relate to the DA’s and DR’s. The report will then study the public realm and how this relates to the defining elements of the built form.
Initially the built form will be analysed, explaining what influences have informed design
For the proposals to be successful and be accepted by the general public it is felt that
the interventions need to create and over time develop a strong place identity that distinguishes The Gateway as an attraction in its own right.
features that will enhance the sensory richness of the area. Through these steps we hope to achieve the design vision set for this prominent site.
A number of steps have been taken to try and achieve this through analysis of Oxford’s urban morphology and by giving great thought to studio II / p.32077 practice II / p.32080
DESIGN REPORT
built form 13M
FIG.22 1:200 SECTIONAL ELEVATION
12.5M
8.5M
FIG.23 URBAN MORPHOLOGY STUDY
6M
6M
6M
6M
18
10M
FIG.24 1:1250 PLAN
PLOT WIDTH 6-10
PLOT WIDTH 10
PLOT WIDTH 8-12
RKET
120-150 X90
75M
GEORGE ST
CORNMA
HIGH ST
60M
120-150 X90
150X60
N
BLOCK & PLOT URBAN MORPHOLOGY
jamie strang / 11087015
CORNER PLOT 10-15
CORNER PLOT 12-20
After making the decision to incorporate the train station into a larger built form a study of Oxford’s morphological characteristics was conducted. The purpose of doing this was to gain an understanding of Oxfords urban structure to influence the design of the new block and in doing so tie our proposals into the city’s urban
grain. Having identified three key streets, High St and Cornmarket St (retail), George St (restaurants), the block sizes, storey heights, corner plot and mid-plot dimensions were recorded for each street (fig.23).
Using this data the findings were applied to the development site and modified according to its limitations. Restricting factors included the railway, SBS and access to its basement parking to the North of the station, which resulted in a block size similar to that found on George St (fig.24).
The building form was broken down into sections that imitate the plot widths and articulates the verticality of the buildings facade which is typical in Oxford (fig.22).
PRODUCED BY AN AUTODESK STUDENT PRODUCT
CORNER PLOT 6-10
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DESIGN REPORT
built form
FIG.25 BUILDING USES - GROUND FLOOR
FIG.26 BUILDING USES - FIRST FLOOR
N
KEY OFFICE EDUCATION RESIDENTIAL CAFE/RESTAURANT
N
BUILDING TYPES LAND USE
The land use of ground and first floors of existing buildings on the site was analysed during Studio I to help determine their suitability for the location and to inform the uses of new buildings that were proposed. Fig.25 shows that the prominent land use at
jamie strang / 11087015
19
ground level between the station and the city is retail and cafe/restaurant. This is due to the high level of footfall that will occur on this route. The areas on Botley Road, Beckett Street and to the North of Hythe Bridge Street feature uses better suited to their location. The block on Beckett Street has been designated as office space due
to its proximity to the railway and the fact that it wraps the multistory car park makes in nonconducive for residential use like the other two sites. In the train station block there are several one and two bedroom apartments that terminate ar
COMMUNITY TRANSPORT RETAIL HOTEL
ground level in the pocket park. The primary use however is offices because not only will they benefit from good transport links and proximity to the city centre but studies have shown that public spaces are particularly successful when located between retail and commercial zones. studio II / p.32077 practice II / p.32080
DESIGN REPORT
built form
FIG.27 BUILDLING USES - TRAIN STATION
BUILDING TYPES LAND USE & FLAT TYPES
KEY OFFICE RESIDENTIAL CAFE/RETAIL
The building use of the train station and bus terminal are more complex than the other blocks on the site given the nature of their use. Retail and transport facilities dominate the ground floor as most visitors will only use this level. A public bridge that crosses Botley Road and the
jamie strang / 11087015
TRANSPORT W.C. BOH
FIG.28 FIRST FLOOR PLAN
FIG.29 THIRD FLOOR PLAN
FIG.30 GROUND FLOOR PLAN
FIG.31 SECOND FLOOR PLAN
tracks links the three public blocks together and connects the Beckett Street site to Cripley Road. The bridge is a key visual focus for the station too as it penetrates the building block and the main atrium space inside the station and towards the station entrance there is a bar area that overlooks Frideswide Square (fig.27).
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The upper levels are comprised of offices and residential properties. The 12 flats consist of 4 one bedroom and 8 2 bedroom apartments which are all accessed off one of two central cores, both of which terminate at ground level (fig.30).
floor that is accessible to all residents (fig.31). An elevated terrace and heavy planting to the rear of the apartments on this floor mark the boundaries of private and shared space.
There is a communal garden area on the second studio II / p.32077 practice II / p.32080
DESIGN REPORT
built form
FIG.32 AXONOMETRIC
FIG.33 VIEW FROM FRIDESWIDE
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FIG.35 VIEW FROM BOTLEY RD
RAILWAY BOTLEY ROAD FIG.36 VIEW FROM PARK END ST
FIG.34 VIEW FROM BECKETT ST
FIG.37 VIEW FROM HYTHE BRIDGE ST
PARK END STREET
FIG.38 SCHEMATIC DIAGRAM
1
LEGIBILITY URBAN MORPHOLOGY
2 While the composition of the facade and the block size have been informed using precedents from Oxford a number of elements have been introduced to improve the scheme in terms of its legibility and townscape principles. The first move was to distort the block to follow
jamie strang / 11087015
3
4
the path of Botley Road (3 - fig.38). Around the node where Botley Road, Park End Street and Botley Road converge, the building heights of the two main blocks have been raised (5 - fig.38) as this will help in regard to the legibility of the area. The train station building has setbacks along the Botley Road face while the entrance
5 off Frideswide Square is also setback. The corner block however has no setbacks (5 - fig.38) enhancing its visual prominence and legibility further (fig.33&34). When approaching the square from Botley Road and from Park End Street the distorted block
6
7
form results in a deflected view from both streets. This helps with the visual interest (fig.35&36). The redesign of the station now encloses the square as initially intended and results in a terminal view when approached from Hythe Bridge Street (fig.37). studio II / p.32077 practice II / p.32080
DESIGN REPORT
public realm
22
FIG.39 TRAFALGAR SQUARE/NELSONS COLUMN
FIG.43 1:200 PLAN
FIG.40 DETROIT - MEMORY CLOUD EXHIBITION
3
2
2
1 FIG.41 MILAN - THE ARCADE
A
B C
FIG.42 PALEY PARK, NY
PUBLIC REALM DIVERSITY OF SPACES
jamie strang / 11087015
N
The Gateway area is designed to be a diverse and vibrant public space that will attract and encourage people to the area. Frideswide Square will form the centre piece of the new cultural and social hub of the West End Area redevelopment.
Featuring street performers, food kiosks and temporary shop installations and stalls the main space has the capacity to host open air cinema events and small scale concerts. The visual interest of the square benefits from a landmark sculpture (A - fig.43) and a water
feature (B - fig.43&fig.39) while an ambitious art and light programme has been implemented in and around the square (fig.40). Two pocket parks either side of SBS and ‘The Grove’ (C - fig.43&fig.42) provide a number of varied intimate spaces that compliment the
activity of the main square. The main station concourse has been opened up so that the public space can flow into the station linking the external and internal spaces (3 fig.43&fig.41). The following section will look at these elements in further detail. studio II / p.32077 practice II / p.32080
Studio II Masterplan
DESIGN REPORT
public realm
FIG.44 PEDESTRIAN MOVEMENT
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FIG.46 1:2500 - PROPOSED PUBLIC SPACES
CITY CENTRE TRAIN STATION
FIG.45 OXFORD PUBLIC REALM
SALTER SQ
ST GILES OXFORD MARKETS FRIDESWIDE SQ
CORNMARKET ST THE CANAL BASIN
THE COLONNADE
ST THOMAS SQ
BONN SQ
OSNEY LANE GREEN
N OXPENS N PARK
PUBLIC SQUARES CITY CONTEXT
jamie strang / 11087015
0It is important to evaluate the 250 potential of
Frideswide Square as a new public space in the wider context of Oxford as a whole. The city already has a number of different public squares, parks and streets offering different attractions and functions. Perhaps the most
500
prominent area is Cornmarket Street and Bonn Square both of which are located in the city’s main retail area. Other spaces of note are the Oxford Markets located of George Street and the covered markets on the High Street (fig.45). What Oxford centre doesn’t have at present is an
open space similar to that at Frideswide Square that can be used for large gatherings and events. The guaranteed footfall associated with the train station combined with its prominent location in the heart of the West End Area makes it an ideal location for such a square (fig.44). Envisioned as part of an overall public space strategy for the
West End Area Frideswide Square will be in a key strategic position as it connects a series of spaces running between the allotments site and the city centre and from South Oxpens site respectively (fig.46).
studio II / p.32077 practice II / p.32080
DESIGN REPORT
public realm FIG.48 SPRING - 14.00
N
PRODUCED BY AN AUTODESK STUDENT PRODUCT
To help inform the design proposals of the square a solar study was carried out. This would be used to identify the suitability of different areas within the square for particular uses and any zones that may benefit from being planted. The summer and winter soltice were not
jamie strang / 11087015
N
PRODUCED BY AN AUTODESK STUDENT PRODUCT
SOLAR ANALYSIS
PRODUCED BY AN AUTODESK STUDENT PRODUCT
FIG.50 SPRING - COMBINED
N
ENERGY EFFICIENCY
N
PRODUCED BY AN AUTODESK STUDENT PRODUCT
PRODUCED BY AN AUTODESK STUDENT PRODUCT
FIG.49 SPRING - 18.00
PRODUCED BY AN AUTODESK STUDENT PRODUCT
PRODUCED BY AN AUTODESK STUDENT PRODUCT
PRODUCED BY AN AUTODESK STUDENT PRODUCT
FIG.47 SPRING - 09.00
24
considered because due to the angle of the sun the square will be either covered in light or shadow respectively and therefore the focus of the study was on the spring and autumn equinox.
and 18.00. These times were selected as they are likely to represent periods of peak use. Fig.50 is an amalgamation of all these times showing areas of permanent exposure or shadow.
Fig.47-49 inclusive demonstrate the shadow effects during the spring equinox at 9.00, 14.00
The data justified the decision to locate the through road to the South of the square as this
area is in permanent shadow. A large portion of the square is always exposed suggesting an area of planting would be appropriate to provide the option of some shaded areas and encourage use of the square.
studio II / p.32077 practice II / p.32080
DESIGN REPORT
public realm
FIG.51 SILVER BIRCH
FIG.52 CHERRY BLOSSOM
FIG.53 NORWAY MAPLE
FIG.54 LEAF & SEASONAL VARIATION
SPECIES: SILVER BIRCH
SPECIES: CHERRY BLOSSOM
SPECIES: NORWAY MAPLE
FACTFILE
FACTFILE
FACTFILE
HEIGHT: 18-25M TREE TYPE: DECIDUOUS, BROADLEAF LEAF SIZE: MEDIUM COLOUR: PALE GREEN AUTUMN: GOLDEN YELLOW ORIGIN: NATIVE UTAQS: HIGH
HEIGHT: 18-25M TREE TYPE: DECIDUOUS, BROADLEAF LEAF SIZE: SMALL COLOUR: WHITE/PINK AUTUMN: WHITE ORIGIN: NON-NATIVE UTAQS: MEDIUM
HEIGHT: 12-25M TREE TYPE: DECIDUOUS, BROADLEAF LEAF SIZE: DARK GREEN COLOUR: WHITE/PINK AUTUMN: YELLOW/CRIMSON ORIGIN: NON-NATIVE UTAQS: HIGH
PLANTING LANDSCAPE
jamie strang / 11087015
The species of trees to be used in Frideswide Square was based upon several different factors. Environmental, aesthetic and physical characteristics of a range of trees was evaluated with a view to improving the air quality as much as the appearance of the square.
Trees that are common to Oxford such as the Poplar were discounted due to their poor Urban Tree Air Quality Score (UTAQS). Silver Birch (fig.51) and Norway Maple (fig.53) were chosen as the preferred choice for the bulk of the planting but not just because of their high UTAQS rating.
25
Although there are exceptions both species rarely exceed 25m in height which is important as larger trees would dominate the square as the maximum building height is only 15m. Leaf shapes and the density of the canopy was also considered to ensure sufficient shading is provided. Both trees are deciduous meaning the square will benefit
from solar gain in the winter months when it is most needed. In the autumn months the two species leaves change different colours and combined with the Cherry blossoms (fig.52), that were included as feature trees, will significantly add to the sensory richness of the square (fig.54). studio II / p.32077 practice II / p.32080
DESIGN REPORT
public realm
26
FIG.55 PLANTING STRATEGY
T2
T3
T1
T2 T1
T1
T2 T1 T2
T1
T3
T3
T3
T3
T2 T3 T3 T1
T1
T2
T1 T1
T1
T1
T1
T1
T2 T1 T1
T2
T1 T2 T1
T2
PLANTING LANDSCAPE
jamie strang / 11087015
Fig.55 shows the location of the trees and the concentration of the different species. Both of the pocket squares have moderately dense planting,
this is to add to the character of these spaces and add to the intimacy of the environment. Trees have been placed on the edges of these spaces so the canopy enters the domain of the main square. This attracts the attention of passers-by and adds to the level of intrigue of the square.
T2
T3
T3 T2
T2 T1
T1 T2 T1 T2
N
The positioning of the trees was influenced by the solar study, planned uses of the square and environmental considerations.
T1
T2
T2
T3 T3
T2
T2
T1
The approach from the East along Hythe Bridge Street has a very formal arrangement that reinforces the character of the street. A row of Silver Birch along the bus lane to the South of the square serves three purposes. Firstly, the row of trees acts as a boundary that
T1
SILVER BIRCH
T2
CHERRY BLOSSOM
T3
NORWAY MAPLE
encloses the square, secondly it will provide an area of shaded seating along one of the squares boundaries providing a spot for people watching and finally the Birch, combined with the ‘grove’ to the South East corner, are located by the main source of air pollution in the square and as such will improve the air quality. studio II / p.32077 practice II / p.32080
DESIGN REPORT
public realm
FIG.56 SITE ANALYSIS
27
FIG.58 1: 500 SHOWING FEATURE LOCATIONS
BOTLEY RD
N
PRODUCED BY AN AUTODESK STUDENT PRODUCT
PRODUCED BY AN AUTODESK STUDENT PRODUCT
SCULPTURE
HYTHE BR ST
PARK END ST
BECKETT ST HOLLYBUSH ROW
WATER FEATURE GROVE
N
FIG.57 AREAS OF GREATEST VISIBILITY
PRODUCED BY AN AUTODESK STUDENT PRODUCT
N
FEATURES LANDSCAPE
The grove (fig.61) is one of three features to be found in Frideswide Square that contribute to the character and activity in the space. Each feature has been included to give different areas within the large open space a unique trait while not limiting the square to be used as a continuous space.
jamie strang / 11087015
PRODUCED BY AN AUTODESK STUDENT PRODUCT
FIG.59 SCULPTURE
Fig.56 shows vision lines into the square from the five most common streets that intersect the space and fig.57 represents the areas that are most visible. Locations for a sculpture, a water feature and the grove are shown on fig.58 and are all within the
FIG.60 WATER JETS
area of greatest visibility. All the features have been located off centre so as not to dominate the space. The sculpture will form a focus point in the square while also providing secondary seating at its base (fig.59).
FIG.61 GROVE
feature that users can engage with (fig.60). It has been located near to the bus stops so that the noise it generates will detract from any nosie there may be from the buses. It can also be switched off for large events making the space flexible.
Water jets will provide a multipurpose water studio II / p.32077 practice II / p.32080
PRODUCED BY AN AUTODESK STUDENT PRODUCT PRODUCED BY AN AUTODESK STUDENT PRODUCT
DESIGN REPORT
public realm
28
FIG.62 1 - YORKSTONE
FIG.66 1:200 PLAN SHOWING SURFACE FINISHES
FIG.63 2 - BRICK PAVERS
1
1
1 3
FIG.64 3 GRANITE FLAGS
2
3 2
2
2
1 2 4
FIG.65 4 - TAR & CHIPPING
HARD SURFACE LANDSCAPE
jamie strang / 11087015
N
In terms of the hardscaping the main concept was to keep the space simple and ingrained in the character of Oxford. As a prominent location in the city context it was felt that the quality of the finishes in the square should reflect its stature while the high levels of traffic associated with a major transport hub meant the materials also
needed to be easily maintained . Grey Yorkstone (fig.62) was therefore selected as an appropriate material because while it met these criteria it can also be found across the city in locations like the Cornmarket and at the castle redevelopment. Granite flags (fig.64) have been used for detail
elements such as the linear strips that form the pattern of the main square. The pedestrianised area of Hythe Bridge Street has been surfaced in brick pavers(fig.64). The change in texture of the materials defines areas of different use which has been proven to be more successful than changes of colour amongst partially sighted users.
Fig.66 shows how the floor surfaces and a number of trees have been carried through into the public space of the train station. This has been used as a unifying element and to connect the internal and external spaces.
studio II / p.32077 practice II / p.32080
DESIGN REPORT
public realm
FIG.71 1:2500 ART PROGRAMME
FIG.72 SCULPTURE - PERMANENT
29
FIG.75 SCULPTURE - TEMPORARY
FIG.73 SCULPTURE - PERMANENT
FIG.76 WATER FEATURE
PERMANENT TEMPORARY WATER FEATURE LANDMARK
FIG.74 SCULPTURE - PERMANENT
FIG.77 INSTALLATION
N
ART PROGRAMME PERMANENT, TEMPORARY & INSTALLATION
jamie strang / 11087015
To add another level to the city’s public life an art programme has been adopted that will include permanent, temporary and installation pieces of art (fig.71). In providing a platform for temporary and installation pieces the scene is never static and
creates a ‘buzz’ around the area as the artwork changes and develops. By using a mixture of local, national and international contributors the strategy makes for a hugely varied body of work that forms a strong character for the city. A similar approach was adopted in Melbourne over the past decade and has proved extremely
successful in the CBD becoming the cultural hub for the city. It is envisioned that this approach could have a similar effect for the Oxford West End through the combination of art work and events. The inclusion of street art, that can take various forms
(fig.72-75), will add to the character and place identity of the area while contributing to the sensory richness of The Gateway. Many of the pieces can be used to encourage users to engage with their environment (fig.76-77) making the place increasingly active. studio II / p.32077 practice II / p.32080
DESIGN REPORT
public realm
FIG.78 1:2500 LIGHT STRATEGY
FIG.79 SUSPENDED SUN - TEMPORARY
30
FIG.82 LIGHT FIELD - TEMPORARY
FIG.83 DYNAMIC FACADE -EVENT FIG.80 BUILDING FACES - EVENT
2 B
2 A
1
3 C
FIG.81 LIGHT CLOUD - SEASONAL
FIG.84 TREE LIGHTING - PERMANENT/SEASONAL
FIG.85 INTERACTICE FLOOR LIGHTS - PERMANENT
N
LIGHT STRATEGY LIGHT AS ART
jamie strang / 11087015
Alongside the art programme a complimentary ‘light as art’ strategy is proposed with a particular focus on Frideswide Square. This will have two benefits, firstly it will maintain the cultural and innovative character of the area after sunset while also the increased illumination and activity associated with the strategy will make the public
space feel safer and encourage its use. The configuration of buildings that define the square can be used to suspend temporary installations above the main square (fig.781,79&81). The space itself can be used for temporary displays and events (fig.82) while
building facades, particularly the large exposed surface of SBS, can have images or films projected onto them (fig.78-A/B,80&83). Permanent features such as interactive lights that brighten with passing footfall (fig.85) along the main approach from Hythe Bridge Street or seasonal lighting to reflect festivals or events in the grove
(fig.84) add a richness and diversity to the space that encourages people to stay and use the space longer into the evening. Some cities have benefited greatly from a strong public lighting strategy with cities like Lyon developing this into an annual event generating a great number of tourists every year. studio II / p.32077 practice II / p.32080
DESIGN REPORT
public realm
FIG.86 PRIMARY SEATING - FORMAL BENCH
31
FIG.90 1 :200 SEATING PLAN
FIG.88 PRIMARY SEATING - CURVED BENCH
PRODUCED BY AN AUTODESK STUDENT PRODUCT
FIG.87 PRIMARY SEATING - INFORMAL BENCH
N FIG.89 PRIMARY & SECONDARY SEATING
KEY FLEXIBLE - CHAIRS PRIMARY - BENCHES SECONDARY - EDGES
SIT AND PAUSE
jamie strang / 11087015
planters and low walls. This requires a broad range of seating types and locations to account for the preferences of numerous different users. Formal seating with back rests, arm rests and even foot stools are seen by many as being the most comfortable (fig.86). Broader backless benches offer space efficient seating but need to be
sufficiently big to allow people to sit comfortably back to back (fig.87). Curved feature benches can prove highly popular to a range of users (fig.88). The inner curve is suitable for groups to congregate and speak face to face while the outer curve provides seating for individuals to sit in close proximity to one
PRODUCED BY AN AUTODESK STUDENT PRODUCT
SEATING STRATEGY
Earlier in the report the theory on squares proving to be successful when located between commercial and retail areas was referred to. Another strategy, advocated by the likes of Jan Gehl, is the provision of suitable and adequate seating places. This can be provided through either primary or secondary seating such as
CURVED STANDING
another during peak periods but avoid any social awkwardness that may arise when facing one another. Flexible seating arrangement with the provision of chairs is perhaps the most successful form. This allows users to organise themselves as they wish and gives them the sense of establishing their own place in the square. studio II / p.32077 practice II / p.32080
DESIGN REPORT
public realm
Throughout the document references have been made to efforts to improve the sensory richness of the proposals. The following two pages will summarise the interventions and the impact they will have.
FIG.90 1 :200 SENSORY RICHNESS
1
1 - PLANTING The species selected will provide visual diversity throughout the year with varying colours both in summer and in autumn. The blossom will provide a distinctive smell. The sound of rustling leaves in the wind or the crunch under foot when they fall in autumn.
2A
3A
1 3B
4A
1
PRODUCED BY AN AUTODESK STUDENT PRODUCT
4B 1
4C 3C
2B
3B
3A
3 - BUILDING USES The range of cafe/tea rooms ,which are popular in such locations (3A), will provide strong smells as will the bakery (3C) which has been strategically placed to both entice potential customers and add a welcoming scent on arrival to Oxford. Outdoor seating areeas associated with these facilities (3B) will provide activity and vibrancy to the square as well as the noise of conversation and cutlery.
4B
3B
4B
2 - FEATURES The art programme (2A) will provide visual interest that is regularly changing and can often be engaged with through touch. In addition to these features the water fountains (2B) will provide a key audio feature through both the sound of running water and the noise of children playing.
3A
32
1
3B
3A
4A
N
4A
4 - MATERIALS All the primary seating has been finished in timber despite current trends for sculptural stone or metal blocks (4A). This is because these materials are not as comfortable to sit on and people tend not to spend as much time using them.
SENSORY RICHNESS jamie strang / 11087015
The brick pavers that have been selected for the pedestrianised section of Hythe Bridge Street not
only de marks the zone from the tarmac streets typical of the area but haptic qualities create a unique environment for this stretch of road (4C).
kiosks and stalls will not only provide visual and smell inputs but also noise with people talking. Farmers markets and winter markets will provide specialised activities that will similarly attract people to the area at weekends when the space will be expected to be quieter.
PRODUCED BY AN AUTODESK STUDENT PRODUCT
INPUTS
Hard surfaces have been selected at key transition points for their haptic qualities to identify changes in levels or potential hazards, such as the bus lane, for users who are visually impaired (4B).
50
5-ACTIVITIES Frideswide Square has been designed in a manor to support a great variety of activities. Daily food
Large events such as open air cinema’s, concerts and protests will have a great effect on the square. While street performers and buskers will add to the noise and activity of the areas public life.
studio II / p.32077 practice II / p.32080
DESIGN REPORT
public realm
33
FIG.91 ABSTRACT PLAN
N
ATMOSPHERE SENSORY RICHNESS
jamie strang / 11087015
Fig.91 shows an abstract plan of the Frideswide Square area depicting the basic sensory richness of the public space. Negative impacts such as noise and air pollution from the train station and bus route are depicted by the purple zones and the smoke patterns on
the roads. The contrast of the main square which is wide open and exposed as compared to the spaces of the smaller adjoining pocket parks and the the grove are represented by the density and colours of the copper tones.
Areas of social engagement and activity, such as the sculpture, water feature, the grove,and the more intimate pocket squares and Hythe Bridge Street have been highlighted. The notion of activity has been strengthened with desire lines and anticipated levels of footfall being
relayed through the number and thickness of white lines crossing the square. This abstract plan evokes the experiences one will encounter in the space through a range of stimuli associated to the space. studio II / p.32077 practice II / p.32080
DESIGN REPORT
economics A
B
1
111 112
113
FIG.92 THE GATEWAY - SPREADSHEET B
C
D
114 E 115
F
G
H
116
117 118 119 120 121 122 123 124 125 126
153
154 155 156 157 158 159 160 161 162 163 164 165 166
jamie strang / 11087015
OVERALL - SPREADSHEET
127
128 129 130 131 132 133 134 135 136 137 138 139 140 141 142 143 144 145 146 147 148 149 150 151 152
FIG.93
C
D
E
F
H
ECONOMIC FEASIBILITY SCHEME VIABILITY
G
34
For the overall development a target land value of £4 million per hectare was set. In the calculations for Studio I a figure of £3.8million per hectare had been achieved.
The Gateway site had been the most costly with no residential property and nominal office provision generating little income while large costs had been calculated for the train station redevelopment.
On further research it was discovered that there is currently an initiative by Network Rail for large scale investment in the Thames Valley. The first phase of this has been the £850 million redevelopment at Reading and Oxford has been identified as the scheme’s next priority. Given that our proposals are not for a standalone station but for it to be incorporated within a larger block, a suitable area for train station facilities and related offices were calculated based upon a number of precedents and only this area discounted from the figures.
The remainder of the development costs have been factored into the spreadsheet. Similarly the works that would be associated with the proposals at Frideswide Square would exceed the 25% attributed to site works in the spreadsheet. However this is an area that Oxford City Council are looking to address and a recent competition has been given the go ahead with a budget of £3.7 million. This too has been included in the spreadsheet. These developments have resulted in The Gateway having great losses that needed to be covered by other sites included in the wider master plan to making a small profit. Although still significantly below the overall target the site does not place as much strain on the other sites and achieves just below £700k (fig.92). Through the changes that have been made across the whole site a land value of £4.2 million has been achieved (fig.93).
studio II / p.32077 practice II / p.32080
DESIGN REPORT
summary
35
SUMMARY
FRIDESWIDE SQUARE & OXFORD TRAIN STATION
CONCLUSION The Gateway proposals would create a focal point to the wider West End Area master plan befitting of its strategic location. As a key transport centre for the whole city the development of both the built form and the public realm would greatly improve the conditions in the area and develop a strong public identity in the context of Oxford as a whole. Based upon a series of strong urban design principles and ingrained into the established urban structure of Oxford the Design Actions that have been developed have proved crucial in informing the proposals for The Gateway area. By creating an environment that will attract inhabitants and visitors alike Frideswide Square has the potential to become a hotbed of activity and develop into a cultural and social hub that adds to the many existing layers that contribute to the public life of Oxford.
jamie strang / 11087015
REFLECTIVE STATEMENT To develop the scheme further the Beckett Street and Cripley Road areas could be looked at in greater detail. Although the land use of the Beckett Street site has been intensified through the inclusion of a multistory car park it would be interesting to determine the financial viability of providing additional basement parking and street parking to replace the MSCP.. This would potentially increase the range of uses and building types that could be positioned there meaning more residential units could be incorporated on the site. The impact of the train station on Cripley Road and the relationship of the new building with the houses across the street could be explored in more detail with a few to improving the streetscape.
studio II / p.32077 practice II / p.32080
DESIGN REPORT
BIBLIOGRAPHY
36
BIBLIOGRAPHY BOOKS
Butina Watson, G. & Bentley, I. (2007) Identity By Design, Architectural Press, Elsevier, Oxford Gehl, J. (1996) Life Between Buildings, Arkitektens Forlag, Skive Gehl, J. (2010) Cities For People, The Danish Architectural Press, Copenahgen Krier, R. (1979) Urban Space, Academy Editions, London Sitte, C. (1889) City Planning According to Artistic Principles, Phaidon Press London Whyte, W.H. (1980) The Social Life of Small Urban Spaces, Project for Public Spaces, New York Marcus, C.C. & Francis, C. (1998) People Places, ITP, New York Lleweyn– Davies (2007) Urban Design Compendium, English Partnerships, The Housing Corporation. Department for Transport (2007) Manual for Streets, Thomas Telford Publishing Cullen, G. (1961) The Concise Townscape, VNR, California Barton, H. , Grant, M. & Guise, R. (2003,2010) Shaping Neighbourhoods for Local Health and Global Sustainability, 2nd Edition, Routledge.
WEBSITES
West End Area Action Plan (WEAAP) - http://www.oxford.gov.uk/ Direct/76581Volume1.pdf British Trees - http://www.british-trees.com/treeguide Trees for Life - http://www.treesforlife.org.uk/index.html Oxfordshire Rail Strategy - https://myconsultations.oxfordshire.gov.uk/consult.ti/ Rail_Strategy/consultationHome
IMAGES
Silver Birch - http://www.picturesofengland.com/England/Cambridgeshire/Lode/ Anglesey_Abbey/pictures/1093503 Leaf – http://en.wikipedia.org/wiki/File:Silver_birch_leaves.jpg Seasonal – http://www.123rf.com/photo_8061343_8617-leaves-of-a-silver-birch-tree-in-earlyautumn--it-is-a-medium-deciduous-tree--the-bark-is-white.html Norway Maple – http://www.jbfarmsweb.com/picture_gallery.htm Leaf – http://www.cas.vanderbilt.edu/bioimages/image/a/acpl--lf38627.htm Seasonal http://www.photographersdirect.com/buyers/stockphoto.asp?imageid=2481838 Cherry Blossom –
jamie strang / 11087015
http://blog.indiadarshan.in/travel/a-festival-to-celebrate-cherrys-blossoms/ Leaf – http://www.scarsdale.com/Home/BoardsandCouncils/ConservationAdvisoryCouncil/ Gallery/tabid/159/Default.aspx Seasonal – http://tokyoroomfinder.blogspot.co.uk/2012/02/winter-makes-way-for-cherryblossom.html Water fountain http://www.traveladventures.org/continents/europe/manchester08.shtml Landmark http://www.theage.com.au/news/national/red-centre-a-yellowperil/2006/06/06/1149359745276.html Double-sided bench http://www.nola.se/en/produkter/benches/dyning?image=25&page=1 Bench http://www.homedit.com/kajen-public-bench-by-thomas-bernstrand/ Lighting Blocks http://www.homedit.com/kajen-public-bench-by-thomas-bernstrand/ Face on Building http://wn.com/Festival_of_Lights_(Lyon) Interactive lights http://www.jasonbruges.com/projects/uk-projects/shortcut Sydney http://www.telegraph.co.uk/culture/culturepicturegalleries/5387810/The-SydneySmart-Light-project-with-Brian-Eno-part-of-the-Vivid-Festival.html Sun http://www.public-art-directory.com/rafael-lozano-hemmer-solar-equation-2010temporary-installation-melbourne-australia_artist-111.html Men http://melbournepublicart.wordpress.com/ Cow http://blogs.gonomad.com/readuponit/2011/02/images-of-melbourne-a-vibrant-ecofriendly-city.html Column sculpture http://presenhuber.com/en/artists/BOYCE_MARTIN/exhibition-views/slideshow. fd6bdf10-2a97-4cfb-a640-8e1aa405f249.2.html Temporary Installation http://www.environment.gov.au/soe/2011/report/built-environment/2-1-livability. html Granite http://www.cadyou.com/download/125/granite-paving Bricks http://www.ribaproductselector.com/Docs/7/23527/external/COL1323527.pdf
Yorkstone http://www.ribaproductselector.com/Docs/7/23527/external/COL1623527.pdf Grove http://www.bslaweb.org/2008awards.htm SWOT – Schouwburgplein http://www.victorialofts.com/en/studies/2008/Victoria_Tower/en/photo/all?page=2 SWOT – Delft http://www.urbika.com/projects/view/969-train-station-delft Seating - Fixed http://www.core77.com/blog/object_culture/union_bench_by_i_do_design_9163.asp Seating – Flexible http://www.smap2007.org/index.php?Venue=1 Paley Park http://spoonercentral.com/2011/APPLE.html Piccadilly Gardens http://www.ehsmithmajorprojects.co.uk/casestudies?csid=93 Fruit Stall http://www.somersetphotos.co.uk/somerset_pictures/62,places,6,Fruit-Stall-,3.html Café http://www.superstock.com/stock-photos-images/4261-87459 Street Performers http://commons.wikimedia.org/wiki/File:’Mimicry_and_gymnastics’_at_a_street_ performance_on_’Champs_Elysees’..jpg Concert http://www.demotix.com/news/403499/metric-shuts-down-front-street-free-concert
studio II / p.32077 practice II / p.32080
DESIGN REPORT
BIBLIOGRAPHY
37
APPENDIX 1 A
B
C
D
E
F
G
H
1 Financial Feasibility Spreadsheet, to explore residual valuation. 2 FILE NAME:..............…
e.g. your name/date/number
edited 19/10/2010
(edited by JC)
3 Residential numbers, areas and values (VAL1)
UNIT
NUMBER
55
7
area m2
6 7 1 bed flat - Standard (A)
8 2 bed flat - Standard (A)
65
9 3 bed flat - Standard (A)
65
12 3 bed flat - Standard 13 1 bed flat - Park
55
14 2 bed flat - Park 15 Total units
16 Residential Building Costs (BCOST1) 17 Type
18 1 bed flat - Standard (A)
£955.00
19 2 bed flat - Standard (A)
£955.00
20 3 bed flat - Standard (A)
£955.00
21 1 bed flat - Standard
£955.00
22 2 bed flat - Standard
0.0
£955.00
624.0
29 30 Retail1 zone a - High End
31 Retail1 zone b - High End
NETT
£194,820.00
720
720
M/2
720
720
0
0
36 offices - High End 37 offices - Low End
38 Basement Parking 39 Podium Parking
5761 3816
2750 0
£0.00
£350,000.00
£700,000.00
£275,000.00 £330,000.00
£1,100,000.00
SUM(VAL1). . . . . . . . . . . . . .
£2,640,000.00 £7,615,000
108000
37.50
27000
67.50
0
75.00
54000
33.75
0
240.00
915840
0
52 53 54 55
61 62
63
0
270.00 1555416 nil
nil
nil
nil
7.00
7.00
68
69
TOTALS
1542857 771429
7.00
385714
7.00
0
7.00
7.00
6.00
6.00
4.00
4.00
0
0
25923600
15264000 0
0
70 71 72
73 74 75
F
G
H
76 77 78 79 80 81 82 83
84 85 86 87 88 89
jamie strang / 11087015
67
150.00
E
51
66
by zone
D
50
60
sub-
C
49
65
YLD%
B
48
64
0
2750
47
59
3.09
135.00
4770
46
57
0
7201
45
56
RENT/M2 RENTROLL
34 Retail2 zone b - Low End
0
£300,000.00
£2,463,900.00
720
35 Retail2 zone c - Low End
£750,000.00
£252,120.00
720 0
£250,000.00
£350,000.00
This figure might be around 3, ±15%
£0.00
32 Retail1 zone c - High End 33 Retail2 zone a - Low End
£1,200,000.00
Value divided by costs
£189,090.00
GROSS
M/2
£150,000.00
£1,894 £1,923 £1,716 £3,788 #DIV/0! £3,431 £4,167 £4,231
44
58
£595,920.00
£595,920.00
TYPE
£875,000.00
£441,210.00
£955.00
28
264.0
TOTALS
COST (based on GROSS AREAS)
25 2 bed flat - Park 27 Commercial numbers, areas and values (VAL2)
0.0
520.0
220.0
£194,820.00
26 SUM (BCOST1)
198.0
8
£955.00 £955.00
£175,000.00
204.0
23 3 bed flat - Standard 24 1 bed flat - Park
204.0
41 43
Value / M2
sub-
PRICE
£125,000.00
170.0
34.00
cost/m2
624.0
SALES
462.0
2 4
65
520.0 165.0
0
85
area m2
170.0
3
GROSS
area m2
385.0
2
55
11 2 bed flat - Standard
of UNITS 8
85
10 1 bed flat - Standard
NETT
40 42
type numbers in shaded areas
4 5 Type
A 1
studio II / p.32077 practice II / p.32080