Robert A Cresswell - Urban Design Studio 1 - Group F - p32072

Group F* Sujai Chandran Robert Cresswell Farissa Salmanzadeh Swara Shah Oliver Taylor

P 32072 - Urban Design Studio 1

CONNECTING AND RETROFITTING WEST OXFORD

CONTENTS 1

Introduction

1 INTRODUCTION

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2 Vision 2 3 Site Analysis 3 4

Design Evolution

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5

Design Objectives & Masterplan

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6

Environmental Analysis

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7

Summary

16

Bibliography

17

Appendices

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Oxford is located in central Southern England with great links to London and other prominent English cities. The city prides itself on its image of “the city of dreaming spires”which was taken from Victorian Poem Matthew Arnold’s poem ‘Thyrsis’. While Oxford holds a strong international reputation not only for its education but also for its beautiful traditional style of English architecture, West end lacks the aesthetics, a sense of identity, and the activity of Central Oxford and fails to show any Oxford-Like qualities. In the recent years however, the Oxford city council has understood the potential the area holds and has proposed redevelopment within west end to in order to create a strong link between West End and the rest of the Oxford.

After a careful analysis of the existing site and referring to various policy documents such as the West End Area Action Plan and the Oxford Core Strategy 2026, we have developed a vision that match with the council’s themes and requirements. Taking note of policies CS18, CS20, CS21, along with some key design objectives to redesign the West End we aim to make it a safer and a more sociable area that builds on the city’s rich heritage.

Glasgow

Banburry Deddington

Chipping Norton

Newcastle

Woodstock

Bicester

Burford Witney

Thame Abingdon

Leeds

Wallingford

Manchester

Wantage

Sheffield

Liverpool

Oxford

Henley-on-Thames

Birmingham

London

Portsmouth Plymouth

Figure 1.1 Map of United Kingdom

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2 VISION

West Oxford: A space to pass through, becomes the place to go to.

Figure 2.1 3D rewndering of the site as proposed

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The aim is to create a string of new spaces which hosts a variety of activities which enhances the sense of place and identity the West-end deserves.

3 SITE ANALYSIS N

Figure 3.2 Bus routes

Figure 3.3 Pedestrian routes

Figure 3.1 Plan as existing showing site and surrounding amenities

Connected Routes to the City

Transport Diagrams

Observation Investigations that were conducted on the site managed to reveal the connections of the proposed site to the surrounding vicinity (figure 3.1). The Oxpens area of west Oxford is an area that is failing to live up to the standard of Oxford city in terms of its diverse urban grain/density and interconnected routes which allow greater permeability.

Observation This series of maps highlights transportation through and around the site and have illustrated to us how the site is being used as a thoroughfare and not as a place of public interest and public retention.

The Oxpens Road has the highest level of transportation levels and links to other areas of the city. This may be due to the fact that it was originally created to form an Oxford ring road but the plans were scrapped. Within our redevelopment of this site the Oxpens Road and its connections to Frideswide Square will need clever intervention in order for the scheme to still facilitate its Figure 3.4 Vehicular routes high levels of transportation.

Understanding its connections has allowed us to establish why, the diagram located above aims to illustrate this.

Figure 3.5 Space syntax of existing routes within site

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3 SITE ANALYSIS 2

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SITE ANALYSIS SWOT N

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Figure 4.1 Site plan showing strengths

Figure 4.2 Site plan showing weaknesses

Figure 4.3 Site plan showing opportunities

Strengths

Weaknesses

Opportunities

weaknesses strengths weaknesses 1 2 3 4 5

Landmarks Oxford Royal Hotel Railway Station SaĂŻd Business School Jam Factory Westgate Centre

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Site Location

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Communities College Residential Residential (Osney)

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Access

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Blue Network River connection

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Green Network Existing green space

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weaknesses opportunities

Safety Inactive edges Pedestrian unfriendly streets Car Park Worcester Street Car Park results in poor urban grain. The car parks on the site are poor uses of space.

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Vehicle Dominated

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Character Poor site aesthetics, low quality architectural character. Retail in Frideswide Square is also unsuited to the location.

weaknesses opportunities

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Public Space Conversion of Worcester Street car park into public space

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Block Size Redistribute mass of buildings

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Figure 4.4 Site plan showing threats

Threats

opportunities

threats

opport th

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Crime Lack of surveyed spaces throughout site can encourage anti-social behaviour and opportunistic crimes. Threatens area desirbability and users’ comfort.

Access to Site Footfall connection between town-centre and Oxpens area

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Noise Vehicular traffic on Oxpens Road, and passing of trains on perimeter rail line.

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Identity Reestablish the heritage identity of the area

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New Developments Impact from the new Westgate centre.

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New Street Network Facilitate community engagement

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Flooding Parts of site are within flood risk area

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Blue Corridor Explore river connection at various locations

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Green Corridor Build on existing green space and establish a green corridor

4 DESIGN EVOLUTION N

Castle Institution Railway station Shopping

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Figure 5.1 Mapping the location of the site.

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Figure 5.2 Connecting all the existing access points within the site area.

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Figure 3.3 Creating a grid overlay to analyse the possible new connections to the site

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Figure 5.4 Creating a focal point for he new connections

Backs / common spaces Active edges / Fronts

5 Figure 5.5 Creating new connections to and from the site

6 Figure 5.6 Defining the blocks

7 Figure 5.7 Defining the Plots

8 Figure 5.8 Placing the buildings on the plots and defining the fronts and backs of the placed buildings.

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5 DESIGN OBJECTIVES & MASTERPLAN OVERVIEW

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What

Why

How

Blue and Green Networks

DO1: To redefine existing areas and green space.

DA1a. : To create green public spaces through the creation of town green.

DO2: To revitalise the river bank areas

DA1b. : To create a green corridor to connect the town green to the other parts of the site.

DA2a. : To create public spaces that links the river to the green spaces.

DA2b: To use the public space as a flood defence to the site.

Streets and Open Spaces

DO3: To create new routes while enhancing existing access routes DO4: To create an environment which encourages pedestrianisation footfall

Blocks and Plots

Buildings

Details

DA3a. : To create new street networks that links the site to the rest of Oxford DA3b. : To redefine existing routes which allows pedestrianisation and cyclists.

DA4a. : To create new routes with shared surfaces to bring in footfall from the nearby communities.

DA4b. : To create a diverse range of public spaces that facilitate various activities

DO5: To encourage walkability within the area.

DA5a. : To create walk-able blocks with permeable and well

DO6: To develop mixed used buildings that reflects the city’s character

DA6a. : To create a range of mixed use developments that compliments the character of Oxford.

DO7: To Create nodes and key features to help derive a sense of place

DA7a. : To create nodes and key features that work as focal points

connected streets DA5b. : To create a legible environment that encourages walking within the site.

DA6b.: To incorporate the existing car park and ice rink within these mixed use buildings to maximise the use of the buildings

DA7b.: To create landmarks which helps navigate and facilitate meeting within the site.

Figure 6.1 Masterplan

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100m

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4 Stories 3 Stories 2 Stories 1 Stories

Figure 7.1 Exploded isometric of site as proposed showing different levels and types of built functions

Figure 7.2 Plan of site as proposed showing building heights

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5 DESIGN OBJECTIVES & MASTERPLAN

DO1: TO REDEFINE EXISTING AREAS AND GREEN SPACE.

Why? There is abundance of green space within the site which can be characterised in a more designated way to encourage activity within the area.

How? DA1a. : To create green public spaces through the creation of town green.

DA1b. : To create a green corridor to connect the town green to the other parts of the site.

Figure 8.1 Precedent image showing the visual of the green corridor

Figure 8.2 Linear park

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Figure 8.3 Green space

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Figure 8.4 Green corridor

Figure 8.5 Connections through green spaces

5 DESIGN OBJECTIVES & MASTERPLAN

DO2: REVITALISE THE RIVER BANK AREA N

Figure 9.1 Photograph of existing pathway along the river

Figure 9.3 Stepped parks

Why? DO2: To revitalise the river bank areas There are existing paths that are used by residents and students as am activity point. Connecting the river to the town green is a great way to encourage activity and footfall within the area.

How? DA2a. : To create public spaces that links the river to the green spaces.

DA2b: To use the public space as a flood defence to the site.

Figure 9.2 Flooding risk mitigation

Figure 9.4 Perspective sketch of the river bank

Figure 9.5 Evolution of the flood defence strategy

Figure 9.6 Section as proposed showing the variety of different places along the green corridor

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5 DESIGN OBJECTIVES & MASTERPLAN

DO3: TO CREATE NEW ROUTES WHILE ENHANCING EXISTING ACCESS ROUTES Park End Street

Why? DO3: To create new routes while enhancing existing access routes How? DA3a. : To create new street networks that links the site to the rest of Oxford DA3b. : To redefine existing routes which allows pedestrianisation and cyclists.

Figure 10.1 Precedent image showing the proposed Park End Street

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Figure 10.2 Section as proposed through Park End Street

Park End Street Uses The Park End street has been changed from a car dominated road to an all purpose shared surface that caters to all age groups. The Park End Street incorporates Pedestrians, cyclists, public transport as well as vehicular access and works as a main connecting route from the west end into and around Oxford.

Why are they placed there The Park End street is an existing road network that has been enhanced to maximise its potential within the site.

How will it be delivered?

Figure 10.3 New street network within the site

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Figure 10.4 Enhanced existing routes with open space

Figure 10.5 Space syntax of proposed street network

The Park end street will be a 20m wide street with designated pedestrian, cycle lanes which will be 5.5m wide, with integrated space for street furniture (1m) and vehicular lanes (3.5m) on both sides. The pedestrian and cycle lanes will be a shared surface with same materials that will make the streets pedestrian friendly.

5 DESIGN OBJECTIVES & MASTERPLAN

DO4: TO CREATE AN ENVIRONMENT WHICH ENCOURAGES FOOTFALL

Why? DO4: To create an environment which encourages footfall How? DA4a. : To create new routes with mixed use surfaces to bring in footfall from the nearby communities.

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DA4b. : To create a diverse range of public spaces that facilitate various activities

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Figure 11.2 Part plan of the Oxpens Boulevard, formerly Oxpens Road

Figure 11.3 Overall street network of the West End site

Figure 11.4 Sketch perspective of the Oxpens Boulevard

Oxpens Boulevard Uses The Oxpens Boulevard has been changed from a car dominated road to an all purpose mixed use surface that caters to all methods of transportation and age groups.

The Oxpens Boulevard incorporates pedestrians, cyclists, public transport as well as vehicular access and works as a main connecting route from the West End into and around Oxford.

Why are they placed there The Oxpens Boulevard is an existing road network that has been enhancesd to maximise its potential within the site.

How will it be delivered?

Figure 11.1 Overall street network of the West End site

The Oxpens Boulevard will be a 25m wide route with designated predestrain surfaces which will be 4.1m wide, with inegrated space for bus stops, street parking, planting (3.4m) and vehicular/cycle lanes (4.5m) on both sides. The pedestraian routes will be wide enough to encourage businesses to spill out into the street the allow an organic street environment to grow.

Figure 11.5 Precedent study of the Bahnofplatz, Aaachen

Figure 11.6 Precedent study of a mixed use surface

The width of Oxpens Boulevard reflects the hierarchy of the streets. It is the most connected route through the site. However, our creative intervention aims to tackle the vehicle dominated route at key intersections. The Bahnhofplatz in Aachen, Germany (figure 11.5 ) uses materiality to influence the flow of traffic and give prominence back to pedestrians at key intersections.

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5 DESIGN OBJECTIVES & MASTERPLAN

DO5: TO ENCOURAGE WALK-ABILITY WITHIN THE AREA N

Why? DO5: To encourage walk-ability with the area.

Presently the West of Oxford has a fragmented urban grain. The construction of walkable blocks with better permeability aims to attract pedestrian footfall within the area.

How? DA5a: To create walk-able blocks with permeable and a a+b b well connected streets

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DA5b: To create a legible environment that encourages walking within the site.

3.7.2 Block size “Small is beautiful In considering the optimum size of development blocks, a trade-off has to be struck between:

Figure 12.3 Precedent image of a walkable boulevard

• Ease of access; • The ability to sustain a variety of building types and uses; • The ability to change and adapt over time.

A useful rule of thumb is that block widths of 80-90m enable this trade-off to be achieved in a variety of different urban locations and circumstances, reducing to 60-80m in town/city centres.” - Urban Design Compendium Figure 12.1 Defined blocks within the site

Figure 12.5 Evolution of the residential blocks

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Figure 12.2 Defined blocks with plots and street network

Figure 12.4 Perspective sketch showing communal garden within a residential block

5 DESIGN OBJECTIVES & MASTERPLAN

DO6: TO DEVELOP MIXED USED BUILDINGS THAT REFLECTS THE CITY’S CHARACTER Why? DO6: To develop mixed used buildings that reflects the city’s character

Figure 13.1

Residential Integration The mixed use development that is to run around the partial perimeter of the Piazza will have luxury apartments integrated on the second story of the south side and the third storey of the north side. This is to ensure that the area does not get overwhelmed by activity that has a “working day”.

Creating activity within the area promotes a vibrant community while enhancing the character of West Oxford that creates a sense of continuation and connection as the site is not that far from the grand Vistas of Oxford.

How? DA6a. : To create a range of mixed use developments that compliments the character of Oxford.

DA6b.: To incorporate the existing car park and ice rink within these mixed use buildings to maximise the use of the buildings

Figure 13.2

Ice Rink and Integration of Leisure Facilities In our master planning of the west end of Oxford we have removed the existing Ice Rink facilities. Within policy CS21 of the Core Strategy document it clearly states that any leisure facilities that are to be removed by development will need to be integrated within the scheme or previsions made in order to provide these facilities in other locations.

This has been accommodated below the Piazza and will have its entrance alongside the museum on ground floor.

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Figure 13.3

Breaking down the Block In order to retain the character of Oxford and to allow the softening of the mass of these cultural blocks we are undulating the façades on both faces. Through doing this we aim to create visual breaks and have the block perceived as a series of individual terraced property.

Figure 13.5 Fronts and backs of units in the piazza

Fig 13.4 Section showing Oxpens High Street as Proposed

Green walk

Oxpens Boulevard

Terraced houses Subterranian Ice Rink

Fronts and Backs Public space 2 - next toBreaking this block down into mixed uses prompted a key Public space 2block - next to the college design challenge with fronts and backs of these units. By the college block having these units face the public realm and adoption of private service spaces that aren’t accessible by the Public space1 1- Woster - Woster Public space public, the issue of fronts and backs have been resolved. street car street carpark park 13

5 DESIGN OBJECTIVES & MASTERPLAN

DO6: TO DEVELOP MIXED USED BUILDINGS THAT REFLECTS THE CITY’S CHARACTER

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Figure 14.2 Zoomed key plan

Figure 14.1 Site Plan locating office spaces

Figure 14.3 Precedent image showing incubator style offices

of the Office Blocks

Figure 14.4 Precedent image of the Custard factory in Birmingham

Office and Incubators

Figure 14.5 Alternative site plan for Worcester Street car park

Fronts and Backs Worcester Street Car Park was adapted to include a larger range of hospitality styled uses. This will include restaurants, bars and cafés. The public square that has been created will be able to facilitate regular markets such as farmers and crafts.

Uses There are two office blocks each serving a different purpose.

Block A facilitates a floor space available for use by start up companies in an “inccubatory” style layout of approx. 11000 sq.m.

Block B facilitates a floor space available for use by Oxford City/County Council of approx. 14000 sq. m .

Why are they placed there?

In order for start up companies to run a successful business, location and distance from key infrastructure is essential. The railway station sits at a distance of 150m away from the offices and with direct links to the major bus networks via Friedswide square and Beckett Street. The location of the office sector still allows the users to take advantage of a walkable distance from all the other attractions of the West end and City Centre

Figure 14.6 Perspective sketch of the piazza

How will it be delivered?

The Office blocks will be 4 storey and the working environment will draw parallels to the successfully regenerated Custard Factory in Birmingham. The concept is to provide these companies with an office space that grants them access to an additional communal style working environment.

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Figure 14.8 Precedent image showing mixed use with active frontages

Figure 14.7 Precedent image of Gloucester Green to show the character of the mixed use buildings

5 DESIGN OBJECTIVES & MASTERPLAN

DO7: TO CREATE NODES AND KEY FEATURES TO HELP DERIVE A SENSE OF PLACE

Why? DO7: To Create nodes and key features to help derive a sense of place Nodes and Landmarks are some of the important features within the site.

It helps navigate and attract people not only within the site but also from other parts of Oxford.

How? DA7a. : To create nodes and key features that work as focal points DA7b.: To create landmarks which helps navigate and facilitate meeting within the site.

Figure 15.1

3D syntax of a focal point showing orientation of streets pointing towards the public space

Visual Interest With the implementation of the skewed grid a point of visual focus is created.

The creation of a fragmented park in this location allows occupants to locate themselves around this central point as they navigate the site.

Townscape Analysis Our townscape analysis has altered our perspective of how we design “landmark” features around the site. We have created a second landmark or “spire” that will sit at the end of the road that runs in parallel with Oxpens Boulevard, adjacent to the Oxpens Meadow. The Spire will give the pubic another feature to help orientate and draw them through the site.

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Figure 15.2 Amalgamation of the green corridor and public space to produce a unique public park that helps dissolve the line between open green spaces and a public square

Figure 15.3 and 15.4 show elements of townscape within the oxpens site.

The images show characteristics of townscape such as deflection, progression and recession of the building facades, anticipation and the sense of “here” and “there” along the High Street.

Figure 15.3 Townscape analysis from a block model

Figure 15.4 Perspective sketch showing elements of townscape within the site

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6 ENVIRONMENTAL ANALYSIS

7 REFLECTIVE SUMMARY

Solar Study

Our aim throughout the Urban Design Studio One unit was to develop a Masterplan that would help deliver an effective and feasible strategy that would look to create a string of new spaces which host a variety of activities, which would in turn enhance the sense of place and identity that the West End deserves.

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In order to deliver our vision we used a number of design objectives that were broken down into actions to fully understand firstly why these areas needed addressing and secondly how we would change them.

The key design decisions adopted in this masterplan start with the enhancement of Park End Street and Hythe Bridge Street.

As these roads form the main artery from the train station to the centre of Oxford, interventions were needed to provide an enhanced environment for people. Following this route towards the centre of Oxford you come across Worcester Street Car Park which we have developed to create an area of hospitality that will complement the existing green walk found adjacent to the Lighthouse pub.

Our other area of interest was to create a series of public spaces that would provide new interesting nodes in the form of squares, green spaces and landmarks. A key area within the masterplan was the public square that was created at the top of the green corridor adjacent to the historic castle district of Oxford. This public park acts as a magnet in order to draw people through the site and into other key areas in which we developed such as the Piazza and Park Green.

The final area of interest was to develop a mixed use quarter that accurately reflects other areas of Oxford City Centre in order to create a continuation of the city throughout our design. Areas that addressed this were the main cultural districts that hosted residential, hospitality, leisure all centred around the main museum/theatre. Another key area for the scheme was the office quarter/college campus that helped integrate education, work and retail.

Through careful design interventions and key urban design qualities we have provided a scheme that accurately delivers our vision and sets out an initial framework to help with the fruition of the project. Overall our masterplan has responded to Oxford City Councils need for a new responsive West End of Oxford that acts as a positive and vibrant area of the city.

FEASIBILITY SUMMARY Market Homes Total 198 Flats 150 Houses 48

Figure 16.1 Site shading at summer solstice

Figure 16.2 Site shading at winter solstice

The solar study has been carried out as a technical analysis to confirm our design’s success in providing new public spaces with more than sufficient solar exposure throughout the year.

We considered this to be a key environmental objective to achieve due to the proposed functions and character of key spaces such as the piazza and the communal gardens which are part of the town house blocks.

Figure 16.2 demonstrates that although there is shading present throughout the winter, when the sun is at a low angle in the sky relative to the summer months, there is still good quality amount of sun lighting in the key spaces.

This is a result of our proposal to gradually increase the height of buildings from South to North to match the Westgate Centre.

Affordable Housing 159 To Buy Flats 31 Houses 8 To Rent Flats 126 Houses 33 Housing Density

55.53 Net Dwellings per Hectare

Land Bid

ÂŁ4,508,698 per Hectare

Council Offices Offices

10500m2 14736m2

Retail 17776m2 Hospitality 9052m2 Culture 9612m2 Leisure 3506m2

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Market 50% Affordable 50% (19.7% - Market, 80.3% Rented) Housing Total 396

BIBLIOGRAPHY

APPENDICES

2012 (2008) Homes and communities agency (HCA). Available at: https://udc.homesandcommunities.co.uk/urban-design-compendium (Accessed: 26 October 2016).

Crisafulli, A. (no date) Figure 11.6: Precedent Study of Shared Surface. Available at: https://uk.pinterest.com/pin/342906959109606622/

A

Previous Masterplan Designs

(Accessed: 31 October 2016).

B

Residential Block Design Revisions

DetailBear (2011) Figure 8.5: Linear Park. Available at: http://www.designboom.com/architecture/james-corner-field-operations-race-street-

C

Worcester Street Car Park Alternative Options

pier-philadelphia/ (Accessed: 31 October 2016).

D

Key Drawings

Figure 14.3 Precedent image of incubator office interiors (2016) Available at: http://www.designcurial.com/projects/gensler-opens-new-

E

Economic Feasibility Spreadsheet

regional-hq-in-former-custard-factory-birmingham/ (Accessed: 31 October 2016).

F

1:500 Scale Diagrams

Figure 14.4 Precedent image of Custard Factory (no date) Available at: http://www.custardfactory.co.uk/gallery/ (Accessed: 31 October 2016).

Figure 14.7 Precedent image of Gloucester Green showing the character of the mixed use buildings (no date) Available at: http://media. rightmove.co.uk/11k/10516/41878630/10516_291111cm6_IMG_00_0000.jpg (Accessed: 31 October 2016).

Gehl, J. (2010) Cities for people. Washington, DC: Island Press.

Gehl, J., Svarre, B. and Steenhard, K.A. (2013) How to study public life. Washington, DC: Island Press/Center for Resource Economics.

Hempel, J. (no date) Figure 11.5: Precedent study of the Bahnofplatz, Aaachen. Available at: http://www.archdaily.com/488779/reshapingof-the-station-square-hh-f-architekten-hentrup-heyes-fuhrmann/532bca12c07a80c27300008f-reshaping-of-the-station-square-hh-farchitekten-hentrup-heyes-fuhrmann-photo (Accessed: 31 October 2016).

Housley, M. (2015) Figure 9.3: Stepped Parks. Available at: http://stephenwhackney.com/blog/adventuring-along-the-chattanooga-riverwalk/ (Accessed: 31 October 2016).

Lynch, K. (1960) The image of the city. Cambridge, MA: M.I.T. Press.

Inc, L.C. (2016) Figure 12.3 Precedent image of a walkable boulevard. Available at: http://landscapeonline.com/research/article.php/19549 (Accessed: 1 November 2016).

RICS (2016) Average Prices of New Built - BCIS. Available at: http://service.bcis.co.uk.oxfordbrookes.idm.oclc.org/BCISOnline/AveragePrices/ Results (Accessed: 31 October 2016).

Transportation, D. for (ed.) (2007) Manual for streets. London: Thomas Telford Services Ltd, United Kingdom. Figure Olivo, B. (2013) Figure 8.1 Precedent image showing the visual of the green corridor Available at: http://blog.mysanantonio.com/ downtown/2013/05/san-pedro-creek-project-borrows-from-river-walk/#photo-250963 (Accessed: 31 October 2016).

Wicks, S. (2014) Figure 10.1 Precedent image showing the proposed Park End Stret. Available at: http://www.theplanner.co.uk/advice/ cycling-infrastructure-resources-for-planners (Accessed: 1 November 2016).

Google

(no

date)

Figure

9.1

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w w w. g o o g l e . co . u k / m a p s / p l a c e / O x p e n s + R d , + O x fo rd + OX 1 / @ 5 1 . 7 4 9 3 5 5 3 , - 1 . 2 6 7 7 8 5 1 , 1 7 z / data=!3m1!4b1!4m5!3m4!1s0x4876c6bcb0b7578f:0x8cbb05f1e5dee7f9!8m2!3d51.749352!4d-1.2655964 (Accessed: 1 November 2016).

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