Executive Summary

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EXECUTIVE SUMMARY

Redevelopment of the Clive Booth Student Village

Oxford Brookes University. Executive Summary. Redevelopment of the Clive Booth Student Village 1 1. OVERVIEW

The Headington Campus Development Plan is a 10-20 The key objectives of the project are: year plan for the University’s key Oxford campus at Headington to create a vibrant academic community, • Deliver an increase in bed spaces on the using the estate more efficiently and delivering better site to assist in the reduction of Oxford services for students, staff and the community. Brookes students that currently live within private rented accommodation within the The exercise has been triggered by the planned City; closure of Wheatley Campus and the phased relocation of activity from that campus to the • Improve the current stock of student University’s other campuses at Headington and accommodation which are in excess of Harcourt. This document addresses a number of key 40 years old and have outlived their life issues facing the University’s estate. expectancy;

Except several buildings requiring refurbishment, the • Provide an enhanced student experience main Gipsy Lane Campus is now largely complete and through the provision of social and is of a high standard, representing a benchmark within communal facilities; the Higher Education Sector. The main focus of the University is now resolving the Headington Hill area of • As University-managed accommodation, the Campus, using the opportunities presented by the ensure the scheme is designed to facilitate Helena Kennedy replacement and Clive Booth Student the delivery of an appropriate level of Village projects to resolve the poor connectivity and pastoral care; uneven campus experience that characterises this part of the Headington Campus. • Offer students more affordable rents, improving access for students from less The Clive Booth Student Village site in Headington affluent backgrounds; has been identified through the Campus Development Plan process as an appropriate location to increase • Transform existing landscape setting of the the amount of student accommodation. This project site and provide a scheme that marries the will deliver an increase in affordable, on-campus built form into the woodland landscape; accommodation that will enhance the student experience and transform the University’s Headington • Offer a safe and attractive route for Campus. The project will also assist the University in students across the Headington site reducing the number of students living in the private connecting to the John Henry Brookes rented sector as required by Oxford planning policy to Building at Gypsy Lane, reducing the need be below the 3,000 level (Policy CS25, Oxford Core to use Cuckoo Lane and Pullens Lane. Strategy 2026). This is the only site within Oxford the University has with which to meet the requirements of Policy CS25.

2 Oxford Brookes University. Executive Summary. Redevelopment of the Clive Booth Student Village The planning application is accompanied by the • Tree Succession Plan (Haydens, September following technical reports: 2018)

• Statement of Community Involvement (Turnberry, • Environmental Statement and Technical September 2018) Annexes:

• Headington Campus Development Plan (Turnberry, • Annexe 1 Scoping Opinion September 2018) • Annexe 2 Air Quality appendices • Design and Access Statement including landscape details (BGS and LDA, September 2018) • Annexe 3 Built Heritage Report

• Archaeological Desk Based Assessment (Triskelion, • Annexe 4 Appraisal of effects on views of the August 2018) Historic City of Oxford in its Landscape Setting

• Draft Construction Management Plan (McLaughlin • Annexe 5 Tree Survey, Arboricultural Impact and Harvey, September 2018) Assessment and Preliminary Arboricultural Method Statement and Tree Protection Plan • Flood Risk and Drainage Strategy (Integral, September 2018) • Annexe 6 Ecological Appraisal and Biodiversity Calculation • Sensitive Development Contamination Questionnaire • Annexe 7 Visualisations

• Geoenvironmental Desk Study (Integral, June 2017) • Annexe 8 Landscape and Visual Impact Assessment appendices • Desk Study, Site Investigation and Risk Assessment (ST Consult, October 2007) • Annexe 9 Noise and Vibration appendices

• Geotechnical and Phase II Contamination Report • Annexe 10 Transport Assessment (Intégrale, July 2018) • Annexe 11 Energy Statement • Natural Resources Impact Analysis (BGS, September 2018)

• Canopy Study (LDA, September 2018)

Oxford Brookes University. Executive Summary. Redevelopment of the Clive Booth Student Village 3 2. THE SITE

Site Location

The site is located to the east of Oxford City Centre, taking vehicular access from John Garne Way. The site is bounded by the Clive Booth Postgraduate Centre (CBPC) and Marston Road to the west; John Garne Way, St. Michael’s CE Primary School, allotments and the rear of dwellings which front onto Feilden Grove to the north; further allotments and dwellings located on Pullens Field to the east; with other Oxford Brookes University (OBU) related buildings including the Richard Hamilton Building, Helena Kennedy Building and Headington Hill Hall and associated gardens to the south.

Site Context Conservation Area Plan

The site is steeply sloping and has a large number of mature trees, giving it a wooded setting. The proposal site for this application falls within the Headington Hill Conservation Area. There are no listed buildings within

HEADINGTON ROAD Gipsy Lane site

Clive Booth Headington Hill site Student Village Proposal site HEADINGTON ROAD

Clive Booth Student Village

JOHN GARNE WAY Postgraduate site

MARSTON ROAD

4 Oxford Brookes University. Executive Summary. Redevelopment of the Clive Booth Student Village the site boundary and the nearest list entries The existing buildings on the site were developed are; High Wall, Pullens Lane, a Grade II listed over a period of about 30 years, with construction Park and Garden; and Headington Hill Hall and of the newest buildings (A and B blocks) forecourt, Grade II* listed. The site is also visible approximately 10 years ago. With the exception of from towers within the Central (University and the newer blocks, the buildings present physically City) Conservation Area and forms part of the solid facades with recessed entrance doors and ‘green backcloth’ to the ‘City of Dreaming Spires’ dark underpasses. Internally they have narrow when viewed from positions outside of the city, in corridors and offer very limited communal spaces particular the western hills. for students to gather or socialise.

Proposed location plan 78 REF - 0,0 Legend key: 4 2 W 1° 14' 19.38'' 6 N 51° 45' 38.30'' 63,690.0 8 Land under ownership by applicant

12 St Michael's C of E 10 Primary School Allotment Gardens FIELD Land under ownership by applicant and PULLENS proposed development area 5 14 3

War Memorial 1 Land under long term lease by applicant

Existing Building Footprint 20 - 29 BUILDING Pavilion

BUILDING 1 - 10 8 16 - 19 BUILDING 11 6 BUILDING 11 - 15 9

JOHN GARNE WAY

BUILDING Pollock House

BUILDING 10 4

BUILDING 7 BUILDING BLOCK P

BLOCK Q 3 The Barn

BUILDING Fairfield BUILDING Postgraduate 2 Centre

BLOCK N Pullens Gate A

LANE

BLOCK R BLOCK

PULLENS

A 1

BLOCK S BUILDING

MARSTON Allotment Gardens B Lane BLOCK Cuckoo

ROAD

BLOCK T

BUILDING

Cuckoo Lane

Pavilion

BLOCK V KING'S MILL LANE RICHARD HAMILTON BUILDING Richard Hamilton BLOCK X Building

Oxford Centre for Islamic Studies

Cuckoo Lane

Davenport House RP-02 PL-02 Planning Issue

Red Oak Revision ID: Change ID: Change Description: Headington Hill Park

Willow

HEADINGTON ROAD 0m 25 50 125 HELENA KENNEDY

GATE HOUSE Client: Oxford Brookes University HEADINGTON HILL HALL Project: 3313 - CBSV

Layout title: Proposed Location Plan Layout ID: Size: Scale: CBSV-BGS-ZZ-XX-DR-A-0121 A3 1:2500

Issue title: Issue ID: Issue date: Planning PL-02 14/09/2018 Issue status: Layout revision: [S3] For planning approval RP-02

OXFORD LONDON 274 Banbury Road 9B Ladbroke Grove OX2 7DY W11 3BD Oxford London 78 Tel: 01865 791728 Tel: 020 3220 0230 REF - 0,0 Legend key: Email: [email protected] www.bgsarchitects.co.uk 4 2 W 1° 14' 19.38'' 6 N 51° 45' 38.30'' 63,690.0 8 Land under ownership by applicant Berman Guedes Stretton 12 St Michael's C of E 10 Primary School Allotment Gardens FIELD Land under ownership by applicant and In association with PULLENS proposed development area 5 14 3

War Memorial 1 Land under long term lease by applicant Architecture

Lewis & Hickey Ltd 1 St. Bernard's Row Edinburgh, EH4 1HW Existing Building Footprint 0131 343 6222 20 - 29 BUILDING Pavilion [email protected]

BUILDING 1 - 10 8 16 - 19 BUILDING 11 6 BUILDING 11 - 15 9 5 Edinburgh | Guildford | London | Manchester | Nottingham

JOHN GARNE WAY

BUILDING Pollock House

BUILDING 10 4

BUILDING 7 BUILDING BLOCK P Oxford Brookes University. Executive Summary. Redevelopment of the Clive Booth Student Village 5

BLOCK Q 3 The Barn

BUILDING Fairfield BUILDING Postgraduate 2 Centre

BLOCK N Pullens Gate A

LANE

BLOCK R BLOCK

PULLENS

A 1

BLOCK S BUILDING

MARSTON Allotment Gardens B Lane BLOCK Cuckoo

ROAD

BLOCK T

BUILDING

Cuckoo Lane

Pavilion

BLOCK V KING'S MILL LANE RICHARD HAMILTON BUILDING Richard Hamilton BLOCK X Building

Oxford Centre for Islamic Studies

Cuckoo Lane

Davenport House RP-02 PL-02 Planning Issue

Red Oak Revision ID: Change ID: Change Description: Headington Hill Park

Willow

HEADINGTON ROAD 0m 25 50 125 HELENA KENNEDY

GATE HOUSE Client: Oxford Brookes University HEADINGTON HILL HALL Project: 3313 - CBSV

Layout title: Proposed Location Plan Layout ID: Size: Scale: CBSV-BGS-ZZ-XX-DR-A-0121 A3 1:2500

Issue title: Issue ID: Issue date: Planning PL-02 14/09/2018 Issue status: Layout revision: [S3] For planning approval RP-02

OXFORD LONDON 274 Banbury Road 9B Ladbroke Grove OX2 7DY W11 3BD Oxford London Tel: 01865 791728 Tel: 020 3220 0230 Email: [email protected] www.bgsarchitects.co.uk Berman Guedes Stretton

In association with

Architecture

Lewis & Hickey Ltd 1 St. Bernard's Row Edinburgh, EH4 1HW 0131 343 6222 [email protected]

Edinburgh | Guildford | London | Manchester | Nottingham 3. PROJECT SUMMARY

Proposed demolition of Morals Bar, Brookes Nursery, Building Number of Demolish/ Retain Steel House and Blocks C, F, G, H, J, K, L and M of bedrooms the Clive Booth Student Village and erection of 11 new Block A 107 Retain buildings comprising student bedrooms, communal Block B 71 Retain and social facilities and associated works Block C 44 Demolish Block F 87 Demolish The proposals will involve: Block G 44 Demolish • Demolition of buildings C, F, G, H, J, K, L and M; Block H 39 Demolish • Demolition of Morals Bar, the Oxford Brookes Block J 55 Demolish Nursery and Plant Building; Block K 44 Demolish Block L 66 Demolish • Retention of blocks A and B; Block M 76 Demolish • The construction of eleven new buildings (ranging Steel House 7 Demolish from 1-7 stories), which will accommodate new Morals Bar 0 Demolish student bedrooms, and supporting facilities; and, Nursery 0 Demolish • A new landscaping scheme, which will result in a Plant room 0 Demolish net gain in tree canopy cover over the next 30 years. Total 640

Site demolition plan Legend key:

6 Proposed development area

8 Buildings proposed to be demolished

12 10 Existing number of bedrooms = 632

Allotment Gardens FIELD

PULLENS DEMOLITION

14 3 Retained Demolished Constructed Net Bedspaces Bedspaces Bedspaces Gain/Loss*

TOTAL = 178 TOTAL = 454 TOTAL = 0 - 454

Block A = 107 Nursery = 0 Block B = 71 Morals Bar = 0 Steel House = 0 Block C = 44 Block F = 87 Block G = 44 C Block H = 39 BLOCK NURSERY Block J = 55 Block K = 44 Block L = 65 JOHN GARNE WAY Pollock House Block M = 76

BLOCK * based on existing number of bedrooms = 632. MORALS BAR BLOCK M STEEL HOUSE

BLOCK P K CHP BLOCK

BLOCK Q

Pullens BLOCK N Gate A

BLOCK F RP-02 PL-02 Planning Issue BLOCK Revision ID: Change ID: Change Description:

BLOCK S 0m 12.5 25 62.5

BLOCK G Client: Allotment Gardens Oxford Brookes University B BLOCK Project:

H 3313 - CBSV

BLOCK

1 Layout title: Site Demolition Plan Layout ID: Size: Scale: CBSV-BGS-ZZ-XX-DR-A-0191 A3 1:1250 BLOCK T BLOCK J Issue title: Issue ID: Issue date: Planning PL-02 14/09/2018 Issue status: Layout revision: [S3] For planning approval RP-02

OXFORD LONDON Cuckoo Lane 274 Banbury Road 9B Ladbroke Grove OX2 7DY W11 3BD Legend key: Oxford London Tel: 01865 791728 Tel: 020 3220 0230 6 Email: [email protected] www.bgsarchitects.co.uk Proposed development area 8 Berman Guedes Stretton BLOCK V Buildings proposed to be demolished RICHARD HAMILTON 12 Richard Hamilton 10 BUILDING Building In association with BLOCK X Existing number of bedrooms = 632

Allotment Gardens FIELD Architecture

PULLENS DEMOLITION Lewis & Hickey Ltd 1 St. Bernard's Row 5 Edinburgh, EH4 1HW 14 3 Net 0131 343 6222 Retained Demolished Constructed [email protected] Bedspaces Bedspaces Bedspaces Gain/Loss* Edinburgh | Guildford | London | Manchester | Nottingham 6 Oxford Brookes University. Executive Summary. RedevelopmentTOTAL of= 178 the TOTALClive = Booth 454 StudentTOTAL = 0 Village- 454

BLOCK * based on existing number of bedrooms = 632. MORALS BAR BLOCK M STEEL HOUSE

BLOCK P K CHP BLOCK

BLOCK Q

Pullens BLOCK N Gate A

BLOCK F RP-02 PL-02 Planning Issue BLOCK Revision ID: Change ID: Change Description:

BLOCK S 0m 12.5 25 62.5

BLOCK G Client: Allotment Gardens Oxford Brookes University B BLOCK Project:

H 3313 - CBSV

BLOCK

OXFORD LONDON Cuckoo Lane 274 Banbury Road 9B Ladbroke Grove OX2 7DY W11 3BD Oxford London Tel: 01865 791728 Tel: 020 3220 0230 Email: [email protected] www.bgsarchitects.co.uk Berman Guedes Stretton BLOCK V RICHARD HAMILTON BUILDING Richard Hamilton Building In association with BLOCK X Architecture

Lewis & Hickey Ltd 1 St. Bernard's Row Edinburgh, EH4 1HW 0131 343 6222 [email protected]

Edinburgh | Guildford | London | Manchester | Nottingham The proposal involves the construction of 11 new In summary, the change in bedroom numbers on the buildings as follows: site is set out below:

Name Number of bedrooms Building 1a 170 Number of bedrooms

Building 1b 166 Existing 640 Building 2 175

Building 3 143

Building 4 0 Demolished 462

Building 5 54

Building 6 54 Retained 178

Building 7 63

Building 8 45 New 1,077

Building 9 72 Building 10 72 Net gain 615 Building 11 63

Total 1,077

Legend key:

Proposed Site Plan Proposed development area 78

4 2

12 St Michael's C of E 10 Primary School

Allotment Gardens FIELD

PULLENS

14 3

War Memorial 1

20 - 29

BUILDING Pavilion

1 - 10 BUILDING 8

16 - 19 BUILDING 11

6 11 - 15 BUILDING

JOHN GARNE WAY Pollock

BUILDING House

BUILDING 10 4

BUILDING 7 BUILDING BLOCK P

BLOCK Q 3 The Barn

BUILDING Fairfield

Postgraduate BUILDING Centre 2

Pullens BLOCK N Gate A

BLOCK R BLOCK

LANE

PULLENS

A 1

BLOCK S BUILDING

MARSTON Allotment Gardens

B Lane ROAD BLOCK Cuckoo

BLOCK T

BUILDING

Cuckoo Lane

Pavilion

BLOCK V KING'S MILL LANE RICHARD HAMILTON BUILDING Richard Hamilton Building BLOCK X

Oxford Centre for Islamic Studies

Cuckoo Lane Legend key:

Davenport

House

Red Oak Proposed development area

Headington Hill Park

Willow

HEADINGTON ROAD 78

4 2

6 Oxford Brookes University. Executive Summary. Redevelopment of the Clive Booth Student Village 7

8 RP-02 PL-02 Planning Issue Revision ID: Change ID: Change Description: 12 St Michael's C of E 10 Primary School 0m 12.5 25 62.5 Allotment Gardens FIELD Client: PULLENS Oxford Brookes University

5 Project: 14 3 3313 - CBSV

Layout title: War Memorial 1 Proposed Site Plan Layout ID: Size: Scale: CBSV-BGS-ZZ-XX-DR-A-0122 A1 1:1250

Issue title: Issue ID: Issue date: Planning PL-02 14/09/2018 Issue status: Layout revision: [S3] For planning approval RP-02 20 - 29

BUILDING Pavilion OXFORD LONDON 274 Banbury Road 9B Ladbroke Grove 1 - 10 BUILDING Oxford London 8 OX2 7DY W11 3BD 16 - 19 BUILDING 11 Tel: 01865 791728 Tel: 020 3220 0230

6 email: [email protected] www.bgsarchitects.co.uk 11 - 15 BUILDING

9 5 Berman Guedes Stretton

JOHN GARNE WAY Pollock BUILDING House In association with

Architecture

Lewis & Hickey Ltd 1 St. Bernard's Row Edinburgh, EH4 1HW BUILDING 0131 343 6222 10 [email protected] 4 Edinburgh | Guildford | London | Manchester | Nottingham BUILDING 7 BUILDING BLOCK P

BLOCK Q 3 The Barn

BUILDING Fairfield

Postgraduate BUILDING Centre 2

Pullens BLOCK N Gate A

BLOCK R BLOCK

LANE

PULLENS

A 1

BLOCK S BUILDING

MARSTON Allotment Gardens

B Lane ROAD BLOCK Cuckoo

BLOCK T

BUILDING

Cuckoo Lane

Pavilion

BLOCK V KING'S MILL LANE RICHARD HAMILTON BUILDING Richard Hamilton Building BLOCK X

Oxford Centre for Islamic Studies

Cuckoo Lane

Davenport

House

Red Oak

Headington Hill Park

Willow

HEADINGTON ROAD

RP-02 PL-02 Planning Issue Revision ID: Change ID: Change Description:

0m 12.5 25 62.5

Client: Oxford Brookes University Project: 3313 - CBSV

Layout title: Proposed Site Plan Layout ID: Size: Scale: CBSV-BGS-ZZ-XX-DR-A-0122 A1 1:1250

Issue title: Issue ID: Issue date: Planning PL-02 14/09/2018 Issue status: Layout revision: [S3] For planning approval RP-02

OXFORD LONDON 274 Banbury Road 9B Ladbroke Grove Oxford London OX2 7DY W11 3BD Tel: 01865 791728 Tel: 020 3220 0230 email: [email protected] www.bgsarchitects.co.uk Berman Guedes Stretton

In association with

Architecture

Lewis & Hickey Ltd 1 St. Bernard's Row Edinburgh, EH4 1HW 0131 343 6222 [email protected]

Edinburgh | Guildford | London | Manchester | Nottingham 4. LANDSCAPE AND DESIGN

The Masterplan responds to the constraints of the site support the built masterplan but also respond to optimise the amount of accommodation within an to the existing environment, including trees attractive woodland landscape setting. and woodland and microclimate. It identifies important nodes, gateways and connection The landscape design strategy seeks to connect points, spaces that are more natural in character the Woodland Village to the wider Oxford Brookes and areas that serve as important routes and campus, creating a series of outdoor spaces that social spaces.

Landscape principles

Landscape Design Landscape Design The Woodland Village Concept The Woodland Village Concept Village Life Engaging with nature

villageVillage Life biophiliaEngaging with nature [vil-ij] [bahy-oh-fil-ee-uh, feel-yuh]

Avillage clustered human settlement or community, People’sbiophilia innate connection with [vil-ij] [bahy-oh-fil-ee-uh, feel-yuh] larger than a hamlet but smaller than a town, nature that is vital to maintain health with a population ranging from a few hundred to A clustered human settlement or community, and wellbeing a few thousand. People’s innate connection with larger than a hamlet but smaller than a town, nature that is vital to maintain health with a population ranging from a few hundred to and wellbeing a few thousand.

Health & Stress Cognitive Community Social Health & wellbeing interaction reduction performance wellbeing Health & Stress Cognitive Community Social Health & wellbeing interaction reduction performance wellbeing

wo od w la oo n views d d la n views d

discover... Oxford Brookes discover... woodland village Oxford Brookes woodland village

ts n e p m ts a t n rk lo e p al a tm rk lo al

Oxford Brookes University - Clive Booth Student Village - Design and Access Statement Section 3: 5

8 Oxford Brookes University. Executive Summary. Redevelopment of the Clive Booth Student Village Illustrative landscape masterplan

Illustrative Masterplan

Oxford Brookes University. Executive Summary. Redevelopment of the Clive Booth Student Village 9 Illustrative Masterplan Building typology plan

The scheme delivers two types of accommodation views. The steps and angles of the building have been for Oxford Brookes: First, there are the flat blocks thoroughly tested to ensure broken ridge lines and which provide bedrooms with en-suite shower rooms. layered views when seen both locally and from further These deliver the majority of the accommodation and afield. these rooms are clustered in groups of 8, each being provided with a dedicated kitchen facility, and; second, The north of the site is relatively visually exposed from the town houses which offer a 9-bedroom house key locations and as a result, the buildings on this part arranged over three floors. The ground floor contains a of the site need to be limited in height. Three storeys large kitchen/ living room space. here keep the buildings below the tree line and of a similar scale to the existing buildings in that part of the In terms of massing, the buildings step up in storey site. This has been done in part to allow them to be a height as they ascend the hill and these steps have ‘familiar’ architecture for the neighbours to the north been carefully located to enhance the long-range and east of the site.

Massing plan

10 Oxford Brookes University. Executive Summary. Redevelopment of the Clive Booth Student Village View through landscape terrace

View up landscape terrace

Town house elevations

Oxford Brookes University. Executive Summary. Redevelopment of the Clive Booth Student Village 11 5. ENVIRONMENTAL CONSIDERATIONS

Trees • Retention of individual trees and woodland blocks along the boundaries of the site and The proposals involve the removal of a number those that have been identified as contributing of trees and hedgerows and other landscape to filtering views and screening; features. Some of these features are currently of amenity value, however, the site layout and design • Retention of trees that contribute to green/ has been derived from a thorough understanding wildlife corridors across the site; of the individual and group value of trees and other features. In particular, the long-term value of • Retention of key individual trees and clusters the trees both in terms of health and townscape within the core of the site that have strong contribution has been assessed and used to inform visual form and amenity value; the proposals and new planting scheme. The plan seeks to ensure that the most significant landscape • Remove those trees that are of low visual features are retained as part of the proposals. amenity quality including those with health defects (which would be removed irrespective The approach to tree retention and removal of development) involves:

Tree removals, retentions and new planting

Existing Removed Existing Landscape Total no. of Tree Net Trees Trees Features (Areas, individual trees Succession Change Groups, Hedges removed from Planting and Woodlands) Landscape Features

Category A 12 4 0 0

Category B 74 10 3 0

Category C 171 61 10 39

Category U 26 26 0 0 (to be felled irrespective of development)

Category n/a 186

TOTAL 283 101 13 140 186 +46

12 Oxford Brookes University. Executive Summary. Redevelopment of the Clive Booth Student Village Views possible impact arising is considered to be as a result of the increase in the height of the buildings affecting The proposed development includes different building views. Those views out of the Conservation Area that heights and roof designs to create a varied roofscape would be affected are already lost as a result of the and skyline that retains and works with the wooded tree growth reinforcing the ‘green backcloth’ to the city. character of the site and responds to the sloping Views into the Headington Conservation Area from the topography. Although the buildings will appear in the Central Conservation Area will now appear with some views of Headington Hill, they have been so placed to additional built structures, but these nestle amongst the sit as roofs amongst the trees, avoiding any significant green backcloth along with the other villas and detached mass of structure eroding the green backcloth. The houses. Therefore, the proposals, whilst visible in long impact on the landscape and views beyond the site range views, do not detract from the appreciation of the have been assessed as negligible as the proposals are setting of Oxford as a city within the hills. Any impact is similar to the current built form in terms of extent, and therefore considered to be minor or negligible. the limited visibility of the site from outside of it. In accordance with paragraph 196 of the NPPF In terms of the views from Headington towards the city, the therefore, the less than substantial harm to the skyline of Oxford can generally be glimpsed through the heritage asset (Central (University and City) trees. A historic ‘view cone’ is located within the woods Conservation Area) has been weighed against the to the north of the site but this has been lost as a result of public benefits arising from the proposal which are: tree growth since its initial designation in the 1970s. The development will create new views and glimpses of the • Providing student bedrooms which release HMOs skyline from the upper floors of some of the blocks, and elsewhere into the housing market around the entrance point from Cuckoo Lane. • Enhancement of the Headington Hill Conservation Area • Improved accessibility across the site • Increased public safety Heritage • Improvement to the environment of Pullens Lane • Provision of affordable student accommodation, The existing buildings do not make a positive widening access to education in the City. contribution to the character or appearance of the Headington Hill Conservation Area. There has been a These public benefits of the proposals outweigh any harm gradual colonisation of the slopes of Headington Hill to the significance of the designated heritage assets. since the 19th century. There is a need to balance the opportunity for views out of the Conservation Area to the historic city, whilst recognising the benefits Travel and Transport of increased tree cover on the slopes that form the ‘green backcloth’ to the city. The development proposals are focused towards sustainable travel by foot, bicycle and bus. It is The current quality of design and external spaces anticipated that the majority of journeys made by within the site cannot be considered high and residents of the student accommodation will be therefore the proposal offers the opportunity to raise accessing the main campus at Gipsy Lane. the urban design and architectural standards generally and to make a more positive contribution to the The routes down Cuckoo Lane, and from Pullens character of the Conservation Area. Lane further north will be maintained as existing ‘green lanes’ as described by the Local Plan, enclosed by In terms of the impact on the Conservation Area, any mature trees and planting.

Oxford Brookes University. Executive Summary. Redevelopment of the Clive Booth Student Village 13 Cycle parking Car Parking

The uptake of existing cycle parking provision at The closure of Oxford Brookes’ Wheatley Campus will result Headington Hill Hall and Clive Booth Student Village in an immediate loss of 400 car parking spaces across sites has been assessed and there is currently an over the University’s estate. The Clive Booth Student Village provision of spaces. redevelopment will result in a reduction of permanent car parking on-site by 57 parking spaces (temporary parking will The Clive Booth Student Village redevelopment scheme still be available to the use of students during start and end of will seek to provide an appropriate level of cycle parking semester to facilitate the moving process). based on an audit of usage, which identified that currently only 22% of the cycle spaces are being used. The existing and proposed cycle parking numbers are as follows: Existing Proposed General purpose 78 21 Existing Proposed Nursery 4 0 Internal 274 Additional start and end On verges 51 Bike Bins 6 12 of semester parking

External 245 62 Disabled parking 5 7

Total 251 348 Total 87 79

Clive Booth Student Village Parking diagram

14 Oxford Brookes University. Executive Summary. Redevelopment of the Clive Booth Student Village Energy and Sustainability There will be an increase in foul flows due to the increased occupancy of the site. Thames Water The energy strategy for the Clive Booth development have confirmed that the impact study shows there is based on the Be Lean (reduce energy consumption is sufficient capacity in the public sewer for this in the first instance), Be Clean (deliver energy efficiently) development. and Be Green (utilised low carbon technology) strategy. A holistic approach which takes into consideration the All surface water flows will be managed within a building integrated passive design and energy efficient sustainable drainage system designed to manage water systems is proposed in order to achieve the energy at source. This will ensure no adverse impact on surface target and to optimise the building performance. water runoff and will maintain water quality objectives. The approach has taken into account an allowance for The proposed new buildings will be designed to an increase in rainfall intensity anticipated as a result of achieve the 20% contribution from low carbon energy climate change. technologies in accordance with Local Plan Policy HP11. Furthermore, the NRIA checklist confirms that the Archaeology proposals achieve a score of 8/11 which is in excess of the minimum requirement in accordance with policy CS9 The desk-based assessment concludes that the potential of the Core Strategy and CP18 of the Local Plan. for archaeological remains, if any were likely to be present on Site, to have survived in anything other than very damaged and fragmentary conditions is extremely low Ecology and Biodiversity and if present are likely to be of negligible significance.

The proposal site contains some important habitat features. However these are largely to the periphery of Community Involvement the site, such as within the woodland to the north where no development is proposed. An extensive process of consultation has been undertaken from project inception through to the final A Biodiversity Impact Calculation has been carried detailed planning application, with a range of key out, which concludes that the proposals result in a net stakeholders and interested parties involved. gain in biodiversity, due to an increased Habitat Impact Score of 0.12 and an increased Hedgerow Impact The consultation process has included several meetings Score of 0.51. with Oxford City Council and their statutory consultees including Historic England and Oxfordshire County It has been demonstrated that the proposed scheme Council. We have held two public exhibitions in March provides appropriate mitigation for protected plant and and June 2018 to which local residents, Oxford City animal species, will result in an enhancement of habitat Councillors, local Residents’ Associations, students, on site and will result in a net gain in biodiversity. staff and other interested parties were invited. Additional meetings were also held with Oxford Civic Society and Oxford Preservation Trust. We have consulted with the Flood Risk and Drainage Oxford Design Review Panel on three occasions; first at the stage of outline design at a design ‘workshop’; the The site is located entirely within Flood Zone 1 (area second still a design ‘workshop’ but at a stage of more of lowest flood risk having a less than 0.1% annual detailed concepts; and, finally the third session was a probability of flooding) as confirmed by EA and SFRA design review where detailed designs were presented mapping and is therefore appropriate development. to the panel.

Oxford Brookes University. Executive Summary. Redevelopment of the Clive Booth Student Village 15 The brief of the University has evolved to into a Campus Development Plan proposed scheme which responds to the constraints and opportunities of the site and is appropriate and A Campus Development Plan for the University’s sensitive to the site context. Within an attractive Headington sites has been prepared which articulates landscape setting that will support students’ social, the challenges faced and the strategic response of the mental and physical wellbeing, the scheme will increase University and spatial implications. The sets out the the number of bed spaces within the University’s development of the University over the next decade management, contributing decisively to the housing or so through the Estates Investment Plan looking to pressures facing the City. transform the estate as follows:

1. A smaller, more efficient and sustainable University estate;

2. A vibrant Humanities, Sports and Health campus at Harcourt Hill;

3. A state of the art engineering building at Headington Hill;

4. Due to a redistribution of activity to Harcourt, there will be no overall change in the number of students at the Headington Campus;

5. The number of students accommodated in HMOs coming below the Core Strategy limits by the end of the decade as Cowley Barracks goes on stream;

6. Future University growth in the 2020’s supported by the intensification of affordable student accommodation at Clive Booth Student Village;

7. A unified Headington Campus and a consistent and safe campus experience from John Garne Way in the north to Gipsy Lane in the south;

8. An improved setting for Headington Hill Hall;

9. Our Oxford Campuses linked by an improved Brookes Bus service;

10. More campus services and facilities serving the needs of the community as well as our students and staff.

The Clive Booth Student Village sits as one project within this wider plan.

16 Oxford Brookes University. Executive Summary. Redevelopment of the Clive Booth Student Village

18 Oxford Brookes University. Executive Summary. Redevelopment of the Clive Booth Student Village