DOCSLIB.ORG

Townscape and Visual Appraisal

Total Page：16

File Type：pdf, Size：1020Kb

Download full-text PDF Read full-text
Townscape and Visual Appraisal St Hilda’s College Phase 2 Development Townscape and Visual Appraisal Part 1 April 2021 St Hilda’s College Developments St Hilda's College, Oxford Townscape and Visual Appraisal Final report Prepared by LUC March 2021 St Hilda’s College Developments St Hilda's College, Oxford Townscape and Visual Appraisal Version Status Prepared Checked Approved Date 1. Baseline report D Hope R Knight R Knight 05.05.2020 2. Amended Baseline D Hope R Knight R Knight 25.06.2020 3. Draft TVA D Hope R Knight R Knight 29.03.2021 4. Final TVA D Hope R Knight R Knight 21.04.2021 Bristol Land Use Consultants Ltd Landscape Design Edinburgh Registered in England Strategic Planning & Assessment Glasgow Registered number 2549296 Development Planning London Registered office: Urban Design & Masterplanning Manchester 250 Waterloo Road Environmental Impact Assessment London SE1 8RD Landscape Planning & Assessment landuse.co.uk Landscape Management 100% recycled paper Ecology Historic Environment GIS & Visualisation Contents St Hilda's College, Oxford March 2021 Contents Chapter 1 Introduction 1 Chapter 2 Baseline Environment and Potential Receptors 3 Planning Policy and Guidance 3 Townscape Character and Sensitivity 5 Visual Context and Potential Visual Receptors 8 Chapter 3 Designed in Mitigation 19 Mitigation during Construction 19 Mitigation during Operation 19 Chapter 4 Assessment of Effects 21 Assessment Approach 21 Townscape Effects 22 Visual Effects 24 Summary and conclusion 36 Appendix A Visualisations A-1 A1 – Method A-1 A2 - Visualisations A-1 LUC I i Chapter- 1 Introduction St Hilda's College, Oxford March 2021 Chapter 1 Introduction This report has been prepared by LUC on behalf of St Hilda’s College Developments, to consider the townscape and visual effects of the proposed Phase 2 student accommodation development (the ‘proposed development’) at St Hilda’s College, Oxford (the Site). The assessment has been carried out by Chartered Landscape Architects at LUC. Townscape and visual appraisals are separate although linked processes. The report considers the potential effects of the proposed development on: ◼ The townscape as a resource in its own right (caused by changes to the constituent elements of the townscape, its specific aesthetic or perceptual qualities); and ◼ Views and visual amenity as experienced by people (caused by changes in the appearance of the townscape). This report should be read alongside the Heritage Statement submitted with the application. The appraisal of the townscape and visual effects and has been undertaken in accordance with the principles set out in Guidelines for Landscape and Visual Impact Assessment, Third Edition (GLVIA3)1, noting that it does not report on the significance of effects as would be required as part of an Environmental Impact Assessment (EIA). Field surveys were carried out in December 2019, and March, August and October 2020, during which records were made in the form of field notes and photographs. This included _____________________________________________________________________________________________________ 1 Landscape Institute and Institute for Environmental Management and Assessment (2013) Guidelines for Landscape and Visual Impact Assessment, Third Edition. LUC I 1 Chapter 1 Introduction St Hilda's College, Oxford March 2021 visits to the application Site and travel around the study area to consider the potential effects on townscape character and views. Accurate Visual Representations (AVRs)/photomontages are provided at Appendix A.2 to aid the assessment of visual effects of the proposed development. The method for their production is also set out in Appendix A.1 and includes the use of site photography, a Digital Terrain Model (DTM) and a 3D model of the proposed development provided by Design Engine. LUC I 2 Chapter- 2 Baseline Environment and Potential Receptors St Hilda's College, Oxford March 2021 Chapter 2 Baseline Environment and Potential Receptors This section sets out the relevant planning policy and guidance; the character of the townscape; the views and visual context; and sets out the sensitivity to change of identified townscape and visual receptors. Planning Policy and Guidance The full planning policy assessment is set out in the Planning Statement. Reference is made below to planning policy directly relevant to townscape and visual matters. National The National Planning Policy Framework (NPPF)2 draws attention to the Government’s planning policies for achieving and delivering sustainable development. Core planning principles of particular relevance to the proposed development include: ◼ Section 12 ‘Achieving well-designed places’ sets out the importance of high-quality buildings and places for sustainable development, and to create better places. Paragraph 127 states that developments should add to the overall quality of the area over the duration of the development; be visually attractive; and be sympathetic to local character and history, including surrounding built environment and landscape setting; ◼ Section 15 ‘Conserving and enhancing the natural environment’ states that planning policies and decisions should contribute to and enhance the natural and local environment; and ◼ Section 16 ‘Conserving and enhancing the historic environment’ states that new development should _____________________________________________________________________________________________________ 2 Ministry of Housing, Communities and Local Government (February 2019). The National Planning Policy Framework LUC I 3 Chapter 2 Baseline Environment and Potential Receptors St Hilda's College, Oxford March 2021 make a positive contribution to local character and Area’ “should be limited in bulk and must be of the distinctiveness. highest design quality” and will be required to provide a visual impact assessment, including: the use of photos Local and verified views; an explanation of impact in terms of the four visual tests (as set out within the Oxford High The Oxford Local Plan 2036 Buildings Technical Advice Note - see below). It should be noted here that the proposed development is less The Oxford Local Plan 20363, including main than 18.2m at its highest point. In regard to the View modifications, was adopted on the 8th of June 2020 and Cones, it is stated that any proposals that may impact on replaces and supersedes the Oxford Local Plan 2001-2016, roofscape or the foreground part of views should be the Core Strategy 2026 and the Policies Map 2013. It now carefully designed, and that planning permission will not forms part of the statutory development plan, along with the be granted for development that would “harm the special Policies Map 20204, which means that it will have full weight in significance of the view”. determining planning applications. The policies of relevance to this report include: Appendix 6.1 of the Oxford Local Plan 2036 sets out a design checklist that should be used to inform design ◼ Policy G7: Protection of existing Green proposals. This includes: Infrastructure features’ states that planning permission will be refused “for development that results in the loss ◼ Responding to site character and context - What are the of green infrastructure features such as hedgerows, features, opportunities and constraints of the site and its trees or woodland where this would have a significant setting? What elements in the surrounding area have adverse impact upon public amenity…”, and that where been identified as making a positive or negative retention isn’t possible loss must be mitigated. contribution to local character? ◼ Policy G8: ‘New and enhanced Green and Blue ◼ Natural Features and Resources - How could the Infrastructure Network Features’ states that existing landscape character or features be incorporated “development proposals affecting existing Green early into the landscaping of the proposal? Infrastructural features should demonstrate how these ◼ Designing development blocks, density and uses - How have been incorporated within the design of the new has the arrangement of blocks been informed by the development where appropriate”, and that this applies to features identified during the constraints and protected and unprotected Green Infrastructure features, opportunities plan? How does the density relate to the such as hedgerows and trees. surrounding context and make the best use of the site? ◼ Policy DH1: ‘High quality design and placemaking’ How do the buildings and edges of the site relate to the sets out that development should be of high-quality surrounding area in a positive way? design that creates or enhances local distinctiveness. ◼ Plots and buildings; and Ensuring quality - How do new Planning permission will only be granted where buildings respect the surrounding character or have a proposals are designed to meet the key design distinctive but complementary character informed by the objectives and principles for delivering high quality unique characteristics of the site? How does the scale of development as set out in Appendix 6.1 (see below). the new development relate to its surroundings? ◼ Policy DH2: ‘Views and building heights’ states that “the City Council will seek to retain significant views both Oxford High Buildings Technical Advice Note within Oxford and from outside, in particular to and from The Oxford High Buildings Technical Advice Note the historic skyline” and that planning permission will be (TAN)5 seeks to inform decisions regarding the growth and refused for any development that “would harm the intensification of Oxford.
Load more

Recommended publications
  • Christ Church Meadow 12 N 11 14 13
    A brief guide to Christ Church Meadow 12 N 11 14 13 16 15 1 10 2 3 9 8 4 5 6 7 1 Welcome to Christ Church Meadow, a beautiful and historic open space at the heart of Oxford, one of Britain’s most famous cities. Suggested Route - - - - - - - - - - - - - - Approx. 1.5 miles / 2.4 km Around 30-40 minutes The rustic paths in the Meadow are flat and well-maintained. The Meadow is accessible to all via the War Memorial Garden (1), which leads onto St Aldate’s in the centre of Oxford. Please bear in mind that Rose Lane Gate (12) and Merton Gate (14) exits are via narrow gates and are therefore not currently accessible for wheelchairs or buggies. Benches are available along the suggested route. Please note that bicycles are not allowed in the Meadow. Well-behaved dogs on leads are very welcome. Bins are provided for you to clean up after them. Be sure to visit our Shop (reopens 12 April) & Longhorn Café (opens 1 May) in the Visitor Centre for gifts, takeaway beverages, freshly-made baguettes, cakes and ice cream. Please recycle and dispose of any rubbish in the bins provided. (1) War Memorial Garden (9) Jubilee Bridge & Rose Garden (10) Magdalen School (2) Shop & Takeaway Café Playing Field (3) New Walk (11) Oxford Botanic Garden (4) River Thames (12) Rose Lane (5) The Dean’s Ham (13) Merton Field (6) Thames Path (14) Deadman’s Walk (7) Boathouse Island (15) Broad Walk (8) Cherwell Path (16) Christ Church 2 The War Memorial Garden the King of Siam, for example, and Rose Garden donated £500.
    [Show full text]
  • 5.0 What Is Special About the Conservation Area?
    5.0 What is special about the conservation area? 5.1 What makes the centre of Oxford special? 5.2 Themes 5.0 What is special about the conservation area? 5.1 What makes the centre of Oxford special? Few places in the world can claim so much outstanding architecture and townscape in such a concentrated space as the historic centre of Oxford. One of the masterpieces of European architectural heritage, it is also a major regional commercial centre and one of the most celebrated and loved places in Britain: its history, its architecture, its townscape and its flood plains combine in glorious, often spectacular fashion. The causes of this brilliance are many and complex. Preserving and better still enhancing the conservation area requires that the subtle fusion of many factors is understood and applied: Contrasts and continuity. Oxford city centre is a townscape of harmonious contrast and notable historical continuity: of private colleges and Saxon streets, education and commerce, medieval and modern, golden limestone and brightly painted render, monumental institutional buildings cheek by jowl with picturesque town houses, broad green space and intimate streets, thronging thoroughfares and tranquil passages. These contrasts create juxtapositions that are of exceptional picturesque quality and express the richness and diversity of the city’s history and its economy. Continuity of function and layout are a direct lineage through hundreds of years of history. Land ownership. Long-term institutional ownership makes Oxford’s townscape distinctive. It has endowed the city with architecture of international importance – worthy of a capital city as Geoffrey Tyack says – of which an exceptionally and unusually high proportion is pre-Victorian.
    [Show full text]
  • Heritage Impact Assessment
    St Hilda’s College Phase 2 Development Heritage Impact Assessment April 2021 PHASE 2 DEVELOPMENT ST HILDA’S COLLEGE OXFORD HERITAGE IMPACT ASSESSMENT JANUARY 2021 worlledge www.worlledgeassociates.com associates HERITAGE IMPACT ASSESSMENT CONTENTS Worlledge Associates Introduction Brief History of St Hilda’s Evolution of St Hilda’s site Heritage Assets Heritage Significance Statement of Significance Setting of St Hilda’s National and Local Heritage Policies, Guidelines and Advice Proposal Assessment of Impact Assessment of Level of Harm Conclusion Appendix 1: NHLE entries Appendix 2: OCC Policies Contact Information Raymond Osborne [email protected] Ruth Mullett [email protected] Patrick Horrocks [email protected] Nicholas Worlledge [email protected] 2 HERITAGE IMPACT ASSESSMENT WORLLEDGE ASSOCIATES Worlledge Associates is an Oxford-based heritage consultancy, committed to the effective management of the historic environment. Established in 2014 by Nicholas and Alison Worlledge, Nicholas came to private practice with over 35 years’ experience working in heritage management for local authorities. This intimate knowledge and understanding of council processes, and planning policy and practice, helps us to work collaboratively with owners and decision- makers to manage change to the historic environment. Our team of dedicated researchers and specialists believe in the capacity of the historic environment to contribute to society’s collective economic, social, and cultural well-being. We aim to identify what is significant about places and spaces in order to support their effective management and sustain their heritage value. We have worked with a wide range of property-owners and developers including universities and colleges, museums and libraries, large country estates, manor house, farmsteads, cottages, town houses and new housing sites 3 HERITAGE IMPACT ASSESSMENT INTRODUCTION The intelligent management of change is a key principle necessary to entered in the National Heritage List for England.
    [Show full text]
  • Oxford Heritage Walks Book 6
    Oxford Heritage Walks Book 6 On foot from the High to Trill Mill by Malcolm Graham © Oxford Preservation Trust, 2020 This is a fully referenced text of the book, illustrated by Edith Gollnast with cartography by Alun Jones, which was first published in 2020 Also included are a further reading list and a list of common abbreviations used in the footnotes. The published book is available from Oxford Preservation Trust, 10 Turn Again Lane, Oxford, OX1 1QL – tel 01865 242918 Contents: Carfax to Alfred Street 1 – 5 Alfred Street to Oriel Street 5 – 9 Oriel Street to Merton Street 9 – 15 Merton Street to Magdalen Bridge 15 – 18 Eastgate Hotel to Merton College 19 – 23 Magpie Lane to Oriel Square 24 – 28 Bear Lane to Blue Lamp Alley 28 - 31 Botanic Garden to Rose Lane 31 – 36 Christ Church Meadow 36 – 42 Folly Bridge to Speedwell Street 42 – 47 Speedwell Street to Christ Church 47 – 53 Pembroke Street to Town Hall 53 - 56 Abbreviations 57 Further Reading 57 - 60 Chapter One – Carfax to Alfred Street High Street originated in c.900 as one of the principal roads of the Saxon burh. Initially, High Street probably terminated at an east gate where St Mary the Virgin Church now stands, but Oxford’s defences are thought to have been extended eastwards in the early 11th century to a point near the present Eastgate Hotel.1 This extension created High Street’s famous curve, noted in Wordsworth’s description of ‘the stream-like windings of that glorious street.’2 Houses and churches were built on both sides, and university halls and colleges began to appear among them in the 12th century.
    [Show full text]
  • DRAYTON CHRONICLE Issue Editor: Derek Pooley Volume 32 No
    PUBLISHED under the AUSPICES of the DRAYTON COMMUNITY TRUST (Reg. No. 255846) DRAYTON CHRONICLE Issue Editor: Derek Pooley Volume 32 No. 8 September 2009 RESERVOIR INQUIRY POND CLEARING Oxfordshire County Council says it is pleased with the outcome of the Government’s review of English water companies' water resources management plans - because of its consequences for the Th a mes Water proposal for a large reservoir near Steventon - and D r a y t o n and Marcham. For the first time, water companies are now required to prepare and maintain water resources management plans which set out how each water company will manage its water resources to ensure a sustainable supply and demand balance over the next 25 years. All 21 English water companies were consulted on their plans last summer. Environment Secretary Hilary Benn has now considered these draft plans, together with the consultation responses and the water companies' statements in reaction to those. Ten of the companies will now be able to finalise their plans for publication. A further eight have been asked to provide some additional information in support of their proposal before the Secretary of State reaches a decision. On the other three plans the Secretary of State concluded that Who says modern youngsters cause only trouble in our society? those prepared by The picture shows Thames Water, members of the South East Water SUMMER HOLIDAY DAMASCUS youth and Portsmouth group working at By Doggerelle Water should be clearing the weeds in examined further in Excitedly we packed our bags with all we thought we’d need, Drayton School pond public.
    [Show full text]
  • Your Oxford Alumni Card a Map Location We Have Negotiated a Range of Offers for Alumni at Restaurants, Hotels, Shops and Entertainment in Oxford
    Special offers in Oxford Key Your Oxford Alumni Card A Map location We have negotiated a range of offers for alumni at restaurants, hotels, shops and entertainment in Oxford. Offer How to claim Don’t forget to bring your Oxford Alumni Card with you when you come to For full details of each offer, please visit www.alumni.ox.ac.uk/visitoxford Oxford. The Card identitfies you as a member of the University to those on college and University premises and you will need it to access a range of A Ashmolean Museum N Pitt Rivers Museum special offers and discounts around the city. 10% discount in the shop 10% discount on becoming a friend of the Museum Show your Alumni Card when you make a purchase 10% discount in the Pitt Rivers Museum shop Show your Alumni Card in the shop C Q B Blackwell COLLEGES AND HALLS ALUMNI CARD OFFERS 15% discount on all purchases in store and online O Quod Brasserie and Bar 1 All Souls (Research) Rd A Ashmolean Museum Show your Alumni Card when you make a purchase 10% discount for breakfast, à la carte lunch and afternoon tea on 2 Balliol ght O u Shop bro x Bel Please produce your Alumni Card at the restaurant 3 Blackfriars*f o C B Blackwell r ad o h d n R C 4 Brasenose B a to N Blenheim Palace C r a r C Blenheim Palace e o l a v n a r b n t t 5 Campion Hall* b S h u a u D Bodleian Library Shop m r Discounted entry (see prices on alumni website) and free P Sheldonian Theatre l y r 6 Christ Church y o R 42 o North Mead R E Botanic Garden and o r o a annual pass when you buy a day ticket Free entry for Card-holders
    [Show full text]
  • University of Oxford Colleges
    UNIVERSITY OF OXFORD COLLEGES A GUIDE TO OXFORD’S COLLEGES AND HALLS CONTENTS WHEN IT COMES TO CHOOSING A COLLEGE, 01 INTRODUCTION 02 GETTING STARTED THERE ARE NUMEROUS THINGS TO CONSIDER. 03 MAKING A CHOICE 04 BALLIOL COLLEGE FIRST AND FOREMOST, AN UNDERSTANDING 05 BRASENOSE COLLEGE 06 CAMPION HALL OF OXFORD UNIVERSITY’S COLLEGIATE SYSTEM 07 CHRIST CHURCH WILL PROVIDE A FOUNDATION ON WHICH TO 08 CORPUS CHRISTI COLLEGE 09 EXETER COLLEGE BASE AN INFORMED CHOICE. THE FOLLOWING 10 GREEN TEMPLETON COLLEGE 11 HARRIS MANCHESTER COLLEGE INTRODUCTION GIVES AN IDEA OF HOW THE 12 HERTFORD COLLEGE COLLEGES AND UNIVERSITY WORK TOGETHER 13 JESUS COLLEGE 14 KEBLE COLLEGE AND WHAT FACTORS MIGHT AFFECT STUDENTS’ 15 KELLOGG COLLEGE 16 LADY MARGARET HALL COLLEGE CHOICES. SUBSEQUENT PAGES 17 LINACRE COLLEGE PROVIDE AN OVERVIEW OF EACH COLLEGE 18 LINCOLN COLLEGE 19 MAGDALEN COLLEGE AND THEIR VITAL STATISTICS. 20 MANSFIELD COLLEGE 21 MERTON COLLEGE 22 NEW COLLEGE 23 ORIEL COLLEGE 24 PEMBROKE COLLEGE 25 REGENT’S PARK COLLEGE 26 ST ANNE’S COLLEGE 27 ST CATHERINE’S COLLEGE 28 ST CROSS COLLEGE 29 ST EDMUND HALL 30 ST HILDA’S COLLEGE 31 ST HUGH’S COLLEGE 32 ST JOHN’S COLLEGE 33 ST PETER’S COLLEGE 34 THE QUEEN’S COLLEGE 35 TRINITY COLLEGE 36 WADHAM COLLEGE 37 WOLFSON COLLEGE 38 WORCESTER COLLEGE 39 NEXT STEPS 40 COLLEGES TABLE 42 COLLEGES TABLE KEY / COLLEGES MAP 00 Contents A guide to Oxford’s Colleges and Halls 01 Introducton A guide to Oxford’s Colleges and Halls What is a college? MSc, MLitt, and DPhil £1,900-£2,320.
    [Show full text]
  • Oxford's AL-SALAM What Happens in Vegas [12A]
    Queries & Adverts: 01865 241133 (Mon-Fri 9-5) JJOBSOBS OOFFEREDFFERED HHOUSESOUSES & FFLATSLATS TTOO LLETET or via www.dailyinfo.co.uk Snail mail: 5 Standingford House, Cave St, Oxford OX4 1BA Part of North Oxford Property Services Oxford’s Email: [email protected] Stanford University in Oxford Line ads @ 50p/wd. (min. 10) + VAT seeks an Display boxes @ £10-12/cm. (min. 3cm) + VAT Largest selection of quality DAILY Administrative Assistant student property in Oxford www.dailyinfo.co.uk ...for the 2008-2009 academic year. Th e post is full-time for 10 months from 1 September 2008, with the potential Receptionist for Bath Place Hotel INFO Next issue: Thu 12th June to re-appoint for future academic years. Th e job entails We need a fl exible individual with a mature outlook. 01865 311 745 Issue No. 7919 Deadline: 10am, Wed 11th June reception duties, provision of clerical and administrative Native English speaker essential. Ideal job for Post support, data-base operation (basic computer literacy Grad. Min 3/4 shifts p.w. £6.50ph - Immediate start. Tue 10th & Wed 11th June 2008 (8th week) essential), cash-handling, arrangement of fi eld and cultural trips, and most importantly, a lot of interaction with U.S. Min. 6 month. Send CV to: [email protected] Juxon Street, Iffl ey Road, Central WWHAT’SHAT’S OONN / CCOMINGOMING SSOONOON / FFOODOOD AANDND DDRINKRINK undergraduates. Previous experience of working in higher education and offi ce organisation are highly desirable, as Jericho East Oxford well as good local knowledge and some familiarity with Oxford University.
    [Show full text]
  • The Gift of Catholic Mission
    9.30am. Canon David Burrows SSC , 01422 373184, rectorofel - [email protected] www.ellandoccasionals.blogspot.co.uk parish directory FOLKESTONE Kent , St Peter on the East Cliff A Society Parish under the episcopal care of the Bishop of Richborough . BATH Bathwick Parishes , St.Mary’s (bottom of Bathwick Hill), Wednesday and Friday 9.30am, Saturday 9.30am Mass & Rosary. Sunday: 8am Low Mass, 10.30am Solemn Mass. Evensong 6pm. St.John's (opposite the fire station) Sunday - 9.00am Sung Mass at Fr.Richard Norman 0208 295 6411. Parish website: www.stge - Weekdays - Low Mass: Tues 7pm, Thur 12 noon. St.John's, 10.30am at St.Mary's 6.00pm Evening Service - 1st, orgebickley.co.uk http://stpetersfolk.church e-mail: [email protected] 3rd &5th Sunday at St.Mary's and 2nd & 4th at St.John's. Con - tact Fr.Peter Edwards 01225 460052 or www.bathwick - BURGH-LE-MARSH Ss Peter & Paul , (near Skegness) PE24 GRIMSBY St Augustine , Legsby Avenue Lovely Grade II parishes.org.uk 5DY A resolution parish in the care of the Bishop of Richborough . Church by Sir Charles Nicholson. A Forward in Faith Parish under Sunday Services: 9.30am Sung Mass (& Junior Church in term Bishop of Richborough . Sunday: Parish Mass 9.30am, Solemn BEXHILL on SEA St Augustine’s , Cooden Drive, TN39 3AZ time) On 5th Sunday a Group Mass takes place in one of the 6 Evensong and Benediction 6pm (First Sunday). Weekday Mass: Saturday: Mass at 6pm (first Mass of Sunday)Sunday: Mass at churches in the Benefice. 6.00pm Sung Evensong (BCP) Weekday Mon 7.00pm, Wed 9.30am, Sat 9.30am.
    [Show full text]