333 Banbury Road - · PDF file333 Banbury Road Pre Application Public Consultation Berman...
Transcript of 333 Banbury Road - · PDF file333 Banbury Road Pre Application Public Consultation Berman...
333 Banbury Road
Pre Application Public Consultation
Berman Guedes StrettonArchitects + Designers
Thank you for taking the time to
visit this exhibition.
We hope it will explain the
emerging options for residential
redevelopment of the site and
that you will feel able to share
your views to assist us in preparing
a Planning Application for the
proposals early in the new year
Comment forms are available for
you to record your views or if you
would prefer, these can be sent by
email to [email protected]
An online version of this
exhibition is available at
www.homespace.ltd.uk
Banbury Rd
Capel Close
Squitchey Ln
Summerhill Rd
Middle W
ay
Woodstock Road
Hernes Rd
Single Family Homes (Attached and Detached)
333 Banbury Road Site
Flats
Commerical (Retail, Office and Guest House)
Institutional (Educational, Religious, Civic)
Banbury Rd
Capel Close
Squitchey Ln
Summerhill Rd
Middle W
ay
Woodstock Road
Hernes Rd
Single Family Homes (Attached and Detached)
333 Banbury Road Site
Flats
Commerical (Retail, Office and Guest House)
Institutional (Educational, Religious, Civic)
Banbury Rd
Capel Close
Squitchey Ln
Summerhill Rd
Middle W
ay
Woodstock Road
Hernes Rd
Banbury Rd
Capel Close
Squitchey Ln
Summerhill Rd
Middle W
ay
Woodstock Road
Hernes Rd
Single Family Homes (Attached and Detached)
333 Banbury Road Site
Flats
Commerical (Retail, Office and Guest House)
Institutional (Educational, Religious, Civic)
Site - Diagram showing building footprints, roads & property lines
• 333 has one of the larger footprints in North Oxford and is atypical of the surrounding urban grain.
• It also is in the unique position of possessing two distinct street frontages.
Summertown Shops
Banbury Rd
Capel Close
A40
Squitchey Ln
Summerhill Rd
Middle W
ay
Woodstock Road
Single Family Homes (Attached and Detached)
Hernes Rd
Single Family houses - (Detached, Semi-Detached & Terraced Individual)
• This area of North Oxford is predominantly characterized by detached, semi-detached and terraced individual houses.
• Capel Close, on the western edge of the 333 site, is a dense street of early C20 single family houses.
Summertown Shops
Banbury Rd
Capel Close
A40
Squitchey Ln
Summerhill Rd
Middle W
ay
Woodstock Road
Flats
Hernes Rd
Flats - (Multiple Story Apartment Complexes)
• Concentrated around Hernes Crescent, directly opposite 333 are several 3-4 story Flat Complexes.
Summertown Shops
Banbury Rd
Capel Close
A40
Squitchey Ln
Summerhill Rd
Middle W
ay
Woodstock Road
Institutional (education, religious, nursing homes)
Hernes Rd
Institutional - (Educational, Religious & Civic)
1
2
• There are several institutional buildings in the blocks around 333 Banbury.
• One block east, on Hernes Road, is the Green Gates Nursing home (1) and two blocks north, Summertown House, a complex of graduate housing for Oxford University (2).
• The Masonic Lodge at 333 Banbury was also an institutional use.
Summertown Shops
Banbury Rd
Capel Close
A40
Squitchey Ln
Summerhill Rd
Middle W
ay
Woodstock Road
Hernes Rd
Commerical
Commercial - (Retail,Office&GuestHouse)
• The commercial centre of Summertown lies approx. ½km to the south.
• North of the commercial centre a mix of converted guest houses and small businesses are distributed along Banbury Road.
• The Oxford Centre at 333 was also partly a commercial property.
High Volume TrafficBanbury Road, Woodstock Road, A40
Medium Volume Traffic Middle Way, Squitchey Lane, Summerhill Road
Low Volume TrafficCapel Close, Hernes Crescent
High Volume TrafficBanbury Road, Woodstock Road, A40
Medium Volume Traffic Middle Way, Squitchey Lane, Summerhill Road
Low Volume TrafficCapel Close, Hernes Crescent
Traffic Study
Urban AnalysisAll Uses
Commercial Centre of Summertown
Site - Aerial View, North Oxford
1821 – Auction of land by Diamond Hall
1823 – Original house completed by John Mobely, Butcher
1824 – John Mobely bankrupt, house for sale - bought by John Braines, also a butcher who is believed to have carried on his trade from the house.
1846 – House purchased by James Ryman, Art dealer and property ‘much embellished’
1880 – James Ryman dies, having no children of his own the house passes to his adoptive nephew J.F. Ryman-Hall
1830-1833 - Old Series© Cassini Publishing Ltd. www.cassinimaps.co.uk 36437Created from Ordnance Survey Old Series maps first published 1830-1833. Original scale 1:63,360 enlarged here to 1:40000.
Jackson’s Oxford Journal Land Auction Advertisements
History
1876-1878 - County Series 1:2500© Cassini Publishing Ltd. This product contains third party data: © and database right Landmark Information Group (All rights reserved 2010).41074Created from Ordnance Survey County Series 1:2500 maps first published 1876-1878. Original scale 1:2,500.
“A valuable freehold newly erected dwelling fittedupinthebestmanner.....4 bedrooms, 2 sitting rooms, servant’s bedroom, cellar, washhouse, slaughterhouse, stabling and other outhouses, good garden and other large piece of land.....The property adjoins the Banbury Turnpike Road, and its contiguity to Oxford and the convenient arrangement of the building afford a very desirable site for carrying on the trade of a butcher.”
James Ryman 1875
JF RYMA
N-H
ALL
J RYMA
NJ BRA
INES
Quote from sales particulars 1824
‘Old Series’ 1830-33 Map of North Oxford
1876-78 Map of Summertown
The original villa, known as Summerhill, is not listed but is mentioned brieflyinbothPevsner'sguideandtheVictoriaCountyHistoryasafineItalianatevillaofit'stime.Homespacehavecommissionedindependentarchaeological and building studies of the original house and we have carried out our own research into the property, the results of which are laid out below. We have concluded that, whilst most of the interiors have been lost or compromised since the middle of the 20th century, the building does make a contribution to the site and immediate surroundings. We have therefore concluded that it should be treated as a non designated heritage asset,andalloftheoptionswehavebeenprogressingfeatureit'sretentionandreturntoit'soriginalresidentialfunction.
1954 Unrealised Extension Scheme GroundfloorPlan
1954 Unrealised Extension Scheme Artists Impression
1964–Simplifiedextensiongoesahead
1954–Masonsacquiresiteandapplyforsignificantalterationsandextensions.
1925 – J.F Ryman-Hall dies with the house in the ownership of the trustees to W.E. Richards. It is sold to William Emanuel Adamson, Tailor (and Mason).
1952 – W.E. Adamson dies
1973–Groundfloorexpandedsouth
History
1984–Firstfloorexpandedsouth
2000 – Mason’s two storey extension to the east
2012 – Homespace acquires the site
Ground Floor
First Floor
1823 Original Villa ommisioned by John Mobely
1973 Kenneth Stevens & Associates
1984 Peter Reynolds Associates
2000 Jewell & Co.
Alterations Unknown
1964 Freemason additions attached to Villa
1823
Summerhill Villa built by John Mobely, later,
becomes estate of John Ryman
1964
Freemasons acquire property in 1953, alter
Villa interior and attach new facilities on the
western facade
1973
South Expansion of ground floor
1984
Further expansion to expansion South
Expansion on 1st floor (above 1973 addition)
2000
West expansion of Conference Centre
2 Levels added, new entrance and stairs
Ground Floor
First Floor
1823 Original Villa ommisioned by John Mobely
1973 Kenneth Stevens & Associates
1984 Peter Reynolds Associates
2000 Jewell & Co.
Alterations Unknown
1964 Freemason additions attached to Villa
1823Summerhill Villa built by John Mobely, later, becomes estate of John Ryman
1964Freemasons acquire property in 1953, alter Villa interior and attach new facilities on the western facade
1973South Expansion of ground floor
1984Further expansion to expansion SouthExpansion on 1st floor (above 1973 addition)
2000West expansion of Conference Centre2 Levels added, new entrance and stairs
Ground Floor
First Floor
1823 Original Villa ommisioned by John Mobely
1973 Kenneth Stevens & Associates
1984 Peter Reynolds Associates
2000 Jewell & Co.
Alterations Unknown
1964 Freemason additions attached to Villa
1823
Summerhill Villa built by John Mobely, later,
becomes estate of John Ryman
1964
Freemasons acquire property in 1953, alter
Villa interior and attach new facilities on the
western facade
1973
South Expansion of ground floor
1984
Further expansion to expansion South
Expansion on 1st floor (above 1973 addition)
2000
West expansion of Conference Centre
2 Levels added, new entrance and stairs
1954 Unrealised Extension Scheme FirstfloorPlan
Ground Floor First Floor
- Use of House as private residence ends
Ground Floor
First Floor
1823 Original Villa ommisioned by John Mobely
1973 Kenneth Stevens & Associates
1984 Peter Reynolds Associates
2000 Jewell & Co.
Alterations Unknown
1964 Freemason additions attached to Villa
1823Summerhill Villa built by John Mobely, later, becomes estate of John Ryman
1964Freemasons acquire property in 1953, alter Villa interior and attach new facilities on the western facade
1973South Expansion of ground floor
1984Further expansion to expansion SouthExpansion on 1st floor (above 1973 addition)
2000West expansion of Conference Centre2 Levels added, new entrance and stairs
JF RYMA
N-H
ALL
WILLIA
M E A
DA
MSO
N
• The site currently features 30 trees, which are considered to be a positive asset to the site.
• These were made the subject of a Tree Preservation Order in 2005.
• A full arboricultural survey has been carried out and the condition, importance and root protectionareasofallthetreeshavebeenagreedwiththetreeofficer.
• Many of the important trees are suffering from totally inappropriate ground conditions within their root protection areas.
• Our brief from the outset has been to preserve and enhance the landscape setting of the significanttreesonthesite.
= Grade ‘A’ Trees = Grade ‘B’ Trees = Grade ‘C’ Trees = Grade ‘U’ Trees
Trees
Perspective As Existing
City Council Tree Protection Order (2005)
Important boundary trees on Banbury Road
Grade A Wellingtonia completely surrounded by tarmac and cars
Second Grade A Wellingtonia Showing root damage from previous paving and drains
Grade A Wellingtonia and villa surrounded by tarmac and cars
Trees• The plan to the right shows the root protection areas of all the trees
• It has come to light that there are several trees with ongoing disease / condition issues which must be addressed irrespective of any development plans - some as a matter of urgency - and are being progressed separately.
• IndiscussionwiththeConservationandUrbanDesignOfficeranareasurrounding the original villa has been proposed in which no new building will take place.
• Selective tree removal and reinstatement has been agreed in principle as partofadevelopmentwiththetreeofficer
• The plan below shows the combination of these agreements an the resultant'potentialdevelopablearea'ofthesite
• Constraints on the height of any new development have also been discussedwiththeplanningofficeandthesectionsbelowshowtheapplication of the relevant viewing angles.
Trees have been paved right up to their trunks
The foundation of the current building close to this large lime tree
Site Section Viewing Angles
Area Drawing Root Protection
Area Drawing Site Constraints
• 77% of the site is currently covered by building and tarmac.
• Only 23% remains as soft landscape.
• At full capacity it is understood that in excess of 80 cars were routinely parked on the site.
Site Area95m x 55m= 5225m²=0.524 ha= 1.296 acres
Existing
Hardscape Building Softscape Total
2566m² 1418m² 1241m² 5225m²50% 27% 23%
heights depicted are indicative and subject to site survey
Buildings
Buildings / Hardscape + Softscape
Buildings + Trees
Site Plan
Perspective As Existing
Cap
el C
lose
Ban
bury
Ro
ad
1418m² 27%
2566m² 50%
1241m² 23%
Option 1
ramp down to garage
ramp down to garage
Cap
el C
lose
Ban
bury
Ro
ad
Hardscape Building Softscape Total
620m² 1945m² 2660m² 5225m²12% 37% 51%
opt
ion
1
Buildings
Buildings / Hardscape + Softscape
Buildings + Trees
Site Plan
Perspective Option 1
= Grade ‘A’ Trees
= Grade ‘B’ Trees
= Grade ‘C’+ ‘U’ Trees
= new semi mature specimen trees
= trees removed to accommodate scheme
Maximise Development of Site
Assessment• Provides a good proportion of south-facing elevations. • However, some dwellings are north-facing and shaded by trees.• Potential for east and west elevations to overheat if not designed
correctly.• Sufficientspacebetweenbuildingsnottoovershadowoneanother.• Higher density accommodation results in a lower building surface area to volumeratio,thusimprovingthermalefficiency.
• Higher density provides opportunity for communal heating/power.
DISCOUNTED AT EARLY STAGEHardscape Building Softscape Total
2632m² 1418m² 1176m² 5225m²50% 27% 23%
exis
tin
g
Marketable
39flats2 Houses
Affordable
41flats
TOTAL41 marketable units41 affordable units
Option 2
Cap
el C
lose
Ban
bury
Ro
ad
Hardscape Building Softscape Total
883m² 1440m² 2902m² 5225m²17% 28% 55%
opt
ion
2
Assessment• Maximization of south elevation for marketable units.• However,affordableflatsarepredominantlynorth-facingandshadedby
trees.• Existing part of building poses a more challenging sustainable
refurbishment with its architecturally sensitive façade, and numerous corners/junctions.
• Minimal tree felling.
Site Plan
Perspective Option 2
Buildings
Buildings / Hardscape + Softscape
Buildings + Trees
Rebuild on existing footprint
= Grade ‘A’ Trees
= Grade ‘B’ Trees
= Grade ‘C’+ ‘U’ Trees
= new semi mature specimen trees
= trees removed to accommodate scheme
DISCOUNTED AT EARLY STAGEHardscape Building Softscape Total
2632m² 1418m² 1176m² 5225m²50% 27% 23%
exis
tin
g
Marketable
32flats
Affordable
32flats
TOTAL32 marketable units32 affordable units
Retain Villa & Rebuild Remaining Footprint
Cap
el C
lose
Ban
bury
Ro
ad
Hardscape Building Softscape Total
883m² 1440m² 2902m² 5225m²17% 28% 55%
opt
ion
3
Assessment• Maximisation of south elevation for marketable units.• However,affordableflatsarepredominantlynorth-facingandshadedby
trees.• Existing part of building poses a more challenging sustainable
refurbishment with its architecturally sensitive façade, and numerous corners/junctions.
• Minimal tree felling.• Building footprint remains unchanged, height encroached slightly.
Option 3
Site Plan
Buildings
Buildings / Hardscape + Softscape
Buildings + Trees
= Grade ‘A’ Trees
= Grade ‘B’ Trees
= Grade ‘C’+ ‘U’ Trees
= new semi mature specimen trees
= trees removed to accommodate scheme
Perspective Option 3
Hardscape Building Softscape Total
2632m² 1418m² 1176m² 5225m²50% 27% 23%
exis
tin
g
Marketable
24flats2 houses (within Villa)
Affordable
24flats
TOTAL
26 marketable units (incl. 2 in summerhill villa)24 affordable units
Centralised Apartment Block Detached From Villa
Cap
el C
lose
Ban
bury
Ro
ad
Hardscape Building Softscape Total
1115m² 1400m² 2710m² 5225m²21% 27% 52%
opt
ion
4
Assessment• Buildings orientated to increase south elevation.• Fewer buildings and simple form minimises building surface area to volumeratio,improvingthermalefficiency.
• Existing part of building poses a more challenging sustainable refurbishment.
• Building mass collected towards centre of site.• Building closer to south boundary.
Option 4
Site Plan
Buildings
Buildings / Hardscape + Softscape
Buildings + Trees
= Grade ‘A’ Trees
= Grade ‘B’ Trees
= Grade ‘C’+ ‘U’ Trees
= new semi mature specimen trees
= trees removed to accommodate scheme
Perspective Option 4
Hardscape Building Softscape Total
2632m² 1418m² 1176m² 5225m²50% 27% 23%
exis
tin
g
Marketable
24flats2 houses (within Villa)
Affordable
24flats
TOTAL26 marketable units (incl. 2 in summerhill villa)24 affordable units
Complete Capel Close & Apartments Around Villa
Capel Close Banbury Road
Effectively two development sites
Cap
el C
lose
Ban
bury
Ro
ad
Hardscape Building Softscape Total
938m² 1236m² 3051m² 5225m²18% 24% 58%
opt
ion
5
Assessment• Fewer buildings and simple form minimises building surface area to volumeratio,improvingthermalefficiency.
• Simpleformfacilitatesachievementofefficientthermalfabricandairtightness.
• Urban grain of Capel Close and Banbury Road responded to.• Open green space from Banbury Road retained.
Option 5
Site Plan
Buildings
Buildings / Hardscape + Softscape
Buildings + Trees
= Grade ‘A’ Trees
= Grade ‘B’ Trees
= Grade ‘C’+ ‘U’ Trees
= new semi mature specimen trees
= trees removed to accommodate scheme
Perspective Option 5
Hardscape Building Softscape Total
2632m² 1418m² 1176m² 5225m²50% 27% 23%
exis
tin
g
Marketable
16 flats
6 houses (2 within Villa)
Affordable
22 flats
TOTAL22 marketable units (incl. 2 in summerhill villa)22 affordable units
Apartment Blocks as a Series of ‘Villas’
Option 6
7 parking spaces
5 parking spaces
7 parking spaces
7 parking spaces
4 parking spaces
3 parking spaces
7 parking spaces
2 parking spaces
A: 38 m2A: 59 m2
2 Bed Flat (Shared Ownership)A: 65 m2
Tree rootsA: 62 m2
Tree rootsA: 70 m2
CircA: 9 m2
3 Bed (Marketable)A: 117 m2
4 Bed Flat (Marketable)A: 175 m2
4 Bed Flat (Marketable)A: 175 m2
CircA: 15 m2
CircA: 9 m2
CircA: 10 m2
3 Bed (Rented)A: 76m2
2 bed Flat (Rented)A: 61 m2
3 Bed (Rented)A: 76m2
2 bed Flat (Rented)A: 61 m2
3 Bed (Marketable)A: 117 m2
CircA: 9 m2
3 Bed (Marketable)A: 117 m2
0. Ground Floor 1:200Site Plan
Perspective Option 6
Hardscape Building Softscape Total
538m² 1114m² 3638m² 5225m²10% 21% 69%
opt
ion
6
Banbury Road
Banbury Road
Capel Close
Capel Close
Hermes Cresent
Hardscape Building Softscape Total
2632m² 1418m² 1176m² 5225m²50% 27% 23%
exis
tin
g
Marketable
19 flats (2 within Villa)
Social
Shared ownership 3 Within Villa
Social rented16 Flats
TOTAL19 marketable units (incl. 2 in summerhill villa)19 social units (incl. 3 in summerhill villa)
Assessment• Aseriesofnew'villa'sizedblocksarearrangedonthesitetoretaina'greenheart'tothesite
• Views through the site are preserved and a wildlife corridor of enhanced communal landscaping is created
• Thenewbuildingsallbenefitfromsoutherlyaspectsallowingampleopportunity for passive and active solar design
• Minimal felling of central trees, with ample mitigation planting of mature nursery grade specimen trees
• Overall built footprint remains close to the existing footprint
Outside areaA: 16 m2
Outside areaA: 16 m2
Outside areaA: 16 m2
Outside areaA: 16 m2
Outside areaA: 16 m2
Outside areaA: 16 m2
Outside areaA: 16 m2
Outside areaA: 16 m2
5 Bed House (Marketable)A: 201 m25 Bed House (Marketable)
A: 87 m2
5 Bed House (Marketable)A: 100 m2
5 Bed House (Marketable)A: 87 m2
5 Bed House (Marketable)A: 87 m2
Tree rootsA: 40 m2
Tree rootsA: 14 m2
5 Bed House (Marketable)A: 92 m25 Bed House (Marketable)
A: 92 m2
5 Bed House (Marketable)A: 87 m25 Bed House (Marketable)
A: 87 m2
0. Ground Floor 1:200
Option 7
Site Plan
Perspective Option 7
Banbury Road
Banbury Road
Capel Close
Capel Close
Hermes Cresent
Hardscape Building Softscape Total
622m² 939m² 3664m² 5225m²12% 18% 70%
opt
ion
7
Hardscape Building Softscape Total
2632m² 1418m² 1176m² 5225m²50% 27% 23%
exis
tin
g
Eight New Houses
Marketable
8 New 5 Bed Houses
Summerhill Villa - one 6 bed house TOTAL9 marketable units (incl. 1 in Summerhill Villa)
Assessment
• A group of new family houses proposed to the west of the existing villa• This option provides the largest area of enhanced communal soft
landscaping (and enhanced habitat) of all options• This option provides the least hard paved area and generates the least
parking requirement of all options• Minimal felling of central trees, with ample mitigation planting of mature
nursery grade specimen trees• Overall built area remains close to the existing footprint
333 Banbury Road
Pre Application Public Consultation
Berman Guedes StrettonArchitects + Designers
•Provision of well designed, high quality, sustainable and much needed family homes in this prime
residential area
•Provisions for affordable housing
•Retention of the original villa (recognised as a non-designated heritage asset)
•Reinstatementofthevillatoit'soriginalresidentialpurpose(inmostoptionsasafreestanding
structure once again)
•Provision of a more appropriate setting for the villa
•Significantreductionintheamountofhardpavingonthesite
•Significantreductionintheamountofcarparkingonthesite
•Retentionofthesignificanttreesonthesite
•Significantcommunalsoftlandscapingenhancements
•Enhancement of the ecological value of the site
The options bring with them the following enhancements to the current site:
Once we have the results of this consultation, and have concluded our pre-application discussions with the City Council, we plan to progress a scheme to a planning application early in the new year.
We hope you have found this small exhibition informative and feel able to share your views on the potential development options we have identifiedheretosupportthisprocess.