Urban Design
Studio 2
Osney Community Gardens
May
2
Studio 2 Osney Community Gardens
Osney
Community
Gardens
e o t n t c n
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The Group 3 foundation
The site: Osney Community gardens
s
RATIONALE 1: A supporting urban design: efficient landuse
RATIONALE 2: productive boundaries The design motif
RATIONALE 3: Key green action drivers
Financial analysis
Drawings plans • elevations sections • renders sun Analysis
Masterplan development
Studio 2 conclusion with reflection
Appendices
Bibliography
Osney Community Gardens Studio 2
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group 3 design
Studio 1 design foundation – vision for West Oxford: health, integration and community The design process has been guided by the Consultant’s brief integrated with national and local planning policy – observing the Oxford Core Strategy and Local Development Plan Quality of the Public Realm is a most salient priority, in terms of promoting healthy activity and interaction.
Fig 01: Studio 1 visualisation – Oxpens Road, looking North
“…there are opportunities to create new cycle, pedestrian and bus links as part of new development, and to build on Oxford’s ‘green travel culture’ with potential wider benefits.” “This site represents an outstanding opportunity for the city of Oxford. Our vision for the West End of Oxford is one of ‘Integration and Community’. This vision spells out two important messages: 1) The West End of Oxford is to become integrated and experience a revival of community life in its own right. 2) The site is to enhance the image of Oxford as a whole, both functionally, and spiritually, pulsating ‘new life’ through greater community cohesion in Oxford as a whole. ” Dealing with the inherent flood-risk, the isolated Osney Island and the railway barrier are seen as major influencing factors in the formation of the Studio 1 Masterpan and it can be expected that studio 2 will draw out further attention to resolve theses inherent complexities. Fig 02: A new abstract from Studio 1 Masterplan for Studio 2 - the Osney Community Gardens site
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Studio 2 Osney Community Gardens
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Fig 03: Existing electricity pylons
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Fig 04: The site
Fig 01: The industrial site indicated:
Threats of site are as expressed in Studio 1 include the documented flood risk and existing employment status of the industrial estate
0 100 200 • There exists an opportunity to reconciling the industrial estate with the rest of Oxford with a programme of ecological objectives aimed at reuniting the landscape
• Opportunity to provide another base for Oxfords knowledge industry and optimise existing land-use.
• Opportunity to replace profligate energy supply and upgrade with state-of-the art CHP and to establish a full portfolio of local and regional renewable future-proof energy sources for consumption
• Potential for renewable energy seen as major driver and rationale for the development proposal
Scale 1:11574
300
• Local sources Indicate that two 45 metre wind turbines at South Hinksey Golf Club sould generate enough power for 7000 well insulated and solar responsive homes. 500 built 600 environment 700 800 900can 1000 1100 for 1200 zonal 1300 mutilitarian • 400 A new correct design - disparate and fragmented effects can be addressed with remedial design and intervention
• Opportunity to attenuate the flood risk with widespread on-site SUD’s and additional uptake that will mitigate the caveats and foster a united landscape
Site area 3.9 ha
Block and interior total = 1.4 ha
Public space and community resources/ sites and facility = 2.5 ha
Osney Mead Industrial estate - An estate developed in the 1960’s, on an alluvial flood plain, located close to the city centre and just five minutes walk from the railway station.
Osney Community Gardens Studio 2
5
rationale 1
1 Create a supporting structure – an urban design to support the community based on the integration of eco-agricultural principles
830 m
Fig 01: Food? Land required to support the proposed housing on the proposed industrial area
The land required for food production informs this rationale in terms of providing a more effective use of land. A supporting urban design is composed of intensive eco-agricultural and bio-regional principles. As designers we are obligated to make efficient use of the land and this factor is of paramount importance and influence in terms of the overall design.
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Studio 2 Osney Community Gardens
Fig 02: Axonometric of Osney Community gardens - first render of model
SBUJPOBMF Fig 02: In detail
sites of raised beds / polytunnels
1. Site of community eco-farm for inclusive ecology workshops
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2 Flexible space for area market and integration with local craft - public realm - orchards, raised beds, arbors, pergolas, trellis
Movement of produce into and distributed throughout the city and community
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3 Productive courtyards - echoes Oxford collegiate tradition
Intensive green roofs and energy harvesting greenhouses
In-built courtyard management and – access controlled through ground floor block corners (commercial units). Integrate into the perimeter block with Intensive green roofs and energy harvesting glass roofs
3 diverse mix of orchards
arbors and trellices
2 s &OOD FESTIVALS CELEBRATION s 0ROMOTE URBAN AGRICULTURE RIVER NETWORK OF MARKETS s $ISTINTION BETWEEN BLOCK FORM CHARACTER AREA SPECIALITY OF produce -
Productive Boundaries - barriers opportunity for agriculture raised beds throughout the site: See rationale 3
Fig 02: A mix of agricultural potential integral
Community as well as private allotments
Respond to depleted national orchards intune with new initiatives by encouraging private food production with plot design and structure 4. River market - local character and identity defined by food speciality and workshops
Initiatives to promote healthy competition with food production contests Diversity within type for maximum harvest period and variety and derivatives food festivals
Community Action Groups Low carbon West Oxford
Fig 03 - 06: Vegetation and produce integrated within the urban stucture
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• Community supported – 26 Action Groups in Oxford (Low carbon West Oxford) • Student supported • Local co-operative * Case study: Bristol - Horfield Organic Community Orchard
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city-wide connected food markets
Redefine the term ‘living within our means’ by establishing local practice
6 Osney Community Gardens Studio 2
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2 An urban design for productive boundaries
rationale 2
boundary typologies – raised beds, stone planter walls, pergola, trellis, arbors, espalier
Fig 01: Supported growth: Natural materials such as wood Planters
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Studio 2 Osney Community Gardens
Fig 04: Raised beds in the courtyards: A variety of produce including provision of herbs and aromatics
Fig 02: Limestone Planters for an Oxford identity
Fig 05a
Fig 03: Raised beds at Chimney Pot Park in new configuration
Fig 5b (& 5a) above: Communities not boundaries: Production enriches the public realm, re-vitalises the diverse residents and their subjectivity.
Fig 06: top – Fruit arbors and pergolas Fig 07: above – Raised beds will feature as architectural and urban design elements
Design Motif – Espalier tree
Fig 05: Candelebra espalier
Fig 06: Espalier shape has infromed the architecture for this project
Espalier: symbolises a human environment that achieves abundance working with nature – designedly – the motif is echoed and represented in soft and hard landscaping as well as soft and hard elements of architecture – ie: in the perimeter block functional facade – installation of green floors, pods, intensive, extensive roofs, hydroponics. Espalier will also influence public art (see Fig 3 & 6 in Drawings section: pages 20 – 21), surfaces, water run-off facility, street furniture, irrigation, canopies and varied supporting structures will echo the espalier and design code
• geometric meets organic • synthesis result of symbiosis of natural and human intervention • Used in medieval times – south facing interior citadel walls • Walls and boundaries offer opportunity for micro-climates and protection
Fig 01: Boundaries are composed of limestone planters that also double as supports for arbors to span segments of public and semi-private space
Fig 02 - 4: Coral form is described with hyperbolic geometry. Coral is an intrinsic element of limestone – The Oxford built environment and heritage is crafted with rock from the Corallian range - Oxfordshire and Wiltshire. Here technology and structure induces coral growth – a supported ecology
“...a well grown espalier represents a happy commingling of art and science, The science is applied artfully resulting in a plant that pleases not only the eye, but also the palate. This science is applied art- fully (or the art scientifically) by pulling exuberant stems downward to slow their growth and increase their fruitfulness; by cutting notches just above buds to awaken them where a stem threatens to remain bear...” (Reich, L. Fruiting Espaliers: A Fusion of Art and Science)
Fig 07: Espaliered tree require good care but reward is an abundance of fruit – 300% – compared to an orchard tree
rationale 3
Efficient use of land and energy, for an enriched public realm
1
The formation of a local energy profile combined with the deployment of, and balance with, available building techniques will determine the built environment for Oxford and the sustainable settlements of the future
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4 3
Local waste re-directed as fuel for CHP including food waste and all potential brought back into ecological loop
Old inefficient electic supply supercededby stae of the art CHP
1 2 3
Site of CHP permanent- (temporary CHP for building phase - renewable sources)
CHP facility future ready for biomass produced regionally such as prolific coppice (carcbon neutral) and other sources
Hydro-electric potential tapped - Osney Weir - energy 245 KWhrs per year - 60 – 100 homes - can also power water features
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Lower ground community electric car club - reduces car ownership and save valuable space given over to car parking
On-site food production for self sufficiency and carbon footprint of external supply chain
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Waste vaccuum system - saves space underground system directs recyclables and and food wate for processing into CHP fuel
Fig 02: Temporary CHP for building phase
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Studio 2 Osney Community Gardens
Fig 03: Electric cars are ready for mass market with political backing - charging via permanent CHP
Electric community car club - batteries included: charged via CHP (combined heat and power)
109 car parking spaces - including 53 spaces - lower ground block A. Plus on street loading allocation. Oxford local plan max 1 car per dwelling parking allocation Flat/apart 1 per dwelling max Retail 1 space per 50 sq m Space to relax and take in Oxpens Green Pub restaurant café 1 space per 20 sq m Source: Oxford Local Plan 2001 – 2016 3.5 June 2005 – Parking Standards Underground examples in Oxford
• Reduce CO2 / hydrocarbon emissions
• Identify and harness local sources of renewable energy
• Reduce CO2 produced by globalised food production and integrate with concentrated local urban food production - Reduce dependency on current disparate globalised food production.
• Sequestration of locally produced CO2 for hydroponic / horticulture produce • Increased planting (300%) from Studio 1allocation • Green the courtyard and boundaries
Above all a responsible programme of urban design Ecologically closed loop that repels profligacy
• Live within our means in terms of local / regional potential
• Transitional town principles of local currency in terms of local exchange – enriching the sense of place and inviting back the local ecology • Waste system such as Envac – will direct food waste for anaerobic digestion to provide additional fuel for CHP - save considerable space traditionally taken up by service provision • Potential – sewage waste processing – anaerobic system
“Property developers The development of new residential property has emerged rapidly as a focus for car clubs. The main reasons include: Their ability to provide cars for residents on-site and so reduce their need to own a second or even first car. The resulting freedom to tighten parking ratios without risking problems of overflow parking onto surrounding streets. The liberty to be more flexible with development space, using that released from parking for community/amenity/green space, additional residential units or (often) a combination of the two The potential to market apartments as part of the city living experience providing the car club as an integral service.” (London Borough of Kensington, Guide for Local Authorities 2007)
Research Oxford Brookes University: Nationally, 85 per cent of travel by members of car-owning households is as a car driver or a car passenger. In non-car owning households, this drops to 29 per cent. Car owners opting for car pool or car share activities can reduce their car mileage by about 70 per cent. Households All cars
70000 60000
Any Future accommodation for students the Oxford Local Plan stipulates that no parking allocation.
The development seeks to promote use of public transport through physical dimensions and walkable, healthy environment welll connected to the rest of the city. and also a life-style marketing strategy will Windspeed Database Query Results - BERR
Home
Energy
Energy Sources
Renewables
http://www.berr.gov.uk/cgi-bin/nre/noabl1.pl
Renewables Explained
Wind
Windspeed Database
Windspeed Database Query Results for the 1km grid square 448 202 (SP4802)
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Fig 04: Vacuum waste system integrated with CHP into residential units via service cores
• Gloucester green (100 spaces) - Underground • Westgate Shopping centre proposed development • Jericho residential car parking sold for £20 000 each • Town houses Basement levels – house in Jericho
Wind speed at 45m agl (in m/s)
80000
Number of cars
Green Audit action points addressed
Oxford
South Oxford
Vale of White West Oxford
Fig 05: Graph illustrates car ownership in Oxfordshire (source: Oxfordshire Futures)
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Blank squares indicate areas outside the land area of the UK - i.e. areas at sea or of neighbouring countries. agl = above ground level. Squares surrounding the central square correspond to wind speeds for surrounding grid squares. © Crown copyright 2009
Fig 05: Above - Wind power potential at Hinksey Heights with 45 metre + turbines purported to have potential to power 7000 homes. Fig 06: Right - Hydro-electricity - set for Osney weir: up to 150 homes powered. 245 KW hours per year potential
Osney Community Gardens Studio 2
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The Group 3 Economic feasibility study for the West End of Oxford development area set out to achieve a residual land value of at least £5 million per hectare.
financial
Group 3 demonstrated
(that within the constraints of the-then current financial parameters) that the overall design scheme has the appropriate mix of elements of programme - being rooted within a viable framework . Office and Commercial
Values for both offices other commercial units (including storage) have been attained from online property websites using the OX2 and OX1postcodes. An overall site density of 78 DPH has been set with 50% affordable housing.
The Osney Community masterplan can achieve a maximum of 86 dwellings per hectare and will contribute toward providing the additional housing needs - in-accordance with Government and the Oxfordshire Partnership (Sustainable Community Strategy paper) forecasting. Studio flats have separate sleeping area and defined as such rather than as 1 bed flats due to 3 metre width of living space (10 - 11 metre depth).
The buyers price of penthouses has been reduced to accommodate green roof intensive practice and therefore occupants will not ‘enjoy’ an ‘exclusive existence’ or ‘exclusive’ marketing strategy.
Financial Feasibility Spreadsheet, to explore residual valuation. Project: OSNEY COMMUNITY GARDENS
PT Group 3. Studio December 2 2008. Number
(edited by OS)
Residential numbers, areas and values (VAL1)
Type
Last edited 01/05/2009 type numbers in shaded areas
UNIT
NUMBER
NETT
GROSS
SALES
sub-
area m2
of UNITS
area m2
area m2
PRICE
TOTALS
Value / M2
2 bed house
77
0
0.0
0.0
325,000
0
#DIV/0!
3 bed house
93
0
0.0
0.0
425,000
0
#DIV/0!
4 bed house
106
0
0.0
0.0
500,000
0
#DIV/0!
77
0
0.0
0.0
375,000
0
#DIV/0!
4 ded duplex
120
9
1080.0
1080.0
380,000
3,420,000
£3,167
Affordable 4 bed duplex
120
9
1080.0
1080.0
250,000
2,250,000
£2,083
Affordable studio
30
39
1170.0
1404.0
105,000
4,095,000
1 bed flat
34
0
0.0
0.0
222,000
0
#DIV/0!
2 bed flat 3 bed flat
60 90
0 0
0.0 0.0
0.0 0.0
300,000 375,000
0 0
#DIV/0! #DIV/0!
1 bed flat river
30
0
0.0
0.0
255,000
0
#DIV/0!
2 bed flat river 3 bed flat river
65 95
146 10
9490.0 950.0
11388.0 1140.0
345,000 430,000
50,370,000 4,300,000
£4,423 £3,772
Affordable 2 bed flat or house
60
93
5580.0
6696.0
156,000
14,508,000
£2,167
Affordable 3 bed flat
90
11
990.0
1188.0
187,500
2,062,500
Affordable 3 bed house
106
0
0.0
0.0
245,000
0
penthouse
133
5
665.0
798.0
600,000
2 bed house river
Total units
322.00
£2,917
£1,736 #DIV/0!
3,000,000
24,774.00
£3,759
£84,005,500
Residential Building Costs (BCOST1) Type
cost/m2
COST (based on GROSS AREAS)
2 bed house
1,270
0
3 bed house
1,270
0
4 bed house
1,270
0
2 bed house river
1,270
0
4 bed duplex
1,100
1,188,000
Affordable 4 bed duplex
1,100
1,188,000
studio
1,100
1,544,400
1 bed flat
1,100
0
Value divided by costs
2 bed flat
1,100
0
This figure might be around 3, ±15%
3 bed flat
1,100
0
1 bed flat river
1,100
0
2 bed flat river 3 bed flat river
1,100 1,100
12,526,800 1,254,000
Affordable 2 bed flat or house
1,000
6,696,000
Affordable 3 bed flat
1,000
1,188,000
Affordable 3 bed house
1,000
0
penthouse
1,100
877,800
SUM (BCOST1)
3.17
26,463,000
Fig 01: Studio 2 Osney CommunityMastetplan excerpt - full document available - see Appendices
Additional costs accounted for include lower ground parking and storage and intensive green roofs.
FINAL_OSNEY_COMM_GARDENS.xls
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Studio 2 Osney Community Gardens
25/04/2009
17:53
Osney Community Garden - finance Site area 3.9 Ha
Basic area breakdown 3 X perimeter Block and interior total = 1.4 Ha
A Locovore Court B Candela Court C Espalier Court
Public realm and carriageways = 1.6 Ha canal = 0.26 Ha CHP / Urban farm = 0.6 Ha 5 storey except South facing = 4 storey
C
A B
DPH (dwellings per hectare) of 86.4 Additional space = costed into figures Underground storage and electric car club parking and Intensive green roofs £5,244, 745 residual land value - (RLV) The plots and block dimensions are designed for flexibility and robustness. The plot width of 6 metres enables a mix of uses and intervention. The 86.4 DPH is a maximum. There is scope for reducing block height to 4 storeys, but not any lower as this would allow fro the CHP plant to dominate the site.
Fig 03: Block identification
Block A - Locavore Court residential units types - 1 bed, 2 bed, 3 bed
Southfacing chamfered units - intended for mixed retail and A3 use (grocers and spill-out activity)
Chamfered corner ground storey units - double height for flexible use - mezzanine option.
Block C - Espalier Court
Mixed use perimeter block ground / part - commercial ground and 1st storey. Remainder residential.
Underground parking for lease to community electric car club - 40 spaces (plus 10 commercial spaces leased) Block B - Candela Court
units types - Duplexes, 1 bed, 2 bed, 3 bed
residential - riverside flats - premium priced properties other units generally affordable units Fig 03: Courtyard indicative of development proposal
Chamfered corner ground storey units - double height for flexible use - mezzanine option.
North facing units - commercial.
Minimum courtyard parking provision for disabled and residents occasional use- car club vehicles residential units types - Duplexes, 1 bed, 2 bed, 3 bed Commercial / retail ground – commercial first –
Chamfered corner ground storey units - double height - for flexible use - mezzanine option. 20% student accommodation for University take-up * see appendices for accommodation unit palette
and comprehensive breakdown of accommodation
drawings
design realisation
Fig 01: Early hand-drawn masterplan
Fig 02: Ferry Hinksey Road imagined
Fig 04: Early design exploration - Plan and section (North facing)
conceptual sketches Fig 5: public art sketches inspired by espalier
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Studio 2 Osney Community Gardens
Fig 03: Early block design has been re-configured in the final masterplan, but retains general structure that recalls Barcelona’s (Cerda’s) grid structure - the corners of the Barcelona block traverse at 45º to each cardinal point.
Fig 6: Perimeter block concept
buildings raised to 58 m
56.5 m (existing height) Lowered to 55.3 m
raised bed in gardens and courtyard -
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Electric community car club electricity produced by CHP
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8+ 32.9
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1.2 2.7 1.2 raised bed runs parallel with ramp up to ground level
11
2
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7
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boardwalk / cycle route
91.5
Ferry Hinksey Road
Fig 02: Plan and section (South facing) of Osney Community gardens
Osney Community Gardens Studio 2
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11 5.5
2
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3+ 2
19
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y Street - not busway
ee species - Maple / Rowan 50 mm curb for wayfinding Speed limit 20 MPH
91.5 Street - not busway Tertiary Smaller tree species - Maple / Rowan minimum 50 mm curb for wayfinding Speed limit 20 MPH
Fig 03 - 05 Sections in detail: the street function and dimensions
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Studio 2 Osney Community Gardens
8+
2
3+
5.5
32.9
91.5 Canal way - Community Gardens Pedestrian / cycle shared surface
Mixed tree species - Maple / Rowan / Alder / Birch / Cedar / fruit tree apples / cherry / variety of species
setback
2
Pedestrian & cycle
3
Canal
Green verge
2
flood capacity
5.4
Green verge
5
raised bed in gardens and courtyard -
flood capacity
11
Pedestrian & cycle
setback
2
raised bed in gardens and courtyard -
setback
Pedestrian
2
Parallel parking
setback
3
2 way traffic
Pedestrian
2
Parallel parking
Parallel parking
5.4
Pedestrian
2 way traffic
drawings
Parallel parking
2
Neighbouring site
5.5 2
11 11
tertiary route
pedestrian / cycling shared
Primary route Ferry Hinksey Road
secondary
6m narrows to 5 approach to bridge (East to West)
2
7
2
Pedestrian
6.9
Parallel parking
2
2 way traffic cyclists mix
11
Parallel parking
setback
buildings raised to 58 m
56.5 m (existing height) Lowered to 55.3 m 3.7
ck
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ing
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rk pa
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el
w rro na
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ark
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ck
ck
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2 set
-ba
Main bus route and entrance to community electric car club Mixed tree species - Maple / Rowan / Alder / Birch / Cedar
set
Ferry Hinksey Road - max speed 20 mph
3
2
6m
boardwalk / cycle route alternative pedestrian
2
3
2
2 WAY STREET - MAX SPEED 20 MPH (Dimension = metres) all - carriageways minimum kerb except at bus stops (none on individual site)
Public realm function: The whole site has a maximum speed of 20 MPH
except for flexible surfaces such as Candela Square (5 MPH) that can be opened up for over spill parking facility.
Osney Community Gardens Studio 2
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Solar analysis: Raised beds and increased depth for private space to North of courtyards for solar south facing exposure Midday
50 m
16:30 hrs
drawings
09:00 hrs
0
Spring Equinox
Summer solstice
0
50 m
Autumnal solstice
Diagram 02: Sun penetrates into the block - Winter solstice 15ยบ Sun angle for Oxford
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Studio 2 Osney Community Gardens
Visualisation orientation: Fig 01 & 2 to the left, 03 – 07 overleaf
Fig 01. Early render: Axonometric of the proposal - depicts the south facing glasshouses on fourth floor of South face of perimeter blocks for horticulture and to allow extra light penetration into the courtyards.
3 6
Fig 02: Below – CHP boundary : configured with integrated friuit arbors and climbers with hydroponic interior
5
2 8 4
7
1
Osney Community Gardens Studio 2
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drawings Renders: Fig 03: Above – majority of the site expressed in 3-D. Arbors and fruit vines / hydroponic units soften the presence of the CHP. Block height to ensure CHP does not over-impose Fig 03: Below Flexible Osney Community Market space - with motif inspired public art / water feature designed for this project
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Studio 2 Osney Community Gardens
Fig 05: Above – looking East, car parking rear of CHP for staff and deliveries. Fig 06: Above right – Poly tunnel and CHP adjoining the urban farm with public art inspired by motif to be used a sun shade for classes in summer when design complete with full structure. Fig 07: Below-left interior of block. Fig 08: Below right – interior of block A.
Osney Community Gardens Studio 2
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Masterplan development
Significant changes have been made to the Studio 1 masterplan as outlined below The Osney Community Gardens Studio 2 makes provision for: • tripling of vegetation density
• retention of existing mature vegetation (waters-edge and East of Ferry Hinksey Road • Mobility hierarchal network established
• pedestrian mobility and sense of people primacy – with home zone design principles such as maximum speed 20 MPH and
• flexible space for local food and craft produce market • public art inspired by espalier 2–D & 3–D and coral (hyperbolic geometry) sited in green verge running along new canal
• a defined continuity with existing urban settlement - of paramount importance is breaking the sense of isolation that Osney Mead currently exhibits. The relationship with Oxford City is weak physically and psychologically. Studio 2 masterplan has the dimensions and organisation of space to foster a relationship with a concerted links between the different character areas by acknowledging existing building line and fabric • An attractive inviting public realm: Studio 1 design proposals are consolidated with Osney Community Gardens Studio 2
FIG 01: Studio 1 masterplan section Flexible space - markets spill-out - festivals - parking - workshops
Existing vegetation to be retained
The new primary public transport route has edge of site impact - but preserves ecological and environmental qualities of the central canal
the new extended block creates a built form united with victorian urban fabric. Studio 2 masterplan makes clear provision for retention of existing vegetation in this area considerable and to be retained edge of original masterplan block layout Public art / water features
FIG 02: The extra road has made little impact in terms of overall connectivity with the rest of the city
22
Studio 2 Osney Community Gardens
pedestrian cycing mixed
secondary
tertiary street
CONCLUSION & REFLECTION
The Osney Community Gardens masterplan is a synthesis for integration – a high quality pervasive urban network will be enmeshed with the ecological whole.
The stark contrast between the existing utilitarian, zoned and impoverished landscape will be blurred for a reconnected landscape – the objective is to administer a programme of targeted amelioration within a participatory framework that sustains the communities support. Drivers of this programme include:
Accommodation and facilities for Oxford’s knowledge industries to integrate with makers - skilled industries, local crafts and food production New function: A 24 hour community, contrary to the predominantly day time only occupancy of the existing site.
A strategy of planting of locally identified and diverse vegetation such as fruit trees in courtyards and the urban realm - a blend of organic techniques, re-emergent and zeitgeist technologies. Where over time barriers have become perceived as negatively compounded these will be reimagined as gateways - the edges of the Osney Mead Industrial estate through the introduction of the urban farm will foster a sense of arrival. Moreover, the development will be connected with the existing urban fabric.
The masterplan attenuates flood risk utilising SUD’s landscape systems, intensive green roofs in conjunction with the new canal take-up capacity. ‘Transitional’ area designation for a local currency in terms of tangible goods and product derived by food produce and local crafts is achievable.
The design aim is to form an attractive urbanity through a re-constitution, that has at its core ambition, common principles – of sharing a high quality public realm that is facilitated with the means for sustainable productivity and integration. The wider development will encourage the human volition – a propensity and affordance for healthy and environmentally positive lifestyles, mobility choices. Optimisation of land use Human existential activity will have a common contrapuntal base - in harmony with the landscape, ecologically.
The holistic built environment will be festooned with a tangible opportunity for experiential participation and learning that is dynamic, enigmatic, legible and robust. The masterplan has the qualities to maintain a reciprocal ecology and to be enriched by natures time-giving efflorescence – an ecology that is plausibly sustainable and life-giving. Reflection The cumulative nature of Studio 2 is expansive – The complexities of organising 3–Dimensional space have been exercised and expressed.
The relationships that connect building use, the functions of street, private and public space have been considered, coupled with ecological issues, the organic nature of urban morphology and energy efficiency. Most notable is a sense of heightened observation, a more progressive reading of 3-D space has emerged throughout the delivery of this course. I consider myself enabled to corroboratively provide a more informed and measured appreciation of urban contexts for successful, sustainable, urban design.
Osney Community Gardens Studio 2
23
Appendices
CHP
7m
58 m 58 m
58.0 m 56.7 m 58 m 8m 5m
59.2 m 6m 20 m 58.0 m
56.7 m
32 m
19 m
58 m 58 m 59.2 m
58.0 m
59.2 m
rescaled detail as provided on A1 sheet - 1:500
Water fountain and seating and hard landscaping elements Flexible public space / market function / seating /
24
Studio 2 Osney Community Gardens
A3 / retail
KEY bicycle parking private bicycle parking tree grill on SUD’s surface community poly-tunnel
water fountain & seating raised beds
pedestrian crossing
A3 / retail
commercial commercial commercial
commercial
site for envac food waste and recycling private space rear gardens with built-in raised beds
Detail as provided on A1 sheet - 1:200 Unit typology key (T1, T1b, T2 etc...) see page 29
Financial Feasibility Spreadsheet, to explore residual valuation.
Financial Feasibility Spreadsheet, to explore residual valuation. PT Group 3. Studio December 2 2008. Number
Project: OSNEY COMMUNITY GARDENS
(edited by OS)
Residential numbers, areas and values (VAL1)
Last edited 01/05/2009
Commercial numbers, areas and values (VAL2)
type numbers in shaded areas
Appendices
Type
UNIT
NUMBER
NETT
GROSS
SALES
sub-
area m2
of UNITS
area m2
area m2
PRICE
TOTALS
TYPE
NETT
GROSS
RENT/M2
M/2
M/2
by zone
Cherwell zone a
Value / M2
RENTROLL
YLD%
subTOTALS
0
0
320.00
0
6.50
0
Intensive Green Roof
400
400
0.00
0
6.50
0 270000
2 bed house
77
0
0.0
0.0
325,000
0
#DIV/0!
Undercroft / stroage
2025
2025
20.00
40500
15.00
3 bed house
93
0
0.0
0.0
425,000
0
#DIV/0!
Osney zone a
0
0
275.00
0
8.00
0
4 bed house
106
0
0.0
0.0
500,000
0
#DIV/0!
Osney zone b
0
0
137.50
0
8.00
0
#DIV/0!
2 bed house river
77
0
0.0
0.0
375,000
0
4 ded duplex
120
9
1080.0
1080.0
380,000
3,420,000
£3,167
Affordable 4 bed duplex
Osney zone c
0
0
68.75
0
8.00
0
B1/A2 Osney
3316
3000
175.00
580300
8.00
7253750
120
9
1080.0
1080.0
250,000
2,250,000
£2,083
B1/A2 Cherwell
0
0
250.00
0
8.00
0
Affordable studio
30
39
1170.0
1404.0
105,000
4,095,000
£2,917
B1/A2 Elsewhere
0
0
200.00
0
7.00
0
1 bed flat
34
0
0.0
0.0
222,000
0
#DIV/0!
Medical Centre (4 GPs, 2 Dentists and a chemist)
700
700
0.00
0
15.00
0
2 bed flat 3 bed flat
60 90
0 0
0.0 0.0
0.0 0.0
300,000 375,000
0 0
#DIV/0! #DIV/0!
Community Centre/Church
850
850
0.00
0
15.00
0
CHP/Urban Farm
1 bed flat river
30
0
0.0
0.0
255,000
0
#DIV/0!
College
2 bed flat river 3 bed flat river
65 95
146 10
9490.0 950.0
11388.0 1140.0
345,000 430,000
50,370,000 4,300,000
£4,423 £3,772
Affordable 2 bed flat or house
60
93
5580.0
6696.0
156,000
14,508,000
£2,167
Affordable 3 bed flat
90
11
990.0
1188.0
187,500
2,062,500
£1,736
Affordable 3 bed house
106
0
0.0
0.0
245,000
0
penthouse
133
5
665.0
798.0
600,000
3,000,000
Total units
322.00
24,774.00
1648
1648
13720
13720
nil
nil
0.00
0
0.00
0
15.00
0
Canal
5680
5680
0.00
0
15.00
0
Station
1000
1000
0.00
0
15.00
0
A3 and A4 Class B8 use (Osney)
326 1000
326 1316
200.00 50.00
65200 50000
8.50 8.00
767059 625000
SUM(VAL2). . . . . . . . .
#DIV/0! £3,759
£84,005,500
£8,915,809
b/f(VAL1). . . . . . .
£84,005,500
Total val. . . . . . .
£92,921,309
Residential Building Costs (BCOST1) Type
cost/m2 1,270
0
3 bed house
1,270
0
4 bed house
1,270
0
1,270
0
4 bed duplex
1,100
1,188,000
Affordable 4 bed duplex
1,100
1,188,000
studio
1,100
1,544,400
1 bed flat
1,100
0
Value divided by costs
2 bed flat
1,100
0
This figure might be around 3, ±15%
Construction
m/2
COST
Cherwell zone a
775
0
Intensive Green Roof
600
240000
Undercroft / stroage
1,020
2065500
..........(with example inputs) contract,years prof. fees%.........
1.50 12.00
Osney zone a
690
0
STF.,base rate+3%.......
7.50
Osney zone b
690
0
voids,in years......
0.50
siteworks %.........
20.00
return risk+profit%..................
17.00
Osney zone c
690
0
B1/A2 Osney
1,300
3900000
B1/A2 Cherwell
1,300
0
STF.,land. base+1%.....
B1/A2 Elsewhere
1,300
0
site area m2...?.........
Clinic
178
124600
Community Centre/Church
153
130050
2,122
3496232
5.50
1,100
0
1 bed flat river
1,100
0
2 bed flat river 3 bed flat river
1,100 1,100
12,526,800 1,254,000
Affordable 2 bed flat or house
1,000
6,696,000
CHP/Urban Farm
Affordable 3 bed flat
1,000
1,188,000
10% Contribution to College
18
246960
hotel, cinema, etc..
Affordable 3 bed house
1,000
0
Canal
19
107920
Ice Rink/MSCP
0
penthouse
1,100
877,800
225
225000
! <*#'=!>! ! ?! 0! .! +! E&#:7-! ! GHG>4! ! ! <*#'=!<! ! ?! 0! .! +!
"#$$%&'()*! +!,%-!
3.17
Variables COST/m2
3 bed flat
!
Station A3 and A4
26,463,000 .!,%-!
! ! ! ! ! ! ! ! ! ! @! ?! ! A! +?! ! A! +?! @C.!;D!$! .! A! @C.!;D!$! ?! ?! ! ! ! ++F?!;D!$! .0! ?.! ! ! ! ! ! ! ! ! ! ! ! ! ! ?! A! ! A! F! ! A! F! @00! ! A! +A0!&%8)(*! E&#:7-! @00! ! @! +A0!&%8)(*! GHG>4! +BAA!J0.A! +A! 0@! &%8)(*! ! ! ! ! ! ! ! ! <*#'=!"! ! ! ! ! ! ! ! ?! ! ! ! 0! ! ! F! .! ! ! F! FINAL_OSNEY_COMM_GARDENS.xls +! +B@C! ! ! E&#:7-! +BBI! ! ! ! ! ! ! GHG>4! .BAA! ! +A! ! ! ! ! ! ! ! ! EK>L1! ! 0C! C0! GHG>4! !
Class B8 use (Osney)
Fig 01: Final Financial Analysis
.!,%-! &(/%&! ! ! ! A! +B! +B! A! A! ! 0F! ! ! ! ! A! +A! +A! +B!
0!,%-!
123456! 3%789#:;%! !
!
!
!
!
!
!
! ! ! 0! .! .! ! ! ! I! ! ! ! ! .! .! .! !
! ! ! ! ! ! ! F! ! F! ! ! ! ! ! ! ! !
! ! ! .! ! ! ! ! ! .! ! ! ! ! .! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
A!
!
?!
!
!
!
!
!
!
!
!
1,600
521600
300
394800
@?!
A!
?!
.!
!
!
! ! ! ! +A! +?! +?! @! @! ! @?! ! ! +?A!
! ! ! ! ! ?! ?! ! ! ! F! ! ! .+!
! ! ! ! ! ! ! ! A! ! A! ! ! +F!
! ! ! ! +! ! ! ! ! ! +! ! ! @!
! ! ! ! ! ! ! ! ! ! ! ! ! 0..!
! ! ! ! ! ! ! ! ! ! ! ! ! !
!
!
!
!
!
! ! ! ! ! ! ! ! ! ! ! ! ! ! 25/04/2009 ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! !
private sector special projects ........m2
total bcost2
11,452,662
tot reservd land m2
0
b/f bcost1
26,463,000
RESULTS(fixed formulae)
Tests,% of GDV
total bcost
37,915,662
Total Value divided by Total Bld Costs This figure might be around 3, ±15% 2.45
total value...........
£92,921,309
totbcost & stwks
£45,498,794
total siteworks........
£7,583,132
total fees..............
£5,459,855
tot STF% excl land
£2,968,796
tot voids exc land Gross Residential Density
86.42
as dwellings per hectare
FINAL_OSNEY_COMM_GARDENS.xls
£55,949,725
profit
£15,796,623
totdevcost+profit
£71,746,348 £21,174,961
23%
£1,634,089
25/04/2009
17:53
Financial Feasibility Spreadsheet, to explore residual valuation. kl
49%
£2,022,279
totdevcost exc land
STF% on land.............................
17:53
37,258
RESERVED LAND
land value at completion........
Fig2: breakdown of residential accommodation and commercial floor space - For commercial floor space Area = square metres
Studio 2 Osney Community Gardens
TYPE
2 bed house river
SUM (BCOST1)
26
Commercial Building Costs (BCOST2)
COST (based on GROSS AREAS)
2 bed house
residual present value of land. . . . . . . land value/hectare........
£19,540,872 £5,244,745
Espalier fruit Tree – motif • geometric meets organic
Fig 02: The espalier design motif matrix
The matrix illustrates the rudimentary analogous connections and the significant influence it will bear on the overall scheme for a detailed design code. For example larch as traditionally used as the supporting structure in espalier techniques can be used as a timber frame for the urbaneco-argiculture school centre and for cladding and other architectural detailing on the mixed use blocks as well as commissioned public art comissions
Fig 01: ESPALIER - apple, pear, cherry, plum, grapes, nectarines, lemons (interiors), figs, dates and more
French word, derived from the Italian – spalliera, • REST (O. Eng. rest, reste, bed, cognate with other Teutonic forms, e.g. Ger. Rast, Riiste, rest, and probably Gothic Rasta, league, i.e. resting or stopping place) to rest against; the word is ultimately the same as epauliere, a shoulderpiece) , a lattice-See also: • FRUIT (through the French from the Lat. fructus; frui, to enjoy) fruit trees, shrubs and See also: roses and creepers, are trained . Espaliers are usually made of – LARCH Advantage of this method – training of dwarfed trees - the fruit receives more sun exposure, produces, larger fruit and with more flavour. “...a well grown espalier represents a happy commingling of art and science, The science is applied artfully resulting in a plant that pleases not only the eye, but also the palate. This science is applied art-fully (or the art scientifically) by pulling exuberant stems downward to slow their growth and increase their fruitfulness; by cutting notches just above buds to awaken them where a stem threatens to remain bear...” (Reich, L. Fruiting Espaliers: A Fusion of Art and Science)
Fig 03: espalier shapes, from left to right: candelabra – double palmette – three spiraling cordons
Osney Community Gardens Studio 2
27
Appendices
Materials pallette Cycleway paving
Hazard warning paving
Blister paving
Guidance paving
Used at the beginning of a shared pedestrian/cycle route to denote the path that each should follow.
For use in identifying any potential hazard to pedestrians and warning them to proceed with care.
For use in identifying a crossing place for the visually impaired. Guidelines exist concerning the use, layout and colour of blister paving.
For use in identifying a safe route for pedestrians to travel, avoiding obstacles and hazards.
400
400
A
Front 400
B
400
A
400
400
B
B
45
35
1.5
22.5
B
70
30
400mm sq. approx (see table)
5
50
20
6
5
10
Back 5
Fig 03: Natural granite stone-setts and flagstones for water elements
Fig 01: Tactile surfaces
Paving Grids
e.mail: sales@boddingtons-ltd.com s www.boddingtons-ltd.com PR11a-08 Issue 2
Fig 02: Material designated - SUDâ&#x20AC;&#x2122;s paving and grass reinforced for surface water take-up and additional greening
28
Studio 2 Osney Community Gardens
Sustainable Urban Drainage systems SUDS
Fig 04: Tree grills for sustainable root formation - Strategy will, however be, to grouptrees where possible.
2 bed standard or river flat option for ensuite configuration 65 square metres or single bathroom 2 bed student premium or affordable 2 bed - All 65 sq’ m
FRONT
GROUND FLOOR PLANS SCALE 1:100 ALL UNITS DOUBLE ASPECT WITH OWN FRONT DOOR ON_STREET 3 DOUBLE BED 90 sq’ m
T1b 60 sq’ m W- E
T1
BACK
FRONT
T5
BACK
4 bed DUPLEX 130 sq’ m
T2
Living room
45 metres
kitchen diner (4 bed 1st floor)
FRONT
BACK
Fig 01: Lower ground car club and storage facility – spaces BLOCK A only – max 53 – shared with disabled parking (not to scale)
All corner units are commercial on Ground floor - and manage the entrance for people working servicing (horticulture) the courtyards
CHAMFERED CORNERS_ VARIOUS _ RETAIL ? COMMERCIAL DOUBLE HEIGHT _ MEZANINE. VARIOUS RESIDENTIAL CONFIGURATION ON UPPER FLOORS WITH BALCONIES 3 BED Budget 3 bed student 60 - 65 sq’ m FRONT
FRONT
T3
PENTHOUSE BACK
STUDIO 30 - 33 sq’ m
FRONT
T4 Active fronts - bedrooms to rear
2 BED
BACK
Unit typologies
BACK
Osney Community Gardens Studio 2
29
Bibliography
Viljoen, A. 2006 CPULs - Continuous Productive Urban Landscapes. Adler, D. 2006. Metric handbook. Oxford. Architectural Press
French, H.2008. Key Urban Housing of the Twentieth Century: Plans, Sections and Elevations. Laurence King Publishing. London.
Hayward, R, McGlynn, S, 1993. Oxford Brookes University. Joint Centre for Urban Design. Making better places : urban design now. Oxford. Butterworth Architecture.
Web references Reich, L. Fruiting Espaliers: A Fusion of Art and Science arnoldia.arboretum.harvard.edu/pdf/articles/1751.pdf www.oxford.gov.uk/corestrategy
www.oxford.gov.uk/files/seealsodocs/61407/Adopted%20Parking%20Standards%20SPD.pdf - (Oxford Parking standards 2008) http://www.urbandesigncompendium.co.uk/OrderACopy.aspx Urban Design Compendium. Roger Evans http://transitionculture.org/
free download Hopkins, R. 2008. The Transition Handbook: From oil dependency to local resilience
Oxfordshire Futures: Oxfordshire partnership: Prepared for sustainable strategy workshops 2007 http://www.detail.de/thema_architecture-magazine-construction_57_En.htm
http://www.oxfordmail.co.uk/search/4104318.Hydro_power_plan_for_homes/
http://www.oxfordmail.co.uk/search/2067637.Two_new_sites_for_wind_turbines/
Venturi. 1966. Complexity and Contradiction in Architecture. Museum of Modern Art. New York
vancouver.ca/commsvcs/southeast/public/07mar3%2B4/sustainability1.pdf - (Urban Agriculture) http://www.carplus.org.uk/Resources/pdf/fastrack_setting_up_car_club.pdf.
the Department for Transport (DfT) and Communities and Local Government. 2007 . Manual for Streets.
30
Studio 2 Osney Community Gardens
Osney Community Gardens Studio 2
31