MA Urban design - Studio2

Urban Design

Studio 2

Osney Community Gardens

May

2

Studio 2 Osney Community Gardens

Osney

Community

Gardens

e o t n t c n

4

10

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6

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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

3

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

4

Studio 2 Osney Community Gardens

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Fig 03: Existing electricity pylons

(c) (c)Crown Crowncopyright/database copyright/databaseright right2007.

2007. An AnOrdnance OrdnanceSurvey/EDINA Survey/EDINAsupplied suppliedservice service

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(c) (c)Crown Crowncopyright/database copyright/databaseright right2007.

2007. An AnOrdnance OrdnanceSurvey/EDINA Survey/EDINAsupplied suppliedservice service

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.

6

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

1

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

4

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

3

4

• Community supported – 26 Action Groups in Oxford (Low carbon West Oxford) • Student supported • Local co-operative * Case study: Bristol - Horfield Organic Community Orchard

5

city-wide connected food markets

Redefine the term ‘living within our means’ by establishing local practice

6 Osney Community Gardens Studio 2

7

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

8

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

2 5

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

4

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

5

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

10

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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20000 10000 0

Cherwell

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

11

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 -

5

2

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2

3

2

11

Electric community car club electricity produced by CHP

5.5

19

11

2

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3+ 2

8+ 32.9

2

3+

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2

11

1.2 2.7 1.2 raised bed runs parallel with ramp up to ground level

11

2

6.9

2

7

3.7

2

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

5.5

3+ 2

19

19

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

16

11

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

-ba set

5m

ing

s to

rk pa

an

stri

de

el

w rro na

ing

ark

lp

ck

ck

ba

lle

ra pa

l ral

pa

pe

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

17

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

18

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

19

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

20

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

21

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