Clive Booth Student Village

DESIGN AND ACCESS STATEMENT Chapter 2 - Context

Ref: 712-MICA-XX-XX-RP-A-71020 MICA Architects April 2021 2.0 Context

Clive Booth Student Village - Design & Access Document 2 - Context April 2021 010 MICA & LDA 011 2.0 Context 2.1 Site Location Plan

HEADINGTON

OXFORD

The site sits to the east of Oxford on the slopes of Headington Throughout this document drawings are included that Hill and has a layered history of development from its early illustrate an approximate outline of the application site. days as farmland outside the City. It is part of the Headington These are not necessarily aligned with the actual application Hill Conservation Area and in the 1970’s was developed boundary and are shown for illustrative purposes only. KEY by Oxford polytechnic providing the accommodation that occupies the site today. This chapter provides an outline to The true application boundary is shown on drawing: Ownership boundary the site and its immediate context, its history and the aspects 712-MICA-XX-00-DR-A-19000 Application boundary of the Conservation area that have influenced the design proposed as part of this application.

Clive Booth Student Village - Design & Access Document 2 - Context April 2021 012 MICA & LDA 013 2.0 Context 2.2 Headington Conservation Area / Statutory context

Conservation Area

Headington Hill Conservation area was designated in 1977. Objectives include: The site for this development falls within its western extents and in particular the Cuckoo Lane and Pullen’s Lane character • a strategy to ‘conserve the open parkland character, Legend Legend areas. historic depth, wooded skyline and panoramic views.’ Conservation Area Boundary Listed Grade II* Listed Buildings Listed Grade II Grade II* ± ± Positive Buildings Within the Headington Hill Conservation Area Documents, • It refers to the long- term management and re- Grade II Hedgerow Oxford City Council has identifi ed the most important planting plan for trees to maintain the well wooded character Wall Registered Parks and Gardens attributes of this part of the Conservation Area as its role in of the hill, and to conserve Cuckoo Lane as a green route from Oxford View Cones providing a green landscape background to the City Centre, Headington to the Cherwell Valley. Significant View Lines the retention of trees and characteristic buildings, the Public Green Open Space provision of public paths and the protection of viewpoints • conserving and managing the open spaces to Historic Private Gardens and Parks looking down on Oxford. maintain the diversity of planting types Main Street Secondary Streets / Lanes Footpaths, Bridleways and Alleys Cuckoo Lane separates the site from the conservation area to • maintaining a higher proportion of open space to Water the south: ‘Landscape Character Area 7a’ (Headington Hill). built development This area is described as being strongly infl uenced by the estate landscapes associated with Headington Hill Hall (1771). Single estate buildings stand within parkland and private grounds, low density and focused on the top of the hill, though not regularly situated. Characteristic is the landscaped gap between the large buildings, use of a common scale and palette of materials, high quality buildings of arts and craft Headington Hill and vernacular revival that contribute to rural character. Conservation Area Appraisal Headington Hill Conservation Area provides a green setting to east Oxford where woodland and mature parkland trees form the skyline. As well as views from the city the assessments Consultation Draft highlights ‘...contrasting views...from the framed views June 2012 along Cuckoo Lane and short distance views within wooded parkland to the open panoramic views from South Park.

‘The area is distinctive for its topography, open spaces, parkland and mature trees.’

The open green space is considered an important backdrop to the city and the assessment mentions that despite the Oxford Brooks post-war presence there is still a strong perception of high quality landscape.

“You may approach Oxford in summer by road, or rail, or river. Most wise and most fortunate perhaps is he who can obtain his first view of Oxford from Headington Hill … Arriving then at the top of Headington Hill, let the traveller then turn aside, and, pausing awhile by “Joe Pullen’s” tree, gaze down at the beautiful city which lies at his feet” Headington Hill Conservation Area Not to Scale (Cecil Headlam, 1904) Map 4 Character Analysis - North of Cuckoo Lane © Crown Copyright and database right 2011. Ordnance Survey 100019348.

Headington Hill Conservation Area Not to Scale MHeadingtonap 1 Locat iHillon CA Map 1 Location. Showing listed buildings Headington Hill CA Map 4 Character Analysis North of Cuckoo Lane Appraisal December 2012 Headington Hill CA Overview Map © Crown Copyright and database right 2011. Clive Booth Student Village: overlay to OCC map Ordnance Survey 100019348. Clive Booth Student Village: overlay to OCC map Clive Booth Student Village: overlay to OCC map Clive Booth Student Village - Design & Access Document 2 - Context April 2021 014 MICA & LDA 015 Oxford Local Plan 2036 Policies Map

SP28 SP24 SP52 ±

SP58

SP25

SP26

SP23 SP6 SP5

2.0 Context 2.2 Headington Conservation Area / Statutory context

SP56 SP55

Conservation Area Local Plan SP41 Under Oxford City Council’s A Character Assessment of SP31(A) Notwithstanding the Conservation Area guidelines on is sensitive to changes in the flows and quality of water in the river Cherwell Oxford City in its Landscape Setting, 2002 the site falls within SP31(B) Policy SP17: Headington Hill Hall andS CliveP63 development, the site is covered by the Local Plan Policy SP17 due to being in its floodplain . There have been issues previously with sewage the Open Hills (With Institutions) landscape character type. SP27 reproduced here: use of the site for student accommodation leakages, therefore the network capacity needs to be considered . It is defi ned by its prominent hillsides and open, undulating Booth Student Village is supported. topography. SP50 SPPlease47 refer to Planning Statement for further analysis an dthe9 .103 Careful design development would be required to accommodate The scarp slopes characteristic of this type form important projects context within the 2036 Local Plan. development whilst conserving and enhancing the conservation area and green backdrops to the City of Oxford, for example South SP31(C) the setting of the Church . The conservation area appraisal identifies the Park (Headington Hill) and Southfi eld golf course (Southfi eld SP54 SP60 open character of this part of Marston Road and the way in which St Park and Hospitals Complex). Clement’s church is set within a green enclave as key features . To conserve SP60 Planning permission will be granted for additional academic and this character, development should be set back from Marston Road, and Key characteristics comprise: teaching facilities and associated sport, social and leisure facilities, SP60 kept relatively low . New development must respond to the setting, framing, SP60 student accommodation and residential development at Headington • Large scale institutional buildings, often of modern SP33 SP30 SP17 and response to the Grade II* listed church . Due to the heritage interest of SP62 Hill Hall and Clive Booth Student Village . Residential development style and materials, set within extensive open space SP53 the site, development should demonstrate compliance with Policy DH3 . A SP16 could include employer-linked affordable housing in accordance with new vehicular access from Marston Road should be made at the northern • Often sited on hill tops, on sites with an historic Policy H3 .The minimum number of homes to be delivered is 200 . Other part of the site to ensure the more sensitive area to the south is protected . connection SP45 SP17 SP61 SP16 complementary uses will be considered on their merits . • Occur on the ‘settled plateaux’ landscape character SP20 9 .104 There is a still a clear visual relationship between the river and its meadows, the church and the green slope of Headington Hill, with views from the type to the east of Oxford The site would only be suitable for academic institutional uses provided SP1 SP18 church across the Cherwell and towards Magdalen College, which should SP1 that the requirements of Policy H9 are met . • Scarp slopes form areas of open space and SP1 SP21 be referenced in new development . The southern part of the site lies within important green backdrops to the City of Oxford the South Park view cone and the impact of development on views of the SP49 Planning permission will only be granted if it can be proven that there historic core should be carefully considered . • Narrow valleys containing tributary brooks SP48 SP22 would be no adverse impact upon surface and groundwater flow to • Views over the city of Oxford the New Marston SSSI . Development proposals should reduce surface water runoff in the area and should be accompanied by an assessment Policy SP18: Land surrounding St Clement’s SP19 SP1 of groundwater and surface water flows . Development proposals must SP36 Church SP59 incorporate sustainable drainage with an acceptable management Oxford from Headington Hill, by William Turner SP2 plan . SP46 The development will be expected to minimise car parking spaces on site, and there should be no increase . Applicants will be expected to Planning permission will be granted for residential development and/ or student accommodation at the Land surrounding St Clement’s SP39 SP43 demonstrate how the development mitigates against traffic impacts SP40 and maximises access by alternative means of transport . Pedestrian Church site . Planning permission will also be granted for a children’s and cycle access should be enhanced acrossSP57 the whole site, following nursery as a complementary use . Other complementary uses will be desire lines from the Gipsy Lane campus and between different parts considered on their merits . of the site . Development should be set back from the Marston Road to maintain the open character of this part of Marston Road and the green setting of the Church . Trees along the frontage and surrounding the church Land surrounding St Clement’s Church SP35 should be retained . SP64 Clive Booth Student Village - Design & Access Document 2 - Context April 2021 016 MICA & LDA Site area: 1 .61 hectares/ 3 .98 acres 017 A new access will be required from the Marston Road to serve the Ward: St Clement’s northern part of the site . Landowner: Magdalen College Current use: Greenfield, green open space Planning permission will only be granted if it can be proven that there Flood Zone: FZ1 would be no adverse impact upon surface and groundwater flow to the New Marston SSSI . Development proposals should reduce surface SP38 9 102. The site surrounds the Grade II* listed St . Clement’s Church and its cemetery . water runoff in the area and should be accompanied by an assessment SP32(B) It is mainly greenfield, with a number of substantial trees that screen the site of groundwater and surface water . Development proposals must SP32(A) SP3 from the church and road . The site also contains Air TrainingSP Corps8 huts on SP7 incorporate sustainable drainage with an acceptable management plan . SP42 the southern side . The ATC huts are a public amenity . With careful design, scope exists for residentialSP1 0development that improves access, permeability, All proposals should minimise impact on air quality during construction and experience of the site . A small area of the western part of the site lies in Legend phase . flood zone 2 . The New Marston Meadows SSSI is within 600m of the site and Oxford City Boundary SP29 Areas of Change 158 www.oxford.gov.uk/localplan Adopted Document 159 DH2 - View Cones

! SP34 ! ! ! SP34 SP11 SP51

! SP37 ! ! ! ! DH2 - Historic Core Area SP34 SP11 RE3 - Flood Zone 3b SP12 RE3 - Flood Zone 3a RE3 - Flood Zone 2 E1 - Category 1 Employment Sites SP4 Allocated Sites SP13 G5 - Outdoor Sports SP14(B)

G4 - Allotments SP15

G2 - Oxford City Wildlife Sites SP9 SP14(A)

M1 - Local Cycle Connection Routes SP44 SP9 G2 - Local Wildlife Sites G3 - Green Belt G2 - SACs G2 - Natural England SSSI Northern Gateway AAP Barton AAP G1 - Green and Blue Infrastructure Network V1 - City Centre V1 - District Centre V1 - Local Centre V1 - Primary Shopping Area V2 - City Centre Secondary Shopping Frontage V2 - City Centre Primary Shopping Frontage V2 - Westgate Shopping Frontage V3 - Covered Market Shopping Frontage V4 - District Centre Shopping Frontage V4 - Local Centre Shopping Frontage DH3 - Conservation Areas © Crown Copyright and database right 2020. Ordnance Survey 100019348. 2.0 Context 2.2 Headington Conservation Area / Statutory context

Views and Setting Views andand SettingSetting

Green Backcloth to Oxford

In 1976 the term ‘backcloth’ was introduced to describe the contribution of trees to views.

The images on this page, compiled by Worlledge Associates, show the historic/artistic emergence of this landscape sensibility in the 18C & 19C, with 20C photographs from key viewpoints demonstrating the impact and eff ectiveness of the backcloth in the 21C.

Views Cones from key view points were proposed by Oxford Preservation Trust in 2015 and are now fi rmly part of the analysis required by OCC for projects such as this within a City context. Please see Analysis section of this document for Hinksey Heights William Turner 1835 further detail. HinkseyHinksey Heights Heights William William Turner Turner 1835 1835

Malchair 1771 Pullens Tree 1831 Hinksey Hill 1831 P05_JAN_2021.INDD V MalchairMalchair 17711771 Pullens Tree 1831 Malchair 1771 PullensPullens Tree Tree 1831 1831 ISUALS\7697_PM_ V

S\ Hinksey Hill 1831 HinkseyHinksey Hill Hill 1831 1831 C ILLAGE\6DO V The site today Z:\7697_CLIVE_BOOTH_WOODLAND_ 1874 - Headington Hill Hall, acquirement of 17001700 -- ConstructionConstruction ofof thethe raisedraised walkwaywalkway upup 17901790 -- ‘Entrance‘Entrance toto OxfordOxford fromfrom 18741874 - Headington - Headington Hill Hill Hall, Hall, acquirement acquirement of of 1700 - Construction of the raised walkway up 1790 - ‘Entrance to Oxford from surrounding land to preserve rural setting HeadingtonHeadingtonHeadington Hill HillHill for forfor use useuse by byby scholars scholarsscholars accessing accessingaccessing London’London’London’ Malchair MalchairMalchair surroundingsurrounding land land to topreserve preserve rural rural setting setting thethethe city’s city’scity’s landscape landscapelandscape setting. setting.setting.

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17th17th17th century centurycentury Joe JoeJoe Pullens PullensPullens 177717771777 - -View- ViewView by byby Malchair MalchairMalchair 183518351835 - JMW -- JMWJMW Turner TurnerTurner Tree (Cuckoo Lane) Existing View TreeTree (Cuckoo(Cuckoo Lane)Lane) View flat at a comfortable arm’s length

PROJECT TITLE DRAWING TITLE Camera Location (OS Grid Reference): Horizontal Field of View: 451612 E 206281 N 53.5° (Planar projection) Photo Date / Time: 30/03/2017 16:45 COPYRIGHT Ground Level (mAOD): 85m Paper Size: 841mm x 297mm (Half A1) Camera Model and Sensor Format: Canon EOS 6D, FFS Ordnance Survey material by permission of Ordnance Survey on behalf Representative Viewpoint 10: St Mary’s Church Tower of the Controller of Her Majesty’s Stationery Office © Crown Copyright, CLIVE BOOTH STUDENT VILLAGE Direction of View: bearing from North (0°): 70° Enlargement Factor: TBC Lens Make, Model and Focal Length: Sigma 50mm f2.5 All rights reserved. 2021 Reference number 0100031673. Existing View Visualisation Type: Type 1 (for context) Height of Camera Lens above Ground (mAOD): 1.5m FIGURE 7697_VP10_EX DATE 27/01/2021 © LDA Design Consulting Ltd. Quality Assured to BS EN ISO 9001 : 2008 View of Oxford from the South Side of Heddington Hill Clive Booth Student Village - Design & Access Document 2 - Context April 2021 018 JMWMICA Turner & LDA 1803-4 019

worlledgeworlledgeworlledge associatesassociatesassociates 2.0 Context 2.3 Site HistoryExplore georeferenced maps - Map images - National Library of Scotland Page 1 of 1

History of Development Open ground to woodland Timeline

Originally farmland and areas of woodland Headington Hill has always provided a green and tranquil area to the East of the City. The hill has been used as a place of exercise and recreation for many years and in the 17th century the vice president of Magdalen Hall, Rev. Josiah Pullen used the hill as Explore georeferenced maps - Map images - National Library of Scotland Page 1 of 1 an escape from the city. It is recorded he would walk twice a day on the hill even planting a tree at his turning point which was later known as Joe Pullen’s Tree and became a much- loved landmark (see image on following spread)

The hillside was a healthy atmosphere and in the late 19th and early 20th centuries it attracted many new residences to be constructed on the slopes. This included Headington Hill Hall 1939 OS map 1949 Aerial Photo 1949 Aerial Photo 1958 OS map for the Morrell family as well as many signifi cant late Victorian and early Edwardian buildings such as the Vines, High Wall, and Cotuit Hall. These large houses set within landscaped Tithe Award 1854 1872 OS map 1900 OS map 1921 OS map grounds sit along the ridge of the hill. 1939 OS map 1949 Aerial Photo 1949 Aerial Photo 1958 OS map

This healthy outlook from Headington Hill was summed up in the local saying of the time – “down in Oxford the air’s like stale 1885 - 1900 beer; up in Headington it’s pure champagne”

Further development continued after the second world war 1797 - First evidence of 1824 - Headington Hill 1872 - Headington Hill 1878 - Stables and coach 1929 - Land sold to allow 1940s - Government offices built 1950s - Territorial Army centre 1953 - Headington Hill Hall 1959 - House and grounds with the arrival of Fielden Grove in the 1970s and Pullen’s development off Pullens House constructed House renovated and house built. council housing in Morrell on land fronting Marston Road built on part of Headington Hill sold to City Council leased to Pergamon Press Field both of which constructed on elements of the gardens Lane altered (estate extends to Avenue Park fronting Marston Road from the earlier large properties mentioned above. This saw 1940s - Government offices built 1950s - Territorial Army centre 1953 - Headington Hill Hall 563 acres) 1959 - House and grounds development of buildings across the hillside, but all set within on land fronting Marston Road built on part of Headington Hill sold to City Council leased to Pergamon Press the planted context. Park fronting Marston Road

At the bottom of the hill developments of terraced housing 1935 1980 occurred with William Street being constructed from the mid-19th Century onwards whilst other streets to the North 1750 1936 arrived later on into the mid to late 20th century. 1980

The area designated as the Clive Booth Student Village had 19361939 - Government requisitions 1942 - Joe Pullens Farm sold by 1951 - Oxford Preservation Trust 1958 - Plan to demolish Hall to 1971 - First planning permission at fi rst been farmland before becoming allotments for the 1770 - Stokenchurch 1804 - Land enclosed 1858 - Headington Hill 1875 - Estate extended 1878 - Bridge over road 1931 - Oxford Preservation people of Oxford. During the second world war the western Turnpike replaces Cheney House replaced with a to incorporate Pullens constructed and land to Trust acquires South Park Hall as a military hospital Morrell Trustees hands South Park to City Council build council offices for student housing on Allotments slopes of the site were commandeered by the military and Lane as main road new mansion and pleasure Farmhouse and land the south laid out as House 1939 - Government requisitions 1942 - Joe Pullens Farm sold by 1951 - Oxford Preservation Trust 1958 - Plan to demolish Hall to 1971 - First planning permission a camp established. This remained in place for a number of gardens created Park years before the site was sold to Oxford Brookes and the site Hall as a military hospital Morrell Trustees hands South Park to City Council build council offices for student housing on Allotments was re-developed from the 1970s onwards for the provision of 1888 - 1913 student accommodation.

This area of Headington Hill was designated a Conservation Above: area in 1977 and the site for this development falls within Ordnance Survey maps between 1882 and 1913 consistently show the Clive its western extents and in particular the Cuckoo Lane and Booth site (outlined in red) as an open area characterised by fi elds, close to worlledge large houses with long gardens and surrounded by blocks of woodland. associates Pullen’s Lane character areas.

worlledge associates

Clive Booth Student Village - Design & Access Document 2 - Context April 2021 MICA & LDA worlledge 020 associates021

http://maps.nls.uk/geo/explore/ 28/07/2017

http://maps.nls.uk/geo/explore/ 28/07/2017 2.0 Context 2.4 Oxford Brookes University background & history

Oxford Brookes University began life as the Oxford school The continued upgrading of the Headington Campus, of art in 1865 and by 1891 had become the Oxford City especially the Headington Hill Hall site, will deliver a one Technical School. Over the years it developed further first campus masterplan that will see the three zones of the becoming Oxford Polytechnic and then in 1992 – Oxford current campus become more intrinsically linked. These Brookes University. enhanced connections make the re-development of the Clive Booth Student Village a key part of that vision providing high The vision that John Henry Brookes had for the institution quality residential accommodation with close and direct when he became principal of the Oxford city Technical connections to the teaching facilities of one of Oxford s two College in 1928 was to make education available for all. That world class Universities. goal continues today and OBU is a flourishing education community that is highly regarded around the world for its educational achievements.

To assist the university in providing such highly regarded education OBU need to provide accommodation that meets the needs of today’s students, offers high levels of pastoral care and delivers an environment that can enhance the health and well-being of the occupants.

The stresses and many issues faced by students can be minimised by providing appropriate surroundings that allow them to flourish in their chosen areas of study and as individuals. This project aims to do just that, building on the success that OBU have had with upgrading their estate over the last decade especially at the Headington Campus.

Oxford Brookes University campus map John Henry Brookes The JHB Building Oxford Polyttechnic buildings in the 1970s Oxford City Technical School

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John Garne Way Allotments Headington Hill Hall Pullen’s Lane Allotments

Marston Road William Street Fielden Grove Pullen’s Field Pullen’s Lane OBU Main Campus

As noted in section 2.3, the area designated as the Clive Booth Student Village had at fi rst been farmland before becoming allotments for the people of Oxford. The extent of allotments has now reduced to the remaining two at Pullen’s Lane and John Garne Way which border the site to the east and north respectively.

The tree-fringed open spaces of the allotments, Headington Hill Park and the Magdelen College recreation grounds surround the site, with the large extent of mature trees on the site emdedding the development comfortably within its setting.

The site context, its connectivity, and the response of design Headington Hill Park Headington Girls School proposals to it is further explored in the Analysis section of this document.

Sports fi elds

Pullens Lane Allotments

Aerial view from north OCIS Headington Hill Park

John Garne Way Allotments Sports fi elds

Aerial view from south Bird’s eye view from north

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Nursery The Steel House The South elevation of B block The West elevation of H block

The existing Clive Booth site contains a mix of 2 and 3 The majority of the existing buildings on the site were storey buildings providing student accommodation, ancillary constructed in the 1970’s. Each one is a series of interlinked services, and a nursery school. 640 bedspaces are spread two storey blocks that step up the topography creating small through the site designated for intensifi cation in fl at-type Morals Bar courtyards and entrance spaces as they go. accommodation which makes use of split levels to refl ect the M undulating topography of the site. Steel The routes across the site often pass through the buildings L in the form of low tunnels and the extensive use of steps and Blocks A & B were constructed in 2008 and will be retained as staircase entrances to blocks means that the majority are House Pullens Lane Allotment part of this proposal, the rest were constructed in the 1970s. C not able to off er any accessible accommodation to either Most buildings are now working beyond their useful life span occupants or visitors. and, in terms of mass, do not make best use of the site to H house the optimal number of the University’s students. Their complex construction within the hills side has led to numerous problems with damp and this, combined with the size of rooms and circulation spaces, means that they are not A easily adapted or extendable to the extent that is required by B OBU. John Garne Way The West elevation of A block The North elevation of K block Blocks A and B were constructed 14 years ago as Cuckoo Lane replacements for two of the original 1970s blocks. They Allotment are much simpler buildings that are of a more modern K construction and off er appropriate accommodation for Block Accommodation Types Bedspaces Storeys OBU. These two buildings have therefore been retained and A Flats 107 3 F integrated into the overall site layout. Their position and scale B Flats 71 3 has been an important infl uence on the submitted proposals C Flats 44 2 ensuring that they feel integrated into the whole. F Flats 87 2 G Flats 44 2 H Flats 39 2 G J J Flats 55 2 K Flats 44 2 L Flats 66 2 M Flats 76 2 John Garne Way Steel House Flats 7 3

The South elevation of G block The West elevation of G block The South elevation of J block

Key

2 storey

3 storey

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A

Block N Steel House John Garne Way Morals Bar Nursery Block C Pond Block L Block M

Section A - Looking North

B

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Cuckoo Lane Block K Block F Block N John Garne Way John Garne Way Steel House Block F Block B Cuckoo Lane

Section B - Looking West Section B - Looking East

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