CONTENTS
[7 Mind Maps] [8 Reg gional Context] [9 City Context] [10 Transport] [12 History] [14 4 Planning Issues] [16 Environmental Issues] [18 Sen nsory - Views and Noise] [20 Legibility and Townscape] [21 Use] [22 Typolo ogy - Density and Height] [23 Matterriality] [24 SWOT]
[29 Themes] [30 Design Actions]
[39 Station Square and The Retreat] [46 Oxpens Leisure Quarter] [50 Osney Mead]
[55 Connections] [56 Space Syntax] [58 Movement] [59 Street Types and Blocks] [60 Context and Character] [61 Variety, Legibility and Uses]
[63 Feasibility]
[66 Conclusion] [68 Land Parcel Allocation] [69 References] [70 Appendix]
1.0 INTRODUCTION West Oxford is in need of redevelopment at a city and regional level to suit it’s growing needs. It is recognised by the Oxfordshire City Council as they have produced a West End Areas Action Plan. We have used this to provide a backbone to our design requirements and to produce a realistic scheme. This report documents our groups design of the west of Oxford. It details our design themes, explanations, actions and details. It begins with an in-depth analysis of the sites and more particularly the three character areas identified in the early stages of commencing this project. Our design themes are then explained using our site analysis and particularly the mind-mapping exercise to ascertain the requirements and important areas to the residents and to west Oxford. The design themes are explained in relation to the sites as they are closely related. The other design conception stages and changes since the presentation that are not mentioned in the previous section are expanded upon in the ‘4.0 Character Areas’ section. This section also contains more specific details of building unit breakdowns and percentages. The report is concluded with a brief summary of what could be improved given more time and what we thought was achieved successfully. This is supported by a summary of our economic feasibility to make sure our masterplan is viable.
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2.1 MIND MAPS As part of our analysis, we visited the site and asked approximately 20 people to draw mindmaps of the area. By doing this we hoped to find out something about their impressions of the area which may inform our design.
Findings: • Said Business School, Oxford Hotel and train station were drawn most frequently and often first. Signifying them as landmarks. • The allotments were not drawn regularly. They were even missed by a person standing across the road from them. We believe this is because of the high hedge which separates the allotments from public space, therefore as you walk past, you are not aware of the allotments. The allotments are only used by a select group of people. • The ice rink was also not drawn regularly. When it was drawn there was nothing shown between the ice rink and frideswide square. This highlights the disconnection of the ice rink from busy public places. • The church between Becker Street and Hollybush Row was never drawn. This attractive church is currently hidden and under exploited. • Streets were commonly drawn unrealistically straight. Streets are seen as paths for reaching destinations, not as an interesting journey in themselves.
Implications: • • • • •
Said Business School and Oxford Hotel must remain as landmarks to provide legibility The allotments should have a more active edge and allow more people from the local community to use them. The ice rink should be better connected to Frideswide square. Church of Saint Thomas could be more visible. Streets environments should be improved so they encourage people to dwell in them. More people in streets increases the vitality of the city.
The findings are limited due to the relatively small sample size. The maps themselves can be interpreted subjectively so can not be conclusive. The process was a good opportunity to talk to local people and record their thoughts and feelings.
Analysis
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Text column 3
2.2 REGIONAL CONTEXT
Tha railway station within the West Oxford site leads to the important assessment of Oxford in a regional context. We have to consider the pressure from areas outside of Oxford to determine the provisions required for visitors and residents. Many people enter Oxford through the West of city. Therefore it should be an attractive gateway. The West of Oxford is comparatively less developed and could be developed more to balance the East and West of the city.
Key Residential Sectors
Satellite Settlements
Central Business District
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Analysis
Text column 4
2.3 CITY CONTEXT
TITLE OF IMAGE
Through studying the railway line we recognised that there is only one narrow crossing close to the train station and Botley Road. They are 1.1km north and 2.8km south from Botley Road. Cycle routes travel through West Oxford at various points and converges at the station. There are five Park and Ride stations along the ring road around the city. One of which is in Botley. We should try to ease movement across the railway line, particularly as Botley Road is a major route into the city centre.
Key Railway Line Crossings
Water Crossings
Park and Ride Routes
Cycle Routes
Analysis
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2.4 TRANSPORT
Traffic in the centre of Oxford has been a problem mainly due to the large flow of people and vehicles. Public transport has been encouraged with many bus routes and Park and Ride services. Cycling around Oxford is encouraged and numerous routes are already existing within the area. On a larger scale, the railway service allows Oxford to access other towns and cities easily within the UK.
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Analysis
TRANSPORT IMPLICATIONS
Due to traffic problems in Oxford, residents and visitors need to be encouraged to travel mostly on foot or by public transport. New connections and routes are necessary to reduce congestion and to ease traffic through major roads.
Analysis
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Text column 3
2.5 HISTORY
The growth of the Urban Area in the centre of Oxford has increased extensively over the years. It has slowly grown from the east of the railway towards the west and outwards. The West Quarter is less structured therefore the urban strategy needs to make more of an impact. The diagram shows the location of the heritage listed buildings and gives information on the lands previous uses.
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Analysis
Text column 4
HISTORY IMPLICATIONS
The history of Oxford should not define our design decisions yet it should influence them. Most of the West Quarter was developed after 1900. This allows us to recognise that most of the existing area were developed over a number of years and are relatively unplanned. Our focus is to improve connections within the various areas and redistribute land use.
Analysis
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2.6 PLANNING ISSUES Planning policies in previous planning applications suggest some of the problems we will encounter in the West Oxford site. These include flooding issues, areas of conservation and archeological interest.
Key Listed Buildings
Conservation Area
Flood Risk Zone (1:100)
Archeological Interest
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Analysis
PLANNING ISSUES IMPLICATIONS Planning constraints are vital to knowing what development will and will not be permitted. It helps us understand the pockets of land that will be easier to develop on. Listed buildings must be retained and surrounding developments must be sensitive to these.
Key Listed Buildings
Conservation Area
Flood Risk Zone (1:100)
Archeological Interest
Soft Development Areas
Analysis
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2.7 ENVIRONMENTAL ISSUES The environmental factors could affect the built forms and design of the site significantly. Currently, the green fingers come into the city but do not connect up. The predominant winds come mainly from the South West and we recognise that development has already occurred on flood planes.
Key Wind
Wildlife and Vegetation
Flood Risk Zone (1:100)
Sun Path
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Analysis
ENVIRONMENTAL ISSUES IMPLICATIONS Consideration of environmental issues require actions within our design. Green routes through the site should continue and connect. The design needs to avoid creating wind tunnels and gusts. It also needs to utilise and allow sunlight into public spaces for long periods of the day.
Key Wind
Wildlife and Vegetation
Flood Risk Zone (1:100)
Sun Path
Analysis
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2.8 SENSORY EXPERIENCE VIEWS & NOISE
The views throughout the site tend to be along streets or contained within small areas in West Oxford. We recognise that the south of Oxpens Road is visually disconnected from the rest of West Oxford and needs attention. Noise is also a major problem along the busiest roads running through the site.
Key Loud Noise
Less Noise
Large Scale Strategic View
Medium Scale Strategic View
Localised Views
Street Views
Quality of Views - Low to High
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Analysis
SENSORY EXPERIENCE VIEWS & NOISE IMPLICATIONS
Sensory experiences are essential for the well-being of a person and economic value of properties. By exploiting views we can achieve this. Sensory experience can also be negative. Such as noise from roads and the railway line. This is particularly detrimental to residential areas where peace and quiet is most valued.
Key Area Less Suitable for Residential Use due to High Noise Levels
Boundary to be Opened Up
Views to be Enabled
Areas where Multiple Views Meet or Cross
Visual Connection to Strengthen
Analysis
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2.9 LEGIBILITY AND TOWNSCAPE
Legibility is important in the visual understanding of a place. West Oxford is a major arrival point into the city and the landmarks and nodes will influence the impression of Oxford. These are the points identified by Kevin Lynch as contributors to the character of a place. More landmarks are needed to improve the connectivity of the ice rink.
Key Landmarks
Nodes - Places
Nodes - Crossing
Open Space
Active Edges
Inactive Edges
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Analysis
2.10 USE
The use of buildings on our site is typically grouped. There is a lack of amenities supporting the residential areas and these need to be better organised. Leisure and public areas could be increased and quality could also be improved.
Key Residential
Commercial
Leisure/ Public
Amenities
Industrial
Analysis
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2.11 TYPOLOGY - DENSITY AND HEIGHT The height of the buildings on our site tend to be higher in the more commercial areas of the site. The areas towards the city centre and the east of the station contain buildings of three storeys or more. It is important to consider sunlight penetration when deciding building heights.
Key 2 Storey Buildings
3+ Storey Buildings
Density of Area
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Analysis
2.12 MATERIALITY The building materials of the area tend to be either Headington stone or replica, brick or painted brick. There is a mixture of more modern buildings interspersed throughout the area. This gives a range of building materials available for new buildings
Key Headington Stone/ Mock
Stone/ Pale Brick Mix
Facing Red Brick
Other Materials
Analysis
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2.14 SWOT - STRENGTHS
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So What?
Design Action
Explanation
Canals and Rivers
Increase attractiveness of site Increase volume of houses on canal Increase bio-diversity
Build more paths Open up views Increase quality of public domain
Make more accessible and visible Make river cleaner
Green Space
As above
Proportion of green space to be saved Reduction of same large green spaces but offset elsewhere in site
Improve views of new houses Provide land for residents and improve quality of living and other areas of site = more efficient use of green space.
Station
Brings in lots of people to city and site, acts as gateway to the city, its an important visual and connecting area
Increase commercial units Increase capacity of station Increase visual and spatial quality of TS
Will make more money for area Will make Oxford more memorable for visitors thus increasing repeat visits
Allotments
Eco-living Community spirit enhancing Adds to localised feeling of well-being
Reduce fences and inactive edges Cafe/market to sell grown produce Through routes (roads/paths) to increase flow of people on site Increase mix of uses
Make more accessible and visually accessible to local and wider community Needs to link more with other amenities (schools, community centres, restaurant, market) to increase economic prosperity and value to the community
Ice Rink
Popular Landmark Memorable Draws visitors to site
Increase quality of built space Increase volume of people Increase landscaping quality Increase amenity space
Build complimentary building (other leisure building, shops, restaurants) Build more mixed use to increase population and pedestrian movement
Analysis
WEAKNESSES
So What?
Design Action
Explanation
Railway Line
Dividing Area
Potential new crossing with new road to link further up Bot- Reduce congestion under bridge ley road. Improve visibility and crossing on existing cross- Increase volume of pedestrians crossing through station - supports shops ing. Increased pedestrain crossing through new station
Local Public Amenities
Reduces convenience for local people Less people stay put in area
Increase housing density to support local amenities Shops - health centres - schools
Support local amenities, will bring a more connected and vibrant community
Traffic Around Square
Difficult for pedestrians to move around Unattractive Slow for vehicular traffic
Remove north road in the square Landscape vehicle free space lots of street furniture + greenery
New public square for people to spend time in
Hythe Bridge Street/ Park End Street
Inactive edges, not somewhere people stay, only making necessary journeys. Dark, dominated by vehicles and tall buildings
Open up middle building to let more light through Park End st. No curbs, one way just for buses towards rail station
More pedestrian friendly - better link between station to city centre
Analysis
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OPPORTUNITIES
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So What?
Design Action
Explanation
River and Car Park
Currently not used to its full potential
Make roads/ streets/ connections through site to encourage used
Creates link to city Place for retail Increase quality of public domain
Under used / Empty sites along Oxpens road
Isolates the ice rink Encourages anti-social behaviour
Provides leisure Provide Housing Extend green finger
Connecting Oxpens with the city - providing new services
Analysis
THREATS
So What?
Design Action
Explanation
Flooding
Strategy needed to prevent or react well to flooding
Options - re-engineer river, build sustainable housing More housing necessary therefore flood plains need to be an option that avoids flood zone
Traffic
Heavy congestion along Botley Road
Encourage a car-free environment Re-directing bus routes
Reduce the amount of vehicular traffic coming into the city from Botley Road and the West
Analysis
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TItle______ 3.0 THEMES ARIAL 21
Text column 1 arial 12
Text column 2
Image title
Image title
Design
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3.1 REINFORCING THE WESTERN GATEWAY Design Actions
Explanations
DA1. Creating a direct path through Frideswide Square directing pedestrians from the station towards the centre of Oxford
EX1. Provide a more legible arrival point and a node for pedestrians arriving into Oxford by rail
DA2. Expanding the station and an additional platform
EX2. A station more suitable for the growing needs of Oxford
DA3. Relocating the bus station to the south of Botley Road
EX3. Separating the pedestrian from the busy traffic of a bus station to avoid confusion
DA4. Creating 3 entrances within the new station
EX4. Linking the East and West of the rail line and encourage flow through the station around the West of Oxford
DA1. Connecting the West of Oxford with central Oxford by creating a direct link into the city centre from the railway station together with Frideswide Square.
DA4. Section showing the proposed station connecting the East and West of the Railway track with an indoor pedestrian link.
DA3. Relocating the bus station to allow a clear pedestrian focus in Frideswide Square. This will also link the station down to Oxpens with a more direct route. 30
Design
3.2 SUPPORTING A WALKABLE CITY Design Actions
Explanations
DA5. Remove bus stops from Frideswide Square and replace with pedestrian public space.
EX5. Removes clutter form square so pedestrian route for city centre to the station is more legible. Also gives pedestrian more space that they can confidently use without the danger of traffic.
DA6. Create pedestrian dominant streets (Park End and new street to Oxpens leisure quarter)
EX6. Again gives pedestrian more space that they can confidently use without the danger of traffic. Allows for social functions as well as the necessary.
DA7. Widen pavements and lower curbs to increase pedestrian dominance
EX7. Widening pavements allow space for social functions ie. Standing, talking or sitting, whilst giving enough room for people to move around. Low curbs make drivers more aware of pedestrians, thus drive slower and more carefully.
DA8. Provide building types for different amenities including, schools, work places and local shops close to residential areas.
EX8. Amenities are closer to homes so people can walk to more necessary places.
DA6. Pleasant journey provided leading towards the Oxpens Leisure Quarter.
DA5. Existing - Numerous breaks for pedestrians within Frideswide Square.
DA5. Proposed - Bus stop and traffic removed for pedestrian use. DA7. Pedestrian dominated Park End Street with quiet one way bus traffic.
Design
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3.3 ENHANCING VITALITY AND LIFE ON THE STREET Design Actions
Explanations
DA9. Creating destinations and Leisure facilities in Oxpens Leisure Quarter.
EX9. Destinations give people facilities to use and visit the area as well as a support for the existing ice rink.
DA10. Forming Landmarks and Nodes
EX10. Becomes more legible for people and will assemble and invite people
DA11. Providing street furniture and elements of landscaping in the public realm
EX11. This will promote social activities and spaces for people to stay and interact
DA10. Area outside the O2 Arena creating for an impression on people as they arrive in North Greenwich and increase the legibility of the place.
DA9. Proposed Oxpens Leisure Quarter including the existing Ice Rink, a new swimming pool and sports centre as well as an exhibition area within the Square.This will in order give people reasons to visit the South of Oxpens. 32
Design
DA11. Public Spaces such as Frideswide Square with a purpose where people can stay and interact. Street furniture and elements of landscaping will encourage social activities and the people to spend time.
3.4 SUSTAINABLY CONSCIOUS Design Actions
Explanations
DA12. Retain and reuse functional buildings where possible and appropriate.
EX12. Reduce the need for demolition and construction saving valuable resources.
DA13. Planting vegetation
EX13. Using specific, native species that absorb CO2 and produce Oxygen.
DA14. Increase density and provide more amenities.
EX14. Making more people able to walk rather than drive to what they need.
DA13. Vegetation in Osney Mead Area
DA14. Increase density to support new amenities
DA12. Functional buildings in the West of Oxford and Staples building in Park End that we propose to retain. Design
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3.5 ENHANCING THREE CHARACTER AREAS Design Actions
Explanations
DA15. Retain some public green space but add predominantly residential buildings to Osney Mead.
EX15. This will create a residential area that has a pleasant sustainable and green character.
DA16. Retain retail and office units along Park End Street, design for further units at the top of the site.
EX16. This creates an active commercial street, extending out of the city centre towards the train station.
DA17. Include new swimming pool, sports facilities and gallery in Oxpens development area.
EX17. New facilities will support leisure function of existing Ice Rink and create a destination. Oxford City Council has stated the need for each of these new facilities.
DA15. DA16.
DA15.
DA17. DA17.
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DA16.
Design
3.6 RESPONDING TO THE LANDSCAPE Design Actions
Explanations
DA18. Not to develop on all existing green spaces
EX18. We will retain some green space for local people and visitors. By not relocating all of green space the disturbance to ecosystems and wildlife will be minimised.
DA19. Extend public green spaces to busy nodes to form green links (from station down to Oxpens and Osney Mead river bank to Botley road).
EX19. Creates an attractive and legible route to new developments.
DA18. Existing Green Space
DA19. Proposed extension of Green Links Design
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3.7 LIVING WITH THE RISK OF FLOODING Design Actions
Explanations
DA20. Build away from water where possible, leaving a buffer zone.
EX20. Lower risk to new buildings.
DA21. Use flood proof structures where necessary.
EX21. Lower risk to new buildings.
DA22. Provide swales and a balance pond in north west of the site.
EX22. This will contain floodwater allowing access roads to remain functional. This will also bring the blue network through the site
DA20. Buffer zones in North and South of the site
DA21. Flood Proof Housing Top Left: Nissen Adams LLP, London Above: Cox Rayney the Queenslander Left: Nissen Adams LLP, London
DA22. Examples of swales 36
Design
3.8 ADDRESSING THE WATERFRONTS Design Actions
Explanations
DA23. Do not hide waterfronts behind inactive edges.
EX23. Utilise the waterfronts and integrate into public space.
DA24. Generate views towards water where possible.
EX24. Increase property values and quality of wellbeing
DA24. Utilising the waterfront within The Retreat.
DA23. Avoid existing Inactive edges towards the water
Design
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4.1 STATION SQUARE
Character Areas
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As part of the design theme ‘reinforcing the western gateway’. We have created an area that creates a welcoming, vibrant and culturally rich identity. This has been achieved by maintaining and emphasising the pedestrian route to and from the station towards town as seen in the image (top left). Cyclists have second priority by having a subterranean cycle-park (bottom right) underneath the hard and soft surfaces at the station entrance. Traffic is routed around the new pedestrian area and performance area seen in the image (mid left). While we recognise that this may cause more congestion, it is likely to increase the use of the train station, and therefore increase use of the pedestrian area proposed. The station is expanded and new links across Botley Road and across the train line created. The new station building will incorporate a large conference centre at the north. Nottingham market square (top mid) has been used as a precedent to show the successful integration of a new use amongst an existing old building. The new Reading station proposal has also been looked at as it shows how a pedestrian link is provided over the railway line.
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Character Areas
STATION SQUARE AMENDMENTS Changes to the Station Square site • •
Area nearest the station to contain mostly hard surfaced landscape. Subterranean cycle park to be incorporated with a through-route (options shown in pink).
Character Areas
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THE RETREAT
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Character Areas
As part of the design theme ‘creating an accessible waterfront’, we have conceived The Retreat as an urban oasis. It is a mixed use development consisting of offices (blue), residential (dark red) and retail units (grey). The offices provide passive security for the residents during the day, and the favour is returned at night. Having only balconies, the residents have immediate access to the public green area and waterfront area. The bridges linking the areas encourage the public to venture from the city centre. Large amounts of cycle parking will also be provided to encourage cyclists to visit the site. The whole area between Hythe Bridge Street and Park End Street has been opened up as can be seen in the top left image. This is to allow more legibility between areas, and to increase the amount of light coming into both streets. Cafes and restaurants back onto the large green space that has been created. This will make the new restaurants with al fresco dining enjoyable. Park End street was outlined from the start as a street that was suffering from too much vehicular traffic that was stifling retail in a site which proximity to the city centre should yield good sales. We have made this street into a more pedestrian dominated area; removing all private vehicles and forcing buses to go oneway (city-station). The kerbs have been removed and the street surface is now designed to be a more textured (but not uncomfortable for the pedestrian) material to act as a traffic calmer. Trees will line the street seen in the image (bottom-mid) this will also help to calm the traffic, but also provide shelter for the pedestrians and alfresco diners (bottom-right).
Character Areas
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THE RETREAT AMENDMENTS The Retreat was conceived as an oasis-style area of greenery, waterfrontage and activity. This is achieved by the fronts of the units facing socially inward to the site. The changes since the presentation are highlighted here: 1. The representation of hard-surfacing on the siteplan. 2. All the green spaces will be for the public. 3. We acknowledge that the units here have not got a traditional back-and-front arrangement. To overcome this, a refuse area (to be designed in studio 2) will be placed and service areas (1-4) will be designed in undercroft areas that are shrouded from the public domain by trees,.
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Characters Areas
Existing
Proposed
River and Railway
Retail Units 6%
Shops 7% Residential 31%
Breakdown of Development Residential 31%
Roads and Streets
Hotel 21%
Commercial 69%
1 Bed = 40
Office Units = 6580m2
2 Bed = 38
Hotel = 3900m2 Office Units 35%
Retail = 1250m 2 Shops = 1350m 2
Housing size breakdown
Built Forms
49%
51%
1 bed 2 bed
Green Spaces
Character Areas
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4.2 OXFORD LEISURE QUARTER
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Character Areas
The area designed is mixed-use with a heavy focus on leisure facilities. This partly originated from the local plan requirements, and also the existing ice rink inspired the desire to increase its use rather than to create an entirely different area.
River and Railway
Roads and Streets
Built Forms
Green Spaces
We have merged residential tightly with the leisure facilities to increase use, a range of uses and activity. The origins of the design stem from a pattern derived from the existing street layout. The proposed streets align geometrically with the existing and fan around an axis. We have designed a green link to connect the station with the leisure facilities so that people do not need to travel by car to get there. Although we recognise that the distance between the ice rink and the station is large, the green link, for the most part, is overlooked, visually stimulating and active from the number of residents andpedestrians using it. The residential accommodation is high rise (majority 3 storey+) as it is so close to the city centre, balconies provide amenity space as there are no gardens for the apartment and townhouse owners. The houses closest to the railway have backgardens and a deaf facade to buffer the noise from the railway.
Existing
Proposed
Character Areas
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OXFORD LEISURE QUARTER AMENDMENTS The area designed is mixed-use with a heavy focus on leisure facilities. This partly originated from the local plan requirements, and also the existing ice rink inspired us to increase its use rather than to create an entirely different area. The changes from the presentation are as follows: 1. The green link from the station down to the ice rink and beyond has been represented more clearly in this plan. It is made up of a multitude of green areas, mixed with trees. It is a public area, with the fronts of houses facing onto the street. Car access is provided but a heavy emphasis is made on the use of bicycles and travel by foot. 2. A large difference in scale was noted from the comments made at the presentation. Although not showing this on the plan, we suggest a breakdown of the large leisure buildings to incorporate apartment accommodation, and also a breakdown in the massing of the building, so in elevation the build look less imposing on the surrounding houses. 3. A curving turning head around the the residential blocks on the inside of the street helps to compliment the curving character on the opposite side of the street.
Proposed apartments
Proposed removal of section of building
Proposed curves in residential corners
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Character Areas
The precedents; Stad van de Zon, Apeldoorn, Amersfoort in The Netherlands and The Highline in New York have been selected as precedents as the former shows how a successful mixture in housing style can be achieved. The Highline shows how a long corridor in an urban setting can be made active, green and interesting. We feel the success of these precedents has been emulated in our design somewhat.
Character Areas
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4.3 OSNEY MEAD
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Character Areas
Originally comprised of allotments, the site named ‘Osney Mead’ is aimed at protecting a portion of the existing farming area, grassland and views whilst introducing a large residential development. Our design rationale originated from a desire to retain a long view through from Botley Road to the river front and also retain as much farm land as possible. This was so that the existing residents were not repelled away from their historic site. The theme of retention was also developed into our other character areas, but within the Osney Mead, it developed into a stronger theme of ‘healthy and organic living’. This inspired the design of a market, cafe and urban farm shop using primarily food grown on the urban farm and a health walk with outdoor gym facilities around the perimeter of the site. The land will function as an urban farm for the use of the existing users and new users. The activities of the community centre will be relocated to the new market, cafe and shop building and the existing building has been adapted to become a primary school. The main constraint was the flooding issue. This was addressed through the introduction of swales and a balancing pond. Rather than having these defences as a static aid to flooding, we incorporated them into the character of the site: The balancing pond acts as a landmark which pedestrians can walk around or over on route to the city. The swales are adorned with different species of trees and paths to make the area look visually stimulating. There is a mixture of housing types on this site. This is so that the site is more active and also to adhere to the 50% requirement for affordable housing by Oxfordshire County Council.
Character Areas
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Upton, Northampton is a mixed use development on a flood plane. Phase 1 consists of 1382 homes. The scheme has utilised Sustainable Urban Drainage Systems including swales to deal with flooding issues. A variety of housing types and street types have been applied through out the site to give a rich aesthetic quality and to support a mixed demographic.
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Character Areas
OSNEY MEAD AMENDMENTS Further developments to the design are needed: • •
•
•
Corners of blocks need to be resolved to avoid inactive edges facing streets. Public green space should extend down to Botley Road to strengthen the connection between the Botley Road, Osney Mead and the green landscape beyond. Remove footpath along Osney Ditch. Extend the gardens to the bank of the river. Reorganise street layout to simplify movement patterns.
Character Areas
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5.1 CONNECTIONS All new residential areas have been located adjacent to existing housing. The major connections have been improved. A new road has been designed to divert some traffic from Botley Road to a new entrance on the West side of the train station, this also creates a connection between the Osney Mead site and the houses along Abbey Road and Cripley Road. Henry Road and Helen Road currently end at Osney Ditch, however, new bridges connect these two roads to the Osney Mead site. A stronger connection has been made between Frideswide Square and the Leisure Quarter by creating an attractive pedestrian route. Becket Street continues south on a new road through the Leisure Quarter and loops east to Oxpens Road
New residential areas Existing residential areas New connections
Layers
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5.2 SPACE SYNTAX Existing Running space syntax integration analysis of the site clearly showed Botley road as being the most integrated street within the site. This confirmed analysis found on site. The residential areas are shown to have low integration which is characteristic of a quiet neighbourhoods. Oxpens Road and Hythe Bridge Street are shown to be less well integrated than they appeared in reality.
Draft After running the analysis on a first draft master plan it was clear that some of the areas that were designed for commercial and retail use were not integrated well enough to support this type of use. The new residential areas were suitably integrated suggesting they would have lower levels of pedestrian and vehicular activity. They were also connected to existing residential areas via new access routes.
Final Having made some alterations to our design, a third analysis was run on the final master plan. This shows increased integration around Oxpens Road suggesting commercial uses along it will be more viable. Although the colour have remained similar on the diagram the values have increased.
Existing 56
Layers
Draft
Final
Layers
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5.3 MOVEMENT Pedestrian movement is prioritised throughout the site. The main connection from the city centre to the train station and from Frideswide Square down to the Leisure Quarter are pedestrian dominant streets that encourages movement. Buses are also allowed to move relatively freely around the site to encourage the use of public transport for longer journeys. However, they have been diverted away from Frideswide Square to the bus station on Becket Street. This removes some traffic and visual barriers from the front of the station. Cars have restricted access to the city through Hythe Bridge Street only. This is to reduce confusion and ease way finding for drivers. It also reduces the lanes of traffic around Frideswide Square.
Pedestrian Buses Vehicular
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Layers
5.4 STREET TYPES AND BLOCKS
Text column 1 arial 12
Text column 2
The existing blocks have given us a layout on which to structure new blocks. In Osney Mead, the blocks are much smaller and follow a similar size to the surrounding residential arrangements. The blocks in the Leisure Quarter tend to be larger, because they contain commercial units. We have recognised the main busy streets and have created more secondary streets around our new blocks to create active frontages.
Layers
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5.5 CONTEXT AND CHARACTER The 3 character sites are Osney Mead, The Retreat and Oxpens Leisure Quarter. Osney Mead are mainly residential with areas reserved for the public in urban farming and a large green space. The Retreat is a commercial gateway to ease you into the city centre through slow transition. It is a pedestrian dominated space with a relaxed, urban getaway between the shops and offices of Hythe Bridge and Park End. Lastly The Oxpens Leisure Quarter aims to connect the existing ice rink with more leisure destinations, concentrated to the south.
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Layers
5.6 VARIETY, LEGIBILITY AND USES This shows a more detailed use map of each building within the character areas. Although Osney Mead might be mainly residential, the Retreat more commercial and Oxpens more Leisure based, each site contains mixed use buildings. We have done this to maintain and enhance activity in the west of Oxford at all times of the day.
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We have managed to achieve a land value of £4,061,580 per hectare. The high value is made on residential developments which makes 70% of the total value. The average residential density is 55.5 dwellings per hectare, this allows us to meet the target land value while retaining open space, both public and private. The majority of the non-profit-making costs cover the construction of infrastructure. The redevelopment of Frideswide Square, the Retreat and the link to the Leisure Quarter are major expenditures, however they are vitally important in meeting our design actions. We want to encourage pedestrian movement, as opposed to vehicular in particular. This will increase social, as well as necessary activities on the streets and shaping the character of Park End Street. Our response to the initial feasibility calculations: After running our preliminary figures through the spreadsheet, the land value per hectare was too low, so we had to increase the density of residential. This was because residential made more money than retail.
Residential numbers, areas and values (VAL1) Type Oxpens - Apartments 1 Bed Oxpens - Apartments 2 Beds Oxpens - 2 bedrooms Oxpens - 3 bedroom Botley - Apartments Botley - Semi-detached Botley - 3 storey terraces Affordable Appartments Affordable Terraces Worcester Apartments Shop Apartments Station Terraces Student Accomodation Total units
UNIT area m2 49 60 98 119 70 80 96 60 64 65 65 96 15
Residential Building Costs (BCOST1) Type cost/m2 Oxpens - Apartments 1 Bed £950.00 Oxpens - Apartments 2 Beds £1,050.00 Oxpens - 2 storey £1,150.00 Oxpens - 3 storey £1,200.00 Botley - Apartments £950.00 Botley - Semi-detached £1,300.00 Botley - 3 storey terraces £950.00 Affordable Appartments £900.00 Affordable Terraces £750.00 Worcester Apartments £1,000.00 Shop Apartments £900.00 Station Terraces £1,200.00 Student Accomodation £1,025.00 SUM (BCOST1) Commercial numbers, areas and values (VAL2) TYPE NETT M/2 Retail- Oxpens & Botley zone A 625 Retail- Oxpens & Botley zone B 625 Retail - Oxpens & Botley zone c 350 Retail - Park End zone A 625 Retail - Park End zone B 625 Retail - Park End zone C 350 offices - Oxpens 4456 offices - Botley 1344 offices - Park End & Worcester 5264 Restaurants/Cafes 1736 Conference Centre 440
type numbers in shaded areas NUMBER of UNITS 137 131 15 7 55 80 104 75 40 52 26 23 200 945.00
NETT area m2 6713.0 7794.5 1470.0 833.0 3850.0 6400.0 9984.0 4500.0 2560.0 3380.0 1690.0 2208.0 3000.0
GROSS area m2 6713.0 7794.5 1470.0 833.0 3850.0 6400.0 9984.0 5400.0 3072.0 4056.0 2028.0 2649.6 3600.0 SUM(VAL1). .
SALES PRICE £245,000.00 £300,000.00 £450,000.00 £525,000.00 £240,000.00 £600,000.00 £420,000.00 £192,000.00 £304,000.00 £450,000.00 £380,000.00 £380,000.00 £40,000.00 ...........
subValue / M2 TOTALS £33,565,000.00 £5,000 £39,300,000.00 £5,042 £6,750,000.00 £4,592 £3,675,000.00 £4,412 £13,200,000.00 £3,429 £48,000,000.00 £7,500 £43,680,000.00 £4,375 £14,400,000.00 £2,667 £12,160,000.00 £3,958 £23,400,000.00 £5,769 £9,880,000.00 £4,872 £8,740,000.00 £3,299 £8,000,000.00 £2,222 £264,750,000
COST (based on GROSS AREAS) £6,377,350.00 £8,184,225.00 £1,690,500.00 £999,600.00 £3,657,500.00 £8,320,000.00 £9,484,800.00 £4,860,000.00 £2,304,000.00 £3,072,000.00 Value divided by costs £1,825,200.00 This figure might be around 3, ±15% £3,179,520.00 4.59 £3,690,000.00 £57,644,695.00 GROSS M/2
625 625 350 625 625 350 5570 1680 6580 2170 550
RENT/M2 RENTROLL by zone 165.00 103125 82.50 51563 41.25 14438 185.00 115625 92.50 57813 46.25 16188 150.00 668400 110.00 147840 250.00 1316000 185.00 321160 300.00 132000
YLD% 7.50 7.50 7.50 7.00 7.00 7.00 8.00 8.00 6.50 7.00 7.00
subTOTALS 1375000 687500 192500 1651786 825893 231250 8355000 1848000 20246154 4588000 1885714
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7.1 CONCLUSION The concepts from the design themes have mostly been realised in our design:
Reinforcing the western gateway - public realm immediately outside the station has been radically improved with the footbridge over to the bus station and an active area stretching from the station through to Park End Street.
Supporting a walkable city - Pleasant connections created to psychologically shorten journeys. This has been achieved in the connection between the Station Square and the Leisure Quarter and also Park End Street.
Enhancing vitality and Life of the street - Park End Street and The Retreat now provide a link between the roads and dramatically increased the natural light, legibility and general aesthetics of the area. This in turn will create a livelier street atmosphere.
Sustainably conscious - One of the themes we are particularly proud of maintaining throughout the design and design representation was the retention of buildings where possible. By keeping these elements, the carbon footprint is reduced.
Enforcing 3 distinctive character areas - Osney Mead, Station Square, The Retreat and The Leisure Quarter have been successfully given their own individual identities. The site was too large to consider as one character, however, we have branded the whole development as ‘Walk-West’ as the aim has been to increase the rights of pedestrians throughout. We feel this has been achieved well on all sites.
Responding to the landscape - In Osney Mead and The Leisure Quarter, the green fingers have ‘grown’ into the site from flood-plain areas. In The Retreat the waterways have been engineered to greatly improve its appearance and legibility.
Living with the risk of flooding - Osney Mead’s swales and balancing pond successfully provide areas for defence against floods without negative impacts on residents when floods are dormant. Also the floodable area in The Leisure Quarter has a different approach, the houses themselves are flood-proof.
Accessible waterfront - The Retreat attracts people to interact with the re-engineered waterfront area, also the river area at the far end of Osney Mead encourages people to walk alongside it with a pleasant river walk that runs around the perimeter of the site. Throughout the design process we have continually kept in mind the needs and desires of the people of Oxford and by practicing many of Jan Gehl’s urban design principles we believe we have addressed numerous existing problems in West Oxford to promote WALK WEST as a pedestrian friendly environment that reduce, yet not eliminate the use of cars.
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What could be improved: Station Square and The Retreat - As mentioned in the report the subterranean cycle park should be a through route to increase use and therefore passive security. Following addressing the issue of fronts and backs of the units within the Retreat, we think the scale and use of the buildings could also be altered by increasing variation. Our proposal is for 2-3 large residential blocks at the city-end of the site, the variety in height would create a more interesting and visually stimulating area
The Leisure Quarter - The houses to the south of the ice rink feel isolated, it would be better if more activity was encouraged here or if the housing block itself was moved or integrated with the houses south of the river.
Osney Mead - We were quite liberal with the amount of green spaces between blocks as we wanted to retain the theme of responding to the landscape. However, the housing density could be increased as it is in close proximity to the city centre. The street pattern is laid out in a fan shape, but could be more varied. Conclusion
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7.2 LAND PARCEL ALLOCATION
Tom Hilda Vicky Pete
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7.3 IMAGES REFERENCES References by page (ordered top left clockwise) 29a. Urban Oregan. 2010. Portland Pioneer square. Retrieved 11.12.11 from http://www.portlandground.com/archives/2007/06/pioneer_square_in_winter.php 29b. Harrison, K. 2003. Said Business School. Retrieved 11.12.11 from http://www.chem.ox.ac.uk/imagesofoxford/aerialphotographs/photos/sbs.html 29c,d,e. Bing Maps. 2009. [Oxford hotel, Post office, Ice Rink]. Retrieved 11.12.11 from www.bing.com/maps 29f. Snunney. 2008. [Crane at Gunwharf Quays]. Retrieved 11.12.11 from http://www.trekearth.com/gallery/Europe/United_Kingdom/England/Hampshire/Portsmouth/photo1302118.htm 31. Google Maps.2010 [street view of Frideswide Square]. Retrieved 11.12.11 from www.google.com/maps 32. Head, J. 2010. Outside O2 Arena. Retrieved 11.12.11 from http://www.flickr.com/photos/headjames/3195575048/ 33. Google Maps.2010 [street view of Park End Street]. Retrieved 11.12.11 from www.google.com/maps 36. Ferret. 2011. [Swale]. Retrieved 11.12.11 from http://www.scruta.org/names/new-words-swale-and-shirring/ 40a. Henry, D. 2011. Old Market Square. Retrieved 11.12.11 from http://www.e-architect.co.uk/images/jpgs/england/old_market_square_ing261107_dom_henry.jpg 40b. Network rail. 2011. New station proposals. Retrieved 11.11.11 from http://www.networkrail.co.uk/aspx/6339.aspx 41. Hembrow, D. 2010. Groningen Railway Station. Retrieved 11.12.11 from http://hembrow.blogspot.com/2010/05/groningen-railway-station-cycle-parking.html 44. Unknown. [Man in deck chair]. Retrieved 11.12.11 from http://www.3quarksdaily.com/.a/6a00d8341c562c53ef0133f593f1f5970b-popup 48a. Grammenos, F. 2011. Paris Street. Retrieved 11.12.11 from http://www.planetizen.com/node/48944 48b. Grammenos, F. 2011. Paris open space. Retrieved 11.12.11 from http://www.planetizen.com/node/48944 49a. McDermott, M. 2011. Highline. Retrieved 11.12.11 from http://www.treehugger.com/sustainable-product-design/sour-grapes-griping-about-the-high-line-already-starting.html 49b. Stations Urban Remote. 2011. Highline aerial view. Retrieved 11.12.11 from http://stationsurbanremote.files.wordpress.com/2011/02/highline_aerialview_big.jpg 49c. Amelia. 2009. NYC Green spaces. Retrieved 11.12.11 from http://graduallygreener.wordpress.com/2009/08/11/nyc-green-spaces-high-line-park/ 49d. Wijnbergh, M. 2007. Amersfoort. Retrieved 11.12.11 from http://www.visualphotos.com/image/1x7872972/new_canal_houses_nww_built_part_of_amersfoort 52a,b,c. Page, V. 2011. Upton, Northamptonshire.
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7.4 APPENDIX
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Early marketing posters used as thematic inspirations.
Park and Cycle Initiative to encourage motorists to cycle into the centre. The car park will be provided by the existing under-used Botley Road Retail Park that should also see an increase in trade as a result.
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Existing Space Syntax (Original)
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Draft Proposed Space Syntax (Original)
Final Proposed Space Syntax (Original)
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