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.

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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

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2 Ministry of Housing, Communities and Local Government (February 2019). The National Planning Policy Framework

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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. special significance of Oxford’s historic skyline”. It sets out that development should meet certain criteria, Section 4 of the TAN identifies ‘Areas of Greater including design choices on height and massing; impact Potential’ and ‘Dynamic Areas’ within Oxford where there is on character; and potential impact on important views. It greater potential for high buildings. The Site is not located with goes on to say that proposals that exceed the height any of these. threshold of 18.2 m or 79.3m AOD (whichever is lower) within 1,200m of Carfax, referred to as ‘the Historic Core ______3 Oxford Local Plan 2036 (adopted 08 June 2010) 5 LDA Design and Headland Archaeology (October 2018) Oxford High 4 Oxford Local Plan 2036 Policies Map Buildings Technical Advice Note.

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Section 5 of the TAN deals with managing change and Implications of policy and guidance for the Site sets out ‘The Four Visual Tests’ in relation to potential visual The proposed development would need to respond to effects, as follows: the relevant policy and guidance set out above. In particular, ◼ Visual Obstruction - the physical obstruction of a the following is noted: feature/component in the view; this may result in full or ◼ The Site lies within the ‘Historic Core Area’, as defined partial blocking of the feature/component and may affect within Policy DH2: ‘Views and building heights’ of the its interpretation and/or the legibility or character of the Oxford Local Plan 2036. The height of the proposed townscape. development is less than 18.2m and 79.3m AOD; ◼ Visual Competition / Complement - the setting of a high ◼ The Site lies within two of the view cones referenced building within the same view as the feature such that within DH2: ‘Views and building heights’ of the Oxford the two are viewed together. The high building may be Local Plan 2036. Therefore, this visual appraisal has perceived to compete with the feature either in the considered views from these locations (described further foreground, middle ground or background of the view in the Visual Context and Potential Visual Receptors affecting the ability to discern or interpret the feature. section below); ◼ Skylining - when high buildings break the skyline, ◼ The proposed development should be informed by the horizon or silhouette; this represents the breaching of an design checklist included within Appendix 6.1 of the existing perceived ‘threshold’ and can often result in the emerging Oxford Local Plan 2036, including by high building acting as eye-catching feature within views responding to the Site character and context. drawing the viewer’s attention and increasing visual competition. Townscape Character and Sensitivity ◼ Change of Character - when the composition of a view is altered to the extent that the character of the view is Each part of the City of Oxford has a distinctive discernibly different to that of the existing; this may character as a result of differing combinations of geology, include a combination of obstruction, competition / topography, vegetation, building age and land use. The urban complement and skylining. area is broken up by the open river corridors of the ‘Thames or Isis’ (herein referred to as the ‘Thames’) and the Cherwell and this Site is located in a unique juxtaposition of urban and rural Assessment of the Oxford View Cones environments close to the centre of the city. The Assessment of the Oxford View Cones report6 provides a starting point in understanding the views and their Published Character Areas characters as important heritage assets of Oxford. It provides 7 an evidence base and analysis, examining the significance of The Landscape Character Assessment for Oxford each of the 10 protected views as set out in the Local Plan; identifies the Site as being located on the edge of ‘East and helps in the process of assessing the impact of new Oxford’ Townscape Character Area (TCA) (4D), within the development proposals. ‘Victorian Suburbs and Villages’ Townscape Type; and the ‘Thames (Isis) – South’’ TCA (9D), within the ‘Pastoral Development on the Site has the potential to impact on Floodplains’ Townscape Type, as shown on Figure 1: two of the View Cones – 5.3 ‘South Park’ and 6.1 ‘Crescent Townscape Character. Descriptions of these TCAs are Road’ – with a summary of each provided in Table 2.3 below. included below along with their sensitivity to the change proposed. High Quality Design in Oxford – Respecting Heritage and Other TCAs, as illustrated on , are of a sufficient Achieving Local Distinctiveness SPD Figure 1 distance and/or are sufficiently separated from the Site by OCC is currently developing this SPD to ensure that high intervening built form and/or vegetation such that effects on quality design is achieved in all new development in Oxford. their character and quality as a result of the proposed The SPD was not available at the time of writing. development would be minimal.

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6 Oxford City Council, Oxford Preservation Trust and English Heritage 7 Land Use Consultants (March 2002) A Character Assessment of (2015) Assessment of the Oxford View Cones Report. Available at: Oxford in its Landscape Setting. Available at: file:///C:/Users/hope_d/Downloads/Oxfod_View_Cones_Chapter_1.pdf https://www.oxford.gov.uk/downloads/download/972/landscape_chara cter_assessment

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Townscape Sensitivity East Oxford TCA 4D Townscape sensitivity depends on the degree to which a TCA 4D lies between the River Cherwell to the west and particular townscape type or area can accommodate change rising scarp of South Park to the east. Whilst the historic core arising from a particular development type, without detrimental of the wider area is at St Clement’s (located outwith this TCA), effects on its character. Townscape sensitivity has been the majority of the TCA comprises Victorian expansion built on assessed as high, medium or low, in accordance with river terrace deposits after 1850 when Oxford began to definitions set out in Table 2.1 below. expand. Table 2.1: Levels of Townscape Sensitivity The area has a distinctive street and block pattern, radiating out from St Clement’s where the London, Cowley Sensitivity Typical descriptors and examples and Iffley Roads meet. These radiating routes and their interconnecting side streets form a distinctive ‘spider's web' High Landscapes/ townscape which by nature of their character would be less able to formation on a tight grid. The high density of buildings accommodate new built development without provides a sense of enclosure on narrow side streets, change in character. Typically, these would although Iffley and Cowley Road have a more open character. be: Views within the area are generally constrained by the block ◼ High quality and intact landscapes/ pattern and/or eccentric curving street pattern, although views townscapes with distinctive elements towards the University Church and Radcliffe Camera are and features making a positive available along Cowley Road which visually connect this area contribution to character and sense of to Central Oxford. place. The area contains a mixture of building ages and styles, ◼ Likely to be designated for their albeit with a predominance of terraced houses or older landscape/townscape interest/ value. terraced cottages. Exceptions to this are larger buildings and ◼ Likely to contain features and elements pubs often on the street corners; three and four storey red- that are rare and could not be replaced. brick houses on Iffley Road and to the north of Cowley Road; and the buildings associated with St Hilda’s College. Medium Landscapes/ townscapes which by nature of their character are likely to be able to Distinctive historic buildings within the TCA include the accommodate some new built development Anglican All Saints Convent, St Stephen's House Theological with careful siting and design. Typically, College, St Edmund and St Frideswide, and St Bartholomew's these would be: Chapel and almshouses. The TCA is partly designated as St ◼ Areas with a sense of place but unlikely Clement’s and Iffley Road Conservation Area, in recognition of to be the highest quality St Clement's being an historic suburb and Iffley Road being an landscape/townscape. intact Victorian suburb. Both areas have retained their ◼ Unlikely to be designated for distinctive characters and combine to create one of the most landscape/townscape interest/ value, or diverse and vibrant conservation areas in Oxford. if they are the aims of the designation is Slate roofs are particularly distinctive of this character unlikely to be affected. area, as is the dominance of buff brick, often with red brick ◼ Containing some landscape/townscape detailing. The regularity of fenestration, doorways, low red features of value, but these can be brick garden walls and hedges provide integrity and a unified avoided or preserved. streetscape within the residential streets. In contrast, Cowley Low Landscapes/ townscapes which by nature of Road, a busy commercial area with shops, bars and their character would be more able to community facilities, presents a less intact frontage where accommodate change of the type proposed post war buildings lie sandwiched between Victorian without change to character. Typically, these properties and shop frontages have masked the architecture would be; at street level. ◼ Low quality landscapes/ townscapes The area around St Hilda’s college also differs from the with indistinct character/ little sense of place. majority of the TCA, in that it comprises a series of larger scale university buildings set within a green, well-treed ◼ Not designated and containing few, if ‘campus’ setting on the periphery of the TCA adjacent to the any, features of value. River Cherwell.

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There is limited public open space within the TCA as a Cowley Road. It is partly designated as a Conservation Area; result of the density of built form. Open space is generally contains a number of distinctive historic buildings; and has a limited to residential gardens, the University Sports Centre on distinctive street and block pattern; and a sense of integrity. Iffley Road and the private Christ Church Recreation Ground This results in an overall perception of townscape quality, to the south of St Hilda’s College. albeit there are some incongruous post-war buildings within the townscape. However, considering the location of the Site Indicators of landscape quality are listed within the on the periphery of the TCA, the features of value within published Landscape Character Assessment as follows: TCA4D could be avoided through appropriate siting and ◼ “Landscape quality – High design. It is therefore considered that TCA 4D has a Medium sensitivity to the proposed change overall. ◼ Biodiversity – Low - local interest

◼ Historic integrity - High - intact Victorian suburb with ‘Thames (Isis) – South’ TCA 9D medieval site of St Clement's Conservation Area TCA 9D comprises the wide alluvial floodplain of the ◼ Re-creatibility – Moderate River Thames, known locally as the ‘Isis’. The river is wide where it passes through this TCA and is a prominent feature in ◼ Intervisibility – High – views down the Cowley Road to the floodplain. The surrounding floodplain comprises a mixture the historic core of pastures, paddocks, allotments, playing fields and minor ◼ Open Space – Low” tributaries.

The area is assessed within the published Landscape The TCA has an extremely important role in the setting Character Assessment as being moderately sensitive to of Oxford, being one of the major floodplains that defined the change as a result of “its regular street and block pattern, City's historic growth and providing the unique juxtaposition of architectural distinctiveness and its location on major routes urban and rural environments close to the centre of the city. into the city centre from the east”. St Clement’s is noted as Christ Church Meadow in particular forms a setting for some being particularly sensitive as a result of its nodal location, of the oldest of the Oxford Colleges – Christ Church and historic buildings and position on the edge of Cherwell Merton - as well as Oxford's cathedral. The TCA carries floodplain. several RPG designations, a Conservation Area designation and two Scheduled Monuments – Grandpont Causeway and A number of threats to local character are highlighted, Oxford City Walls – and is designated as Green Belt. including: The area has a peaceful, rural character dominated by ◼ “… meadow and pasture, although is also influenced by the ◼ deterioration of original materials and details and University’s rowing culture. There are a large number of replacement with new materials and style; boathouses scattered along the river to the south of Christ Church Meadow resulting in high levels of activity, particularly ◼ … during regattas. Pubs, such as the Isis Tavern and the Iffley ◼ new development on the edges of the urban area that Lock, also provide focal points for activity. resulting in loss of connection with the surrounding Most of the land is privately owned although a large floodplain landscape; number of public footpaths, including the Thames Path ◼ …” National Trail, allow good access to the river and its setting. The open meadows and low density of built development Objectives, policy development and enhancement create sense of openness, although vegetation provides some opportunities include: sense of enclosure, particularly in summer. Views across open ◼ “… meadows tend to be constrained by layers of hedgerows and mature vegetation alongside the river. However, of note is the ◼ considering views of the historic core from Garsington view north from the Thames Path towards the city centre and South Park in planning any new tall buildings; (Viewpoint F), which encompasses most people's impression ◼ …” of the city of Oxford.

Unimproved neutral grasslands are important ecological Sensitivity features of the floodplain and include areas of lowland hay TCA 4D has a unique sense of place owing to its meadows. This is reflected in several Site of Special Scientific location on major routes into the city centre from the east and Interest (SSSI) designations around Iffley. south-east, and the individuality of commercial activities along

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Indicators of landscape quality are listed within the environments at the centre of the city. The area is highly published Landscape Character Assessment as follows: distinctive for its rural character, historic meadows, rowing culture and views to the historic core. The intact survival of ◼ “Landscape quality – High historic features, rich ecological habitats and functional ◼ Biodiversity – High - SSSIs indicate national value integrity results in a landscape of exceptionally high quality. It is therefore considered that TCA 9D has a High sensitivity to ◼ Historic integrity - High - historic meadows, Grandpont the proposed change. Causeway, city walls, Christchurch Meadow Conservation Area Visual Context and Potential Visual ◼ Re-creatibility – Low Receptors ◼ Intervisibility – High - views across Christchurch Meadow to historic core Existing views and visual context: Protected views ◼ Open Space – High - Large expanse of open Oxford is renowned as one of England's two great greenspace” university cities. The centre of the city has many buildings of architectural or historic interest, including numerous colleges, The area is assessed within the published Landscape churches and chapels. The historic buildings display a variety Character Assessment as being highly sensitive to change as of form and architecture, which together form the distinctive a result of “its historic integrity, tranquil character, rich and renowned skyline of Oxford’s ‘dreaming spires’. biodiversity and the role it plays in the rural setting of Oxford”. It is also noted that it contains a key viewpoint across Christ There are 10 strategic views/View Cones within and Church Meadow towards the city and that this “heightens its towards Oxford that are protected under Policy DH2 of the sensitivity to tall built elements”. Oxford Local Plan 2036 and described within Assessment of the Oxford View Cones report. As noted in the Planning Policy A number of threats to local character are highlighted, and Guidance section above, development on the Site has the including: potential to impact two of the Oxford View Cones. ◼ “new built development that does not respect the spatial qualities and local vernacular of this distinctive area; South Park View ◼ … This view exemplifies elevated views west towards Oxford City Centre from higher ground to the east, which the ◼ new built features that would affect the open expansive Oxford View Cones report notes “have been admired since at character or block views of the historic core from the least the 16th century”. The view allows appreciation of the floodplain”. architecture of the City's landmark buildings from an attractive Objectives, policy development and enhancement historic parkland setting. opportunities include: In the view belts of mature woodland along the River ◼ “… Cherwell cushion the City Centre and separate it from the suburbs of St Clements and East Oxford. The wooded masses ◼ resisting built development in the floodplain which would and fields of Wytham Hill and Hinksey Hill are visible in the impinge on the open rural character and tranquillity of background of the view. This provides a green backcloth, and the floodplain or that would impinge on views of the a prominent dip between the two hills serves to draw the eye historic core; down towards the city’s spires and domes. ◼ … The City Centre is noted as providing a fine grained ◼ maintaining important and famous views of Oxford roofscape, which is broken only by occasional mature trees across the floodplain”. and the traditional towers, spires and domes of “great aesthetic worth and architectural quality”. Of these, Magdalen Sensitivity Tower is noted as standing forward amongst the tall buildings The TCA is an important historic, ecological and amenity in a position of primacy. The other tall buildings are divided resource and forms a setting to the oldest part of the city. roughly into two groups – the ‘University Group’ to the centre Christ Church Meadow in particular has an extremely of the view, which includes the University Church of St Mary important role in the development of Oxford, forming one of the Virgin, the Radcliffe Camera and the Sheldonian Theatre; the major floodplains that defined the historic growth of the city and the ‘Christ Church Group’ to the left of the view, which is and provided the unique juxtaposition of urban and rural

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centred on Christ Church and includes Tom Tower and the Existing views and visual context: Other designated spire of St Aldate’s Church. views The Oxford View Cones report states that development Notable or Designed Views associated with Registered in the suburbs of St Clements and East Oxford (i.e. in the Parks and Gardens vicinity of the Site) that “rises above the general roof surface … and draws attention away from the historic high buildings of As illustrated on Figure 2: Viewpoint Location and the city centre would result in harm to the view”. The report Designations, several Registered Parks and Gardens (RPG) also states that development in the Cherwell Valley (i.e. also are located in the vicinity of the Site. in the vicinity of the Site) that “detracts from the character … The list entry8 for the Grade I Oxford Botanic Garden as a zone of mature trees wrapping around the City Centre RPG notes that there are views from the eastern part of the would result in harm to both the attractiveness of the view and gardens across the River Cherwell towards Magdalen Bridge its historic interest as a city rising from its ‘ancient groves’” and adjacent playing fields. These views are represented by (page 30). Viewpoint C in this appraisal report. The Site lies in the This view is represented by Viewpoint G in this middle ground of this view to the south-east beyond the appraisal report. playing fields.

Whilst the Site doesn’t fall within any views specifically Crescent Road View mentioned within the list entry9 for the Grade I Christ Church This view has an architecturally diverse suburban RPG, Viewpoint B in this appraisal report represents a foreground, comprising 19th century residential development common point from which visitors experience views east and with subsequent sporadic 20th century infilling and south-east across Christ Church Meadows. redevelopment. Whilst not one of the historically recorded and celebrated views of the city, it offers rare views of the city from Views associated with Conservation Areas the south-east hills. As illustrated in Figure 2, there are 3 Conservation The elevated vantage point provides long-distance views Areas in relative proximity to the Site – ‘Central Area’, across the city, including channelled views towards the cluster ‘Headington Hill’ and ‘St Clement’s and Iffley Road’. of historic landmark buildings in the City Centre. This includes The Draft Character Appraisal for Central Area10 notes the dome of the Radcliffe Camera, the spire of University a number of views within the conservation area, including Church of St Mary the Virgin and the fleche of Exeter College, ‘public viewing panoramas’ from which “the viewer can and forms the main focal group in the view. The curve of the experience and appreciate the historical form and architectural street also draws views to the left towards a second group of character of central Oxford”, including the University Church of buildings, featuring the towers and spires of Christ Church, St Mary the Virgin (represented by Viewpoint A in this Nuffield College, Merton College Chapel and the spire of St appraisal report); ‘views across the floodplain’, including views Aldate’s Church. across Christ Church Meadows (represented by Viewpoint F); The Oxford View Cones report notes that ”this is a and ‘views from and along the rivers’ (represented by kinetic view … influenced by the course of the street, change Viewpoint D, E and F). in elevation and the framing provided by the buildings to either The Central Conservation Area Overview11 notes that side”. the visual heart of the conservation area is the sequence of The Oxford View Cones report states that “development buildings and spaces of the highest architectural and historic that rises above the general roofscape level of buildings in the interest around the Old Clarendon Building and Radcliffe middle ground to an extent where it would be conspicuous in Camera, which lies over 700m to the north-west of the Site. the middle ground and draw attention away from the City Therefore, views out of the conservation area towards the Site Centre and historic high buildings as the focus of the view are largely screened by intervening built forms. However, would result in harm to the view” (page 8). Viewpoint A is located within the Central Area Conservation Area and is representative of views available from the This view is represented by Viewpoint H in this appraisal report.

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8 Historic England (1984) Oxford Botanic Garden. Available at: 10 Oxford City Council (2019) The Oxford Central (City & University) https://historicengland.org.uk/listing/the-list/list-entry/1000464 Conservation Area Draft Character Appraisal 11 9 Historic England (1984) Christ Church. Available at: Oxford City Council (1971) Central Conservation Area, No. 5. https://historicengland.org.uk/listing/the-list/list-entry/1000441 Available at: file:///C:/Users/hope_d/Downloads/24109Central.pdf

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elevated vantage point at the top of the tower of the Grade I publicly accessible locations around the Site. The key receptor listed 'Church of St Mary The Virgin'. groups who may be affected by the scheme are:

Within the Headington Hill Conservation Area ◼ Visitors to Christ Church Meadow, including recreational Appraisal12, it is noted that “the hillside … provides a number users of Broad Walk, The New Walk/Poplar Walk and of vantage points giving good views down to the city’s skyline”. Ferry Walk (Christ Church Meadow Walk); Viewpoint G in this appraisal report is representative of views ◼ Visitors to the Oxford Botanic Garden; from one such vantage point within South Park (described above in relation to the Oxford View Cones). ◼ Local community15 residing at Christ Church College;

Within the Headington Hill Conservation Area ◼ Users of Christ Church Recreational Ground (although Appraisal13, it is noted that as mature trees block the view this is not publicly accessible); from Headington Road, the view from South Park is the ◼ People (motorists) travelling along Iffley Road; closest available alternative to the view of Oxford from Headington Hill painted by J.M.W. Turner. In relation to this ◼ Recreational users of the Thames Path National Trail; view, it is stated: “The tower of Magdalen College is located in ◼ Visitors to the rooftop viewpoint at University Church of the centre of the city’s skyline in this view and has extra St Mary the Virgin; prominence due to its proximity to the viewer. The towers of Merton Chapel and Christ Church (including Tom Tower, ◼ Visitors to South Park; and readily distinguishable by its copper dome) lie to the left of the ◼ People visiting the protected viewpoint on Crescent centre point and the group around Radcliffe Square to the Road in Temple Cowley. right, with the Radcliffe Camera often hidden by trees on the slopes of the hill. The view becomes broader as the hill is The locations of the key receptor groups are illustrated ascended and more of the roofscape of St Clement’s and the at Figure 3: Visual Receptors. city centre is revealed”. All recreational users of footpaths: Broad Walk, The New One Important View identified within Character Area 5: Walk/Poplar Walk, Ferry Walk (Christ Church Meadow Walk) Iffley Road within the St Clement’s & Iffley Road Conservation and the Thames Path National Trail will experience Area Appraisal14 is a view looking west and south-west from kinetic/transient views i.e. the views these receptors Iffley Road across the adjacent sports fields. The Site is, experience are constantly changing. however, located north-west from this point and is behind trees and pavilion buildings within Christ Church Recreational Visual Sensitivity Ground, with views also restricted by a fence lining Iffley The sensitivity of visual receptors depends on the Road. However, it is noted that from the eastern side of Iffley location, context and expectations of the viewer; as well as the Road “it is possible to see over the fence to the outlying hills of value attached the view. This is categorised as high, medium Oxford but that this has little impact on the setting of the and low in accordance with Table 2.2 below. conservation area”. Views towards the Site from parts of Iffley Road further north are also not available due to intervening Table 2.2: Sensitivity of visual receptors built form and vegetation along the road. Elsewhere within the conservation area views towards the Site are generally Sensitivity Description oriented away from the Site and/or are constrained due to High Residents in local communities. block pattern and curvilinear street layout. Users of Public Rights of Way or other Visual receptors recreational trails, and areas of public open space where attention is focused on their Key visual receptors and potential viewing locations surroundings. have been identified using OS mapping and aerial Views associated with an internationally or photography, with a Site visit used to check the visibility from nationally designated landscape/townscape

______12 Oxford City Council (1877) Headington Hill Conservation Area, No. ge/Baseline/Conservation%20Areas/Headington_Hill_Conservation_A 12. Available at: rea_Appraisal_Endorsed_10_12_12.pdf file:///C:/Users/hope_d/Downloads/Headington_Hill_map.pdf 14 Oxford City Council (2009) St Clement’s & Iffley Road Conservation 13 Oxford City Council (2012) Headington Hill Area Appraisal. Conservation Area Appraisal. Available at: 15 For the purposes of planning, private residents do not have a right file:///U:/Projects%20and%20Bids/10930%20St%20Hildas's%20Colle to a view, but this report considers visual effects on the local community with reference to publicly accessible areas

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Sensitivity Description ◼ Visitors to South Park are considered to have a High sensitivity; (perhaps identified in management plans), designed views recorded in citations for ◼ The local community of Temple Cowley and people RPGs or Scheduled Monuments or a view visiting the protected viewpoint on Crescent Road are regularly used in guidebooks for that part of considered to have a High sensitivity; and the country. ◼ People (motorists) travelling along Crescent Road are Medium Pedestrians and motorists on local roads considered to have a Medium sensitivity. passing through the area. People using outdoor spaces at their places Assessment Viewpoints or work or around institutional buildings. To inform the TVA, 10 viewpoints were selected to Views associated with local authority represent and assess the effect of the development on visual designated landscapes/townscapes or receptors. This is not an exhaustive list of locations from which recorded as of importance in Conservation Area Appraisals or local authority the development will be visible, but includes a variety of landscape/townscape assessments. locations around the Site, a variety of distances from the proposed development, represents the identified visual Low Motorists on main roads (e.g. trunk roads, receptor groups, and includes the clearest public views of the motorways) or passengers in public transport proposal. The viewpoints were selected through desk study on main arterial routes such as mainline and agreed with OCC in March 2020. railways who will be passing at speed. The selected viewpoints are outlined in Table 2.1. People at their place or work where their attention is focussed on work. below, with their locations illustrated at Figure 2: Viewpoint Locations. Visualisations are included in Appendix A.2, People engaged in outdoor sport or including baseline photography. recreation which does not involve or depend upon appreciation of views of the landscape. Views valued at a community level

In accordance with Table 2.2, the sensitivity of key visual receptors has been assessed as follows: ◼ Visitors to Christ Church Meadow, including recreational users of Christ Church Meadow Walk, Broad Walk and The New Walk/Poplar Walk are considered to have a High sensitivity; ◼ Visitors to Oxford Botanic Garden are considered to have a High sensitivity; ◼ The local community residing at Christ Church College are considered to have a High sensitivity; ◼ Users of Christ Church Recreation Ground are considered to have a Low sensitivity; ◼ People (motorists) travelling along Iffley Road are considered to have a Low sensitivity; ◼ Recreational users of the Thames Path National Trail are considered to have a High sensitivity; ◼ Visitors to the rooftop viewpoint at University Church of St Mary the Virgin are considered to have a High sensitivity;

LUC I 11 Chapter 2 Baseline Environment and Potential Receptors St Hilda's College, Oxford March 2021

Table 2.3: Viewpoints

Viewpoint Approximate Selection rationale Receptors Approximate Existing view coordinates distance to Site

A: View from the 451610, This is a publicly accessible Visitors to the 700m This is an elevated view south, south-east and east from the southern side of the tower of the 206281 elevated vantage point at the top of rooftop tower of the University Church of St Mary The Virgin. The foreground of the view University Church the tower of the Grade I listed viewing point features the rooftops of buildings located on and to the south of the High Street, of St Mary The 'Church of St Mary The Virgin', at the Church including those associated with Magdalen College to the east, University College Virgin providing panoramic views across of St Mary The to the south-east and Oriel College and Merton College to the south. Within the the city. It has been selected to test Virgin. foreground the tower of Merton Chapel and Magdalen Tower rise above the the visibility of the proposal from prevailing roofscape to provide visual foci to the south and east respectively. The this well-visited viewpoint. Whilst middle ground of the view to the south and south-east features Christ Church not identified as a protected View Meadow, with numerous mature trees providing a green backdrop to the built Cone within the 'Assessment of the forms in the foreground. To the east, the suburb of St Clements is visible beyond Oxford View Cones Report' (2015), Magdalen College. The background of the view is varied: to the south the green this view is highlighted on page 3 of corridor of the River Thames (Isis) extends into the distance; to the south-east that report as being "now the suburbs of East Oxford are visible on slightly elevated topography; and to the recognised as of importance for the east Headington Hill (featuring South Park) provides an elevated green city". backdrop. The Site is located within the middle ground to the south-east, although is largely screened from view by intervening mature vegetation within Christ Church Meadow and lining the River Cherwell. However, filtered views are available towards St Hilda’s Library and Old Hall (both Grade II listed) and the South Building located in proximity to the north-east of the Site. When the winter baseline photography was captured (March 2020) the construction of the Phase 1 development was in progress in proximity to the north-east of the Site. A crane tower associated with this was present in the view, introducing a temporary incongruous element that detracts from the visual amenity experience.

B: View from 451594, This is a view along Broad Walk, Visitors to 475m This is a view east, south-east and south across Christ Church Meadow from Broad Walk, 205864 within the Grade I Christ Church Christ Church Broad Walk on the north-western edge of Christ Church Meadows. The Christ Church Registered Park and Garden Meadow; foreground and middle ground of the view comprise the open green space of the Meadow (RPG). It is experienced by visitors meadow, with broad Walk leading to the middle ground in the east. Views across to, and residents of, Christ Church Visitors to the area are partially filtered by scattered mature vegetation within the meadow College, using the paths along Christ Church and by the avenue of mature trees lining Broad Walk to the east. Views beyond Broad Walk, Poplar Walk, and College. Christ Church Meadow are generally restricted by the mature vegetation

LUC I 12 Chapter 2 Baseline Environment and Potential Receptors St Hilda's College, Oxford March 2021

Viewpoint Approximate Selection rationale Receptors Approximate Existing view coordinates distance to Site Christ Church meadow. Whilst not enclosing the meadow and that lining the River Thames to the south and the specifically noted within the Historic River Cherwell to the south-east and east. However, filtered and glimpsed views England list entry for the RPG, this are available to the surrounding urban context in places, including towards the location is a common point from East Oxford suburbs to the south-east where the spire of Greyfriars is partially which visitors experience views visible. The Site is located within the middle ground to the south-east but is across Christ Church Meadow. largely screened by intervening mature vegetation. Only heavily filtered views towards the Principal’s Lodgings are obtained from this location, partially visible to the left of the Jubilee Bridge.

C: View from 452001, This is a well visited viewpoint Visitors to 225m This is a view east and south-east from the south-eastern edge of the Oxford Oxford Botanic 205960 located on the riverside within the Oxford Botanic Garden. A minor channel of the River Cherwell forms the foreground of Garden Grade I Oxford Botanic Garden Botanical the view with scattered trees lining its opposite bank partially filtering views to the RPG, from where open views are Garden. east, south-east and south. Beyond the river channel Magdalen College School available to the east and south-east Playing Fields are visible across the middle ground, defined to the south-east across the River Cherwell and and east by the main course of the Cherwell. The open nature of the middle adjacent sports pitches. This view ground affords views towards several buildings associated with Magdalen has been selected to test the College School to the east and St Hilda’s College to the south-east, which face visibility of the proposal from this out towards the river and playing fields. These include the Library and Old Hall well-visited location and is (both Grade II listed), and the South Building which forms the main visual focus representative of views noted within to the south-east. The buildings are from between 2 and 5 storeys high and are the Historic England list entry for the glimpsed through mature vegetation lining the main course of the river. The Site RPG. itself is largely screened from view by this vegetation, although the 2-storey Principal’s Lodgings is clearly visible to the right of the Dining Hall. When the winter baseline photography was captured (March 2020) construction plant, including a crane tower, associated with the Phase 1 development to the north-east of the Site was present in the view. This introduces a temporary incongruous element that detracts from the visual amenity experience.

D: View from 451966, This is one of the nearest publicly Recreational 160m This is a view north-east, east and south-east from a section of Christ Church Ferry Walk (Christ 205759 accessible locations from where users of Christ Meadow Walk (between Jubilee Bridge and Broad Walk) on the north-eastern Church Meadow views towards the Site are available Church edge of Christ Church Meadow. A minor channel of the River Cherwell forms the Walk), Christ and is located within the Grade I Meadow Walk/ foreground of the view with scattered trees lining its near and opposite bank Church Meadow Christ Church RPG. From here Visitors to partially filtering views. Beyond the river channel Magdalen College School there are clear views to the east Playing Fields are visible extending across the middle ground, defined to the east

LUC I 13 Chapter 2 Baseline Environment and Potential Receptors St Hilda's College, Oxford March 2021

Viewpoint Approximate Selection rationale Receptors Approximate Existing view coordinates distance to Site and south-east across the River Christ Church and south-east by the main course of the Cherwell. The open nature of the Cherwell and adjacent Magdalen Meadow. middle ground affords views towards Magdalen Bridge to the north, albeit College School Playing Fields. This partially filtered through the foreground vegetation; and towards several buildings view has been selected to test the associated with St Hilda’s College to the north-east and east. The buildings visibility of the proposal from this include the Library and Old Hall (both Grade II listed) and the Dining Hall, which popular riverside walk. all face out towards the river and playing fields and form the most prominent elements in the view from this location. The buildings are from between 2 and 5 storeys high and are glimpsed through mature vegetation lining the main course of the river. The Site itself is largely screened from view by this vegetation, with only heavily filtered views of the Principal’s Lodgings available to the east; the rooftops of the Jacqueline du Pré Music Building, the Barratt Building and the Wolfson Building are also partially visible beyond this When the winter baseline photography was captured (March 2020) construction plant, including a crane tower, associated with the Phase 1 development to the north-east of the Site was present in the view. This introduces a temporary incongruous element that detracts from the visual amenity experience.

E: View towards 451965, This is the nearest publicly Recreational 100m This is a view north, north-east and east from the section of Christ Church Jubilee Bridge 205674 accessible view of the Site, taken users of Christ Meadow Walk in the vicinity of Jubilee Bridge along the north-eastern edge of from Ferry Walk from the riverside footpath (Christ Church Christ =Church Meadow. From this location the view is channelled to the north (Christ Church Church Meadow Walk) within the Meadow Walk/ and north-east along the River Cherwell by the mature vegetation lining the Meadow Walk), Grade I Christ Church RPG. From Visitors to river’s banks. The view is focussed on the Jubilee Bridge, which spans the river Christ Church here there are clear views towards Christ Church within the foreground of the view. Beyond the bridge Magdalen College School Meadow the east and north-east across the Meadow. Playing Fields are visible within the middle ground, lying between the main River Cherwell. This view has been course of the Cherwell to the east and north-east and a minor channel to the selected to test the visibility of the west and north-west. Mature vegetation lining the river provides a well-wooded proposal from this popular riverside backdrop to the view that, along with the vegetation lining the river in the walk. foreground and middle ground, largely conceals the built-up context beyond. However, heavily filtered views are available towards several buildings associated with St Hilda’s College, including the Library and Old Hall (both Grade II listed) in the background to the north-east, and the Principal’s Lodgings and the Jacqueline du Pré Music Building in the middle ground to the east. The rooftops of the Garden Building, the Barratt Building and the Wolfson Building

LUC I 14 Chapter 2 Baseline Environment and Potential Receptors St Hilda's College, Oxford March 2021

Viewpoint Approximate Selection rationale Receptors Approximate Existing view coordinates distance to Site are also partially visible in the background to the east, above and beyond the Principal’s Lodgings.

F: View from the 451581, This view has been selected to test Recreational 525m This is an open view north-east from the across the River Thames and Christ Thames Path 205420 the visibility of the proposal from the users of the Church Meadow towards Oxford City Centre from the section of the Thames across Christ Thames Path National Trail. Views Thames Path Path between Hogacre Ditch and Queen’s College Sports Ground. Due to its Church Meadow are likely to be filtered but this National Trail open nature and location next to the river, views are also available to the north- represents an important recreational west and south-east along the river corridor. In views to the north-east the River receptor. It is also representative of Thames is visible across the foreground of the view. The far bank of the river is characteristic views towards the city lined with occasional mature trees, between which Christ Church Meadow is centre noted in the description for visible extending across the middle ground. Beyond the meadow, Oxford City TCA 9D (‘Thames (Isis) – South’). Centre is visible, albeit views are filtered through intervening vegetation within and enclosing Christ Church Meadow. The tower of Merton College Chapel and Magdalen Tower are noticeable elements rising above the prevailing roofscape in the background. The Site is located within the middle ground of the view to the north-east, beyond and to the right of the Jubilee Bridge. However, views into the Site are largely restricted by mature vegetation lining the River Cherwell, with only heavily filtered views available of existing buildings, including the Principal’s Lodgings and the Garden Building. Beyond this to the east and north-east the rising topography of East Oxford forms a backdrop to the view. When the winter baseline photography was captured (March 2020) the crane tower associated with the Phase 1 development to the north-east of the Site was partially visible in the view, introducing a temporary incongruous element to the view that detracts from the visual amenity experience.

G: View from 453300, This is a view protected by Policy Visitors to 1.2km This is a protected elevated view west towards Oxford City Centre from elevated South Park 206118 DH2 of the Oxford Local Plan 2036. South Park areas within South Park to the east. Open parkland forms the foreground of the The Site is located within the wider view, giving way to the built-up suburb of East Oxford and St Clement’s in the left view from this location, although and right middle ground respectively. The spire of the Grade II listed Cowley outside the mapped view cone. The Methodist Church in East Oxford and the row of Georgian townhouses fronting viewpoint has been selected to test directly onto South Park in St Clement’s are noticeable features. Beyond the the visibility of the proposal in this latter, the city centre is visible in the background, separated from St Clements by protected view. belts of mature vegetation along the River Cherwell. The city centre is backdropped by the green masses of Wytham Hill and Hinksey Hill in the

LUC I 15 Chapter 2 Baseline Environment and Potential Receptors St Hilda's College, Oxford March 2021

Viewpoint Approximate Selection rationale Receptors Approximate Existing view coordinates distance to Site distance. The focus of the view is the city centre, with this location allowing an appreciation of its architecture and renowned skyline. Several towers, spires and domes break the prevailing low-rise skyline of the city, and these fall into two distinct groups: ‘the ‘University Group’ to the right of view (including the University Church of St Mary the Virgin, the Radcliffe Camera and the Sheldonian Theatre) and the ‘Christ Church Group’ to the left of view (including Tom Tower and the spire of St Aldate’s Church). Magdalen Tower sits in front of the University Group on the edge of the City Centre and therefore has a position of primacy in the view. The Site is located within the left middle ground although it is not visible from this location owing to intervening built form in East Oxford and vegetation enclosing South Park. However, the rooftops of several buildings adjacent to the Site are visible, including those associated with Magdalen College School off Cowley Place and Iffley Road to the east of the Site. These buildings are set within mature vegetation along the River Cherwell. When the winter baseline photography was captured (March 2020) the construction of the Phase 1 development was in progress in proximity to the north-east of the Site. A crane tower associated with this was present in the view, introducing a temporary incongruous element that detracts slightly from the visual amenity experience.

H: View from 454546, This is a view protected by Policy Residents in 2.6km This is a protected elevated view north-west towards Oxford City Centre from Crescent Road 204734 DH2 of the Oxford Local Plan 2036. Temple Crescent Road (Temple Cowley). Crescent Road forms the foreground of the The Site is located within the Cowley; view, with two-storey residential properties on either side of the road channelling protected view cone and in front of views to the north-west. The suburbs of East Oxford are visible in the middle a cluster of historic landmark People ground, featuring numerous built forms interspersed with green spaces and buildings in the City Centre. The travelling canopy trees. The All Saints Convent is a notable building within the left middle viewpoint has been selected to test along ground. Beyond this the city centre is visible in the background and this is the visibility of the proposal in this Crescent backdropped by the green mass of Wytham Hill in the distance. The focus of the protected view. Road. view is the city centre, with the dome of the Radcliffe Camera, the spire of the University Church of St Mary the Virgin and the fleche of Exeter College forming the main focal group of buildings to the right of the view (the ‘University Group’). In addition, the curve of the Crescent Road serves to draw the view to the left towards a second group of buildings, which includes the towers and spires of

LUC I 16 Chapter 2 Baseline Environment and Potential Receptors St Hilda's College, Oxford March 2021

Viewpoint Approximate Selection rationale Receptors Approximate Existing view coordinates distance to Site Christ Church, Nuffield College, Merton College Chapel and St Aldate’s Church (the ‘Christ Church Group’). The Site is located within the left middle ground of the view, in front of the second group of buildings. However, it is screened from view by intervening built form (including All Saints Convent) and vegetation.

I: View from 452145, This view has been selected to test People 125m This is a view north from the western half of Christ Church Recreation Ground. Christ Church 205561 the visibility of the proposal from engaged in The foreground of the view is open, comprising sports pitches. This gives way to Recreation within Christ Church Recreation outdoor sport series of smaller sports pitches and tennis courts extending across the middle Ground (not Ground. Whilst not from a publicly activities ground, which are enclosed by high fencing and are flanked by a pavilion and publicly accessible location, the viewpoint within Christ visually prominent floodlighting columns. A works compound located to the north- accessible) has been selected to test the Church west of the Recreation Ground also detracts from the visual amenity in views visibility of the proposal from a Recreation north. Beyond this the roofs of existing built forms associated with St Hilda’s recreational receptor at proximity to Ground College (including the Jacqueline du Pré Music Building and the Principal’s the Site. Lodgings) are visible, set within and partially obscured by mature vegetation on the southern boundary of the Site. The built forms and vegetation across the view generally restrict visibility towards Oxford city centre beyond to the north and north-west.

J: View from Iffley 452514, This is a view from Iffley Road, in People 380m This is a view north-west from the stretch of Iffley Road between James Street Road 205563 the vicinity of St John the Grade I travelling and Marston Street across the adjacent open sports fields associated with the Evangelist Church. It is experienced along Iffley University Sports Centre. Iffley Road is visible extending from the foreground of by people travelling along Iffley Road. the view into the background to the north. To the west and north-west a series of Road, a main arterial route into the sports pitches adjacent to Iffley Road are visible within the middle ground to the city centre from the south. The view left of the view, seen through metal railings/fencing that lines the eastern side of looking west/south-west from Iffley the road. The sports pitches are flanked to the north and west by a series of Road across the adjacent sports buildings and pavilions and a line of mature vegetation separates the University fields is noted as an ‘Important Sports Centre from the adjacent Christ Church Recreation Ground to the north. View’ within the St Clement’s & This intervening built form and vegetation restrict views further to the north and Iffley Road Conservation Area north-east, including towards the Site. However, certain buildings are discernible Appraisal, albeit as having little within the background, including the roof of the Wolfson Building within St Hilda’s impact on the setting of the College, the roof of a pavilion within Christ Church Recreation Ground, and the conservation area. spire of the University Church of St Mary the Virgin, which is visible on the skyline. In addition, heavily filtered views are available towards the hills of Oxford in the distance to the west.

LUC I 17 Chapter 2 Baseline Environment and Potential Receptors St Hilda's College, Oxford March 2021

LUC I 18 Chapter- 3 Designed in Mitigation St Hilda's College, Oxford March 2021 Chapter 3

Designed in Mitigation

Mitigation measures to minimise the potential townscape and visual effects of the proposed development have been incorporated through an iterative design process. This is known as embedded, or 'designed in', mitigation.

Mitigation during Construction Standard good practice construction practices will be adopted as part of a Construction Environmental Management Plan (CEMP), which could be secured by a suitably worded planning condition. This will include measures to protect retained landscape features, sensitive siting of construction compounds, appropriate handling and storage of soil, and sensitive design and use of lighting after dark (including type of luminaires, direction of lights and hours of lighting). These will all help to minimise adverse impacts on landscape/ townscape and visual receptors. An Arboriculture Impact Assessment16 including a Tree Protection Plan, produced in accordance with best practice guidance set out in British Standard 5837:2012 ‘Trees in Relation to Design, Demolition and Construction’, sets out protective measures such as fencing and construction exclusion zones within tree root protection areas.

Mitigation during Operation The key landscape/ townscape and visual issues that have influenced the design are:

Issue/ theme Design response

Landscape/ The built components have been townscape character located on the East Oxford River Terrace (where other buildings are

______16 SJ Stephens Associates (4th January 2021) Arboricultural Impact Assessment (at St Hilda’s College, Cowley Place, Oxford, OX4 1DY)

LUC I 19 Chapter 3 Designed in Mitigation St Hilda's College, Oxford March 2021

located) rather than on the Thames wider Oxford context. Differing tones of mortar colour will (Isis) Floodplain. be used in each building to ensure they retain subtle separate visual identities and to reduce the combined High Building Policy The proposed buildings are less visual massing, particularly when seen overlapping in (saved Policy HE9) than 18.2m (the tallest element is views (e.g. from Oxford Botanic Garden). which requires the Meadow Building measuring buildings to be less approximately 14.59m above ◼ The proposed use of green ceramic cladding on the than 18.2m ground level). southern and eastern (lawn-facing) façades and the fourth storey of the Meadow Building, and ceramic Protected view cones The buildings have been designed elements around windows on the western façades of the – from South Park in accordance with guidance set out Meadow Building and Villa Building, will help to visually and Crescent Road in the view cone study for the link the buildings to their meadow setting and will help relevant protected views from South reduce their prominence, especially when viewed Park and Crescent Road. through the intervening trees. Sensitive local visual The buildings have been designed ◼ The proposed Principal’s Lodgings is designed to align receptors – at between 2 and 4 storeys high so more in form with the existing South Building which it sits that they are located below the Visitors to Christ next to along the river in views from the north (including skyline of mature canopy trees as Church Meadow, views from Oxford Botanic Garden). The proposed seen from these viewpoints. They including recreational building will present its gable end to the river, picking up also appear lower on the skyline users of Broad Walk, the form of the South Building. than the existing key buildings on The New Walk/Poplar the St Hilda’s College site (due ◼ The top floor of the Villa Building will be faceted in form Walk and Ferry Walk partly to the Site’s topography). to tie in with the Meadow Building top floor and will be (Christ Church bronze coloured to align with the Phase 1 scheme. Meadow Walk) ◼ Retaining the existing vegetation within the Site, Visitors to the Oxford including riverside planting (no works within 8m of the Botanic Garden riverbank) and an existing Beech hedge to the south of Local community the Principal’s Lodgings. residing at Christ ◼ Proposed native hedge and new specimen trees to the Church College south-west of the Site. Recreational users of the Thames Path National Trail Visitors to the rooftop viewpoint at University Church of St Mary the Virgin

The features of the proposed development that have been included with the specific purpose of minimising impacts on townscape and visual receptors (i.e. embedded design mitigation) include: ◼ Buildings to be between 2 and 4 storeys high (Villa Building – 4 storeys; Meadow Building – 3 and 4 storey volumes; and Principal’s Lodgings – 2 storeys). ◼ The use of honey-coloured and buff brickwork in all three buildings is proposed to help integrate the proposed development within its immediate context, being similar to the tonal palette of nearby buildings at St Hilda’s College (in particular the South Building), as well as its

LUC I 20 Chapter- 4 Assessment of Effects St Hilda's College, Oxford March 2021 Chapter 4

Assessment of Effects

This section sets out an assessment of the likely townscape and visual effects during both the construction phase and operational phase

Assessment Approach

Magnitude of change The magnitude of the change on each townscape and visual receptor is derived by combining professional judgements on scale, geographical extent, duration and reversibility. In accordance with GLVIA3, scale refers to the size or proportion of the change in the baseline, while geographical extent is the area across which the change is felt. For the purposes of this assessment, duration and reversibility of all construction effects are judged to be short term and partly reversible, while the operational effects are judged to be long term and non-reversible (i.e. permanent).

A guide to levels of magnitude of change for townscape and visual receptors is presented in Table 4.1 and Table 4.2 respectively:

Table 4.1: Definition of terms relating to magnitude of landscape/ townscape change

Magnitude Description

Large An obvious change in landscape/ townscape features, characteristics and character potentially resulting in total loss of a characteristic or leading to the creation of a new landscape/townscape character type. A large change is likely to apply to an effect that is widespread and long term.

Medium Discernible changes to landscape/ townscape features, characteristics and character. It may also apply to a larger change affecting a small part of a receptor and/or over a shorter timescale.

Small A perceptible but small change to landscape/townscape features,

LUC I 21 Chapter 4 Assessment of Effects St Hilda's College, Oxford March 2021

Magnitude Description Overall level of effect characteristics and character. It may also The overall level of effect is determined by correlating apply to a discernible change affecting a the magnitude of change with the sensitivity of the receptor. small part of a receptor and/or over a Judgements are made on a case by case basis, guided by the shorter timescale. principles set out in Table 4.3.

Barely A barely perceptible change in townscape Table 4.3: Overall level of effect perceptible features and character. It may also apply to a perceptible change affecting a small Magnitude of effect part of a receptor and/or over a shorter

timescale.

No change No change to existing features or eptible character. No change Barely Pe rc Small Medium Large

Table 4.2: Definition of terms relating to magnitude of None Negligible Moderate Moderate Major / Minor / Major visual change High Magnitude Description

None Negligible Minor/ Moderate Moderate Large The project, or a part of it, would become Moderate / Major the dominant feature or focal point in views experienced by the receptor. A large Medium magnitude likely to affect a large part of the

receptor/ many people and over the long Receptor sensitivity None Negligible Minor Minor/ Moderate term. Moderate Low Medium The project, or a part of it, would form a readily apparent/ clearly noticeable feature or element in views experienced by the receptor in the long term. Likely to affect Direction of effect part of a receptor/ a moderate number of people. The direction of effect is independent of the level of effect and is reported as beneficial, adverse or neutral. It may also apply to a larger change over a shorter timescale or a larger change The direction of effect is determined in relation to the affecting a small part of a receptor/ few degree to which the proposal fits with the townscape character people. or view, and the contribution to the townscape or view that the Small The project, or a part of it, would be development makes. perceptible, but not alter the overall balance of features and elements that Townscape Effects comprise the views experienced by the receptor in the long term. Likely to affect part of a receptor/ a moderate number of Construction people. Sources of impact during construction include: It may also apply to a medium change over ◼ The presence of temporary boundary hoardings, a shorter timescale or a medium change affecting a small part of a receptor/ few construction compounds, materials storage, and people. contractors’ accommodation; ◼ Works associated with tree removal and planting of new Barely Only a very small part of the project would perceptible be discernible, or it is at such a distance trees; that it would form a barely noticeable ◼ Excavation and storage of spoil; feature or element of the view. ◼ Presence and movement of HGVs (e.g. for deliveries No change No part of the project, or work or activity and transportation of materials) and other construction associated with it, is discernible. traffic and activity around the Site; ◼ Demolition of existing structures;

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◼ Construction of buildings including the use of piling are not positive features for townscape character while they equipment, large tower cranes, temporary scaffolding are present. and temporary lighting during any night-time construction; and Operation

◼ Landscape works. Sources of impact during operation will include: It is assumed that this phase of works will last for ◼ The change of land use in parts of the Site from a approximately 2 years, starting from January 2022 temporary car park to built development (the Villa Building) to the south of the Site, and from an open East Oxford TCA 4D memorial garden to a built development (Principal’s Lodgings) to the north; the existing Principal’s Lodgings Construction activities will result in direct changes to will be replaced by the proposed Meadow Building. townscape/landscape features within the Site, including the removal of the existing built form (Principal’s Lodgings and ◼ The presence of new built development of two storeys temporary gym) and vegetation (including a Beech Hedge to (Principal’s Lodgings) and four storeys (Villa Building) the north; a Himalayan Birch, Portugal Laurel and Beech and Meadow Building). hedge located centrally; and a Hornbeam and two Leyland ◼ Landscape interventions, including the introduction of Cyprus to the south) assessed within the Arboricultural Impact semi-improved grassland and late winter meadows; Assessment as being of between Category B (moderate evergreen shrub and ground planting borders around the quality) and Category C (low quality). Activities will also cause Meadow Building and Villa Building; shade planting discernible changes to the perceptual townscape character, around the proposed Principal’s Lodgings; a terraced although this is only likely to be felt over a localised area of the landscape located between the Meadow Building and TCA (i.e. those areas immediately surrounding the Site to the Villa Building; new specimen trees to the west and east, south-east and south) because surrounding intervening south-west; a new native hedgerow to the south-west; built form and/or vegetation limits the extent of effect. These and an Ivy screen to existing chain-link fence on the changes will be short term and are partly reversible. southern boundary (adjacent to Christ Church Sports Overall, construction is judged to result in a Small Ground). magnitude of change to the townscape. As the TCA is considered to have a Medium sensitivity to change, the overall East Oxford TCA 4D level of effect will be Minor-Moderate. The introduction of the proposed development will result The resultant effect will be adverse as, although in new and additional built development within this TCA. construction on the Site signifies regeneration, construction However, this will be located in the grounds of St Hilda’s activities (including boundary hoarding, scaffolding, plant and College, an area that currently comprises a series of larger machinery and movement of construction traffic) are not scale university buildings set within a green, well-treed positive features for townscape character while they are ‘campus’ setting on the periphery of the TCA. As the proposed present. built forms will be of a similar height and massing to the existing adjacent university buildings (e.g. the South Building, Thames (Isis) – South TCA 9D Wolfson Building and Jacqueline du Pré Music Building), and set within a meadow and campus setting, the proposed Construction activities will not directly affect TCA 9D but development will be largely in keeping with the existing will result in a perceptible change to its aesthetic and character of the Site and local surrounding area of the TCA perceptual qualities. This is only likely to be felt over a (i.e. areas to the east and north-east). Furthermore, the restricted area of the TCA immediately adjacent to the Site proposed built forms will be located entirely within TCA 4D on along the River Cherwell and parts of Christ Church Meadow. the settled river terrace, and therefore consistent with the These changes will be short term and are partly reversible. wider development pattern in east Oxford. There will be no Overall, construction is judged to result in a Barely effect on the TCA’s key characteristics, including its regular Perceptible magnitude of change to the street and block pattern, architectural distinctiveness and its townscape/landscape. As the TCA is considered to have a location on major routes into the city centre from the east. High sensitivity to change, the overall level of effect will be In regard to the ‘threats to local character’ highlighted in Negligible/Minor. the published character assessment (see Chapter 2), the The resultant effect will be adverse as construction proposed colour/tone of the buildings (including the use of activities, such as plant and machinery including tower cranes, green ceramic elements and honey-coloured and buff brick)

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will respond to immediate and wider context, which will help The proposed development will result in a Barely reduce any potential impact associated with ‘a deterioration of Perceptible change in character of the floodplain that will be original materials and details and replacement with new long term and permanent. As the TCA is considered to have a materials and style’. In addition, the proposed development High sensitivity to change, the overall level of effect will be will enhance physical and visual connections between the Site Negligible/Minor. and the meadow and river floodplain, which will help enhance This effect is considered to be neutral because the connection between the TCA and the surrounding floodplain proposed development fits with the existing character of the landscape. This will help reduce any potential impact townscape backdrop to the floodplain. associated with ‘new development on the edges of the urban area resulting in loss of connection with the surrounding floodplain landscape’. Visual Effects

The introduction of the proposed development will result Construction in a discernible change within the site and immediate surrounds (i.e. areas immediately adjacent to the Site to the Sources of construction effects include: east, south-east and south). However, the change will be well ◼ Views of temporary boundary hoardings, construction contained by surrounding intervening built form and/or compounds and materials storage, and contractors’ vegetation and therefore overall the change to townscape accommodation; character will be Small. This will be long term and permanent. ◼ As the TCA is considered to have a Medium sensitivity to Views of tree removal and replacement works; change, the overall level of effect will be Minor/Moderate. ◼ Views of building works including storage of spoil, movement of HGVs and other construction traffic around This effect will comprise both beneficial and adverse changes – the loss of some trees will be perceived as adverse the Site; while beneficial change will result from enhancements to the ◼ Views of demolition of existing structures; landscape/townscape setting of the existing and proposed ◼ buildings as new tree and shrub planting matures and Views of building construction including the use of piling becomes established. The resultant effect is considered to be equipment, large tower cranes, temporary scaffolding and temporary lighting during any night-time neutral overall because the proposed development largely fits with the existing townscape character of the local area of the construction; and TCA. ◼ Views of landscape works. It is assumed that this phase of works will last for Thames (Isis) – South TCA 9D approximately 2 years, starting from January 2022. The proposed development will be located on the settled river terraces of east Oxford, on the periphery but outside of Table 4.4 sets out the assessment of construction this TCA. Whilst this will introduce additional built elements in effects by receptor. proximity to the TCA, the presence of mature vegetation within Construction effects are considered during the winter and around the Site (including along the River Cherwell) and months when vegetation is out of leaf to give a worst-case the proposed colour/tonality of building facades, will help to scenario. integrate/absorb the proposed development into the surrounding landscape/townscape, especially in summer All construction effects are judged to be short term and months. The proposed development is therefore only likely to partly reversible. The direction of effects is considered to be be perceived in the local area immediately adjacent to the Site adverse for all receptors as although construction on the Site along the River Cherwell and parts of Christ Church Meadow signifies regeneration, construction activities and hoarding are in winter. not positive features for visual amenity. The assessment of visual effects has been informed by For the majority of the TCA the proposed development will not affect its open expansive rural character or the the representative viewpoint photography (A to J) as tranquillity of the floodplain. It will cause a barely perceptible presented at Appendix A.2. change to key views across Christ Church Meadow, including north towards Oxford city centre from the Thames Path (see Viewpoint F), therefore maintaining important views of Oxford across the floodplain.

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Table 4.4: Assessment of construction effects

Visual receptor Magnitude of effect Overall effect and representative viewpoint

Visitors to Christ The views from Ferry Walk are kinetic/transient, experienced as users As visitors to the Christ Church Meadow, of the path move along the riverside. The direction of views tend to be in Church and recreational including the direction of travel and channelled along the River Cherwell by the users of Ferry Walk (Christ recreational users mature vegetation lining its banks, and/or across the adjacent meadows Church Meadow Walk) are of Ferry Walk towards Christ Church College, meaning the focus of the view is considered to have a High (Christ Church generally not towards the Site. sensitivity, the overall effect Meadow Walk) is considered to be Construction activities will be visible at distances ranging from between Moderate. (Viewpoint D and 80m to 200m from the part of the walk between the vicinity of Jubilee E) Bridge and Broad Walk, albeit views will be filtered through intervening mature vegetation along the River Cherwell. Temporary boundary hoardings, scaffolding, plant and machinery and movement of construction traffic will be clearly noticeable through gaps in the vegetation, and tower cranes will be partially visible on the skyline above the vegetation. Construction activities will be particularly noticeable from areas closest to the Site (i.e. those represented by Viewpoint E), whilst from parts of the footpath further to the north (i.e. those represented by Viewpoint D) views will be slightly more restricted. Construction activities will be readily apparent to people visiting the north-eastern part of Christ Church Meadow, and walking on the section of Ferry Walk between the vicinity of Jubilee and Broad Walk. This will be a short-term change, lasting for approximately 2 years. Overall, this is judged to result in a Small magnitude of change.

Visitors to the Visitors to Oxford Botanic Garden generally experience changing views As visitors to the Oxford Oxford Botanic as they move around the garden. Views towards the Site from the main Botanic Garden are Garden part of the garden to the north are not available due to a high enclosing considered to have a High wall. However, there are views across the river and Magdalen College sensitivity, the overall effect (Viewpoint C) School Playing Fields towards St Hilda’s College (including the Old Hall, is considered to be South Building and new Phase 2 scheme) and Magdalen College Moderate. School from the southern part of gardens. This area includes a bench (pausing point) adjacent to the River Cherwell, from which Viewpoint C has been taken. Construction activities will be visible at approximately 225m away at their nearest point, although partially screened by intervening vegetation along the River Cherwell. However, demolition of the existing Principal’s Lodgings, followed by construction works associated with the proposed Principal’s Lodgings, will be clearly visible through gaps in the vegetation. Beyond this the tall plant and machinery, including tower cranes, used in the construction of the proposed Meadow Building and Villa Building will be noticeable elements on the skyline. Construction activities will be readily apparent to people visiting the southern part of the Botanic Gardens. This will be a short-term change, lasting for approximately 2 years. Overall, this is judged to result in a Small magnitude of change.

Visitors to Christ The views from Broad Walk and The New Walk/Poplar Walk are As visitors to Christ Church Church Meadow, kinetic/transient, experienced as users of the path move along the Meadow and recreational including paths. The direction of views tend to be in the direction of travel. users of walks/footpaths are recreational users considered to have a High of Broad Walk Only heavily filtered views of construction activities will be obtained by sensitivity, the overall effect and The New people using the walks, due to intervening mature vegetation within is considered to be Christ Church Meadow and along the River Cherwell. However, the top Walk/Poplar Walk Negligible/Minor.

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Visual receptor Magnitude of effect Overall effect and representative viewpoint (Viewpoint B) of tall plant and machinery, including tower cranes, will be visible on the skyline above the intervening vegetation, some 350-500m away. Construction activities will be only partly discernible to people visiting the north-western part of Christ Church Meadow, and walking on Broad Walk and The New Walk/Poplar Walk. This will be a short-term change, lasting for approximately 2 years. Overall, this is judged to result in a Barely Perceptible magnitude of change.

The local Views available to the local community residing at Christ Church As the local community community College will be similar to those available to recreational users of Broad residents are considered to residing at Christ Walk and The New Walk/Poplar Walk, as described above. Overall, this have a High sensitivity, the Church College is judged to result in a barely perceptible magnitude of change. overall effect is considered to be Negligible/Minor. (Viewpoint B)

Recreational The views experienced by users of the Thames Path are As recreational users of users of the kinetic/transient, experienced as people move along the riverside. The walks/footpaths are Thames Path majority of these views tend to be channelled along the River considered to have a High National Trail Thames/Isis in the direction of travel or across Christ Church Meadows sensitivity, the overall effect towards Christ Church College, Merton College Chapel and/or is considered to be (Viewpoint F) Magdalen Tower meaning the focus of the view is generally not towards Negligible/Minor. the Site.

The Site is be located in the middle ground of views from the path at a distance of between 480m and 525m. Only heavily filtered views of the construction activities will be obtained by people using the path, due to intervening mature vegetation along the River Cherwell. However, the top of tower cranes will be partially visible on the skyline above the intervening vegetation. Construction activities will be partly discernible to people using the part of the Thames Path between Hogacre Ditch and Queen’s College Sports Ground. This will be a short-term change, lasting for approximately 2 years. Overall, this is judged to result in a Barely Perceptible magnitude of change.

Visitors to the Visitors to the rooftop viewpoint at University Church of St Mary the As this view is noted as rooftop viewpoint Virgin can experience views across the city from the four sides of the being important within the at University tower, with the dominant view being towards the Radcliffe Camera to 'Assessment of the Oxford Church of St the north. Viewpoint A represents the views available from the south View Cones Report' (2015) Mary the Virgin side of the tower towards Magdalen College to the east, University and receptors at this College to the south-east and Oriel College and Merton College to the viewpoint are considered to (Viewpoint A) south. have a High sensitivity, the overall effect is considered The Site is located in the middle ground of the view to the south-east at to be Negligible/Minor. a distance of approximately 700m. Only heavily filtered views of the construction activities will be obtained from this location, due to intervening mature vegetation within Christ Church Meadow and along the River Cherwell. However, crane towers will be visible on the skyline above the intervening vegetation. Construction activities will be partly discernible to people visiting the south side of the rooftop viewpoint at University Church of St Mary the Virgin. This will be a short-term change, lasting for approximately 2 years. Overall, this is judged to result in a Barely Perceptible magnitude of change.

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Visual receptor Magnitude of effect Overall effect and representative viewpoint

Visitors to South The views from South Park are generally kinetic/transient, experienced As this is a protected view Park as people move around the park. However, there are several benches and receptors are (pausing points) within the park, including one near from where considered to have a High (Viewpoint G) Viewpoint G has been taken. Visitors to eastern half of South Park sensitivity, the overall effect experience open elevated views west towards Oxford city centre. is considered to be Viewpoint G is representative of the view protected by Policy DH2 of the Negligible/Minor. Oxford Local Plan 2036. In regard to the protected Construction activities on the Site will be largely screened from view by view, the Site lies on the intervening built development within East Oxford. Only tower cranes will periphery of the designated be visible on the skyline, albeit at a distance of over 1.2km and partially ‘view cone’ and construction filtered through intervening mature vegetation enclosing South Park. activities will be only partly discernible in the view. This Construction activities will be partly discernible to people visiting will not harm the special elevated areas to the east of South Park. This will be a short-term significance of Oxford’s change, lasting for approximately 2 years. Overall, this is judged to historic skyline. The focus of result in a Barely Perceptible change to the view. this protected view will remain the two groups of university buildings within the background: ‘the ‘University Group’ to the right of the view; and the ‘Christ Church Group’ to the left of the view. Magdalen Tower will also retain a position of primacy in the view.

The local People in the local community of Temple Cowley on the eastern half of As this is a protected view community of Crescent Road experience elevated channelled views to the north-west and receptors are Temple Cowley towards Oxford city centre. However, most of the local community in considered to have a High Temple Cowley do not experience such views due to intervening built sensitivity, the overall effect (Viewpoint H) form. Viewpoint H is representative of the view protected by Policy DH2 is considered to be of the Oxford Local Plan 2036. Negligible/Minor. Construction activities on the Site will not be seen by the majority of In regard to the protected people in Temple Cowley. Even from the protected viewpoint on view, construction activities Crescent Road construction activities on the site will be largely will be only partly discernible screened from view by intervening built development (including All in the view at distance. This Saints Convent) in East Oxford. However, tower cranes will be partially will not harm the special visible on the skyline above and beyond All Saints Convent. This will be significance of Oxford’s located at a distance of approximately 2.6km, with views backdropped historic skyline. The focus of by the hills of Oxford in the distance. the view will remain on the two groups of university Construction activities will be partly discernible to the local community buildings within the on the eastern half of Crescent Road. This will be a short-term change, background: the ‘University lasting for approximately 2 years. Overall, this is judged to result in a Group’ to the right of the Barely Perceptible change to the view. view; and the ‘Christ Church Group’ to the left of the view.

People Views available to people travelling along Crescent Road will be similar As people travelling along (motorists) to those available to the local community of Temple Cowley, as local roads are considered to travelling along described above. Overall, there will be a Barely Perceptible change to have a Medium sensitivity, Crescent Road in the view. the overall effect is Temple Cowley considered to be Negligible. (Viewpoint H)

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Visual receptor Magnitude of effect Overall effect and representative viewpoint

Users of Christ The Christ Church Recreation Ground is used by members of the As people engaged in Church college engaged in outdoor sports. Views are typically kinetic/transient, outdoor sport are considered Recreation experienced as people move around the sports pitches. to have a Low sensitivity, the Ground (not overall effect is considered Construction activities on the Site will be perceptible to users of the publicly to be Minor. accessible) western half of Christ Church Recreation Ground at a distance of between 50 and 150m, despite views being partially obscured by (Viewpoint I) intervening built form (i.e. pavilions within the sports ground). Construction works on the proposed Villa Building to the south of the Site will be visible, including temporary boundary hoardings, the movement of plant and construction traffic, scaffolding, and tower cranes, with the latter readily apparent on the skyline. The removal of boundary trees to the south of the Site (including a mature Hornbeam and Leyland Cypress) will reduce screening in views towards the Site from the south. Construction activities will be perceptible in views available to users of the western half of the recreation ground. This will be a short-term change, lasting for approximately 2 years. Overall, this is judged to result in a Small change to the view.

People The views experienced by motorists travelling along Iffley Road are As people travelling along (motorists) kinetic/transient, experienced as people move along the road. The main roads are considered travelling along majority of these views tend to be focussed on the direction of travel, to have a Low sensitivity, the Iffley Road albeit with some peripheral views to the west and north-west across the overall effect is considered adjacent open sports fields. Views towards construction activities will be to be Negligible. (Viewpoint J) largely restricted by intervening built form and vegetation within the University Sports Centre and Christ Church Recreational Ground. Only the top of tall plant and machinery, including tower cranes, will be visible on the skyline at a distance of approximately 380m. Construction activities will be partly discernible to people travelling along the road between James Street and Marston Street (an approximately 100m length of Iffley Road ). This will be a short-term change, lasting for approximately 2 years. Overall, this is judged to result in a Barely Perceptible change to the view.

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Operation The development will introduce new features and remove some existing features within the view. .

Key features that will be sources of operational effects include: ◼ Views of new built development of two storeys (Principal’s Lodgings); ◼ Views of new built development of four storeys (Meadow Building and Villa Building); and ◼ Views of landscape interventions, including new specimen trees to the west and south-west; a new native hedgerow to the south-west; and an Ivy screen to existing chain-link fence on the southern boundary (adjacent to Christ Church Sports Ground).

Further details of the proposed development can be found in the Design and Access Statement.

Table 4.5 sets out the assessment of operational effects by receptor. This assumes a year 1 (following completion) scenario.

Operational effects are considered during the winter months when vegetation is out of leaf to give a worst-case scenario. Where the summer view (i.e. when vegetation is in leaf) would be noticeably different this is also described.

All operation effects are judged to be long term and non- reversible, i.e. permanent.

The assessment of visual effects has been informed by the representative viewpoint photography (A to J) and photomontages as presented at Appendix A.2.

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Table 4.5: Assessment of operation effects

Visual receptor Magnitude of effect Overall effect and representative viewpoint

Visitors to Christ The views from Ferry Walk are kinetic/transient, experienced as users As visitors to the Christ Church Meadow, of the path move along the riverside. The direction of views tend to be in Church and recreational including the direction of travel and channelled along the River Cherwell by the users of Ferry Walk (Christ recreational users mature vegetation lining its banks, and/or across the adjacent meadows Church Meadow Walk) are of Ferry Walk towards Christ Church College, meaning the focus of the view is considered to have a High (Christ Church generally not towards the Site. sensitivity, the overall effect Meadow Walk) in winter is considered to be Despite the relative proximity of the Site from the part of the walk Moderate. The overall effect (Viewpoint D and between the vicinity of Jubilee Bridge and Broad Walk (ranging from in summer is considered to E) 80m to 200m), views towards the proposed development will be filtered be None. through intervening mature vegetation along the River Cherwell. Partial views will be available towards the proposed buildings, primarily the The direction of effect is Meadow and Villa Buildings, during winter months. This will be the case considered to be neutral, as particularly from areas closest to the Site (i.e. those represented by the proposed development Viewpoint E), whilst from parts of the footpath further to the north (i.e. will replace existing built those represented by Viewpoint D) views will be slightly more restricted. development in the view and The proposed specimen trees to the west of the Meadow Building will will be seen in close offer some additional screening once established. Whilst the proposed proximity to other existing development will introduce additional built form into views, this will be built form of a similar scale. seen in context with existing structures of a similar scale, including the Grade II listed Library and Old Hall and the South Building, which will remain as the most noticeable/prominent elements in views across the River Cherwell (as demonstrated in Viewpoint D photomontage). Furthermore, the proposed colour/tone of the buildings (including the use of green ceramic elements and honey coloured brickwork) will help to reduce their perceived visual massing and will aid in visually integrating the development into its immediate and wider context. During winter months the proposed development will be perceptible to people visiting the north-eastern part of Christ Church Meadow, and walking on the section of Ferry Walk between the vicinity of Jubilee and Broad Walk. This will be a long-term/permanent change. Overall, this is judged to result in a Small magnitude of change. During summer months, when vegetation is in leaf, the proposed development will be entirely screened from view, as demonstrated by Viewpoint D and Viewpoint E photomontages. Overall, this is judged to result in No change.

Visitors to the Visitors to Oxford Botanic Garden generally experience changing views As visitors to the Oxford Oxford Botanic as they move around the garden. Views towards the Site from the main Botanic Garden are Garden part of the garden to the north are not available due to a high enclosing considered to have a High wall. However, there are views across the river and Magdalen College sensitivity, the overall effect (Viewpoint C) School Playing Fields towards St Hilda’s College (including the Old Hall, in winter and summer is South Building and new Phase 1 scheme) and Magdalen College considered to be Moderate. School from the southern part of gardens. This area includes a bench (pausing point) adjacent to the River Cherwell, from which Viewpoint C The direction of effect is is taken. considered to be neutral, as the proposed development In this view the proposed development will be visible at approximately will replace existing built 225m away at its nearest point, although partially screened by development in the view and intervening mature vegetation along the River Cherwell. The proposed will be seen in close Principal’s Lodgings will be clearly visible through a gap in the proximity to other existing vegetation and will appear to be of a similar height and massing as the built form of a similar scale. existing Principal’s Lodgings. Behind this the upper levels of the proposed 4 storey Meadow and Villa Buildings will be visible on the

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Visual receptor Magnitude of effect Overall effect and representative viewpoint skyline. Whilst these structures will have a greater height and massing than the existing Principal’s Lodgings, they will appear lower on the skyline than the adjacent South Building and new Phase 1 scheme and will not protrude above the existing canopy of mature vegetation in and around the Site (as demonstrated in Viewpoint C photomontage). Additionally, the proposed use of honey brickwork will integrate with the immediate context, being similar to the nearby buildings at St Hilda’s College (including the Old Hall and South Building), as well as the wider Oxford context. The proposed use of green ceramic elements on the Meadow Building will also help to visually integrate/absorb the development into its wooded setting. The Old Hall and South Building will remain the most noticeable elements in views across the River Cherwell from the southern part of the gardens. In fact, due to the topography sloping gradually down towards the river in the west, the proposed development will appear slightly lower on the skyline than these existing structures to the east. This will maintain some visual tapering, or gradual stepping-down, in built form height from east to west; and will help maintain the transitional nature of the Site, lying on the edge of the built-up East Oxford river terraces adjacent to the open river floodplain. During winter months the proposed development will be perceptible to people visiting the southern part of the Botanic Gardens. This will be a long-term/permanent change. Overall, this is judged to result in a Small magnitude of change. During summer months, vegetation is in leaf will offer slightly more screening, although the proposed buildings will remain perceptible in views from Oxford Botanic Garden. Overall, this is judged to result in a Small magnitude of change.

Visitors to Christ The views from Broad Walk and The New Walk/Poplar Walk are As visitors to Christ Church Church Meadow, kinetic/transient, experienced as users of the path move along the Meadow and recreational including paths. The direction of views tend to be in the direction of travel. users of walks/footpaths are recreational users considered to have a high of Broad Walk Only heavily filtered views of the proposed development will be obtained sensitivity, the overall effect and The New by people using the walks during winter months. The proposed in winter is considered to be development will be located in the middle ground of views, at a distance Walk/Poplar Walk Negligible/Minor. The of between 350 and 500m, partially visible through intervening mature overall effect in summer is (Viewpoint B) vegetation within Christ Church Meadow and along the River Cherwell considered to be None. (as demonstrated in Viewpoint B photomontage). The proposed development will also be backdropped by the rising ground in East The direction of effect is Oxford (i.e. will not break the horizon). considered to be neutral, as the proposed development During winter months the proposed development will be only partly will be seen in close discernible to people visiting the north-western part of Christ Church proximity to other existing Meadow and walking on Broad Walk and The New Walk/Poplar Walk. built form of a similar scale. This will be a long-term/permanent change. Overall, this is judged to result in a Barely Perceptible magnitude of change. During summer months, when vegetation is in leaf, the proposed development will be entirely screened from view. Overall, this is judged to result in No change.

The local Views available to the local community residing at Christ Church As the local community community College will be similar to those available to recreational users of Broad residents are considered to residing at Christ Walk and The New Walk/Poplar Walk, as described above. have a High sensitivity, the Church College overall effect in winter is

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Visual receptor Magnitude of effect Overall effect and representative viewpoint (Viewpoint B) considered to be Negligible/Minor. The overall effect in summer is considered to be None. The direction of effect is considered to be neutral, as the proposed development will be seen in close proximity to other existing built form of a similar scale.

Recreational The views experienced by users of the Thames Path are As recreational users of users of the kinetic/transient, experienced as people move along the riverside. The walks/footpaths are Thames Path majority of these views tend to be channelled along the River considered to have a High National Trail Thames/Isis in the direction of travel or across Christ Church Meadows sensitivity, the overall effect towards Christ Church College, Merton College Chapel and/or in winter is considered to be (Viewpoint F) Magdalen Tower meaning the focus of the view is generally not towards Negligible/Minor. The the Site. overall effect in summer is considered to be None. The proposed development will be located in the middle ground at a distance of between 480 and 525m, partially visible through intervening The direction of effect is mature vegetation along the River Cherwell. Only heavily filtered views considered to be neutral, as of the proposed development will be obtained by people using the the proposed development Thames Path during winter months. The proposed development will will be seen in close also be backdropped by the rising ground in East Oxford (i.e. will not proximity to other existing break the horizon). In these views across Christ Church Meadows, built form of a similar scale. Christ Church College, Merton College Chapel and/or Magdalen Tower will remain the most noticeable elements in the view (as demonstrated in Viewpoint F photomontage). During winter months the proposed development will be partly discernible to people using the part of the Thames Path between Hogacre Ditch and Queen’s College Sports Ground. This will be a long- term/permanent change. Overall, this is judged to result in a Barely Perceptible magnitude of change. During summer months, when vegetation is in leaf, the proposed development will be entirely screened from view. Overall, this is judged to result in No change.

Visitors to the Visitors to the rooftop viewpoint at University Church of St Mary the As this view is noted as rooftop viewpoint Virgin can experience views across the city from the four sides of the being important within the at University tower, with the dominant view being towards the Radcliffe Camera to 'Assessment of the Oxford Church of St the north. Viewpoint A represents the views available from the south View Cones Report' (2015) Mary the Virgin side of the tower towards Magdalen College to the east, University and is representative visitors College to the south-east and Oriel College and Merton College to the to a rooftop viewpoint (Viewpoint A) south. associated with a Grade I listed building, who are The proposed development will be located in the middle ground at a considered to have a High distance of approximately 700m. Only heavily filtered views of the sensitivity, the overall effect proposed development will be obtained by visitors to the viewpoint in winter is considered to be during winter months, due to intervening mature vegetation within Christ Negligible/Minor. The Church Meadow and along the River Cherwell (as demonstrated in overall effect in summer is Viewpoint A photomontage). The proposed development will be seen in considered to be None. context with existing built form of a similar scale in the vicinity of the Site, including St Hilda’s Library and Old Hall (both Grade II listed) and The direction of effect is the South Building. The proposed development will also be considered to be neutral, as backdropped by the suburbs of East Oxford on slightly elevated the proposed development

LUC I 32 Chapter 4 Assessment of Effects St Hilda's College, Oxford March 2021

Visual receptor Magnitude of effect Overall effect and representative viewpoint topography when viewed from this location (i.e. will not break the will be seen in close horizon). proximity to other existing built form of a similar scale. During winter months the proposed development will be partly discernible to people visiting the south side of the rooftop viewpoint at University Church of St Mary the Virgin. This will be a long- term/permanent change. Overall, this is judged to result in a Barely Perceptible magnitude of change. During summer months, when vegetation is in leaf, the proposed development will be entirely screened from view. Overall, this is judged to result in No change.

Visitors to South The views from South Park are generally kinetic/transient, experienced As this is a protected view Park as people move around the park. However, there are several benches and is representative of the (pausing points) within the park, including one near from where view available to users of (Viewpoint G) Viewpoint G has been taken. Visitors to eastern half of South Park public open space, who are experience open elevated views west towards Oxford city centre. considered to have a High Viewpoint G is representative of the view protected by Policy DH2 of the sensitivity, the overall effect Oxford Local Plan 2036. in winter is considered to be Negligible/Minor. The As demonstrated in the Viewpoint G photomontage the proposed overall effect in summer is development will be largely screened from view by intervening built considered to be None. development within East Oxford (including Cowley Methodist Church); only the rooftops of the proposed Villa Building and Meadow Building The direction of effect is will be discernible within the middle ground at a distance of over 1.2km. considered to be neutral, as Views will also be heavily filtered through intervening mature vegetation the proposed development enclosing South Park. will be seen in close proximity to other existing During winter months the proposed development will be partly built form of a similar scale. discernible to people visiting elevated areas to the east of South Park. This will be a long-term/permanent change. Overall, this is judged to In regard to the protected result in a Barely Perceptible change to the view. view, the Site lies on the periphery of the designated During summer months, when vegetation is in leaf, the proposed ‘view cone’ and the development will be entirely screened from view. Overall, this is judged proposed development will to result in No change. be only partly discernible in the view. This will not harm the special significance of Oxford’s historic skyline. The focus of this protected view will remain the two groups of university buildings within the background: ‘the ‘University Group’ to the right of the view, and the ‘Christ Church Group’ to the left of the view. Magdalen Tower will also retain a position of primacy in the view.

The local People in the local community of Temple Cowley on the eastern half of As this is a protected view community of Crescent Road experience elevated channelled views to the north-west and is representative of local Temple Cowley towards Oxford city centre. However, most of the local community in community residents, who Temple Cowley do not experience such views due to intervening built are considered to have a (Viewpoint H) form. Viewpoint H is representative of the view protected by Policy DH2 High sensitivity, the overall of the Oxford Local Plan 2036. effect in both winter and

LUC I 33 Chapter 4 Assessment of Effects St Hilda's College, Oxford March 2021

Visual receptor Magnitude of effect Overall effect and representative viewpoint The proposed development will be screened from view by intervening summer is considered to be built development (including All Saints Convent) in East Oxford, as None. demonstrated in the Viewpoint H photomontage. The direction of effect is The proposed development will not be discernible to the local considered to be neutral, as community on the eastern half of ,Crescent Road. Overall, this is the proposed development judged to result in No Change to the view. will be seen in close proximity to other existing built form of a similar scale. In regard to the protected view, the proposed development will not be discernible in the view. This will not harm the special significance of Oxford’s historic skyline. The focus of the view will remain on the two groups of university buildings within the background: the ‘University Group’ to the right of the view; and the ‘Christ Church Group’ to the left of the view.

People Views available to people travelling along Crescent Road will be similar As people travelling along (motorists) to those available to the local community of Temple Cowley, as local roads are considered to travelling along described above. have a Medium sensitivity, Crescent Road in the overall effect in winter Temple Cowley and summer is considered to be None. (Viewpoint H) The direction of effect is considered to be neutral, as the proposed development will be seen in close proximity to other existing built form of a similar scale.

Users of Christ The Christ Church Recreation Ground is used by members of the As people engaged in Church college engaged in outdoor sports. Views are typically kinetic/transient, outdoor sport are considered Recreation experienced as people move around the sports pitches. to have a Low sensitivity, the Ground (not overall effect in winter and publicly The southern façade of the proposed Villa Building will be visible to summer is considered to be users of the western half of Christ Church Recreation Ground at a accessible) Minor. distance of between 50 and 150m, despite views being partially (Viewpoint I) obscured by intervening built (i.e. pavilions within the sports ground). The direction of effect is Whilst the proposed buildings will have a greater height and massing considered to be neutral, as than the existing Principal’s Lodgings currently occupying the Site, the the proposed development presence of mature vegetation in and around the Site, the proposed will be seen in close native hedge and specimen trees to the south-west of the Site, and the proximity to other existing proposed colour/tonality of facades will help to visually integrate/absorb built form of a similar scale. the development into its meadow and wooded setting. Furthermore, the proposed buildings will be seen in context with existing built forms of a similar scale, including the Jacqueline du Pré Music Building visible in the right of the view, as demonstrated in the Viewpoint I photomontage. The proposed development will be perceptible in views available to users of the western half of the recreation ground. This will be a long-

LUC I 34 Chapter 4 Assessment of Effects St Hilda's College, Oxford March 2021

Visual receptor Magnitude of effect Overall effect and representative viewpoint term/permanent change. Overall, this is judged to result in a Small change to the view.

People travelling The views experienced by motorists travelling along Iffley Road are As people travelling along along Iffley Road kinetic/transient, experienced as people move along the road. The main roads are considered majority of these views tend to be focussed on the direction of travel, to have a Low sensitivity, the (Viewpoint J) albeit with some peripheral views to the west and north-west across the overall effect in winter is adjacent open sports fields. considered to be Negligible. The overall effect in summer Views towards the proposed development available to people travelling is considered to be None. along Iffley Road will be largely restricted by intervening built form, as demonstrated in the Viewpoint J photomontage. Only the rooftops of the The direction of effect is 4 storey Villa Building and Meadow building will be visible in the middle considered to be neutral, as ground, albeit with views heavily filtered through intervening vegetation. the proposed development The proposed development will also be seen in context with existing will be seen in close built forms of a similar scale, including the Wolfson Building. proximity to other existing built form of a similar scale. In winter months the proposed development will be partly discernible to people travelling along the stretch of Iffley Road between James Street and Marston Street (an approximately 100m length of Iffley Road). Overall, this is judged to result in a Barely Perceptible change to the view. During summer months, when vegetation is in leaf, the proposed development will be entirely screened from view. Overall, this is judged to result in No change.

LUC I 35 Chapter 4 Assessment of Effects St Hilda's College, Oxford March 2021

including the existing vegetation along the River Cherwell, and Summary and conclusion new tree planting will be introduced. In addition the proposed The landscape and visual assessment has considered buildings will be between 2 and 4 storeys high; will be the impact of the proposed development on the townscape constructed using honey-coloured and buff brickwork to help character and on the views experienced by people within the integrate the proposed development within its immediate and surrounding townscape. The assessment has been informed wider context; and will include green ceramic cladding and by current good practice guidance i.e. GLVIA3, and the window elements to help visually link the buildings to their visualisations (AVRs) of the proposed development have been meadow setting and help reduce their prominence, especially prepared in accordance with the Landscape Institute’s when viewed through the intervening trees. Technical Guidance Note 06/19: Visual Representation of During construction sources of impact will include: Development Proposals. ◼ The presence of temporary boundary hoardings, The Site forms the western part of St Hilda’s College, construction compounds, materials storage, and and currently features the two-storey Principal’s Lodgings contractors’ accommodation; located centrally. To the south of this is a temporary car park and adjacent temporary gym building, to the west a private ◼ Works associated with tree removal and planting; garden and to the north a memorial garden. Desk based ◼ Excavation and storage of spoil; research and field surveys were undertaken to identify the baseline environment. The study area was set as up to 3km ◼ Presence of movement of HGVs, deliveries and from the Site boundary to cover the visual receptors (people) transportation of materials, and other construction traffic that are likely to experience views of the proposed and activity around the Site; development. ◼ Demolition of existing structures; Potential visual receptors who may be affected by the ◼ Construction of buildings including the use of piling proposed project were identified as: equipment, large tower cranes, temporary scaffolding ◼ Visitors to Christ Church Meadow, including recreational and temporary lighting during nighttime construction; and users of Broad Walk, The New Walk/Poplar Walk and ◼ Landscape works. Ferry Walk (Christ Church Meadow Walk); There will inevitably be some adverse effects to the ◼ Visitors to the Oxford Botanic Garden; townscape and views during this period, however these ◼ Local community residing at Christ Church College; effects will be limited in extent and short term (all construction effects will cease on completion of the development). ◼ Users of Christ Church Recreation Ground (although this is not publicly accessible); Minor/Moderate adverse townscape/landscape effects are identified on localised parts of East Oxford TCA4D, within ◼ People (motorists) travelling along Iffley Road; which the Site is located; and Negligible/Minor adverse effects ◼ Recreational users of the Thames Path National Trail; are identified on the immediately adjacent parts of Thames (Isis) TCA9D. Moderate adverse visual effects are identified ◼ Visitors to the rooftop viewpoint at University Church of on people visiting the southern part of Oxford Botanic Garden; St Mary the Virgin; and people using Christ Church Meadow Walk (between the ◼ Visitors to South Park; vicinity of Jubilee Bridge and Broad Walk) to the north-east of Christ Church Meadow. ◼ The local community of Temple Cowley, including people visiting the protected viewpoint on Crescent The results of the landscape/ townscape appraisal Road; and during construction are summarised in Table 4.6, and the results of the visual appraisal during construction are ◼ People (motorists) travelling along Crescent Road. summarised in Table 4.8.

Ten representative assessment viewpoints were Sources of impact during operation will include: selected in consultation with Oxford City Council, with verified visualisations (AVRs) produced for each. Photos were taken ◼ The change of land use from a temporary car park to on Site in March, August and October 2020 in good weather student accommodation to the south of the Site (Villa conditions. Building), and from memorial garden to a Principal’s Lodgings to the north; Mitigation has been incorporated into the design as far as possible. As many trees will be retained as possible,

LUC I 36 Chapter 4 Assessment of Effects St Hilda's College, Oxford March 2021

◼ The presence of new built development of two storeys In regard to the design checklist within Appendix 6.1 of (Principal’s Lodgings) and four storeys (Villa Building) the Oxford Local Plan 2036, the following is noted: and Meadow Building); and ◼ Respond to site character and context - the proposed ◼ landscape interventions, including new specimen trees buildings will be between 2 and 4 storeys high so that to the west and south-west; a new native hedgerow to they are located below the skyline of mature canopy the south-west; and an Ivy screen to existing chain-link trees as seen in surrounding views; the Grade II listed fence on the southern boundary (adjacent to Christ Library and Old Hall and the South Building will remain Church Sports Ground). as the most noticeable/prominent element in views across the River Cherwell; and the proposed Principal’s During operation there will be no major or Lodgings will present its gable end to the river, picking moderate/major effects on any townscape/landscape or visual up the form of the adjacent South Building. receptors. Minor/Moderate neutral landscape/townscape effects are identified on localised parts of East Oxford TCA4D, ◼ Natural Features and Resources - as many trees as within which the Site is located. Moderate neutral visual possible will be retained within the Site, including the effects are also identified on people visiting the southern part existing vegetation along the River Cherwell; this will be of Oxford Botanic Garden; and people using Christ Church complemented by the introduction of new tree planting. Meadow Walk (between the vicinity of Jubilee Bridge and ◼ Designing development blocks, density and uses - Broad Walk) to the north-east of Christ Church Meadow. The proposed buildings will be of a similar density and The results of the landscape/ townscape appraisal layout to the existing adjacent university buildings and during operation are summarised in Table 4.7, and the results set within a similar green treed campus setting. of the visual appraisal during operation are summarised in ◼ Plots and buildings; and Ensuring quality - the Table 4.9. proposed buildings will be of a similar height and In regard to the four ‘visual tests’ set out within Section 5 massing to existing adjacent buildings, and will use of the Oxford High Buildings Technical Advice Note (TAN), the honey-coloured and buff brickwork and green ceramic visual assessment demonstrates that the proposed elements to help integrate them within their immediate development will not cause (in any of the identified and wider context; the proposed development will be viewpoints): largely in keeping with the existing character of the Site and local surrounding area and consistent with the wider ◼ a visual obstruction (i.e. would not cause the physical development pattern in east Oxford. obstruction of an existing feature/component in the view); ◼ visual competition (i.e. would not affect the ability to discern or interpret any existing buildings/features); ◼ skylining (i.e. would not be an eye-catching feature that would draw the eye); or ◼ a change in character (i.e. would not be discernibly different to existing buildings in terms of height, massing or materiality, and would not substantially alter the composition and character of views).

In regard to the two protected views - View Cone 5.3 ‘South Park’ (Viewpoint G) and View Cone 6.1 ‘Crescent Road (Viewpoint H) - the proposed development will not harm the special significance of Oxford’s historic skyline. The focus of both views will remain on the two groups of university buildings within the background: the ‘University Group’, marked by the spire of St Mary the Virgin, the Radcliffe Camera and the Sheldonian Theatre; and the ‘Christ Church Group’, marked by Tom Tower and the spire of St Aldate’s Church.

LUC I 37 Chapter 4 Assessment of Effects St Hilda's College, Oxford March 2021

Table 4.6: Summary of likely effects of construction on landscape/ townscape character

Receptor Sensitivity Magnitude of Likely effect change

East Oxford TCA4D Medium Small Minor/ Moderate Adverse

Thames (Isis) TCA9D High Barely Perceptible Negligible/ Minor Adverse

Table 4.7: Summary of likely effects of operation on landscape/ townscape character

Receptor Sensitivity Magnitude of Likely effect change

East Oxford TCA4D Medium Small Minor/ Moderate Neutral

Thames (Isis) TCA9D High Barely Perceptible Negligible/Minor Neutral

Table 4.8: Summary of likely effects of construction on visual receptors

Receptor (representative viewpoint) Sensitivity Magnitude of Likely effect change

Visitors to Christ Church Meadow, including High Small Moderate Adverse recreational users of Ferry Walk (Christ Church Meadow Walk) (Viewpoint D and E)

Visitors to the Oxford Botanic Garden (Viewpoint C) High Small Moderate Adverse

Visitors to Christ Church Meadow, including High Barely Perceptible Negligible/ Minor recreational users of Broad Walk and The New Adverse Walk/Poplar Walk (Viewpoint B)

The local community residing at Christ Church High Barely Perceptible Negligible/ Minor College (Viewpoint B) Adverse

Recreational users of the Thames Path National Trail High Barely Perceptible Negligible/ Minor (Viewpoint F) Adverse

Visitors to the rooftop viewpoint at University Church High Barely Perceptible Negligible/ Minor of St Mary the Virgin (Viewpoint A) Adverse

Visitors to South Park (Viewpoint G) High Barely Perceptible Negligible/ Minor Adverse

The local community of Temple Cowley (Viewpoint H) High Barely Perceptible Negligible/ Minor Adverse

People (motorists) travelling along Crescent Road in Medium Barely Perceptible Negligible/ Minor Temple Cowley (Viewpoint H) Adverse

Users of Christ Church Recreational Ground (not Low Small Minor Adverse publicly accessible) (Viewpoint I)

People (motorists) travelling along Iffley Road Low Barely Perceptible Negligible Adverse (Viewpoint J)

LUC I 38 Chapter 4 Assessment of Effects St Hilda's College, Oxford March 2021

Table 4.9: Summary of likely effects of operation on visual receptors

Receptor (representative viewpoint) Sensitivity Magnitude of Likely effect change

Visitors to Christ Church Meadow, including High Small Moderate Neutral recreational users of Ferry Walk (Christ Church Meadow Walk) (Viewpoint D and E)

Visitors to the Oxford Botanic Garden (Viewpoint C) High Small Moderate Neutral

Visitors to Christ Church Meadow, including High Barely Perceptible Negligible/ Minor recreational users of Broad Walk and The New Neutral Walk/Poplar Walk (Viewpoint B)

The local community residing at Christ Church College High Barely Perceptible Negligible/ Minor (Viewpoint B) Neutral

Recreational users of the Thames Path National Trail High Barely Perceptible Negligible/ Minor (Viewpoint F) Neutral

Visitors to the rooftop viewpoint at University Church of High Barely Perceptible Negligible/ Minor St Mary the Virgin (Viewpoint A) Neutral

Visitors to South Park (Viewpoint G) High Barely Perceptible Negligible/ Minor Neutral

The local community of Temple Cowley (Viewpoint H) High No None Neutral

People (motorists) travelling along Crescent Road in Medium No None Neutral Temple Cowley (Viewpoint H)

Users of Christ Church Recreational Ground (not Low Small Minor Neutral publicly accessible) (Viewpoint I)

People (motorists) travelling along Iffley Road Low Barely Perceptible Negligible Neutral (Viewpoint J)

LUC I 39 Appendix- A Visualisations St Hilda's College, Oxford March 2021 Appendix A

Visualisations

This Appendix presents visualisations of the proposed development, along with the method used in their production

A1 – Method

Verified View Visualisations A.1 Following agreement with Oxford City Council LUC produced Accurate Visual Representations (AVR) or verified views from 10 agreed viewpoint locations showing the application development proposals at St Hilda’s College, Oxford.

A.2 Verified Views can be considered as technical visualisations, usually forming part of an LVIA or TVIA (Landscape or Townscape Visual Impact Assessment), and should allow understanding of the proposals within its context and its likely effects from specific viewpoints.

A.3 The Landscape Institute Technical Guidance Note 06/19 - Visual Representation of Development Proposals (The Landscape Institute, 2019) sets out the types of visualisations which are appropriate to the circumstances in which they will be used.

A.4 The visualisations showing the proposals at St Hilda’s are of Landscape Institute Type 4: Photomontage/Photowire (survey/scale verifiable).

A.5 Type 4 visualisations are produced using quantifiable data, with procedural transparency and appropriate levels of accuracy.

A.6 The Landscape Institute guidance also refers to AVR ‘Levels’ as set out in the London View Management Framework (2012). This proposes four levels of AVRs from Level 0 to Level 3, with each providing an increased level of graphical detail.

A.7 The visualisations showing the proposals at St Hilda’s are AVR Level 2 ( Photowire indicating the location, size, degree of visibility and a description of the architectural form) and AVR Level 3 (Photomontage indicating the location, size, degree of visibility, description of the architectural form and use of materials).

LUC I A-1 Appendix A Visualisations St Hilda's College, Oxford March 2021

A.8 The methodology covering photography, locational Church Spire etc were identified and added to the accuracy, data sources and presentation format for the environment model as control points to aid alignment of visualisations produced is set out below the model and photographic views. ◼ The baseline photographs were linked as a background Technical Methodology to each model view which allowed accurate horizontal and vertical alignment of the development proposal Photography buildings within the view. ◼ Viewpoint photography was undertaken from ◼ A daylight system was created in the 3D model view with predetermined locations (viewpoints agreed in advance lighting strength and direction applied to closely with Oxford City Council) to capture the existing baseline represent the conditions present at the date and time view in full compliance with Landscape Institute Advice when each range of viewpoint photography was taken. Note 06/19 - Visual Representation of Development Proposals (The Landscape Institute, 2019) in March, ◼ The 3D model views were rendered and then August and October 2020 . composited and aligned with the baseline photography using Adobe Photoshop© software. All rendered content ◼ A Nikon D750 Full Frame Sensor DSLR camera and other than the development proposals (control markers) fixed 50mm focal length lens using a fully levelled tripod were ‘masked’ or removed. with Manfrotto panoramic head was used to capture the photography with a series of overlapping photographs to ◼ For those views where the development proposals were an extent of 360 degrees taken. entirely screened by existing buildings or tree cover the proposal render was masked and a dotted outline ◼ OS grid coordinates of the viewpoint locations were applied to indicate the location of the buildings to form recorded using a handheld GPS device and a the photowires. photograph was taken of the tripod in each of the viewpoint locations. ◼ For views where the development was visible, parts of the render located behind foreground elements in the ◼ PTGui© software was used to stitch together the photography were masked before the render layer and adjoining and overlapping photographic ranges to create baseline photograph were merged to form the 90 degree horizontal field of view panoramic images photomontages. using cylindrical projection. ◼ Where photomontages were set up using the 90 degree 3D Model/Visualisation horizontal field of view baseline images these were also then converted from Cylindrical Projection to Planar ◼ Autodesk 3DS Max© software was used to create a 3D Projection using PTGui© software and an additional 53.5 environment model inclusive of the proposed degree horizontal field of view photomontage was development site and all viewpoint locations. created to comply with the Landscape Institute ◼ The development proposal was provided in Sketchup recommendations. format (by Design Engine Architects, September 2020) and coordinate points and Finished Floor Level (FFL) Verified View Summary information was confirmed which allowed accurate A.9 A viewpoint location map – Figure 2: Viewpoint positioning of the proposals within the 3D environment Location and Designations – is included within the TVIA and model. provides an overview of the viewpoint locations and their ◼ Environment Agency 1m National LiDAR Topography position relative to the development site. data was used to obtain accurate z value heights for all A.10 Adobe InDesign© software was used to present each of viewpoint locations. the verified view visualisation figures and a summary of the ◼ The viewpoint locations were then added to the 3D content is provided below: model using the on-site photography coordinate positions, cross-referenced and micro-sited with high- Viewpoints A, B, F, G, H, I, J resolution aerial photography and model views created ◼ Page 1: 90 degree horizontal field of view (HFOV) which replicated the camera parameters and perspective baseline photograph (cylindrical projection) and 90 geometry of the baseline photography. degree Landscape Institute Type 4 Photowire ◼ Existing buildings visible within the baseline photography Visualisation (AVR Level 2, Proposals shown to level of such as Magdalen Tower, Radcliffe Camera, Merton detail to inform the location, size and degree of visibility)

LUC I A-2 Appendix A Visualisations St Hilda's College, Oxford March 2021

◼ Page 2: 53.5 degree HFOV (planar projection) Visualisation (AVR Level 2, Proposals shown to level of Landscape Institute Type 4 Photowire Visualisation detail to inform the location, size and degree of visibility) (AVR Level 2, Proposals shown to level of detail to A.11 The Panoramic image presentation format at A1 paper inform the location, size and degree of visibility) width (841 x 297mm) complies with Landscape Institute Advice Note 06/19 - Visual Representation of Development Viewpoint C Proposals (The Landscape Institute, 2019). ◼ Page 1: 90 degree horizontal field of view (HFOV)

Winter baseline photograph (cylindrical projection) and 90 degree Landscape Institute Type 4 Photomontage Visualisation (AVR Level 3, Proposals shown to level of detail to inform the location, size, degree of visibility, description of architectural form and use of materials) ◼ Page 2: 90 degree horizontal field of view (HFOV) Summer baseline photograph (cylindrical projection) and 90 degree Landscape Institute Type 4 Photomontage Visualisation (AVR Level 3, Proposals shown to level of detail to inform the location, size, degree of visibility, description of architectural form and use of materials) ◼ Page 3: 53.5 degree HFOV (planar projection) Landscape Institute Type 4 Winter Photomontage Visualisation (AVR Level 3, Proposals shown to level of detail to inform the location, size, degree of visibility, description of architectural form and use of materials) ◼ Page 4: 53.5 degree HFOV (planar projection) Landscape Institute Type 4 Summer Photomontage Visualisation (AVR Level 3, Proposals shown to level of detail to inform the location, size, degree of visibility, description of architectural form and use of materials)

Viewpoint D, E ◼ Page 1: 90 degree horizontal field of view (HFOV) Winter baseline photograph (cylindrical projection) and 90 degree Landscape Institute Type 4 Photomontage Visualisation (AVR Level 3, Proposals shown to level of detail to inform the location, size, degree of visibility, description of architectural form and use of materials) ◼ Page 2: 90 degree horizontal field of view (HFOV) Summer baseline photograph (cylindrical projection) and 90 degree Landscape Institute Type 4 Photowire Visualisation (AVR Level 2, Proposals shown to level of detail to inform the location, size and degree of visibility) ◼ Page 3: 53.5 degree HFOV (planar projection) Landscape Institute Type 4 Winter Photomontage Visualisation (AVR Level 3, Proposals shown to level of detail to inform the location, size, degree of visibility, description of architectural form and use of materials) ◼ Page 4: 53.5 degree HFOV (planar projection) Landscape Institute Type 4 Summer Photowire

LUC I A-3 Appendix A Visualisations St Hilda's College, Oxford March 2021

A2 - Visualisations

LUC I A-1 Landscape/ Townscape and Visual Appraisal for Phase 2 Student Accommodation, St Hilda's College, Oxford

Figure 2: Viewpoint Location and Designations 1

8 Red line boundary !(/ View point selected for AVR 2 4 6 !(/ Other view point 3 iii 5 View cone i A !( 7 G High building policy area !( Nature designations 9 10 11 Site of Special Scientific Interest !( C B !( D ii Special Area of Conservation !( Ancient woodland 12 !( Local Nature Reserve E National Forest Inventory F !( Assumed woodland Broadleaved woodland Mixed mainly broadleaved Mixed mainly conifer Young trees H Heritage designations !( Scheduled Monument Conservation Area i: Central Area ii: St Clements and Iffley Road iii: Headington Hill Registered Park and Garden 1: The University Parks, Oxford 7: Magdalen College 2: St John's College 8: High Wall, Headington 3: Trinity College 9: Corpus Christi 4: Wadham College 10: Merton College 11: Oxford Botanic Garden 0 0.5 1 5: New College F km Map scale 1:25,000 @ A4 12: Christ Church 6: St Catherine's College Forestry Commission. © Crown copyright and database right 2020 Ordnance Survey [100021242]. CB:MB EB:Beetham_m LUC FIG2_10930_r0_Viewpoints_A4L 11/05/2020 Natural England copyright 2020. © Historic England 2020 . Contains Ordnance Survey data Source: OS, LUC, OCC, HE, Design Engine Architects © Crown copyright and database rights 2020 Ordnance Survey 0100031673 Winter Baseline photograph This image provides landscape and visual context only

Existing trees provide screening and limit visibility of the development from this vie.

Vie orizon

Extent of central 50mm frame used to construct panorama AVR Level 2 Photomontage - 3D development model wireline overlay Extent of 53.5 planar panorama Direction of ie 140

reference: 51 22 Vertical field of view: 1.2° Camera: Nikon D750 Distance to development: 0.73km Data Sources: LVIA Pre-Application Visualisations - 22 D: ̀̀ 2. Principal distance: 522 mm Lens: Nikkor AF 50mm f/1.8D . oporap data ed to infor 3D odel: 1 ational iD prorae D nvironent enc Direction of view: 140 aper ize: 81 2 (alf 1) Camera height: 26.5 m (above AOD) Developent odel provided in etcp forat Dein nine rcitect on 122 Horizontal field of view: ° (clindrical projection) orrect printed iae ize: 82 2 Date and time: 12/03/2020 15:50 Viewpoint A: t arys Church Existing trees provide screening and limit visibility of the development from this vie.

AVR Level 2 Photomontage - 3D development model wireline overlay View flat at a comfortable arm s length

OS reference: 451609 E 206276 N Vertical field of view: 18.2° Camera: Nikon D750 Distance to development: 0.73km Data Sources: LVIA Pre-Application Visualisations - 22 AOD: 62.4m Principal distance: 812.5 mm Lens: Nikkor AF 50mm f/1.8D Topography data used to inform 3D model: 1m National LiDAR programme DTM, Environment Agency Direction of view: 140 Paper size: 841 x 297 mm (half A1) Camera height: 26.5 m (above AOD) Development model provided in Sketchup format by Design Engine Architects on 17/09/2020 Horizontal field of view: 53.5° (planar projection) Correct printed image size: 820 x 260 mm Date and time: 12/03/2020 15:50 Viewpoint A: t arys Church Winter Baseline photograph This image provides landscape and visual context only

Vie orizon

AVR Level 3 Photomontage - 3D development model

reference: 51 255 Vertical field of view: 1.2° Camera: Nikon D750 Distance to development: 0.23km Data Sources: LVIA Pre-Application Visualisations - 222 AOD: 56.1m Principal distance: 522 mm Lens: Nikkor AF 50mm f/1.8D oporap data ed to infor 3D odel: 1 ational iD prorae D nvironent enc Direction of view: 155 aper ize: 81 2 (alf 1) Camera height: 1.5 m (above AOD) Developent odel provided in etcp forat Dein nine rcitect on 122 Horizontal field of view: ° (clindrical projection) orrect printed iae ize: 82 2 Date and time: 12/03/2020 16:30 Viewpoint C: View rom xord Botanic Garden ummer Baseline photograph This image provides landscape and visual context only

Vie orizon

AVR Level 3 Photomontage - 3D development model

reference: 51 255 Vertical field of view: 1.2° Camera: Nikon D750 Distance to development: 0.23km Data Sources: LVIA Pre-Application Visualisations - 222 D: 5.1 Principal distance: 522 mm Lens: Nikkor AF 50mm f/1.8D oporap data ed to infor 3D odel: 1 ational iD prorae D nvironent enc Direction of view: 155 aper ize: 81 2 (alf 1) Camera height: 1.5 m (above AOD) Developent odel provided in etcp forat Dein nine rcitect on 122 Horizontal field of view: ° (clindrical projection) orrect printed iae ize: 82 2 Date and time: 10/08/2020 12:00 Viewpoint C: View rom xord Botanic Garden Winter Baseline photograph This image provides landscape and visual context only

Existing trees provide screening and limit visibility of the development from this ve.

Vie orizon

AVR Level 3 Photomontage - 3D development model

OS reference: 451968 E 205758 N Vertical field of view: 1.2° Camera: Nikon D750 Distance to development: 0.12km Data Sources: LVIA Pre-Application Visualisations - 222 AOD: 56.1m Principal distance: 522 mm Lens: Nikkor AF 50mm f/1.8D oporap data ed to infor 3D odel: 1 ational iD prorae D nvironent enc Direction of view: 105 Paper size: 841 x 297 mm (half A1) Camera height: 1.5 m (above AOD) Developent odel provided in etcp forat Dein nine rcitect on 122 Horizontal field of view: ° (clindrical projection) Correct printed image size: 820 x 260 mm Date and time: 12/03/2020 14:40 Viewpoint D: View rom erry Wal Christchurch eadow ummer Baseline photograph This image provides landscape and visual context only

Existing trees screen the development from this ve.

Vie orizon

AVR Level 2 Photomontage - 3D development model wireline overlay

reference: 518 255 Vertical field of view: 1.2° Camera: Nikon D750 Distance to development: 0.12km Data Sources: LVIA Pre-Application Visualisations - 222 D: 5.1 Principal distance: 522 mm Lens: Nikkor AF 50mm f/1.8D oporap data ed to infor 3D odel: 1 ational iD prorae D nvironent enc Direction of view: 105 aper ize: 81 2 (alf 1) Camera height: 1.5 m (above AOD) Developent odel provided in etcp forat Dein nine rcitect on 122 Horizontal field of view: ° (clindrical projection) orrect printed iae ize: 82 2 Date and time: 10/08/2020 13:30 Viewpoint D: View rom erry Wal Christchurch eadow Winter Baseline photograph This image provides landscape and visual context only

Existing trees provide screening and limit visibility of the development from this ve.

Vie orizon

AVR Level 3 Photomontage - 3D development model

OS reference: 451963 E 205667 N Vertical field of view: 1.2° Camera: Nikon D750 Distance to development: 0.13km Data Sources: LVIA Pre-Application Visualisations - 22 AOD: 55.7m Principal distance: 522 mm Lens: Nikkor AF 50mm f/1.8D oporap data ed to infor 3D odel: 1 ational iD prorae D nvironent enc Direction of view: 80 Paper size: 841 x 297 mm (half A1) Camera height: 1.5 m (above AOD) Developent odel provided in etcp forat Dein nine rcitect on 122 Horizontal field of view: ° (clindrical projection) Correct printed image size: 820 x 260 mm Date and time: 12/03/2020 14:15 Viewpoint : View towards uilee Bridge rom erry Wal Christchurch eadow