Oxford Strategic Growth Options High Level Review of Opportunities
Pro-forma Analysis
October 2014
Contents
1. Introduction 1
2. Previous Work 5
3. Context for a Green Belt Review 7
4. Exceptional Circumstances to warrant a Green Belt Review 14
5. Review of Areas for Growth 18
6. Pro-forma Analysis 20
7. Summary and Conclusions 38
Appendix 1: Strategic Landscape, Heritage, and Visual Impact Appraisal
Appendix 2: Community Infrastructure Plans 1 - 6
Appendix 3: Transport Overview and Assessment of Site Options
Appendix 4: Constraints Atlas
Contact Graeme Warriner [email protected] Client Oxford City Council LPA reference
October 2014
1. Introduction
1.1 Oxford is an international city, which is successful, vibrant, and a national economic asset. It is at the centre of the world-class knowledge economy of Oxford and Oxfordshire, with one of the most important concentrations of high-value businesses in Europe. However, a severe lack of housing availability, choice and affordability is creating a deepening housing crisis in Oxford, which is significantly undermining its future.
1.2 Oxford has overtaken London as the least affordable city to live in across the UK. Oxford average house prices are over 11 times the gross annual earnings in the City.1 This means there is already severe pressures on the City’s housing stock. 6.2% of households in Oxford are classed as overcrowded, compared with an Oxfordshire average of 3.3%2. The affordability crisis has meant that more households in Oxford now rent their homes rather than own them. Oxford has been identified as the most unaffordable location outside of London for private renting: median rents for two bedroom homes account for 55% of local median full-time earnings.3
1.3 Oxford’s population is growing and increased by 10% over the last decade. It is predicted that the population will continue to grow rapidly. The City has a population profile which is young, diverse and attracted by the opportunities the city offers. The young population means that Oxford continues to experience a strong demand for family housing.
Table 1.1: Population growth in Oxford, 1801-2021
1.4 Leading businesses report severe difficulty in the recruitment and the retention of staff at all levels, because of a lack of housing choice and affordability.4 Also, a recent report5 reveals how our universities are being held back in the global competition for the best
1 Annual Lloyds Bank Affordable Cities Review (23rd March 2014) 2 Census 2011 (www.ons.gov.uk) 3 Shelter Private Rent Watch, Analysis of local rent levels and affordability (Shelter, 2011) 4 Withy King Business Barometer (www.withyking.co.uk) 5 The Oxford Innovation Engine: Realising the Growth Potential (SQW, October 2013)
1
research talent, due to the lack of affordable homes and lack of land for expanding business/research. Outcomes in our public services, such as health and education, are compromised through the lack of available affordable housing for key staff.
1.5 The recently published Oxfordshire Strategic Housing Market Assessment, or ‘SHMA’6 showed that there is a need for between 24,000 and 32,000 new homes in Oxford alone, to meet existing and future housing needs. There would need to be 988 affordable homes built per year (nearly 20,000 in total) to meet the needs of those who cannot afford to pay open market rents or purchase prices.
1.6 Across Oxfordshire, the SHMA identified a need for between 93,560 and 106,560 homes to be built in Oxfordshire in the period 2011-2031 (between 4,678 and 5,328 per year). This includes the unmet Oxford need, as well as the need arising within the other Oxfordshire districts making up the Oxford and Oxfordshire Housing Market Area. However only around 3,000 homes per year are proposed by adopted or emerging Local Plans for the five Oxfordshire districts. This means a shortfall of between 36% and 44% against the assessed housing needs for the county.
1.7 In order to ensure informed decisions are made in relation to accommodating housing needs, Oxford City Council has embarked on a programme to objectively consider the various growth options in and around the City. The Council has published a ‘Route Map’ which sets out the process and strategy the Council is following in seeking to address these issues. This includes the consideration of development opportunities around Oxford, including areas within the Green Belt.
A balanced growth solution
1.8 The City Council is working hard to deliver more housing within Oxford’s boundaries. The City is already leading the delivery of over 1,500 new homes over the next 5 years on land it owns through innovative partnerships with developers.
1.9 However both Oxford’s administrative boundary, and the boundary of the Oxford Green Belt, are drawn very tightly around the City’s urban area. Very little suitable land remains within the City’s boundaries for further housing development beyond that already planned for. Subject to independent confirmation of the City’s lack of capacity to accommodate all of the homes necessary, the Oxfordshire local authorities have agreed to work together to address Oxford’s unmet housing need. However questions remain as to where this additional development will be located, and whether it will happen fast enough to address the urgent and damaging housing problems.
1.10 Options to meet the unmet need are currently being considered by the Oxfordshire Spatial Planning and Infrastructure Partnership (SPIP). These include further growth around the ‘County Towns’, or a new settlement outside the Green Belt. Whilst these options may help deliver much needed housing and growth across Oxfordshire, they are unlikely to address Oxford’s needs, in terms of sustainability, a balanced population, and the economic role of Oxford at the heart of Oxfordshire’s economy.
6 Oxfordshire Strategic Housing Market Assessment (GL Hearn, March 2014)
2
1.11 The City Council believes that the time has come to review the Oxford Green Belt boundary, to allow a re-assessment which properly reflects the purpose of the Green Belt and the need for housing and growth. Urban extensions would be well linked to existing employment and services, using Oxford’s highly-developed public transport and cycling networks.
1.12 The City Council is supported in this view. The Oxford Strategic Partnership’s Economic Growth Strategy published early 2013, based on independent research by consultants Shared Intelligence, identified the urgent need to enable housing and employment growth through urban extensions. The report Oxfordshire Innovation Engine: Realising the Growth Potential reported that Oxford has to grow to fulfil its role within the high tech economy, including housing and employment development to the north and south of the existing urban area with necessary Green Belt adjustments. Furthermore, a panel of independent Planning Inspectors had already accepted the proposal for an urban extension for the south of the city at Grenoble Road, within the current Green Belt, concluding that the necessary ‘exceptional circumstances’ had been demonstrated.
Study Objectives
1.13 The aim of this report is to provide a high level assessment of potential development locations around Oxford and revisit whether there are exceptional circumstances to support the release of land from the Green Belt.
1.14 It draws on previous analysis already undertaken including the ‘Investigation into the potential to accommodate urban extensions in Oxford’s Green Belt – Informal Assessment’ (May 2014), which identified the following six areas of the Green Belt which merit further consideration for possible release for development.
• Yarnton • North of Oxford/South of Kidlington • Wick Farm • Wheatley • South of Grenoble Road • North of Abingdon
1.15 These locations were identified following analysis of environmental constraints around Oxford as well as the Green Belt function. They are considered the areas least affected by flood risk, or other environmental constraints.
1.16 In taking this work forward, this report considers the strength and weaknesses of these identified areas in the context of other matters such as:
• highway and infrastructure capacity; • heritage impacts; • landscape value and visual impact; • and socio-economic factors including proximity to jobs and public transport.
1.17 The assessment work is appended to this Report and the outputs of this analysis is summarised for each location in Section 6.
3
1.18 Accordingly, the report is structured as follows:
• Section 2 briefly summaries the previous technical work which has been undertaken to date; • Section 3 considers the context for an Oxford Green Belt review, as part of a balanced growth approach; • Section 4 considers the ‘exceptional circumstances’ case for a Green Belt review; • Section 5 provides an introduction to the six areas which have been identified for further consideration; • Section 6 considers the strengths and weaknesses of the six areas; and
• Section 7 sets out our summary and conclusions.
1.19 This study does not seek to reach a final decision on the right approach to delivering new development. This will require inter alia a more comprehensive assessment of the suitability of various approaches and agreement through the Oxfordshire Growth Board. However, the work is intended to inform the Growth Board process and assist in identifying the most appropriate locations for growth.
1.20 In accordance with the ‘Route Plan’ document, this work will lead into a high level sustainability appraisal of potential growth locations and inform decisions on whether to investigate further the appropriateness and capacity of specific locations to accommodate growth.
4
2. Previous Work
2.1 This document draws on existing work, most notably the ‘Investigation into the potential to accommodate urban extensions in Oxford’s Green Belt – Informal Assessment’ (May 2014) prepared by Oxford City Council.
2.2 This assessment comprised an initial scoping exercise to investigate whether there is any potential to meet housing need for Oxford in urban extensions. It reviewed the opportunities for growth around Oxford by considering the appropriateness of areas based on environmental constraints and their Green Belt function.
2.3 The study found that many areas around Oxford were significantly constrained by environmental and flood risk issues. Most notably the areas to the west of the city, including Port Meadow, comprise a Special Area of Conservation (SAC); Sites of Specific Scientific Interest (SSSI) and Registered Park and Gardens, meaning that they should not be considered as a location for large scale development. Moreover, most of the western side of the city is in a high risk flood area.
2.4 A Constraints Atlas is attached at Appendix 4 and provides an overview of the constraints affecting development around Oxford. It can be seen how this has informed the conclusions of ‘the Informal Assessment’ in identifying the following six areas for further assessment.
• Yarnton • North of Oxford/South of Kidlington • Wick Farm • Wheatley • South of Grenoble Road • North of Abingdon
5
Table 2.1: Areas of Search Identified
2.5 The assessment identified these locations for further consideration. It did not conclude that development in any of these locations would necessarily be appropriate ahead of further investigation, or could take place without compromising the Green Belt function. It concluded that while development would inevitably compromise to a degree the purpose of the Green Belt (to prevent urban encroachment), it could be in these locations with less compromise to the overall function of the Green Belt than the alternatives looked at. In particular, it was considered that development in these areas could be planned in a way that would allow the Green Belt to still function to prevent the coalescence of settlements and to preserve the setting and special character of historic towns.
6
3. Context for a Green Belt Review
3.1 The City Council is working hard to deliver more housing within Oxford’s boundaries. However, very little suitable land remains within the City’s boundaries for further housing development beyond that already planned for. Subject to independent confirmation of the City’s lack of capacity to accommodate all of the homes necessary, the Oxfordshire local authorities have agreed to work together to address Oxford’s unmet housing need.
3.2 Options to meet the unmet need include further growth around the ‘County Towns’, or a new settlement outside the Green Belt. Whilst these options may help deliver much needed housing and growth across Oxfordshire, they are unlikely to address Oxford’s needs, in terms of sustainability, a balanced population, and the economic role of Oxford at the heart of Oxfordshire’s economy.
3.3 The City Council believes that a review of the Oxford Green Belt boundary, to allow a re- assessment of the Green Belt function and the need for additional housing and growth, should be advanced as part of a wider balanced strategy of growth.
Sustainable Merits of Urban Extensions
3.4 Much consideration has been given to the sustainability merits of an urban extension to Oxford. In March 2014, Oxford Civic Society published ‘Oxford Futures: A call to action on the development of Central Oxfordshire’ which followed the Oxford Futures debates held in 2013.
3.5 Amongst the outputs of this work was an identified need to reach consensus on the scale of growth needed and where it should go. There was broad acceptance of four principles that should underpin growth, including the need to develop in the right place and reduce car use. Given the key role of transport in sustainable development, the best pattern of growth was considered to be north-south along the main transport corridor as illustrated in Figure 3.1.
7
Figure 3.1 Oxford Futures (2014) - Achieving smarter growth in Central Oxfordshire, Oxford Civic Society.
3.6 Similarly, URBED’s winning entry to Lord Wolfson’s economic prize advocates the merits of an urban extension over new standalone settlements. A fictional town called Uxcester is used to show how this would work, and for illustrative purposes, this is applied in detail to Oxford. The rationale behind the model (illustrated in Figure 3.2) relates fundamentally to the availability of infrastructure and facilities which are already present in cities and which can contribute towards supporting new communities from day one.
3.7 In contrast, a free standing settlement would take decades to develop a similar offering. In short, it is argued that ‘rather than nibbling into the fields that surround the city and all its satellite villages, we should take a good confident bite out of the green belt to create sustainable urban extensions that can support a tram service and a range of facilities’. It is also contended that by focussing on a small number of large developments, it would arouse less opposition than spreading new homes to the edge of every town and village.
8
Figure 3.2. Rudlin D., Falk N et al. (August 2014), Uxcester garden city- Second Stage Submission for the 2014 Wolfsson Economics Prize, Urbed.
Sustainable Transport Solutions
3.8 As acknowledged in the Oxford Futures and Urbed work, the need to minimise the need to travel and encourage the adoption of sustainable modes of transport have been consistent threads in national and local transport policy for several years.
3.9 The NPPF outlines twelve core principles that should underpin both plan-making and decision-taking, one of which is the need to: “actively manage patterns of growth to make the fullest use of public transport, walking and cycling, and focus significant development in locations which are or can be made sustainable.”
3.10 This broad approach is reflected in the emerging Oxfordshire County Council Local Transport Plan 4 (LTP4), which contains objectives that include:
9
• Minimise the need to travel
• Influence the location of development to maximise the use and value of existing and planned strategic transport investment
Existing travel patterns 3.11 LTP4 is also responding to the existing constraints across Oxfordshire’s transport network and the challenges associated with delivering up to 80,000 jobs and 100,000 houses in the county by 2031, with supporting literature making reference to:
• Existing pressures on the network requiring larger and more radical solutions
• The need to work closely with public and private sector bodies to influence land use planning and facilitate improved transport connections
3.12 Specific reference is made to the housing/jobs imbalance across the county, with 35% of the county’s jobs located in Oxford where a limited and unaffordable supply of housing results in longer journeys and less sustainable commuting patterns, with almost half the jobs based in Oxford held by people living outside the city.
3.13 Analysis of the latest Census data provides a useful illustration of the existing movement patterns across the Oxfordshire district councils (see Table 3.1). It shows that:
• A significant proportion (73%) of Oxford City residents work (are contained) within the City
• The neighbouring Oxfordshire LPAs have considerably lower levels of containment ranging between 54.7% (SODC) and 65.2% (Cherwell)
Table 3.1: 2011 Journey to Work Analysis: Percentage of Trips to work to each District by Residents from each District
Vale of Oxford South West To/From: Cherwell White Other Main ‘Other’ Places City Oxfordshire Oxfordshire Horse
Oxford City 77.2% 3.1% 3.6% 5.1% 1.8% 9.2%
3.0% South Cherwell 12.7% 65.2% 1.5% 2.1% 3.0% 15.5% Northants; 2.1% Aylesbury Vale 3.6% Reading; 3.2% South Wycombe; 2.2% 10.4% 54.7% Oxfordshire 1.4% 8.8% 0.7% 24.0% Aylesbury Vale; 1.8% West Berks; 1.5% Wokingham Vale of White 2.1% Swindon; 1.7% 16.9% 2.2% 6.2% 59.7% 2.9% 12.1% Horse West Berks
West 13.2% 64.7% Oxfordshire 5.8% 1.5% 5.4% 9.4% 1.2% Cotswold
3.14 Furthermore, Oxford city residents are significantly less reliant on the car for journeys to work (34% driver plus 3.2% passenger) relative to neighbouring Oxfordshire districts
10
(circa 63% driver plus 5.6% passenger averages) (2011 Census) (see Table 3.2). Oxford city residents use of bus (16%) and walking / cycling (35%) are significantly higher than the neighbouring Oxfordshire districts (4.5% and 15% average respectively) (2011 Census). Overall, well over half of journeys to work made by Oxford residents are made by travel modes other than the private car, whereas the reverse is true in the other districts.
Table 3.2: 2011 Journey to Work Analysis: Mode Share of All Resident Journeys to Work
Car Car Work from District Train Bus Cycle Walk Driver Passenger Home/Other
Oxford City 34.0% 3.2% 2.5% 16.3% 17.6% 18.2% 8.2%
Cherwell 63.2% 5.4% 2.9% 4.9% 3.5% 12.0% 8.1%
South 62.7% 3.9% 4.9% 3.1% 3.7% 11.0% 10.7% Oxfordshire
Vale of White 62.9% 4.2% 2.3% 5.8% 6.4% 9.3% 9.1% Horse
West 65.2% 4.6% 1.9% 4.3% 4.1% 10.2% 9.7% Oxfordshire
3.15 In summary, Oxford City residents adopt significantly more sustainable travel patterns that their counterparts in the adjoining Oxfordshire districts, suggesting that development in and around the city will provide more sustainable transport patterns than development elsewhere.
3.16 From Table 3.3 it can be seen that 54% of Oxford employees also live in Oxford compared with 37% of Oxford employees who live in the neighbouring districts. It also shows that journeys to work from outside Oxford are significantly more reliant on the car than employees living in Oxford. Further growth away from Oxford to address the Oxford housing need is likely to exacerbate this reliance on the car.
Table 3.3: 2011 Journey to Work Analysis: Origins of Journeys to Work for Oxford Employees and Car Dependency
Car Driver Mode Share District (residence of Oxford employees) % Living in District 2001 2011
Oxford City 54% 28% 24%
Cherwell 10% 65% 62%
South Oxfordshire 8% 72% 72%
Vale of White Horse 11% 65% 62%
West Oxfordshire 8% 70% 70%
Other 9% - -
11
Transport Improvements 3.17 The Strategic Economic Plan (SEP) (Oxfordshire LEP, 2014) explores many of the challenges facing the area and sets out to drive accelerated economic growth supported by accelerated housing delivery and better integrated transport.
3.18 Whilst there are many strengths to the existing ‘connections’ across Oxfordshire (including: strategic location on UK road and rail networks, highest level of bus usage outside of London, newest bus fleet in the country, exemplar partnership working with public transport operators), the SEP identifies a number of significant challenges to be overcome:
• Slow / indirect international connections
• Key arterial routes at capacity resulting in significant congestion and delays
• Limited connectivity across Oxfordshire, with poorly connected and dispersed development across the county
3.19 An extensive package of proposals is identified within the SEP with a focus on improved connectivity through and across the Knowledge Spine (Bicester – Oxford – Science Vale). A summary of the extensive measures proposed is included in the Transport Overview at Appendix 3 together with an assessment of likely funding issues.
3.20 The proposals identified can be broadly split into the following categories:
• Strategic Rail: investment in rail infrastructure that will provide improved journey time, reliability and capacity through the Knowledge Spine
• Strategic Highway: investment in strategic highway infrastructure to address existing bottle necks / pinch points in the network
• Local Sustainable Transport: investment in local public transport interchange, bus priority and/or pedestrian and cycle infrastructure
• Local Highway: investment in local highway infrastructure to address existing bottle necks / pinch points in the network, often with associated benefits for pedestrians, cyclists and bus movements
3.21 A review of the current Transport Schemes and related funding context confirms the continued challenge securing the necessary funds for strategic infrastructure improvements necessary to support the scale of growth planned for Oxfordshire over the next 20+ years. Notwithstanding, Oxford is particularly well placed to capitalise on the strategic infrastructure improvements, particularly the Chiltern Evergreen 3 and East-West rail proposals, the new Oxford Parkway station at Water Eaton and proposed redevelopment of Oxford rail station.
3.22 Against this background, Oxford provides the opportunity to deliver strategic housing development in accordance with primary transport policy objectives; in a location that has proven and improving trend toward sustainable travel choices thanks to a comprehensive and established network of local bus, walking and cycling routes; and in close proximity to a sustainable transport network benefitting from significant inward
12
investment in the rail network in a period of continued funding uncertainty. There is therefore a strong argument to suggest that Urban Extensions to Oxford should be considered as one of the most sustainable ways to accommodate the housing and employment needs of Oxford.
13
4. Exceptional Circumstances to warrant a Green Belt Review
4.1 The designation of an Oxford Green Belt was formally proposed in in 1958, but not approved until 1975. Its main purpose was to preserve the special character of Oxford.
4.2 The ‘Character Assessment of Oxford in its Landscape Setting’ (Landuse Consultants, 2002) identifies that Oxford sits in a bowl surrounded by largely undeveloped green treed hills that can be viewed from the City Centre. It is considered that this treed landscape maintains the historic setting of Oxford and development in these areas (as identified in the topographic analysis and visual setting of Oxford maps in the 2002 assessment) would have a negative effect on the setting of Oxford.
4.3 The Oxford Green Belt designation protects both the green treed hills and river flood plains that provide a landscape setting and special character to Oxford City Centre. Some areas of Green Belt also complement the identified view cones that provide views from the surrounding treed hills onto the University colleges (Matthew Arnold’s dreaming spires).
4.4 The Green Belt land within Oxford City’s boundary consists predominantly of green wedges through which watercourses, including the Thames (Isis) and Cherwell flow.
4.5 National planning policy is clear in providing the scope for review of the Green Belt boundary through the plan-making process. For the review to result in any changes to the Green Belt boundary, it is necessary to demonstrate exceptional circumstances in accordance with paragraph 82 of the NPPF.
4.6 Demonstrating exceptional circumstances requires the presentation of a set of factors that come together to override the normal presumption that Green Belt boundaries should endure. There is no formal definition or standard set of assessment criteria – it is for the local planning authority (or other statutory decision-makers) to determine whether exceptional circumstances exist to justify removing land from the Green Belt.
4.7 Whether there are exceptional circumstances in Oxford has been previously considered by successive Government Inspectors, having acknowledged that the City’s housing needs cannot be met within Oxford’s administrative boundaries because of the lack of suitable development land. The Panel appointed to review the South East Plan specifically dealt with the case for a Green Belt Review around Oxford, (paras 22.58- 22.76 of the 2007 Panel Report) and concluded ‘that there are exceptional circumstances to justify a Green Belt review’.
4.8 The Panel did not come to this conclusion lightly. It considered the importance of the Green Belt and also whether the concept of a new settlement close to Oxford could relieve pressure for growth on the City. However, having regard to the following factors, it concluded that there were exceptional circumstances to justify a Green Belt review and that an urban extension would provide a more sustainable solution than a new settlement, particularly on travel patterns (given that homes and jobs are already
14
supported well by a well-developed network of public transport, cycling and pedestrian routes which removes the need for car based commuting).
• A regional imperative for a higher sub-regional housing level, in addition to the following ‘Oxford-specific’ indicators of need: - significant potential within national important science, technology and education sectors;
- significant excess of jobs already over working population; - staff recruitment and retention problems reported by key businesses and public services;
- housing affordability ratios in excess of the regional average; - some of the highest house prices in the region;
- a large backlog of housing need;
- worsening traffic congestion.
• Limits to the extent that significantly more development could be accommodated within the urban fabric, without damaging the special character of the City and putting pressure on green spaces.
• The implications for sustainable development including the effects on car travel of channelling development beyond the outer Green Belt boundary. In this respect, the Panel were not convinced that a major new settlement outside the Green Belt could be sufficiently self-contained as to outweigh the advantages for sustainable travel of an extension to an urban hub.
4.9 On the basis of the evidence presented to the Examination, the Panel recommended a selective review of the Green Belt to the South of Oxford. This was subsequently challenged at the High Court, although the South East Plan was formally revoked before this reached a conclusion. Subsequently, the issues surrounding Oxford’s housing shortfall have not been addressed and the factors which were considered by the Panel to demonstrate ‘exceptional circumstances’ therefore still apply. Furthermore, in failing to address the housing shortage, the significant demand (and associated effects) have heightened over time.
4.10 In revisiting the Panel’s conclusions, it is considered that the following exceptional circumstances add further weight to the case for a new Green Belt review:
(i) Poor housing affordability in Oxford and imperative to meet backlog of housing needs. Oxford is currently the least affordable city outside London whereby in March 2014 the average house price of £340,864 is 11 times the average local salary7. This affordability problem has been exacerbated by the limited capacity of the City to accommodate housing growth within its tightly drawn administrative boundary. The Oxford Innovation Engine report identifies the shortage of available housing as constraining the economic potential of the City as it leads to many employees being priced out of the market, leading to
7 http://www.independent.co.uk/news/uk/home-news/oxford-the-least-affordable-city-in-the-uk-where-houses-cost-11-times-local-salaries-9180930.html
15
staff recruitment and retention issues. A new Oxfordshire Strategic Housing Market Assessment (April 2014) identifies a need for significantly more new housing in Oxford and across the County. Oxford City needs to accommodate circa 28,000 homes between 2011 and 2031. Yet the latest review of the available sites within the City (Oxford’s Housing Land Availability and Unmet Needs Assessment (Draft), October 2014) shows that up to 10,000 homes can be accommodated during this period. A sustainable urban extension to Oxford would help to deliver significant new housing close to Oxford where the need and demand are most prevalent and where it will have the most effect in addressing the issues highlighted.
(ii) The regional imperative to deliver economic growth. Oxford City Council and surrounding Oxfordshire authorities, the County Council, Oxford University and Oxford Brookes University are signed up partners to the Oxford and Oxfordshire City Deal which is committed to accelerating innovation-led economic growth by maximising opportunities to deliver new innovation and incubation centres. Despite a wealth of academic and knowledge based business assets in the area, Oxford has underperformed when compared with other internationally renowned areas such as Cambridge. For example, the recently-published Oxford Innovation Engine report by SQW (October 2013) indicated that if Oxford had grown at the same rate as Cambridge between 1997 and 2011, an additional £500m would have been generated in the local economy. The success of the Oxford economy is of national importance and the commitments in City Deal and the subsequent Oxfordshire LEP Strategic Economic Plan are crucial to this success. Addressing housing shortage, increasing supply and affordability to ensure new business are able to maintain a sufficient and productive workforce is key to delivering this strategy.
(iii) Sustainable Patterns of Growth and addressing worsening traffic congestion. Planning policies in Oxfordshire have historically sought to disperse growth away from Oxford to the other county towns (including Bicester, Didcot and Wantage) in order to protect the historic setting and character of Oxford. Oxford, however, remains the service centre for the wider economy and, as identified in the Oxford Innovation Engine report, has the fastest growing workforce and it is the main centre of research and spin-outs in the county. As a result, commuting pressures on the road network are increasing and the Oxford Innovation Engine report found that the at-capacity road network was constraining the Oxford economy. Furthermore, the 2011 Census Method of Travel to Work data identifies significantly lower levels of car usage in Oxford City (37%) compared to the average across other Oxfordshire Districts (68%), and is the only Authority to have experienced a reduction in car usage since 2001. An urban extension to Oxford, where sustainable modes of travel are already more prevalent, would therefore provide the most sustainable solution.
4.11 It is clear that the lack of opportunity for housing and employment growth is now undermining the City and the wider economy to a significant degree. Unless the need for new homes in Oxford is addressed, the issues highlighted above will be further exacerbated (as has been the case to date).
16
4.12 In this context, it is concluded that there are exceptional circumstances to support a review of the Green Belt boundaries around Oxford. Only through a Green Belt review would the City be able to ensure a significant increase in housing supply to support economic growth, which will meaningfully address latent and future demand in a sustainable manner.
17
5. Review of Areas for Growth
5.1 Having established that there are exceptional circumstances to warrant a review of Green Belt boundaries, we now turn to considering the various opportunities for expansion of Oxford.
5.2 As highlighted in Section 2, this document draws on the City Council’s ‘Investigation into the potential to accommodate urban extensions in Oxford’s Green Belt – Informal Assessment’ (May 2014); which reviewed the opportunities for growth around Oxford and identified six areas for further assessment. In this section, we provide a brief overview of these areas and the initial conclusions reached by the Council in terms of the role of the Green Belt in these locations.
Yarnton
5.3 Yarnton is a village with a population of c.2,500 which is located to the south west of Kidlington, within the administrative boundary of Cherwell District Council. The area identified for assessment comprises land to the east, south and west of Yarnton.
5.4 The City Council’s assessment identified no significant intrinsic constraints to development in this area other than the Green Belt designation. The most important function of the Green Belt in this location is to prevent the coalescence of Kidlington and Yarnton and Yarnton and Worton. The assessment identified a potential opportunity for development mainly in some small parts of the area of search that are less sensitive, in particular immediately to the east of Yarnton.
North of Oxford/South of Kidlington
5.5 Kidlington is a large village with a population in excess of 17,000, which lies approximately five miles to the north of Oxford city centre, within the administrative boundary of Cherwell District Council. The area identified for assessment comprises land to the south of Kidlington (north of the A34) and north of Oxford (south of the A34).
5.6 The City Council’s assessment identified no significant intrinsic constraints to development in this area other than the Green Belt designation. The sensitivity of Green Belt in this area relates to the importance of the openness to maintaining gaps between Oxford and Kidlington and preventing coalescence. However, coalescence could be prevented by focusing development only in one of the two areas. The A34 dual carriageway and railway line ensure that a strong boundary would be in place, giving a clear definition between the edge of any urban extension and the remaining open Green Belt beyond.
Wick Farm
5.7 Located to the north of the Northern Bypass, the area identified for assessment comprises land to the north of the Bayswater Brook and the Barton AAP area. The area falls within South Oxfordshire District’s administrative boundary.
18
5.8 The strongest Green Belt function in this area is its contribution to the open countryside character and green backdrop to Oxford that forms such an important part of the city’s historic setting. However, there may be potential for development to be delivered on the lower slopes without significant harm to this function and which would be well connected to Oxford and employment areas in Headington.
Wheatley
5.9 Wheatley is a large village located within South Oxfordshire, approximately eight miles to the east of Oxford. The main settlement is situated to the south of the A40, part of which falls within the Wheatley conservation area. Oxford Brookes University occupies a campus to the north of the A40 and beyond this is the smaller settlement of Holton. The area identified for assessment comprises land to the north, east and south of Wheatley.
5.10 The rise of land around Wheatley means that development in the area would be quite visible and the Council’s assessment identified potential harm to the setting of the conservation area. There are also SSSIs and an area of ancient woodland which could also be affected by development. Whilst the area feels removed from Oxford, the assessment identified potential for reasonably good connectivity, particularly to eastern parts of the City.
South of Grenoble Road
5.11 Grenoble Road provides the southern boundary to the City. The area identified for assessment lies to the south and east of the road, which falls within the administrative boundary of South Oxfordshire District.
5.12 The Green Belt in this area almost entirely comprises open countryside, with some exceptions such as the electricity sub-station. The most sensitive role of the Green Belt in this location is its role in maintaining visual separation between Oxford, Toot Baldon and Marsh Baldon and Oxford and Garsington. However, the Council’s assessment identified potential for development to come forward whilst maintaining an obvious visual separation between the settlements. The assessment also identified potential for very good connectivity with the centre of Oxford and major areas of employment.
North of Abingdon
5.13 Abingdon is a market town located approximately eight miles to the south of Oxford, and it is one of the principal settlements within the Vale of White Horse District. The area identified for assessment comprises land to the south of the A34 and east of the A4183.
5.14 The Council’s assessment identified that a degree of urban encroachment has already occurred in the area which has reduced the Green Belt function. The most significant impact of open countryside in the area is the maintenance of a clear visual gap between settlements which could be maintained with carefully sited development. The assessment also identified potential for very good connectivity with the centre of Oxford and major areas of employment.
19
6. Pro-forma Analysis
6.1 This Section provides a high level analysis of the identified areas of search.
6.2 In identifying the areas of search, the ‘Investigation into the potential to accommodate urban extensions in Oxford’s Green Belt – Informal Assessment’ (May 2014) has already assessed the areas in the context of Green Belt function and environmental designations. This section goes further to consider; heritage, landscape character and visual amenity, proximity to jobs, services and facilities, and transport matters. It draws on the broader assessments and data appended to this Report.
6.3 This analysis does not present a formal assessment of options in accordance with SEA Regulations. It is intended that a more comprehensive assessment of the suitability of various approaches will be undertaken and agreed through the Growth Board. An independently proposed high-level Sustainability Appraisal has also been prepared.
6.4 This analysis has been prepared as a high level consideration of strengths and weaknesses of the areas of search, to inform the Growth Board process and provide a steer to which opportunities are likely to provide the best prospects for growth and which should be considered in further detail.
20
Area Yarnton
Map
Green Belt The most important function of the Green Belt in this location is to prevent the Value coalescence of Kidlington and Yarnton and Yarnton and Worton. The area comprises a significant amount of land and there is considered some potential for development in certain parts which are less sensitive, in particular immediately to the east of Yarnton, without prejudicing the function of the Green Belt in this respect.
East of A44 West of A44 Heritage Medium sensitivity. High to medium sensitivity. There are a small number of listed To the west, the historic landscape pattern buildings and the agricultural land forms has been significantly eroded and the 20th an element of setting which makes a century expansion of Yarnton means that positive contribution to their significance. the listed buildings located on the western Development will remove remaining edge are comparatively able to elements of agricultural context and give accommodate a more significant degree of rise to potential loss of heritage change whilst sustaining their significance. significance. There is considered more The southern part of the Green Belt scope for development to the north of segment makes an important contribution Sandy Lane. However, care will need to to a large number of listed buildings, be taken to sustain the significance of the including the important Yarnton Begbroke Conservation Area (and Manor/Church of St Bartholomew group associated group of listed buildings). such that development in this area is likely to result in major harm to their particular heritage significance.
21
Area Yarnton
Landscape Medium to low sensitivity. Medium sensitivity. Character The landscape elements and character The landscape elements and character of have been identified as having a minor the segment have been identified as being landscape value and a moderate to low in a moderate to low condition and having susceptibility to change. a ranging landscape value and a moderate The segment does not contribute to the susceptibility to change. ‘special character of Oxford’. It is Developing on the northern area of the assumed that the landscape elements segment should be avoided due to its such as the hedgerows will be retained as visibility and contribution to the ‘special part of any emerging proposals. character of Oxford’.
Visual Impact Low sensitivity. High to medium sensitivity. The visibility of this segment is The visibility of this segment is relatively predominately contained by the vegetation contained to short and medium distant associated with the field boundaries. The views to the southern portion of the segment plays a low value within views segment. Long distant views can be and has a medium to low susceptibility to gained to the northern portion and it is change. considered that this ridgeline contributes to The railway line and the Oxford Canal, the ‘special character of Oxford’. along with their associated vegetation, Any development within the segment create a visual boundary between Yarnton would need to retain the hedgerow and Kidlington. Any development within planting in order to reduce its visual effect. the segment would need to retain the hedgerow planting in order to reduce its visual effect.
Socio As illustrated on Plan 1, there is limited community infrastructure in Yarnton itself. Economic However, the area falls within the catchment of Kidlington which provides a good level of developed community infrastructure including a range of community facilities, schools, medical facilities and retail provision. The area is also located close to potential employment generators, including Begbroke Science Park and the Northern Gateway at Peartree to the south.
Transport Proximity to key services: The area offers good proximity to employment opportunities at Begbroke Science Park but scores less well in terms of its proximity to other key services and ranks equal 5th (out of 7) relative to the other areas of search. Connections: The area offers good connections by public transport to the city centre, rail access and employment opportunities but ranks 7th (out of 7) overall in terms of the frequency of services (six per hour). Accessibility: The area ranks equal 6th in terms of its combined walk/cycle accessibility to key local services. Infrastructure: The area will benefit from improvements to the Wolvercote roundabout and the planned new Oxford Parkway railway station at Water Eaton.
22
Area Yarnton
Land The University of Oxford own an area of around 125ha, including and around their Ownership Begbroke site, and are the main land owner in the Yarnton/Kidlington gap.
Conclusions The analysis above suggests land to the east of Yarnton offers greater potential for development than land to the west of Yarnton. To the east, there is sufficient land to accommodate development whilst still maintaining the important Green Belt function in terms of preventing the coalescence of settlements. Land to the east is also less sensitive in terms of heritage, landscape character and visual impact terms. At present, Yarnton offers limited infrastructure in terms of community facilities and key services. New development would therefore need to look to Kidlington to fulfil these needs. The area does however, offer good access to employment opportunities at Begbroke Science Park and future employment uses at Northern Gateway. In transport terms, Yarnton scores least well against the assessment criteria compared to the other areas. This is largely due to the distance to Oxford and its reliance on Kidlington to access key local facilities.
23
Area North of Oxford/South of Kidlington
Plan
Green Belt The most important function of the Green Belt in this location is to prevent the
Value coalescence of Oxford and Kidlington. However, given the scale of the area, development focussed in one or two parts could be achieved without prejudicing the Green Belt function in this respect. The dual carriageway and railway line provide a strong boundary, giving a clear definition between the edge of any new development and the remaining open Green Belt beyond.
South of Kidlington East of A4165 West of A4165 Heritage Medium to Low High sensitivity. Low to medium sensitivity. This segment is located to sensitivity. The Green Belt segment the west of a range of listed The majority of this forms part of the setting of a buildings (including two segment does not number of listed buildings, Grade II*). Any contribute positively to the although this has been development in this area is significance of any heritage affected by the process of likely to erode the asset. A small portion at 20th century change and contribution made by the southwest corner, alteration. setting to the significance of however, contributes In the case of Stratfield these listed buildings, positively to the significance Farm an element of including the approach of the Wolvercote with agricultural use remains, through agricultural land, Godstow Conservation which makes some thus causing harm to the Area. The development of contribution to heritage significance of these this part of the segment is significance. This is, buildings. There may be likely to have a localised however, set within a varied scope for limited extension and very minor adverse context consisting of to the north of Cutteslowe in impact on the significance significant roads and sports a manner which would of the conservation area. pitches. sustain the significance of these heritage assets.
24
Area North of Oxford/South of Kidlington
Landscape Medium to Low Medium sensitivity. Low sensitivity. Character sensitivity. The landscape elements The landscape elements The landscape elements and character of the and character of the and character of the segment have been segment have been segment have been identified as being in a identified as being in a identified as having a minor moderate to low condition minor landscape value and landscape value and a and having a moderate a low susceptibility to moderate to low landscape value. change. susceptibility to change. The segment does not The segment does not The segment does not contribute to the ‘special contribute to the ‘special contribute to the ‘special character of Oxford’. It is character of Oxford’. It is character of Oxford’. It is assumed that the assumed that the assumed that the landscape elements such landscape elements such landscape elements such as the hedgerows will be as the dense woodland as the dense hedgerows retained as part of any shelter belts associated and mature field trees will emerging proposals. with the road network will be retained as part of any be retained as part of any emerging proposals. emerging proposals.
Visual Impact Low sensitivity. Medium to low sensitivity. Low sensitivity. The visibility of this The visibility of this The visibility of this segment is predominately segment is reasonably segment is predominately contained by the vegetation contained by the vegetation contained by the vegetation associated with the field associated with the associated with the boundaries. The vegetation settlement and roads. transport corridors. The associated with Stratfield Open views are possible to vegetation associated with Brake and the A34 creates the agricultural fields to the Stratfield Brake and the a visual boundary between east due to the area being A34 creates a visual Kidlington and the north of located within a flood plain boundary between Oxford. Any development and being intensely arable Kidlington and the north of within the segment would farmed. Oxford. need to retain this Any development within the Any development within the vegetation in order to segment would need to segment would need to reduce its visual effect. retain and enhance the retain the hedgerow hedgerow planting in order planting in order to reduce to reduce its visual effect. its visual effect.
Socio Plan 2 illustrates the extent of existing community infrastructure located in the nearby Economic surrounding areas. The area is located between the established built up areas of Kidlington and Summertown which provide a good level of developed community infrastructure. These areas provide a range of community facilities, including schools, medical facilities and retail provision. The area is located within close proximity to sites with future employment potential, including Northern Gateway at Peartree, the expansion of Begbroke Science Park, Kidlington Business Park and Jordan Hill Business Park, while nearby Kidlington and London Oxford Airport may create further future employment opportunities.
25
Area North of Oxford/South of Kidlington
Transport Proximity to key services: Both areas (i.e. North of Oxford and South of Kidlington) score well in terms of their proximity to key services, although South of Kidlington performs marginally better and ranks 1st ahead of North of Oxford which ranks 2nd (out of 7). Connections: Both areas offer good connections by public transport to the city centre, rail access and employment opportunities. In terms of the frequency of services, the North of Oxford performs marginally better (with 41 services per hour) and ranks 1st ahead of South of Kidlington in 2nd place (with 19 services per hour). Accessibility: Both areas score well in terms of their combined walk/cycle accessibility to key local services, ranking equal 2nd. Infrastructure: Both areas will benefit from improvements to the Cutteslowe roundabout and the planned new Oxford Parkway railway station at Water Eaton.
Land Land at St Frideswide’s Farm is owned by Christ Church and covers a large part of the Ownership north of Oxford area. Other major landowners in the area include Merton College, Exeter College and Oxford County Council.
Conclusions The analysis above suggests there is potential to accommodate development in one or two parts without prejudicing the Green Belt function in terms of preventing the coalescence of Oxford and Kidlington. However, development would need to be carefully sited to respect the heritage assets, particularly to the east of the A4165 and south of Kidlington. Both areas benefit from their proximity to established built up areas at Kidlington and Summertown which provide a range of community facilities. The areas also offer good access to existing and future employment opportunities and in transport terms, the areas scored highest against the assessment criteria.
26
Area Wick Farm
Plan
Green Belt The strongest Green Belt function in this area is the contribution of the open Value countryside character of the higher ground to the green backdrop to Oxford that forms such an important part of its historic setting. Development could be delivered on the lower slopes without significant harm to this function.
Heritage High sensitivity This part of the Green Belt comprises agricultural land, which forms part of the setting of a number of listed buildings. The land to the west of Bayswater Road forms part of the historic agricultural setting of Wick Farm and contributes strongly to its significance as a working historic farm. As the continued operation of the listed building as a farm contributes to its heritage significance a reduction in this land, which threatens its financial viability is likely to give rise to a loss of heritage significance. The land to the east of Bayswater Road makes less of a contribution although further work is needed to determine the archaeological potential associated with the probable location of the medieval settlement of Stowford and the water management system associated with Bayswater Mill. This part of the Green Belt forms a minor part of elevated views from the Stanton St John Conservation Area to the northeast. Given the separation distances and interposing topography and landscaping it forms a comparatively minor element of the conservation area’s wider rural setting.
Landscape Medium to low sensitivity. Character The landscape elements and character of the segment have been identified as being in a minor landscape value and a moderate to low susceptibility to change. The segment does not contribute to the ‘special character of Oxford’. It is assumed that the landscape elements such as the hedgerows will be retained as part of any emerging proposals.
27
Area Wick Farm
Visual Impact Medium sensitivity. The visibility of the segment increases to the north due to the topography rising. Views to and from the lower southern area are contained by the existing boundary vegetation and built form of the northern edge of Barton. Any development within the segment would need to retain the hedgerow planting in order to reduce its visual effect.
Socio Economic Plan 3 illustrates the extent of existing community infrastructure located in the nearby surrounding areas. The proximity of Wick Farm to the established district centre of Headington provides a range of community facilities, including retail, schools and medical facilities. The wider Headington area also provides a range of employment opportunities linked to the area’s hospitals and Oxford Brookes University in particular, while Headington is also well-connected to the city centre, where significant job creation is expected.
Transport Proximity to key services: The area offers good proximity to the Headington area and to retail and leisure facilities. However, it scores less well in terms of its proximity to the nearest secondary school and supermarket. The area currently ranks joint 5th (out of 7) overall. Connections: The area offers good connections by public transport to the city centre and employment opportunities but ranks 5th (out of 7) overall in terms of the frequency of services (11 per hour). Accessibility: The area ranks joint 6th in terms of its combined walk/cycle accessibility to key local services. Infrastructure: The area will benefit from the Headington transport improvements.
Land Ownership The area largely falls within the ownership of Christ Church. The Oxford Preservation Trust own a small part of this land, but this is not considered large enough to affect overall deliverability.
Conclusions The prospects for development in this area are constrained by the sensitivity of the Green Belt function on the higher slopes. The area is also subject to heritage constraints, particularly on land to the west of the Bayswater Road. Further work would be required in order to establish whether parts of the area could accommodate some carefully sited development. . The area does offer good proximity to key local services and community infrastructure in the Headington area and employment opportunities linked to the area’s hospitals and Oxford Brookes University; and in highways terms, it achieved a mid-range score against the assessment criteria.
28
Area Wheatley
Plan
Green Belt The Green Belt function in this area is most sensitive in terms of maintaining a gap Value between Holton and Wheatley and Wheatley and Littleworth. The open character of the area, particularly to the west, is likely to form part of the landscape setting for the Wheatley conservation area, although there is not currently a conservation area appraisal which identifies key features of setting.
North of London Road South of Wheatley Heritage High sensitivity. Medium sensitivity. The Green Belt makes a strong positive To the west of Station Road the Green contribution to the significance of a range Belt has a strong visual and historic of heritage assets, including those relationship with the Wheatley considered to be of exceptional interest in conservation area. Development in this terms of their evidential, aesthetic and location is unlikely to sustain the historical values. It is unlikely that significance of the conservation area and development could be accommodated Wheatley Manor. without resulting in a significant loss of To the east of Station Road/Ladder Hill to significance, with the potential to result in the south of Kelham Hall Drive/Beech substantial harm. Road/Elm Close and to the west of Castle Hill Farm is an area of legible historic farmland with evidence of ridge and furrow. Whilst separated from the conservation area, it forms an experiential part of its setting and illustrates the former historic connections to a working agricultural context. It is considered to contribute positively to its setting. The wedge of land to the north of London Road and to the north of the former railway line is considered to make less of a contribution to the significance of the conservation area.
29
Area Wheatley
Landscape High to medium sensitivity. Medium sensitivity. Character The landscape elements and character of The landscape elements and character of the segment have been identified as being the segment have been identified as being in a moderate value and a high to in a moderate to low condition and a moderate susceptibility to change. moderate value. The segment contributes to the setting of The segment contributes to the setting of Wheatley, but does not contribute to the Wheatley, but not to the ‘special character ‘special character of Oxford’. It is of Oxford’. assumed that the landscape elements such as the hedgerows will be retained as part of any emerging proposals.
Visual Impact Medium sensitivity. High to medium sensitivity. The visibility of this segment is The visibility of the segment increases to predominately contained by the vegetation the north due to the topography rising. associated with the field boundaries and The upper slope of the segment provides properties. The segment plays a moderate a wooded ridgeline that frames the north value within views and has a medium of Wheatley. susceptibility to change. Any development Views to and from the lower southern area within the segment would need to retain are contained by the existing boundary the hedgerow planting in order to reduce vegetation and built form of the northern its visual effect. edge of Wheatley.
Socio Plan 4 illustrates the extent of existing community infrastructure located in the nearby Economic surrounding areas. While there is some community infrastructure in Wheatley – including a primary and secondary school – the area has largely developed in line with its local centre status, and as such the existing community infrastructure reflects this. In terms of employment, the nearest opportunities are located towards south Oxford, including Oxford Business Park, Harrow Road Industrial Estate and the future expansion by BMW.
Transport Proximity to key services: Wheatley scores well in terms of its proximity to retail facilities including a supermarket, and the nearest secondary school. The area scores less well in terms of proximity to significant employment opportunities. The area ranks 3rd (out of 7) overall. Connections: The area offers good connections by public transport to the city centre, rail access and employment opportunities but ranks 6th (out of 7) overall in terms of the frequency of services (11 per hour). Accessibility: The area ranks 4th in terms of its combined walk/cycle accessibility to key local services. Infrastructure: The area will benefit from the Headington transport improvements.
30
Area Wheatley
Land Land ownership is yet to be established. Ownership
Conclusions The prospects for development in this area are constrained by the open character of the Green Belt and its likely contribution to the setting of the Wheatley conservation area and designated heritage assets. The analysis also indicates medium to high sensitivity in terms of landscape character and visual impact. In terms of community infrastructure, this is relatively limited and reflects its local centre status. Access to employment opportunities is also more limited and in transport terms, while the area achieves a mid-range score against the assessment criteria, it has relatively poor access to the major facilities in the city centre.
31
Area South of Grenoble Road
Plan
Green Belt The open setting of the Green Belt in this location is not vital to maintaining the special Value characteristics of Oxford’s setting. The Green Belt in this area has an important role in maintaining visual separation between Oxford and Toot Baldon and Oxford and Marsh Baldon. Given the scale of land, there are prospects to accommodate a significant amount of development whilst ensuring the Green Belt maintains its function. The small ridge and tree belt around Nineveh Farm have the potential to be used as part of a carefully considered development to help maintain the sense of visual separation between settlements.
South of Grenoble Road Northeast of Grenoble Road Heritage Medium sensitivity. Low sensitivity. The Green Belt is located within the There are no designated heritage assets setting of a large number of designated within the vicinity of this Green Belt heritage assets. segment. The interposing built form to the Any additional development would, north and west and 20th century however, be located in an area of development to the north of Garsington landscape that includes significant 20th meaning that it makes no contribution to century residential development, electricity the significance of any heritage asset. pylons and other structures and as such its contribution to the significance of these heritage assets has been diminished. The nature of the particular significance of the Garsington Manor House and the layout/disposition of its Gardens means that this Green Belt segment does not make a significant material contribution to its heritage significance.
32
Area South of Grenoble Road
Landscape Low sensitivity. Low sensitivity. Character The landscape elements and character of The landscape elements and character of the segment have been identified as being the segment have been identified as being in a moderate to low condition and having in a moderate to low condition and having a minor landscape value. a minor landscape value. The segment does not contribute to the The segment does not contribute to the ‘special character of Oxford’. It is assumed ‘special character of Oxford’. It is that the landscape elements such as the assumed that the landscape elements copses and wood areas will be retained as such as the copses and wood areas will part of any emerging proposals. be retained as part of any emerging proposals.
Visual Impact Medium sensitivity. Medium sensitivity. The visibility of this segment is relatively The visibility of this segment is relatively contained to the surrounding landscape, contained to the surrounding ridgelines, to due to the low lying nature of the landform. the east and south, and built form, to the The segment contains a network of public north and west. Local open views are rights of way that cross through it that are possible across the low lying countryside, popular with the surrounding residents. but the value of these views is reduced by the dominance of the adjacent ‘Mini’ Plant.
Socio Plan 5 illustrates the extent of existing community infrastructure located in the nearby Economic surrounding areas. As illustrated on Plan 5, South of Grenoble Road is located close to the established and well-served settlements of Littlemore and Blackbird Leys, and as such benefits from numerous community facilities within these areas. The area is served by several schools, healthcare facilities, and is located close to areas of future employment growth. This includes Oxford Business park, Oxford Science Park and Harrow Road Industrial Estate, as well as future expansion by BMW.
Transport Proximity to key services: The area scores reasonably well in terms of its proximity to employment opportunities and retail facilities. The area scores less well in terms of proximity to the nearest secondary school. The area ranks 4th (out of 7) overall. Connections: The area offers good connections by public transport to the city centre, rail access and employment opportunities and ranks 3rd (out of 7) overall in terms of the frequency of services (20 per hour). Accessibility: The area ranks joint 2nd in terms of its combined walk/cycle accessibility to key local services. Infrastructure: The area will benefit from the Hinksey Hill interchange and the proposed re-opening of the Cowley Line (yet to be confirmed).
33
Area South of Grenoble Road
Land The area to the south of Grenoble Road falls within the following ownerships: Ownership • Magdalen College; • Thames Water; • Oxford City Council; and • National Grid.
Conclusions There is potential to accommodate a significant amount of development in the area whilst ensuring the Green Belt maintains its function. There is some sensitivity relating to the setting of heritage assets, particularly on land to the south of Grenoble Road, although to some extent this has already been diminished by existing development. There is also some sensitivity in terms of visual impact, although again these have also been somewhat diminished by existing development. The area offers access to a good range of local facilities and community infrastructure and scores well against the assessment criteria in transport terms. The area falls within four different landownerships but we understand there is a common agreement over the future potential of the area which suggests that a comprehensive approach to development would be forthcoming.
34
Area North of Abingdon
Plan
Green Belt The degree of urban encroachment that already exists in this area has already Value reduced the Green Belt function. The most significant impact of open countryside in this area is the maintenance of a clear visual gap between settlements.
East of A4183 West of A4183
Heritage High to medium sensitivity. Low sensitivity. Whilst this part of the Green Belt does not There are no designated heritage assets contain any designated heritage assets within the vicinity of this Green Belt the remnants of the designed landscape, segment. It would be advisable to have and the wider rural context in which it is regard to the relative siting of the north experienced, form an integral and eastern part of this segment, where it significant element of the setting of adjoins the Oxford Road, given its Radley Hall. The change associated with proximity to the wider designed any residential development in this landscape associated with Radley Hall. location could have a potentially significant adverse effect on the significance of Radley Hall in particular, and the group of which it forms a part. There is unlikely to be any substantial effect on the significance of the particular significance of Peach Croft Farm Barn given the separation distances and its location within a significantly expanded farm complex.
35
Area North of Abingdon
Landscape High to medium sensitivity. Medium sensitivity. Character The field boundaries contain a number of The field boundaries contain a number of intact hedgerows and copses that reflect intact hedgerows and copses that reflect the identified character of the various the identified character of the various landscape character areas. These should landscape character areas. These should be retained and enhanced as part of any be retained and enhanced as part of any emerging proposal. emerging proposal. The upper northern areas located on the The upper north eastern area has been minor ridgeline that extends from Boars identified as helping to provide the Hill, which has been identified as helping wooded backdrop to Abingdon, but it has to provide the wooded backdrop to already has built form on. The segment Oxford. The segment has an avenue does not contribute to the ‘special entrance to Radley Park, which contains character of Oxford’. a number of mature trees. This area should not be developed and care should be taken to ensure that any development within the segment, if proposed, does not break the ridgeline.
Visual Impact High to medium sensitivity. Medium sensitivity. The visibility of the segment increases to The visibility of the segment increases to the north due to the topography rising. the north due to the topography rising. The upper slope of the segment provides The upper slope of the segment provides a wooded ridgeline that frames the north a wooded ridgeline that frames the north of Abingdon. of Abingdon. Views to and from the lower southern Views to and from the lower southern area are contained by the existing area are contained by the existing boundary vegetation and built form of the boundary vegetation and built form of the northern edge of Abingdon. northern edge of Abingdon.
Socio Economic Plan 6 illustrates the extent of existing community infrastructure located in the nearby surrounding areas. The proximity of the area to Abingdon provides a range of community facilities, including a number of schools, retail facilities and healthcare practices. The area is connected to key strategic employment sites in southern Oxford – particularly in Littlemore and Cowley – by the A34 and A423, and Abingdon is well connected with Oxford city centre where significant job creation is expected across various sites.
36
Area North of Abingdon
Transport Proximity to key services: North of Abingdon ranks 7th (out of 7) overall in terms of its proximity to key services. This is however to some extent skewed by its distance from the city centre and Headington area against which it scores poorly relative to other areas assessed. Connections: The area offers good connections by public transport to the city centre, rail access and the Eastern Arc employment area and ranks 4th out of 7) overall in terms of the frequency of services (13 per hour). Accessibility: The area ranks joint 6th in terms of its combined walk/cycle accessibility to key local services. Infrastructure: The area will benefit from the Hinksey Hill interchange.
Land Ownership Some of this area of search is part of Radley College grounds, including a golf course linked to the school and park land.
Conclusions The analysis above suggests land to the west of the A4183 offers greater potential for development than land to the east which is more constrained in heritage, landscape and visual impact terms. The proximity to Abingdon provides a range of community facilities and access to key services. The area offers good connectivity to Oxford and key employment sites to the south of the City; although in transport terms it scores low overall against the assessment criteria.
37
7. Summary and Conclusions
Yarnton
7.1 Yarnton is a village with a population of c.2,500. It offers limited infrastructure in terms of community facilities or key services and any new development would need to look to Kidlington and Oxford to fulfil these needs.
7.2 While the analysis suggests that land to the east of Yarnton is relatively less sensitive in terms of heritage, landscape character and visual amenity, it is questionable whether this presents the best location for growth given its relatively poor accessibility.
7.3 The area is well located to benefit from employment growth at Northern Gateway and Begbroke Science Park so should not be discounted at this stage, but it is likely that more sustainable locations to the north of Oxford exist.
North of Oxford/South of Kidlington
7.4 The North of Oxford presents the best location in terms of proximity to services and facilities and jobs. It will also benefit from improved accessibility associated with the development of a new Parkway Station, and be close to new employment opportunities at Northern Gateway and Begbroke Science Park.
7.5 The key constraint to development is the need to protect the Green Belt function in maintaining open gaps between Oxford and Kidlington and preventing coalescence. However, it is considered that by focusing development only in one of the two areas, this could be achieved. Furthermore, the A34 dual carriageway and railway line ensure that a strong boundary would be in place, giving a clear boundary between the edge of any urban extension and the remaining open Green Belt beyond.
7.6 Any development would need to be carefully sited to respect the heritage assets, particularly to the east of the A4165 and south of Kidlington.
7.7 This area should be considered further for development as it is has the capacity to provide housing and employment opportunities in a very sustainable location, without adversely affecting the historic setting of Oxford.
Wick Farm
7.8 Located to the north of the Northern Bypass, the area contributes to the open countryside character and green backdrop to Oxford that forms such an important part of the city’s historic setting.
7.9 There may be potential for development to be delivered on the lower slopes without significant harm to this function. However it is questionable whether the size of development that could be achieved without adversely affecting the environmental value of the area, would be sufficient to allow for a critical mass that could support its own services and facilities.
38
7.10 Further work would be required in order to establish whether parts of the area could accommodate some carefully sited development, and as the area does offers good proximity to key local services and community infrastructure in the Headington area and employment opportunities linked to the area’s hospitals and Oxford Brookes University, it is recommended that this area should not be discarded until this further work has been undertaken.
Wheatley
7.11 Wheatley is a large village located within South Oxfordshire, approximately eight miles to the east of Oxford city centre. The rise of land around Wheatley means that development in the area would be quite visible and the Council’s initial assessment identified potential harm to the setting of the conservation area.
7.12 This assessment also considers that the prospects for development in this area are constrained by the open character of the Green Belt and its likely contribution to the setting of the Wheatley conservation area and designated heritage assets.
7.13 While the areas offers relatively good access to jobs and local services, its distance from the city centre of Oxford and employment opportunities along the north-south A34 axis, is likely to mean greater pressures for commuting than from other locations.
South of Grenoble Road
7.14 Grenoble Road provides the southern boundary to the City. There is potential to accommodate a significant amount of development in the area to the south, whilst ensuring the Green Belt maintains its function. There is some sensitivity in terms of visual impact and heritage. However it is considered that these issues can be mitigated through appropriate design solutions.
7.15 The area provides the best opportunity to deliver the critical mass of development capable of meeting the needs of Oxford over time and in a comprehensive way that can provide important new services and facilities in a sustainable manner.
7.16 The area is being promoted for development and is therefore considered a deliverable solution in a relatively short timeframe.
North of Abingdon
7.17 Abingdon is a market town located approximately eight miles to the south of Oxford city centre. It is one of the principal settlements within the Vale of White Horse District.
7.18 The analysis suggests land to the west of the A4183 has relatively few constraints and offers good potential for development. It is noted that Vale of White Horse District Council has also identified part of this area as a potential strategic development site, and it may be taken forward within its emerging Local Plan.
7.19 The land to the east of the A4183 is more constrained in heritage, landscape and visual impact terms. However, the area offers good connectivity to Oxford and key employment sites to the south of the City and it is considered that further assessment of
39
this area should be considered to ascertain whether the environmental constraints could be mitigated as part of any development proposals.
Overall Conclusions
7.20 A sustainability appraisal of the areas of search is being undertaken to provide further critique of the merits of each location. Subject to the results of this work, it is considered that the following actions should follow:
• North of Oxford/South Kidlington and Grenoble Road should be considered in further detail to understand more thoroughly any design constraints in these locations and the likely development capacity of proposals, to inform the assessment of spatial options for growth being undertaken by the Oxfordshire Growth Board.
• Further review of environmental constraints at North Abingdon (east of A4183) and Wick Farm should be undertaken to ascertain whether these locations could support development in a sensitive and sustainable manner.
• While this assessment does not discount Yarnton and Wheatley as potential urban extension opportunities, it is considered that further work should not be advanced in these locations at this time, but subject to understanding the development capacity of the other sites.
40
Appendix 1: Strategic Landscape, Heritage, and Visual Impact Appraisal
41
Strategic Heritage, Landscape and Visual Impact Appraisal
August 2014
Contents
1. Introduction 1
2. Approach to Assessment 3
3. Green Belt Segment 1a. Yarnton (East of the A44) 12
4. Green Belt Segment 1b: Yarnton (West of the A44) 17
5. Green Belt Segment 2: South of Kidlington 23
6. Green Belt Segment 3a: North of Oxford (East of the A4165) 27
7. Green Belt Segment 3b: North of Oxford (West of the A4165) 32
8. Green Belt Segment 4: Wick/Bayswater Farm 38
9. Green Belt Segment 5a: Wheatley (North of the London Road) 44
10. Green Belt Segment 5b: Wheatley (South of the London Road) 50
11. Green Belt Segment 6a: South of Grenoble Road 55
12. Green Belt Segment 6b: Northeast of Grenoble Road 61
13. Green Belt Segment 7a: North of Abingdon (East of the A4183) 65
14. Green Belt Segment 7b: North of Abingdon (West of the A4183) 70
Appendix 1: Existing Landscape Character Assessment 74
Client Oxford City Council
August 2014
1. Introduction
Context
1.1 The City Council has undertaken a Preliminary Green Belt Review in response to the significant level of housing need that exists in Oxfordshire, and particularly in Oxford. The Oxfordshire Strategic Housing Market Assessment (SHMA), published in April 2014, concluded that 100,000 new homes were needed in Oxfordshire by 2031, which includes making good some of the shortfall of housing delivery in parts of Oxfordshire from recent years. As part of the overall total some 24,000 – 32,000 new homes are required in Oxford City.
Initial Work
1.2 Oxford City Council have prepared a report1 as an initial scoping exercise to investigate whether there is any potential to meet housing need for Oxford in urban extension(s). It is noted that this report was an initial scoping assessment of potential areas to inform on-going work to guide the identification and consideration of site(s) suitable for an urban extension(s) in the Green Belt. As part of the assessment process a number of ‘primary constraints’ were identified. For the purposes of this assessment the most relevant constraints are:
• Area of Outstanding Natural Beauty (landscape and visual impact);
• Scheduled Monument (heritage)
• Ancient Woodland (landscape and visual impact)
• Registered Park and Garden of Special Historic Interest (heritage, landscape and visual impact)
1.3 Whilst conservation areas were not specifically identified as a ‘primary constraint’ there was some consideration of the effects of development on this type of heritage assets in a number of instances within the initial report.
1.4 The Council’s work has identified areas/segments of the Green Belt that merit further consideration for possible release to facilitate the delivery of urban extension(s):
• North of Oxford/South of Kidlington
• Yarnton • Wick/Bayswater Farm
• Wheatley
• South of Grenoble Road • North of Abingdon
1 Oxford City Council. ‘Investigation into the potential to accommodate urban extensions in Oxford’s Green Belt’ (May 2014)
1
Objectives of Strategic Heritage, Landscape and Visual Impact Appraisal
1.5 This report provides a strategic, high level appraisal of the heritage, landscape and visual impact implications associated with the potential development of these segments as an extension of the work already undertaken by the City Council.
1.6 As part of this assessment the contribution of the Green Belt segments to the special character of Oxford is also considered. The ‘Character Assessment of Oxford in its Landscape Setting’ identifies that Oxford sits in a bowl surrounded by largely undeveloped green treed hills (located in the designated Green Belt) that can be viewed from the city centre. It is considered that this treed landscape maintains the historic setting of Oxford and development in these areas (as identified in the topographic analysis and visual setting of Oxford maps in the 2002 assessment) would have a negative effect on the setting of Oxford.
1.7 The centre of Oxford is located on a shallow river terrace central ridge which extends from the north in between the floodplains of the River Thames (Isis) and River Cherwell. The River Thames (Isis) is located to the west and south of the city centre and the River Cherwell is located to the east and south. These river’s flood plains provide ‘green lungs’ into the city centre.
1.8 The Oxford Green Belt designation protects both the green treed hills and river flood plains that provide a landscape setting and special character to Oxford City Centre. It also protects the identified view cones that provide views from the surrounding treed hills onto the University colleges (Matthew Arnold’s dreaming spires). The Green Belt land within Oxford City’s boundary consists predominantly of green wedges through which watercourses, including the Thames (Isis) and Cherwell flow.
2
2. Approach to Assessment
2.1 In this Section, we set out the approach to undertaking the high level, strategic heritage, landscape and visual impact appraisal of the previously identified Green Belt segments.
2.2 The three subject areas of ‘heritage’, ‘landscape’ and ‘visual impact’ have been considered together as part of this appraisal in light of the similarity in the type of receptors in this instance, and the interconnected nature of the potential effects arising from the Proposed Development. They do, however, have standalone methodologies and have been assessed accordingly.
Areas for Appraisal
2.3 It has been noted that Oxford City Council have identified six Green Belt segments for further consideration. These have been re-ordered and sub-divided as necessary to aid with the preparation of the strategic heritage, landscape and visual impact appraisal. This approach has been informed by the sites identified in the earlier technical study prepared by Oxford City Council2. Table 2.1 illustrates the approach to site nomenclature utilised in this report:
Table 2.1: Green Belt Segments
Oxford City Council Segments for purposes of Site References from Segments Strategic Heritage, Oxford City Council Landscape and Visual ‘Investigation into the Impact Appraisal potential to accommodate urban extensions in Oxford’s Green Belt’ (May 2014)
1. Yarnton 1a. Yarnton (East of the 018 & 019 A44)
1. Yarnton 1b. Yarnton (West of the 020 & 021 A44)
2. North of Oxford/South of 2. South of Kidlington 016 & 017 Kidlington
2. North of Oxford/South of 3a. North of Oxford (East of 014 Kidlington the A4165)
2. North of Oxford/South of 3b. North of Oxford (West 015 & 022 Kidlington of the A4165)
3. Wick/Bayswater Farm 4. Wick/Bayswater Farm 008 & 009
4. Wheatley 5a. Wheatley (North of the 037 & 038 London Road)
2 Oxford City Council. ‘Investigation into the potential to accommodate urban extensions in Oxford’s Green Belt’ (May 2014)
3
Oxford City Council Segments for purposes of Site References from Segments Strategic Heritage, Oxford City Council Landscape and Visual ‘Investigation into the Impact Appraisal potential to accommodate urban extensions in Oxford’s Green Belt’ (May 2014)
4. Wheatley 5b. Wheatley (South of the 039 & 040 London Road)
5. South of Grenoble Road 6a. South of Grenoble Road 001
5. South of Grenoble Road 6b. Northeast of Grenoble 002 Road
6. North of Abingdon 7a. North of Abingdon (East 032 of the A4183)
6. North of Abingdon 7b. North of Abingdon 030 (West of the A4183)
2.4 In undertaking this appraisal the strategic, high level heritage, landscape and visual impact implications will be considered for each of the identified Green Belt segments.
Heritage Assets
Heritage Assets Considered 2.5 As part of Oxford City Council’s earlier work, the potential high level implications of Green Belt release (and associated development) upon the significance of a range of designated heritage assets (identified as ‘primary constraints’) has already been considered3. It is noted, however, that these heritage related ‘primary constraints’ did not include statutorily listed buildings or conservation areas.
2.6 Accordingly, this strategic high level heritage appraisal will consider the following designated heritage assets:
• Statutorily Listed Buildings (identified from the National Heritage List for England)
• Conservation Areas (identified from Oxford City, Vale of White Horse, Cherwell and South Oxfordshire District Council’s website)
• Registered Parks or Gardens of Special Historic Interest (identified from the National Heritage List for England)
• Scheduled Monuments (insofar as they relate to built heritage assets i.e. moats connected to listed buildings) (identified from the National Heritage List for England)
3 Annex 2, National Planning Policy Framework (2012)
4
2.7 This high level appraisal will identify the contribution made by the Green Belt segments to the significance of the heritage assets and those instances where any development is likely to result in a direct effect on the significance of heritage assets and/or indirect effect on significance through development in their setting4.
2.8 It should be noted that this appraisal does not consider matters relating to archaeological heritage, except to note that generally such matters are likely to be relevant to a number of Green Belt segments. It is likely that further work to consider the archaeological potential of the Green Belt segments will be required.
2.9 The National Planning Policy Framework (hereafter referred to as ‘the Framework’) also confirms5 that in addition to designated heritage assets i.e. those designated under relevant legislation there may also be assets of heritage value identified by the Local Planning Authority as non-designated heritage assets. As this report relates to a high level, strategic appraisal of heritage matters it is not considered necessary to consider any such heritage assets at this stage, therefore the Oxfordshire Historic Environmental Record has not been referenced.
Heritage Assets in Plan-Making 2.10 Paragraph 126 of the Framework emphasises the importance of Local Authorities having a positive strategy for the conservation and enjoyment of the historic environment as part of their Local Plan. Accordingly, Local Authorities should take account of:
• the desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation;
• the wider social, cultural, economic and environmental benefits that conservation of the historic environment can bring;
• the desirability of new development making a positive contribution to local character and distinctiveness; and
• opportunities to draw on the contribution made by the historic environment to the character of a place
2.11 This overarching objective is reiterated in the Planning Practice Guidance (PPG) and notes that Local Authorities should identify specific opportunities within their area for the conservation and enhancement of heritage assets. This approach could include, for instance, the delivery of development within their settings that will make a positive contribution to, or better reveal the significance, of the heritage asset. It also stresses the importance of the need to consider the relationship and impact of other policies on the delivery of strategy for conservation.
2.12 English Heritage has recently issued a consultation draft on the historic environment in local plans6. This draft document notes the importance of having a robust evidence
4 Annex 2, National Planning Policy Framework (2012) 5 Annex 2, National Planning Policy Framework (2012) 6 English Heritage, Historic Environment Good Practice Advice in Planning Note 1: The Historic Environment in Local Plans (Consultation Draft 11 July 2014)
5
base to inform a positive strategy for the conservation and enjoyment of the historic environment.
2.13 Paragraph 10 of this draft document notes that the preparation of the positive strategy for conservation can potentially engage all aspects of planning and is not a stand-alone exercise. At paragraph 14 the draft guidance notes that the Local Plan needs to assess whether or not it should identify any areas where certain types of development might need to be limited or would be inappropriate due to the impact that they might have upon the historic environment. At paragraph 16, the draft guidance suggests that the best way of ensuring that the selection of sites to be put forward for development which supports the delivery of the conservation strategy within the Local Plan is to avoid the selection of sites in the setting of significant heritage assets; to ensure that the form of development responds to and reflects its local character; or ensuring that heritage at risk is supported with site allocations that will induce sustainable development. Lastly, it is noted at paragraph 18 of the draft guidance that conservation of the historic environment may require cross-boundary planning for instance where major changes are proposed to Green Belt, which effect the conservation of the setting and character of historic towns.
Strategic Heritage Appraisal Methodology 2.14 In considering the potential implications arising from development of the identified Green Belt segments it is necessary to consider the requirements of the statutory duties of the Planning (Listed Buildings and Conservation Areas) Act 1990. These are summarised in this Section for ease of reference.
2.15 With regard to applications for planning permission which may affect the significance of a statutory listed building, the Act outlines in Section 66 that in considering whether to grant planning permission for development that affects a listed building or its setting the decision maker shall have special regard to the desirability of preserving the building, its setting and/or any features of special architectural or historic interest which it possesses.
2.16 Section 72 of the Act states that in the exercise of planning powers within a conservation area, the decision maker is required to pay special attention to the desirability of preserving or enhancing the character or appearance of that area. Thus the statutory provision is satisfied if the development does one thing or the other, and there will be cases where proposals will both preserve and enhance a conservation area. The meaning of preservation in this context is taken to be the avoidance of harm. Character relates to physical characteristics but also to more general qualities such as uses or activity within an area. Appearance relates to the visible physical qualities of the area.
2.17 The Framework defines the setting of a heritage asset as:
“The surroundings in which a heritage asset is experienced. Its extent is not fixed and may change as the asset and its surroundings evolve. Elements of setting may make a positive or negative contribution to the significance of an asset, may affect the ability to appreciate that significance or may be neutral.”
6
2.18 However, the setting of a listed building is not a heritage asset. Its importance lies in the contribution it makes, if any, to the significance of the heritage asset
2.19 Recent case law7 has confirmed that Parliament’s intention in enacting section 66(1) was that decision-makers should give “considerable importance and weight” to the desirability of preserving the setting of listed buildings, where “preserve” means to “to do no harm” (after South Lakeland). The findings of this judgement apply to the statutory duty at section 72(1) of the Act with regard to conservation areas. This duty must be borne in mind when considering any harm that may accrue and the balancing of such harm against public benefits as required by national planning policy.
2.20 It is noted that there is no statutory duty to have special regard to the desirability of preserving the significance and/or setting of a Registered Park and Garden of Special Historic Interest. As a designated heritage asset paragraph 132 of the Framework notes that ‘great weight’ should be given to the asset’s conservation and that the more important the asset, the greater the weight should be.
2.21 The relevant local policy framework is generally consistent with the statutory duties outlined in the Planning (Listed Buildings & Conservation Areas) Act 1990 and national policy contained in the Framework. As such it is not necessary to consider each of the Green Belt segments against this local planning policy framework for the purposes of this strategic, high level appraisal.
2.22 Accordingly, the following approach is adopted for each Green Belt segment that has been identified:
• Identify the relevant designated heritage assets within the Green Belt segment and/or those who’s setting could be affected by potential the development of this segment;
• A brief summary of significance on the basis of documentary sources;
• Identification of the level of potential heritage sensitivity of the Green Belt segment to development is identified as:
• High (red): where the release of the Green Belt segment for development has the potential to result in substantial harm to the significance of designated heritage assets;
• Medium (yellow): where the release of the Green Belt segment has the potential to give rise to less than substantial harm to the significance of designated heritage assets; and
• Low (green): where the release of the Green Belt segment has the potential to give rise to have a negligible/no effect on the significance of designated heritage assets.
7 Barnwell Manor Wind Energy Limited and (1) East Northamptonshire District Council (2) English Heritage (3) National Trust (4) The Secretary of State for Communities and Local Governments, Case No: C1/2013/0843, 18th February 2014
7
2.23 As far as possible the appraisal process utilises the terminology contained with the Framework8 and other related policy9, guidance10 and best practice11 to ensure a robust framework for appraisal.
Landscape character area appraisal
2.24 Considering the character of areas is identified within the Framework’s paragraph 17 as one of the twelve Core Planning Principles. Paragraph 64 confirms that permission should be refused for development of poor design that fails to take the opportunity to improve the character and quality of an area and paragraph 113 states that Local Planning Authorities should set criteria based policies against which development proposals on or affecting landscape areas will be judged.
2.25 The need for establishing the character of a place is further supported within the national Planning Practice Guidance (PPG). In paragraph 003, the design guidance category supports the need to evaluate and understand the defining characteristics of an area in order to identify appropriate design opportunities and policies. The Landscape Character Assessment Guidance for England and Scotland (2002) and the Guidelines for Landscape and Visual Impact Assessment, Third Edition (2013) provides good practice guidance for recognising the elements that give a place its unique character.
Landscape character area appraisal methodology 2.26 The Green Belt segments fall within existing Landscape Character Assessments at a national, county and local district level. A summary of these various Landscape Character Assessments and the relevant character areas the segments can be found at the end of this report and include references to:
• National Joint Character Areas
• Oxfordshire Wildlife and Landscape Study
• South Oxfordshire Landscape Character Appraisal
• Cherwell District Council Landscape Character Appraisal
• A Character Assessment of Oxford in its Setting
2.27 For each segment the landscape elements, features and aesthetic and perceptual factors which contribute to the landscape character of the area will be identified. The condition attached to the segment’s landscape character area will then be established along with its associated value. The descriptions of these landscape components are set out in Table 2.2. Consideration will then be given to whether the segment’s landscape elements reflect and contribute to the characteristics of the recognised areas.
8 Paragraphs 131, 132, 133 and 134 9 Paragraph 14 of the NPPF 10 English Heritage. The Setting of Heritage Assets (2011) and DCLG. Planning Practice Guidance (2014) 11 English Heritage, Conservation Principles (2008)
8
Table 2.2 – Baseline landscape component descriptions
Landscape Component Description
Landscape Element The individual elements that are the key characteristics contributing to the distinctive character of the landscape
Landscape Character The distinct and recognisable pattern of elements made up from landscape components that create a sense of place. It is a reflection of the landform, land use, built form and human activity
Landscape Condition Equivalent to quality, this is the physical state of the landscape its intactness, and the state of repair of the features and elements that together make up its character
Landscape Value The importance of a character area based on national, regional or local designations; and, where there are no designations, judgements are based on criteria that can establish value
Assessing landscape character area’s sensitivity 2.28 In order to identify the sensitivity of the segment’s landscape character its ‘susceptibility to change’ and identified ‘value’ will be considered. The latter is defined in Table 2.3. and the susceptibility of the landscape character area to change is defined within the GLVIA as
“the ability of the landscape receptor (whether it be the overall character or quality/condition of a particular landscape type or area, or an individual element and/or feature, or a particular aesthetic and perceptual aspect) to accommodate the proposed development without undue consequences for the maintenance of the baseline situation and/or the achievement of landscape planning policies and strategies” (Para. 5.40 Ref 8:5).
2.29 Judgement on susceptibility of change for the appraisal will range between high, medium and low and will be linked back to the evidence gathered previously.
2.30 The matrix shown in Table 2.3 demonstrates broadly how landscape character sensitivity is determined through combining the landscape character areas ‘susceptibility to change’ with its identified landscape ‘value’. It is important to note that this is a quantitative approach, which the GLVIA strives to avoid, so will be linked back to evidence gathered.
Table 2.3: Sensitivity of the segments landscape character
Susceptibility Exceptional Major Moderate Minor Poor to change / Value
9
High High High/ Medium Medium Medium /Low Medium
Medium High/ Medium Medium Medium /Low Low Medium
Low Medium Medium Medium /Low Low Low
Visual appraisal
2.31 The Framework states in paragraph 61 that although visual appearance and the architecture of individual buildings are very important factors, securing high quality and inclusive design goes beyond aesthetic considerations. Therefore, it identifies that planning policies and decisions should address the connections between people and places and the integration of new development into the natural, built and historic environment.
2.32 In paragraph 003 of the design guidance category of the PPG it states that views into and out of larger sites should be carefully considered from the start of the design process. The Guidelines for Landscape and Visual Impact Assessment, Third Edition (2013) provides good practice guidance for undertaking visual appraisal.
Visual appraisal methodology 2.33 The visibility of each of the Green Belt segments will be established through a desktop analysis of the surrounding area and by confirming the localised screening effect of the landform, vegetation and built form on site. The following components will be identified:
• any viewpoints that are located within or cross the segment, which are related to a planning designation and/or mentioned in tourist guidebooks and/or referenced in art and literature;
• the broad area in which the segment may be visible;
• the different groups of people and their activities who may experience the views of the segment; and
• the areas where views can or are likely to be possible to the segment and the extent and proportion of these views.
2.34 These factors are interrelated, but for the purpose of this high level appraisal are dealt with in this order.
Assessing visual sensitivity 2.35 In order to identify the visual sensitivity of each segment, as with the landscape character areas, their ‘susceptibility to change’ and ‘value’ are established. But unlike the landscape character area appraisal the former will be considered after establishing the previous components and will range from high, moderate to low and be influenced by the viewer’s activity and focus onto views of the segment. Value will also range from high, moderate to low and be based on the significance attached to the views experienced.
10
2.36 The matrix shown in Table 2.4 demonstrates broadly how visual sensitivity is determined through combining the segment’s visual ‘susceptibility to change’ with its identified visual ‘value’. Again, it is important to note that this is a quantitative approach, which the GLVIA strives to avoid, so will be linked back to evidence gathered.
Table 2.4: Sensitivity of the segments visibility
Susceptibility to High Moderate Low change / Value
High High High/ Medium Medium
Medium High/ Medium Medium Medium /Low
Low Medium Medium/ Low Low
11
3. Green Belt Segment 1a. Yarnton (East of the A44)
Introduction
3.1 This segment is located to the north and east of Yarnton. Rowell Brook provides a boundary to the north, the railway line to the east and the built development of Yarnton to the southwest. There has been significant development at Begbroke Hill Farmhouse, which is now part of the University of Oxford. A garden centre, pub and sports ground (with associated pavilion) are located within the segment.
Heritage
Asset Summary of Significance
Heritage Assets • The Grapes These listed buildings are 17th century in origin Inn (Grade II) and generally remodelled and extended in the th th • Rose 18 and 19 centuries. They are good Cottage and examples of vernacular architecture built of high Attached quality local stone. Cottage The setting of these listed buildings has been (Grade II) significantly changed by 20th century • Tudor development. Cottage In the case of Begbroke Hill Farmhouse it has (Grade II) been incorporated into a campus associated • Begbroke Hill with the University of Oxford, entailing Farmhouse significant built development within its grounds. (Grade II) The other listed buildings are located in close proximity to the busy and widened A44 Woodstock Road, the expanded settlement of Yarnton, 19th century railway lines and some limited industrial development. These aspects of setting detract from the heritage significance of these listed buildings. The listed buildings are, however, set within a wider rural, agricultural context to the north, which includes altered elements of the historic landscape (including field boundaries and road network), which contribute positively to their significance as remnants of their original historic context.
Commentary This Green Belt segment consists of agricultural land to the northeast of the expanded settlement of Yarnton. There are a small number of listed buildings within (or adjoining) the segment and the agricultural land forms an element of setting which makes
12
a positive contribution to their significance. Given the significant degree of change to the setting of these listed buildings (outlined earlier) it is considered to make a comparatively lesser contribution to their significance. However, any development of this segment will remove the remaining elements of the listed buildings’ agricultural context, including elements of the historic landscape framework, which has the potential to give rise to a loss of heritage significance. There is more scope for development to the north of Sandy Lane, given the extent of change to historic field patterns and 20th century development; however, care will need to be taken to sustain the significance of the Begbroke Conservation Area (and associated group of listed buildings focussed on St. Phillip’s Priory) located to the northwest of the segment.
Heritage Medium sensitivity
Landscape character appraisal
Landscape Character Appraisal
Landscape elements 1. Land use 1. Predominately arable agricultural fields. The segment also includes the Begbroke Science Park, allotments, a 2. Topography garden centre, sports ground (with associated pavilion), disused sewage plant and residential properties 3. Drainage associated with the eastern edge of Yarnton village. The A44 is a physical barrier for these properties to the 4. Vegetation historic centre of the village, which is located to the southwest. 5. Built form
2. The area is flat and rises gradually to the north although 6. Movement this is not noticeable within the segment. The topography ranges between 60 metres and 70 metres, due to it falling within the flood plain associated with the River Thames and River Cherwell.
3. A series of drainage ditches are located on the field boundaries and drain southwards into the River Thames.
4. The vegetation is associated with field boundaries and varies in quality with unmanaged hedgerows and mature field trees to the south and sparse hedgerows associated with arable fields to the north.
13
5. Built form ranges in scale from single storey residential properties to four storey buildings associated with the Science Park. A railway line runs across the segment from the north to the south at grade. Electricity pylons cross the southern section of the segment.
6. Three footpaths (reference 124/8, 420/3 & 420/4) crosses the segment between Yarnton and Kidlington. One of the routes follows the abandoned Yarnton Lane. Sandy Lane crosses the segment and provides access between the two settlements. The segment is bound by the A44 and noise can be heard within the segment. The Oxford Greenbelt Way National Trail follows the Oxford Canal to the east of the segment.
Landscape character area (a) National (a) 108 Upper Thames Clay Vales
(b) County (b) 1. Alluvial Lowlands, 8. Lowland Village Farmlands & 19. Wooded Estatelands (c) District (c) Lower Cherwell Floodplain (d) OCC’s Landscape Character Areas (d) 2A. Rivers and Pastoral Floodplains – Thames (Isis), 3E. Settled and Open River Terraces – Oxford Airport & 4A. Wooded Clay Hills – Cassington / Bladon Ridge
Contribute to the (a) The landscape elements within the segment contribute characteristics of the to the 108 Upper Thames Clay Vales character area. identified landscape character areas (b) The landscape elements within the segment contribute to the 1. Alluvial Lowlands and 8. Lowland Village Farmlands character area, but have little contribution to the 19. Wooded Estatelands character area.
(c) The landscape elements within the segment contribute to the Lower Cherwell Floodplain character area.
(d) The landscape elements make little contribution to the identified the 2A. Rivers and Pastoral Floodplains – Thames (Isis) and 4A. Wooded Clay Hills – Cassington / Bladon Ridge character areas, but do contribute to the 3E. Settled and Open River Terraces – Oxford Airport character area.
Landscape condition Moderate to low condition, due to the segment’s landscape components being relatively intact and in average repair. The hedgerows are of varying condition.
Landscape value Minor value, due to the landscape contributing to the
14
recognised landscape character areas but the area not being covered by a landscape designation.
Landscape susceptibility It is considered that the segment has a moderate to low to change susceptibility to change without affecting the maintenance of the baseline situation and the achievement of existing landscape planning policies and strategies, provided that any development accommodated features such as hedgerows and field trees.
Summary The landscape elements and character of the segment have been identified as having a minor landscape value and a moderate to low susceptibility to change. The segment does not contribute to the ‘special character of Oxford’. It is assumed that the landscape elements such as the hedgerows will be retained as part of any emerging proposals.
Landscape sensitivity Medium to low
Visual appraisal
Visual Appraisal
Viewpoints identified in No viewpoints identified in planning designation and/or tourist planning designation and/ guidebooks and/or art and literature are located within or cross or tourist guidebooks the segment. and/or art and literature
Zone of theoretical Due to the flat nature of the topography and the dense visibility (from within the vegetation associated with the field boundaries to the south, segment) views out of the segment are limited to entrances and gaps in the hedgerows within the immediate area. To the north views are open to the A44 and surrounding landscape due to the lack of hedgerow.
Visual receptors The key visual receptors include: • Properties associated with north east Yarnton
• Begbroke Science Park
• Footpaths (reference 124/8, 420/3 & 420/4)
• Sandy Lane
• A44 (Woodstock Road)
• Railway Line
Views are not possible from the Oxford Greenbelt Way
15
National Trail and Oxford Canal
Visibility from identified The majority of views into the segment are prevented by, the receptors (from outside dense vegetation associated with the surrounding areas field the segment) boundaries. It is assumed that views can be gained from Sandy Road through gaps in the hedgerows and glimpsed to partial views can be gained into the northwest corner of the segment from the A44.
Value of the views It is considered that the segment has a low value within views from the surrounding area.
Visual susceptibility to To the north, the segment has a medium to low susceptibility change to change and to the south a low susceptibility. It is considered that areas of the segment would be tolerant to change, particularly to the west of the railway line.
Summary The visibility of this segment is predominately contained by the vegetation associated with the field boundaries. The segment plays a low value within views and has a medium to low susceptibility to change. The railway line and the Oxford Canal, along with their associated vegetation, create a visual boundary between Yarnton and Kidlington. Any development within the segment would need to retain the hedgerow planting in order to reduce its visual effect.
Visual sensitivity Low
16
4. Green Belt Segment 1b: Yarnton (West of the A44)
Introduction
4.1 This Green Belt segment contains areas of open land to the west of the expanded settlement of Yarnton (bounded by the strong tree line of Frogwelldown Lane to the south and west and in Begbroke Wood to the north and the built up area of Yarnton to the east) and smaller parcels of agricultural land to the south of Yarnton (bounded by the railway line to the south and east, Yarnton to the north and Cassington Road to the west). It contains Yarnton Manor House and adjoins the historic core of Yarnton.
Heritage Asset Summary of Significance • Heritage Assets Home Close These listed buildings form the historic core of (Grade II) the settlement of Yarnton. They are, for the • Parish Clerk’s most part, examples of traditional vernacular Home (Grade architecture with the exception of Byways, II) which is an Arts & Crafts house by leading • Hill architect of that movement, CR Ashbee Farmhouse (utilising traditional materials and building (Grade II) techniques). • Byways Whilst the setting of these listed buildings has (Grade II) been altered by the 20th century expansion of • Barn approx. Yarnton they retain a setting, which is largely 14m west of rural character with gaps between buildings Merton Garth providing views out towards open countryside, (Grade II) including the Green Belt segment. The historic • Merton Garth field pattern to the west of Yarnton has been (Grade II) more significantly altered to create large arable • Paternoster fields, whilst that to the south remains intact to a Farmhouse larger degree. (Grade II)
• Exeter Farmhouse (Grade II) • Jackson’s Farmhouse
(Grade II) • Outbuilding approx. 10m northwest of Six Bells • Barn and
attached bakehouse approx. 5m
17
south of Paternoster Farmhouse
• Windmill
Farmhouse and attached outbuilding (Grade II) • Six Bells
(Grade II)
• Yarnton Yarnton Manor is an impressive Jacobean Manor and country house (with earlier medieval origins) th associated that was largely demolished in the mid-17 structures century. The house was carefully restored and (Grade II* and extended in 1897 by Thomas Garner for RF II) Franklin (head of the building firm which carried • Yarnton out much of his building work). The building th Manor has an impressive 17 century interior, altered th Gardens by Garner in the late 19 century. The property (Grade II has significant architectural and historic interest Registered derived from its age and associations with the Park and Spencer family. It is now in use as a college. It Garden of forms a cohesive group with a range of ancillary Special buildings and is set within gardens/grounds Historic reinstated by Garner around the remains of an th Interest) early 17 century layout. There is a strong • Church of St relationship between house and grounds. Bartholomew The Church of St. Bartholomew has 12th century and origins but appears to have been rebuilt in the associated mid/late 13th century and is an imposing structures example of Cotswolds ecclesiastical (Grade I, II* architecture set within a historic churchyard with and II) a range of high quality monuments. It forms • Mead part of a cohesive group with Yarnton Manor Farmhouse (providing an indication of the manor’s earlier (Grade II) origins) and is suggestive of a shift in settlement focus. Mead Farmhouse is a typical example of high quality Oxfordshire vernacular architecture within a complementary farm complex. It is now in residential use. It has been noted earlier that the historic field pattern in the surrounding landscape to the south of Yarnton survives with a high degree of integrity. Whilst there has been a limited amount of incremental 20th century development in Church Lane, it remains a rural
18
lane with views between gaps in hedgerows and between buildings. It also provides a degree of separation between the high status nucleus of Yarnton Manor/Church of St. Bartholomew and the potentially later settlement to the north. This aspect of the segment is also a tangible link to the settlement’s historic agricultural origins. Setting is considered to make an important contribution to the heritage significance of these heritage assets.
Commentary The Green Belt segment is located to the west and south of the expanded settlement of Yarnton. To the west, the historic landscape pattern has been significantly eroded and the 20th century expansion of Yarnton means that the listed buildings located on the western edge are comparatively able to accommodate a more significant degree of change whilst sustaining their significance. The southern part of the Green Belt segment makes an important contribution to a large number of listed buildings, including the important Yarnton Manor/Church of St Bartholomew group such that development in this area is likely to result in major harm to their particular heritage significance.
Heritage High to medium sensitivity
Landscape character appraisal
Landscape Character Appraisal
Landscape elements 1. Land use 1. Predominately arable and pasture fields with some residential properties and Oxford Industrial Park. 2. Topography 2. The segment is located on the southeast slopes of a 3. Drainage minor ridgeline that extends from Bladon Heath. The topography slopes from 100 metres to the northwest 4. Vegetation down to 60 metres in the southeast.
5. Built form 3. A series of drainage ditches are located on the field boundaries and drain down towards the River Thames. 6. Movement 4. Vegetation is associated with field boundaries, but these are gappy in areas due to the intense arable farming. To the northwest of the segment is Begbroke Wood.
5. Built form is associated with the western edge of
19
Yarnton and Little Blenheim, along with the Mead Farm and Manor House (to the south) and the property on top of Spring Hill. An electricity pylon cross the segment to the south and links with the sub-station at and Oxford Industrial Park. A railway line runs to the south and east of the area.
6. A series of footpaths and bridleways (reference 124/2, 420/5 to 420/10, 420/16, 420/21) are located within the segment include the Shakespeare’s Way National Trail (reference 420/15 and 420/7). The segment contains Cassington Road and Church Lane is bound by Rutten Lane and the A44. Noise from the latter can be heard within the segment.
Landscape character area (a) National (a) 108 Upper Thames Clay Vales
(b) County (b) 8. Lowland Village Farmlands
(c) District (c) Lower Cherwell Floodplain
(d) OCC’s Landscape (d) 2A. Rivers and Pastoral Floodplains – Thames (Isis) & Character Areas 3E. Settled and Open River Terraces – Oxford Airport
Contribute to the (a) The landscape elements within the southern section of characteristics of the the segment contribute to the 108 Upper Thames Clay identified landscape Vales character area. character areas (b) The landscape elements within the southern section of the segment contribute to the 8. Lowland Village Farmlands character area.
(c) The landscape elements within the southern section of the segment contribute to the Lower Cherwell Floodplain character area.
(d) The landscape elements within the southern section of the segment contribute to the 2A. Rivers and Pastoral Floodplains – Thames (Isis) character area, but the segment does not contribute to the 3E. Settled and Open River Terraces – Oxford Airport character area.
Landscape condition Moderate to low condition, due to the segment’s landscape components being relatively intact and in average repair/quality. The hedgerows are of better quality to the south of segment compared to the north.
Landscape value The southern landscape elements contribute to the recognised landscape character areas and the segment is not covered by
20
a landscape designation. It is considered that the segment has a moderate value, due to the raised nature of the northern segment contributing to the wooded backdrop to Oxford City Centre and due to it containing a number of designated heritage assets.
Landscape susceptibility It is considered that the southern area of the segment has a to change moderate susceptibility to change and that it could accommodate development provided features such as hedgerows and field trees were retained and integrated into any proposals and the setting of the designated heritage assets where considered. The northern area has a higher to susceptibility to change.
Summary The landscape elements and character of the segment have been identified as being in a moderate to low condition and having a ranging landscape value and a moderate susceptibility to change. Developing on the northern area of the segment should be avoided due to its visibility and contribution to the ‘special character of Oxford’.
Landscape sensitivity Medium
Visual appraisal
Visual Appraisal
Viewpoints identified in No viewpoints identified in planning designation and/or tourist planning designation and/ guidebooks and/or art and literature are located within or cross or tourist guidebooks the segment. and/or art and literature
Zone of theoretical Due to the raised nature of the northern area of the segment, visibility (from within the views out are extensive and include glimpsed views to villages segment) to the east and west. It is also possible to see the spires, towers and domes of Oxford City Centre from the highest point, at the junction of two public rights of way (reference 420/14 and 420/15)
Visual receptors The key visual receptors include: • Properties associated with west Yarnton and Little Blenheim
• Mead Farm and Manor House
• Footpaths and bridleways (reference 124/2, 420/5 to 420/10, 420/16, 420/21)
21
• Shakespeare’s Way National Trail (reference420/15 and 420/7
• Cassington Road and Church Lane
• Rutten Lane and the A44
Visibility from identified Short and medium distant views can be gained into the receptors (from outside segment from the surrounding area, and long distant views the segment) can be gained to the northern raised area of the segment from the wider area. The latter is read in conjunction with the surrounding treed hills.
Value of the views It is considered that the segment has a moderate value within views from the surrounding area. The northern part of the segment contributes to the setting and wooded hills of Oxford.
Visual susceptibility to The segment has a high to medium susceptibility to change change due to the raised nature of the northern portion. It is considered that the segment would be tolerant of some change within the southern portion.
Summary The visibility of this segment is relatively contained to short and medium distant views to the southern portion of the segment. Long distant views can be gained to the northern portion and it is considered that this ridgeline contributes to the ‘special character of Oxford’. Any development within the segment would need to retain the hedgerow planting in order to reduce its visual effect.
Visual sensitivity High to medium
22
5. Green Belt Segment 2: South of Kidlington
Introduction
5.1 This Green Belt segment is located to the built up area of Garden City and Kidlington. It has a varied character consisting of large open fields divided by small hedgerows in the land between Bicester Road and the A34 and a more varied character to the south of Garden City consisting of large sports pitches and a large field. Significant transport infrastructure and the built up areas provide clear boundaries to the segment.
Heritage
Asset Summary of Significance
Heritage Assets • Oxford Canal The Oxford Canal Conservation Area is Conservation focussed on the waterway and associated Area infrastructure. It runs through a range of • Stratfield contexts and is largely enclosed by trees and Farm (Grade other vegetation. It is now utilised for recreation II) and movement of narrowboats for leisure purposes. The enclosed character of the
conservation area is such that setting makes a relatively limited contribution to its heritage significance. Stratfield Farm is a typical example of modest Oxfordshire vernacular buildings dating from the th late 17 century. The setting of the listed building has been altered through the
construction of road infrastructure, Garden City and formation of large sports pitches although it maintains some sort of agricultural context.
• Kings Arms The Kings Arm PH is a typical example of local PH (Grade II) vernacular architecture. It has been incorporated into the 20th century residential expansion of Kidlington. It is no longer part of a small group of rural buildings, although limited views towards open land in the Green Belt segment provide an indication of its historic setting. Setting in this instance is considered to make a relatively limited contribution to its heritage significance.
Commentary The Green Belt segment forms part of the setting of a number of listed buildings. The setting of these listed building has been
23
changed through the process of 20th century change and alteration. In the case of Stratfield Farm, an element of agricultural use remains, which makes some contribution to heritage significance. This is, however, set within a varied context consisting of significant roads and sports pitches.
Heritage Medium to Low sensitivity
Landscape Character Appraisal
Landscape elements 1. Land use 1. Predominately pasture agricultural fields, with some fields left to fallow. The segment also includes the 2. Topography Stratfield Brake Sports Ground.
3. Drainage 2. The area within the segment is relatively flat, between 60 and 70 metres in height, and rises around the A4260 4. Vegetation and A4165 roundabout.
5. Built form 3. A series of drainage ditches are located on the field boundaries and a number of large ponds are located 6. Movement adjacent to the Oxford Canal to the west of the segment
4. Dense field boundaries and associated mature field trees fall within the segment and to the south of the segment is the woodland associated with Stratfield Brake
5. Built form is associated with Stratfield Farm and the sport pitches and the linear settlement of Gosford along Water Eaton Lane. Electricity pylons run to the south of the segment.
6. One footpath (reference 229/4) crosses the eastern boundary of the segment and the Oxford Greenbelt Way National Trail (reference 265/33) follows the Oxford Canal, beyond the segments western boundary. The segment contains the A4165, A4260 and Bicester Road. Noise from these roads can be heard within the segment.
.Landscape character area (a) National (a) 108 Upper Thames Clay Vales
(b) County (b) 17. Vale Farmland
24
(c) District (c) Lower Cherwell Floodplain & Otmoor Lowlands
(d) OCC’s Landscape (d) 1C. Lowland Clay Vales – Gosford Gap Character Areas
Contribute to the (a) The landscape elements within the segment contribute characteristics of the to the 108 Upper Thames Clay Vales character area. identified landscape (b) The landscape elements within the segment contribute character areas to the 17. Vale Farmland character area.
(c) The landscape elements within the segment contribute to both the Lower Cherwell Floodplain and Otmoor Lowlands character areas.
(d) The landscape elements within the segment contribute to the 1C. Lowland Clay Vales – Gosford Gap character area.
Landscape condition Moderate condition, due to the segment’s landscape components being relatively intact and in average repair/quality.
Landscape value Minor value, due to the landscape contributing to the recognised landscape character areas but the area not being covered by a landscape designation.
Landscape susceptibility Moderate to low, due to the segment accommodating the to change development without affecting the maintenance of the baseline situation and the achievement of existing landscape planning policies and strategies.
Summary The landscape elements and character of the segment have been identified as having a minor landscape value and a moderate to low susceptibility to change. The segment does not contribute to the ‘special character of Oxford’. It is assumed that the landscape elements such as the dense hedgerows and mature field trees will be retained as part of any emerging proposals.
Landscape sensitivity Medium to low
Visual appraisal
Visual Appraisal
Viewpoints identified in No viewpoints identified in planning designation and/or tourist planning designation and/ guidebooks and/or art and literature are located within or cross or tourist guidebooks
25
and/or art and literature the segment.
Zone of theoretical Due to the flat nature of the topography and the dense visibility (from within the vegetation associated with the field boundaries views out of segment) the segment are limited to entrances and gaps in the hedgerows within the immediate area. The A44165 is located on a raised embankment so views are possible into the north eastern fields.
Visual receptors The key visual receptors include: • Properties to the south of Kidlington and Gosford
• Footpath (reference 229/4)
• Oxford Greenbelt Way National Trail (reference 265/33) and the Oxford Canal
• A4165, A4260 and Bicester Road
Visibility from identified The majority of views into the segment are prevented by the receptors (from outside dense vegetation associated with the surrounding field the segment) boundaries and woodland. It is assumed that views can be gained through gaps in the hedgerows of A4165, A4260 and Bicester Road, but these views will be fleeting.
Value of the views It is considered that the segment has a low value within views within the surrounding area.
Visual susceptibility to To the northeast, the segment has a medium to low change susceptibility to change whilst the southern part is of a low susceptibility. It is considered that areas of the segment would be tolerant to change, particularly to the south.
Summary The visibility of this segment is predominately contained by the vegetation associated with the field boundaries. The vegetation associated with Stratfield Brake and the A34 creates a visual boundary between Kidlington and the north of Oxford. Any development within the segment would need to retain this vegetation in order to reduce its visual effect.
Visual sensitivity Low
26
6. Green Belt Segment 3a: North of Oxford (East of the A4165)
Introduction
6.1 This is a large Green Belt segment located to the east of the A4165. It is predominantly agricultural in character with a complex pattern of large fields
Heritage
Asset Summary of Significance
Heritage Assets • Water Eaton Water Eaton Manor is a highly significant th Manor group manorial complex dating from the late 16 (Grade II* century and expanded during the 17th – 19th and Grade II) centuries. Its interior contains a range of • Middle Farm historic details and finishes. It was altered and (Grade II) restored by TG Jackson and by GF Bodley in 1905, when he rented the property. The • St property derives intrinsic historic interest from Friedeswide its fabric as well as its associations with Farmhouse individuals of note. It forms an impressive (Grade II*) group with the chapel and subsidiary buildings. and th associated Middle Farm is an early/mid-18 century wall (Grade building of a vernacular character that II) historically formed part of the Water Eaton Estate (most likely erected as a result of estate improvements). St. Friedeswide Farmhouse is a vernacular building of 16th century date, possibly altered during the course of the 17th century and extended in the 20th century. The interior of the property remains largely intact with elements such as the cross-passage legible. It incorporates details similar to those used at Water Eaton Manor suggesting some historic connection. The listed buildings are set within a predominantly rural and agricultural context. The field pattern is complex, albeit seemingly altered from its historic origins; however, it maintains a distinction between the listed buildings and built development of Cutteslowe to the southeast, the A34 to the north and Oxford Road to the west. This context also provides a connection to their historic origins within a managed rural landscape.
27
Commentary This Green Belt segment is located to the west of a range of listed buildings, including two listed at Grade II*. It has been noted that the Green Belt segment contributes positively to the significance of these heritage assets. Any development in this area is likely to erode the contribution made by setting to the significance of these listed buildings, including the approach through agricultural land, thus causing harm to the significance of these buildings. There may be scope for limited extension to the north of Cutteslowe in a manner which would sustain the significance of these heritage assets.
Heritage High sensitivity
Landscape character appraisal
Landscape Character Appraisal
Landscape elements 1. Land use 1. Predominately arable agricultural fields. The segment also includes the Water Eaton Park and Ride. 2. Topography 2. The topography within the segment slopes gradually 3. Drainage from the west down to the east from 75 metres to 60 metres. 4. Vegetation 3. A series of drainage ditches are located on the field 5. Built form boundaries and drain into the River Cherwell, which is located to the east of the segment. 6. Movement 4. The vegetation is associated with field boundaries and varies in quality with unmanaged hedgerows and mature field trees to the west and sparse hedgerows associated with arable fields to the south.
5. Built form is associated with the Water Eaton Park and Ride and a number of farmsteads and Cutteslowe Park. Electricity pylons cross the segment from the west to the southeast.
6. A series of footpaths and bridleways (reference 229/1, 229/4 to 229/9, and 320/54) are located within the segment. The Oxford Greenbelt Way National Trail (reference 229/5 and 229/17) runs adjacent to the segment’s eastern boundary. The segment does not contain any roads, but its western boundary is defined
28
by the A4165 and its south by the A40. Noise from the latter can be heard within the segment.
Landscape character area (a) National (a) 108 Upper Thames Clay Vales
(b) County (b) 1. Alluvial Lowlands & 17. Vale Farmland
(c) District (c) Lower Cherwell Floodplain & Otmoor Lowlands
(d) OCC’s Landscape (d) 1C. Lowland Clay Vales – Gosford Gap & 2B. Rivers Character Areas and Pastoral Floodplains – Cherwell
Contribute to the (a) The landscape elements within the segment contribute characteristics of the to the 108 Upper Thames Clay Vales character area. identified landscape (b) The landscape elements within the segment contribute character areas to both the 1. Alluvial Lowlands (to the east) and 17. Vale Farmland (to the west) character areas.
(c) The landscape elements within the segment contribute to both the Lower Cherwell Floodplain (to the north and east) and Otmoor Lowlands character areas (to the south and west).
(d) The landscape elements within the segment contribute to both the 1C. Lowland Clay Vales – Gosford Gap and 2B. Rivers and Pastoral Floodplains – Cherwell character area.
Landscape condition Moderate to low condition, due to the segment’s landscape components being relatively intact and in average repair. The hedgerows are of varying condition.
Landscape value Moderate value, due to the landscape contributing to the recognised landscape character areas and to the number of designated heritage assets located within the segment.
Landscape susceptibility It is considered that the segment has a moderate to low to change susceptibility to change and that it could accommodate development provided features such as hedgerows and field trees were retained and integrated into any proposals.
Summary The landscape elements and character of the segment have been identified as being in a moderate to low condition and having a moderate landscape value. The segment does not contribute to the ‘special character of Oxford’. It is assumed that the landscape elements such as the hedgerows will be retained as part of any emerging proposals.
29
Landscape sensitivity Medium
Visual appraisal
Visual Appraisal
Viewpoints identified in No viewpoints identified in planning designation and/or tourist planning designation and/ guidebooks and/or art and literature are located within or cross or tourist guidebooks the segment. and/or art and literature
Zone of theoretical Views out of the segment are open to the agricultural fields to visibility (from within the the east and the highway network to the north and south, but segment) are contained to the west by the vegetation associated with the A4165 and the suburb of Cutteslowe on the edge of Oxford.
Visual receptors The key visual receptors include: • Properties to the northeast of Cutteslowe
• Footpath and bridleways (reference 229/1, 229/4 to 229/9, and 320/54
• Oxford Greenbelt Way National Trail (229/5 and 229/17))
• Water Eaton Park and Ride
• Middle Farm, Water Eaton Manor, St Frideswide Farm and Cutteslowe Park
• A4165, A34 and A40.
Visibility from identified Glimpsed views can be gained into the segment from the A34, receptors (from outside from the north and partial from the agricultural fields to the the segment) east. The remaining views are prevented by the dense vegetation associated with the surrounding boundaries to the south and west.
Value of the views It is considered that the segment has a medium to low value within views within the surrounding area.
Visual susceptibility to To the east the segment has a medium susceptibility to change change and to the west a medium to low susceptibility. It is considered that areas of the segment would be tolerant to change, particularly to the southwest around Cutteslowe.
Summary The visibility of this segment is reasonably contained by the vegetation associated with the settlement and roads. Open views are possible to the agricultural fields to the east due to
30
the area being located within a flood plain and being intensely arable farmed. Any development within the segment would need to retain and enhance the hedgerow planting in order to reduce its visual effect.
Visual sensitivity Medium to low
31
7. Green Belt Segment 3b: North of Oxford (West of the A4165)
Introduction
7.1 This is a heavily divided Green Belt segment consists of land associated with North Oxford Golf Club and land parcels divided by transport infrastructure, including the Oxford Canal, A34 and railway lines.
Heritage
Asset Summary of Significance
Heritage Assets • Wolvercote The majority of the Wolvercote and Godstow and Godstow Conservation Area is located to the west of the Conservation railway line. However, a small part is located to Area the north and includes a small area of historic settlement, Goose and Wolvercote Greens and pasture (including part which is included in the Green Belt segment). Wolvercote with Godstow Conservation Area comprises three distinct areas, all of which have their own character. The predominant character of the conservation area is one of green spaces interspersed with traditional vernacular buildings creating a rural character to the settlements. That part of the conservation area within and in close proximity to the Green Belt segment consists of Upper Wolvercote and Wolvercote Common. The character of this part of the conservation area is that of a rural village with a range of vernacular properties overlooking Wolvercote Green. Existing mature trees and soft landscaping, including areas of open space such as Goose Green, contributes positively to the character of this part of the conservation area. The conservation area appraisal notes that elevated views from the canal bridge which provides visual links to the riparian environment of the canal and a number of attractive rural views, interrupted by the noise and activity of vehicular traffic. The character of this part of the conservation area is, however, not consistent with the
32
presence of later, non-descript development fronting Godstow Road of a different scale and materiality. These later elements, generally, do not make a positive contribution to the character and appearance of the conservation area. To the south of the railway and canal is Lower Wolvercote, which developed along Godstow Road, constrained by the presence of the floodplain. As noted in the conservation area appraisal this part of the conservation area is visually and physically separated from Upper Wolvercote, and the Northern Gateway, by the railway line and canal. The conservation area, generally, enjoys an attractive setting created by the areas of extensive open space to the south and east, most notably Port Meadow, however the setting does include significant transport infrastructure to the west and suburban north Oxford. This part of the Green Belt segment forms part of the former rural context to the conservation area. It is maintained as an area of pasture and unmanaged scrubland situated between significant transport infrastructure, including substantial elevated sections of road. This part of the Green Belt segment has an enclosed character due to this transport infrastructure, development on Godstow Road and the heavily landscaped bridleway which runs broadly north- south (although this landscape thins to the north and will vary in density throughout the year). The underlying field pattern has been significantly eroded during the course of the 20th century, which has eroded its intrinsic historic landscape value. By virtue of its open character as pasture this part of the segment makes a positive, albeit limited, contribution to the significance of the Wolvercote with Godstow Conservation Area. Such a contribution is derived from its open character but has been significantly diminished through late 20th century changes to the underlying landscape structure and development. Accordingly, any such contribution is of a magnitude less than that, associated with the open land of Port Meadow, which is fundamental to the significance of the conservation area.
33
Commentary The majority of this Green Belt segment does not contribute positively to the significance of any heritage asset. A small portion at the southwest corner, however, contributes positively to the significance of the Wolvercote with Godstow Conservation Area. The development of this part of the segment is likely to have a localised and very minor adverse impact on the significance of the conservation area by virtue of a change in the character of the land and an erosion of the existing (modern) pastoral character. Any such minor adverse effect will be both direct, through the development of previously undeveloped land within a conservation area, where green spaces are an intrinsic element of its character and appearance, and indirect via a change in setting. Given the strongly contained character of this part of the Green Belt segment and limited contribution to the conservation area any harm would have to be very low.
Heritage Low to medium sensitivity
Landscape character appraisal
Landscape Character Appraisal
Landscape elements 1. Land use 1. Predominately agricultural fields framed by a series of transport interchanges. The segment also includes the 2. Topography North Oxford Golf Course.
3. Drainage 2. The topography within this segment is undulating between 75 metres and 60 metres. The A34 set within 4. Vegetation a cutting and the A4165 and A4260 are raised.
5. Built form 3. A series of drainage ditches are located on the field boundaries and there are a number of water retention 6. Movement basins associated with the road network.
4. The area includes swathes of woodland planting associated with the road network and the golf course.
5. Built form is associated with Peartree Interchange and Park and Ride and Frieze Farm. A railway line also crosses the area to the east and the main line out of Oxford to the north defines the segments western boundary.
6. Public rights of way within the segment include the
34
Oxford Canal Walk National Trail (reference 229/11 and 229/16) and a footpath (reference 229/10). The segment contains A34, A44, and A4260 and is bound by the A4165 to the east and A40 to the west. Noise from these roads can be heard within the segment.
Landscape character area (a) National (a) Upper Thames Clay Vales
(b) County (b) 17. Vale Farmland
(c) District (c) Lower Cherwell Floodplain & Otmoor Lowlands
(d) OCC’s Landscape (d) 1C. Lowland Clay Vales – Gosford Gap & 2A. Rivers Character Areas and Pastoral Floodplains – Thames (Isis)
Contribute to the (a) The landscape elements within the segment contribute characteristics of the to the 108 Upper Thames Clay Vales character area. identified landscape (b) The landscape elements within the segment contribute character areas to the 17. Vale Farmland (to the west) character area.
(c) The landscape elements within the segment contribute to the Lower Cherwell Floodplain and Otmoor Lowlands character areas.
(d) The landscape elements within the segment contribute to the 2B. Rivers and Pastoral Floodplains – Cherwell character area, but not the 1C. Lowland Clay Vales – Gosford Gap character area.
Landscape condition Moderate to low condition, due to the segment’s landscape components being relatively intact and in average repair/quality.
Landscape value Minor value, due to the landscape contributing to the recognised landscape character areas but the area not being covered by a landscape designation.
Landscape susceptibility Low, due to the segment accommodating the development to change without affecting the maintenance of the baseline situation and the achievement of existing landscape planning policies and strategies.
Summary The landscape elements and character of the segment have been identified as being in a minor landscape value and a low susceptibility to change. The segment does not contribute to the ‘special character of Oxford’. It is assumed that the landscape elements such as the dense woodland shelter belts associated with the road
35
network will be retained as part of any emerging proposals.
Landscape sensitivity Low
Visual appraisal
Visual Appraisal
Viewpoints identified in No viewpoints identified in planning designation and/or tourist planning designation and/ guidebooks and/or art and literature are located within or cross or tourist guidebooks the segment. and/or art and literature
Zone of theoretical Views out of the segment are contained to short distance visibility (from within the views due to the intervening vegetation. The raised areas of segment) A4165 and A4260 provide glimpsed kinetic views out to the immediate agricultural fields
Visual receptors The key visual receptors include: • Properties located to the north of Oxford.
• Frieze Farm
• North Oxford Golf Course
• Peartree Interchange and Park and Ride
• Oxford Canal Walk National Trail (reference 229/11 and 229/16)
• Footpath (reference 229/10).
• A34, A44, A4260, A4165 and A40.
• Railway line
Visibility from identified The majority of views into the segment are prevented by the receptors (from outside dense vegetation associated with the surrounding transport the segment) corridors. It is assumed that kinetic glimpsed views can be gained through gaps in this vegetation, but these views will be fleeting.
Value of the views It is considered that the segment has a low value within views within the surrounding area.
Visual susceptibility to The segment has a medium to low susceptibility to change change and it is considered that areas of the segment would be tolerant to change.
Summary The visibility of this segment is predominately contained by the
36
vegetation associated with the transport corridors. The vegetation associated with Stratfield Brake and the A34 creates a visual boundary between Kidlington and the north of Oxford. Any development within the segment would need to retain the hedgerow planting in order to reduce its visual effect.
Visual sensitivity Low
37
8. Green Belt Segment 4: Wick/Bayswater Farm
Introduction
8.1 This Green Belt segment is bounded to the south by the Bayswater Brook and contains a number of historic farm complexes, fields of a variety of sizes defined by hedgerows, caravan sites and the Oxford Crematorium and Gardens of Remembrance.
Heritage
Asset Summary of Significance
Heritage Assets • Wick The Wick Farmhouse group is an attractive Farmhouse example of a vernacular farm complex built of (Grade II) local materials and dating from the 18th century • Wick onwards. Most likely a dairy farm with origins in Farmhouse, the 13th century (if not earlier) it is also of Well House historic interest as the site of a historic (Grade II*) farmstead. • Wick Of particular architectural interest is the well Farmhouse, house, of late 17th century and early 18th eastern pair century date. It is constructed in an ornate of gate piers Baroque style and is reflective of the need for and wall, large amounts of water in operating a dairy farm approx. 60m but also the status of the farm/owner at this to the south period. (Grade II) Wick Farm seemingly remains in agricultural • Wick use, which enhances its historic value, and its Farmhouse, location within a rural context contributes to the western pair significance of the listed buildings. of gate piers and wall, The presence of a caravan site in close proximity to the listed buildings and the historic approx. 60m entry point to the farm together with significant to the south th (Grade II) 20 century residential development to the south has eroded this agricultural context to a • Wick limited extent and detract from the significance Farmhouse, barn approx. of the listed buildings. 400m to north
• Stowford Farmhouse Stowford Farmhouse dates from the early-mid (Grade II) 17th century and was subsequently extended in the 19th century. It is a good example of vernacular architecture and derives historic
38
interest from its age. There is evidential potential associated with the Site as the probable site of the medieval settlement of
Stowford. The change to residential use and
formation of associated domestic grounds has eroded its connection to the wider agricultural context; however, it remains a tangible link to its historic origins and therefore contributes positively to its significance. The nearby
residential development has eroded the agricultural context and does not contribute positively to its significance.
• Bayswater Bayswater Mill is an 18th century watermill (now Mill (Grade in domestic use) constructed of local limestone II) with an old clay tile roof. Despite its conversion to a residential use (and later additions) it retains its historic industrial character and is of significance as an example of an industrial archaeology and the on-going development of this technology/building typology. Its setting has been compromised by the siting of a mobile home park on the historic lane leading to the mill and presence of 20th century residential development to the south. However, its proximity and siting relating to the Bayswater Brook is an integral element of its historic interest as a mill. There may be evidence of associated water management in the local area, which could contribute to the significance of the listed building.
Commentary This Green Belt segment comprises agricultural land, which forms part of the setting of a number of listed buildings. The land to the west of Bayswater Road forms part of the historic agricultural setting of Wick Farm and contributes strongly to its significance as a working historic farm. As the continued operation of the listed building as a farm contributes to its heritage significance if a reduction in this land threatens its financial viability, is likely to give rise to a loss of heritage significance. The land to the east of Bayswater Road makes less of a contribution to the particular significance of the identified heritage assets although further work is needed to determine the archaeological potential associated with the probable location of the medieval settlement of Stowford and the water management system associated with Bayswater Mill. This part of the segment forms a minor part of elevated views from the Stanton St John
39
Conservation Area to the northeast. Given the separation distances and interposing topography and landscaping it forms a comparatively minor element of the conservation area’s wider rural setting.
Heritage High sensitivity
Landscape character appraisal
Landscape Character Appraisal
Landscape elements 1. Land use 1. Predominately arable agricultural fields. The segment also includes Oxford Crematorium, an allotment, Wick 2. Topography Farm and caravan park, Barton Sport Pitches and the ribbon development associated with Bayswater Road. 3. Drainage 2. The segment is located on the slopes of shallow valley, 4. Vegetation which follows the Bayswater Brook, which runs east to west. At its highest point the topography is 110 metres, 5. Built form to the northeast, and it drops to around 65 metres within the centre of the segment before rising to 85 metres 6. Movement along the southern boundary. The land rises up further to the south towards Headington and the John Radcliffe Hospital.
3. A series of drainage ditches are located on the field boundaries and drain into the Bayswater Brook, which in turn drains into the River Cherwell.
4. Vegetation is predominantly associated with the field boundaries and contains a number of mature field trees. To the north is a small copse and tree belt associated with Wick Farm and to the far north is Wick and Sidlings Copse.
5. The settlement of Barton is located to the southeast of the segment and built form ranges from one to two storeys in height. A number of electricity pylons cross the segment.
6. A number of footpaths and bridleways (reference 123/7, 123/11, 123/14, 123/19, 201/10, 201/11, 320/57, 320/72 and 363/17) crosses the segment. The segment does not contain any roads, but is bound by the A40 (which runs at grade) to the north and the residential streets of Barton to the east. Noise from the A40 can be heard
40
within the segment.
Landscape character area (a) National (a) 109 Midvale Ridge
(b) County (b) 19. Wooded Estatelands
(c) District (c) 1. Oxford Heights
(d) OCC’s Landscape (d) 2B. Rivers and Pastoral Floodplains – Cherwell & 6C. Character Areas Enclosing Limestone Hills – East Oxford Heights
Contribute to the (a) The landscape elements within the segment contribute characteristics of the to the 109 Midvale Ridge character area. identified landscape (b) The landscape elements within the segment contribute character areas to the 19. Wooded Estatelands character area.
(c) The landscape elements within the northern area of the segment contribute to the 1. Oxford Heights character area.
(d) The landscape elements within the segment contribute to both the 2B. Rivers and Pastoral Floodplains – Cherwell and 6C. Enclosing Limestone Hills – East Oxford Heights character areas.
Landscape condition Moderate condition, due to the segment’s landscape components being intact and in average repair. The hedgerows are of good condition.
Landscape value Moderate to minor value, due to the landscape contributing to the recognised landscape character areas and the number of designated heritage assets located within the segment.
Landscape susceptibility It is considered that the segment has a moderate to low to change susceptibility to change and that it could accommodate development provided features such as hedgerows and field trees were retained and integrated into any proposals.
Summary The landscape elements and character of the segment have been identified as being in a minor landscape value and a moderate to low susceptibility to change. The segment does not contribute to the ‘special character of Oxford’. It is assumed that the landscape elements such as the hedgerows will be retained as part of any emerging proposals.
Landscape sensitivity Medium to low
41
Visual appraisal
Visual Appraisal
Viewpoints identified in No viewpoints identified in planning designation and/or tourist planning designation and/ guidebooks and/or art and literature are located within or cross or tourist guidebooks the segment. and/or art and literature
Zone of theoretical Within the lower southern area of the segment views are visibility (from within the contained by the topography. As the land rises to the northern segment) area views are possible to the surrounding landscape to the south and east. The views to the north and west are broadly contained due to the topography and vegetation associated with the field boundaries. Glimpsed views to the north of the segment are possible along Bayswater Road.
Visual receptors The key visual receptors include: • Properties associated with Barton and the north of Headington
• Wick Farm and caravan park
• Barton Sport Pitches
• Footpaths and bridleways (reference 123/7, 123/11, 123/14, 123/19, 201/10, 201/11, 320/57, 320/72 and 363/17)
• Oxford Crematorium
• Barton allotment
• Bayswater Road
• A40
Visibility from identified Open, short distance views can be gained from the adjacent receptors (from outside properties, roads and public rights of way into the segment. It the segment) is assumed views from the properties to the north of Barton are contained due to the dense boundary planting associated with fields, the views becomes open again to the south on the northern slopes of Headington. Glimpsed to no views can be gained in the long distance from the north and south due to the existing vegetation. Open views can be gained in the medium to long distance from the west onto the eastern area of segment due to its raised nature.
42
Value of the views It is assumed that people use the footpaths to gain views of the local Oxfordshire countryside, although the southern and western areas of the segment provides local views. It is also assumed that upper section of the segment is visible from the northern residential area of Headington. It is considered that the segment has a medium value within views within the surrounding area.
Visual susceptibility to The segment has a medium susceptibility to change due to the change nature and activities of the visual receptors and the visibility consisting of partial to glimpsed views of the surrounding countryside. It is considered that in general the northern area of the segment would not be tolerant to change, but the lower southern area would be.
Summary The visibility of the segment increases to the north due to the topography rising. Views to and from the lower southern area are contained by the existing boundary vegetation and built form of the northern edge of Barton. Any development within the segment would need to retain the hedgerow planting in order to reduce its visual effect.
Visual sensitivity Medium
43
9. Green Belt Segment 5a: Wheatley (North of the London Road)
Introduction
9.1 This Green Belt segment can be considered as two parts. The first part is located to the northwest of Wheatley and consists of open farmland to the south of Shotover House, west of the A40. The second part consists of land to the north of Wheatley and consists of open farmland and the grounds associated with the Wheatley Community Education Centre and Oxford Brookes University Campus.
Heritage
Asset Summary of Significance
Heritage Assets • Shotover Shotover Park house dates from 1715-20, Park Group almost certainly to designs by William (Grade I, Townsend. It is located at the centre of II*and II) Shotover Park, a complex and layered historic • Shotover landscape with its origins as part of the Park (Grade I medieval Royal Forest of Shotover. The house Registered and park form the core of a group of heritage Park and assets which are regarded as an outstanding Garden of example of a polite, designed landscape which Special is integrated with the house and includes a Historic range of structures which were designed to Interest) complement the aesthetic and functional aspects of the landscape, including a number by William Kent.
The group also includes Home Farm, which
whilst not within the registered landscape forms th an integral element of the 19 century estate and as a complete example of a model farm is reflective of the growing interest in improved agriculture. The setting of the group is largely rural in character, reflecting its historic separation and
sense of isolation and contrasts strongly with the designed/managed character of the registered park. The presence of Manor Farm indicates the shifts in attitudes to agriculture and its importance to the estate. This aspect of
setting contributes positively to the significance
of the heritage assets. The A40 has truncated the designed landscape and the noise and activity associated with it intrudes on its aesthetic qualities. Accordingly, it is not
44
considered to contribute positively to the significance of these heritage assets.
• Wheatley The Wheatley Conservation Area is an Conservation attractive example of a Cotswold village located Area at the bottom of a valley. It forms a picturesque group of vernacular buildings arranged around
the historic street pattern. The Howe, the slope to the south of Wheatley, contains allotments and the marks of clay, ochre and iron workings. On all sides, the way out of Wheatley involves a steep climb. The elevated context affords views of the conservation area in the valley bottom.
The historic settlement has been significantly
expanded during the course of the 20th century with this later building stock being of no heritage interest. Together with the A40 to the north, this housing has eroded the sense of the settlement being located within a rural context (although
this rural setting remains more apparent at the
western edge of the conservation area) and does not contribute positively to the significance of the conservation area. Beyond the settlement boundary appears to be areas of historic ridge and furrow; extensive to the south and east but more limited to the
northwest.
Holton Park is a historic estate set within a • Holton Park medieval enclosure, likely a deer park. It (Numerous contains evidence of at least four phases of high Grade II and status occupation with two clearly legible 2no. medieval moat sites and the remains of another Scheduled potential moated site near St. Bartholomew’s Monuments) Church. The area around the church is the likely • St. site of the original settlement of Holton, which Bartholomew was relocated during the enclosure of the deer ’s Church park. The church is of late 12th century origins, (Grade I) with successive medieval origins and despite
restoration in 1844, retains relatively complete medieval fabric. The existing Holton Park house and group is largely late 18th and early 19th century in date and are a cohesive group of structures reflecting changing architectural tastes from classical to Gothic (the house being a mix of the two). The estate as a whole is of significant historic and evidential interest as a
45
layered, historic landscape and whilst this has been eroded through the construction of the A40, Wheatley Community Education Centre and Oxford Brookes University Campus the significant structural historic and landscape elements remain legible. The largely rural setting of Holton Park contributes positively to the significance of the assets by virtue of the contrast between the medieval enclosure and relocated settlement, its working agricultural context, the landscape associated with the manorial complex and as remnants of the wider managed landscape of which it formed a part.
Commentary The Green Belt segment makes a strong positive contribution to the significance of a wide range of heritage assets, including those considered to be of exceptional interest in terms of their evidential, aesthetic and historical values. Given the length of occupation/management of this landscape archaeological assessment is also advisable. It is unlikely that development could be accommodated within this Green Belt segment without resulting in a significant loss of significance, with the potential to result in substantial harm for the purposes of the NPPF.
Heritage High sensitivity
Landscape character appraisal
Landscape Character Appraisal
Landscape elements 1. Land use 1. Predominately irregular agricultural fields used for both pasture and arable. The segment also includes the 2. Topography village of Holton, Wheatley Park schools and Oxford Brookes University 3. Drainage 2. The segment is located on the northern slopes of a 4. Vegetation valley and the landform ranges from 100 metres to the northwest to 70 metres to the southeast. 5. Built form 3. A series of drainage ditches are located on the field 6. Movement boundaries along with field ponds, the former drains into
46
the River Thame.
4. Vegetation is associated with field boundaries and properties
5. The segment includes a range of built form ranging from a stable block to a residential high-rise tower associated with Oxford Brooks University. Electricity pylons cross the segment to the east.
6. Footpaths and bridleways within the segment include (reference 251/1, 251/2, 251/4, 251/5 and 251/8 to 10). The segment contains a loop road that connects Holton with Wheatley and is bound by the A40. Noise from the latter can be heard within the segment.
Landscape character area (a) National (a) 109 Midvale Ridge
(b) County (b) 12. Rolling Farmlands
(c) District (c) 1. Oxford Heights
(d) OCC’s Landscape (d) 6C. Enclosing Limestone Hills – East Oxford Heights Character Areas
Contribute to the (a) The landscape elements within the segment contribute characteristics of the to the 109 Midvale Ridge character area. identified landscape character areas (b) The landscape elements within the segment contribute to the 12. Rolling Farmlands character area.
(c) The landscape elements within the segment contribute to the Oxford Heights character area.
(d) The landscape elements within the segment contribute to the 6C. Enclosing Limestone Hills – East Oxford Heights character area.
Landscape condition Moderate condition, due to the segment’s landscape components being intact and in average repair/quality.
Landscape value The landscape elements contribute to the recognised landscape character areas and the segment is not covered by a landscape designation. It is considered that the segment has a moderate value, due to the number of designated heritage assets located within the segment.
Landscape susceptibility It is considered that the segment has a high to moderate to change susceptibility to change and would tolerate limited change
47
Summary The landscape elements and character of the segment have been identified as being in a moderate value and a high to moderate susceptibility to change. The segment contributes to the setting of Wheatley, but does not contribute to the ‘special character of Oxford’. It is assumed that the landscape elements such as the hedgerows will be retained as part of any emerging proposals.
Landscape sensitivity High to medium
Visual appraisal
Visual Appraisal
Viewpoints identified in No viewpoints identified in planning designation and/or tourist planning designation and/ guidebooks and/or art and literature are located within or cross or tourist guidebooks the segment. and/or art and literature
Zone of theoretical Views out of the segment are limited to local views due to the visibility (from within the intervening vegetation associated with the surrounding field segment) boundaries and properties gardens along with the undulating landform. Gaps in the vegetation frame views of the undulating countryside of Oxfordshire.
Visual receptors The key visual receptors include: • Properties associated with the village of Holton and Wheatley
• Surrounding farmsteads
• Wheatley Park schools and Oxford Brookes University
• Footpaths and bridleways (reference 251/1, 251/2, 251/4, 251/5 and 251/8 to 10).
• A40
Visibility from identified The majority of views into the segment are prevented by the receptors (from outside intervening vegetation, but the roofs of Holton and the tower the segment) associated with Oxford Brookes University can be seen from the southern raised area of Wheatley.
Value of the views It is considered that the segment has a moderate value within views within the surrounding area.
Visual susceptibility to The segment has a medium susceptibility to change due to the nature and activities of the visual receptors and the visibility
48
change consisting of glimpsed views of the surrounding countryside. It is considered that in general the northern area of the segment would not be tolerant to change, but the lower southern area adjacent to the A40 would be.
Summary The visibility of this segment is predominately contained by the vegetation associated with the field boundaries and properties. The segment plays a moderate value within views and has a medium susceptibility to change. Any development within the segment would need to retain the hedgerow planting in order to reduce its visual effect.
Visual sensitivity Medium
49
10. Green Belt Segment 5b: Wheatley (South of the London Road)
Introduction
10.1 This Green Belt segment is located to the south and east of the expanded settlement of Wheatley. It stretches in an arc from the A40 in the east to Littleworth Road/Windmill Lane in the west. It consists, principally, of open agricultural land with areas of smaller enclosures and the London Road industrial estate.
Heritage
Asset Summary of Significance
Heritage Assets • Wheatley The Wheatley Conservation Area is an Conservation attractive example of a Cotswold village located Area at the bottom of a valley. It forms a picturesque (including the group of vernacular buildings arranged around listed the historic street pattern. The Howe, the slope buildings to the south of Wheatley, contains allotments contained and the marks of clay, ochre and iron workings. within it) On all sides, the way out of Wheatley involves a steep climb. The elevated context affords views of the conservation area in the valley bottom.
The historic settlement has been significantly
expanded during the course of the 20th century, with this later building stock being of no heritage interest. Together with the A40 to the north, this housing has eroded the sense of the settlement being located within a rural context (although this rural setting remains more apparent at the
western edge of the conservation area) and does not contribute positively to the significance of the conservation area. Beyond the settlement boundary appears to be areas of historic ridge and furrow; extensive to the south and east but more limited to the
northwest.
• Wheatley Wheatley Manor is a high quality example of a Manor House th (Grade II*) late 16 century manor house (on, or in close proximity to the site of the medieval manor) that was altered and extended in the 17th century. It is an example of a high status, late medieval manor and illustrates the transition from an established medieval building tradition to a Stuart/early modern one. It is of historic interest
50
through its fabric as well as architectural interest as a high quality example of this building type. The manor house is a core element of the historic function of Wheatley and is an integral element of the settlement. Whilst 20th century development has encroached on the grounds of the manor it remains largely seperate, set behind boundary walls and within mature landscaped grounds. The field patterns to the south of the listed building are largely historic in character with some evidence of ridge and furrow ploughing (demonstrating the historic relationship between settlement and wider context), historic hedgerows as well as the line of the dismantled railway. This aspect of setting is considered to contribute positively to the significance of the listed building.
Commentary The Green Belt segment is largely outside the boundary of the Wheatley Conservation Area; however, a small section located to the south of Wheatley Manor is located within it. That part of the segment located to the west of Station Road is considered to have a strong visual and historic relationship with the conservation area and is reflective of the close historic link between the settlement and associated agricultural land prior to its 20th century expansion. Development in this location is unlikely to sustain the significance of the conservation area and Wheatley Manor. To the east of Station Road/Ladder Hill to the south of Kelham Hall Drive/Beech Road/Elm Close and to the west of Castle Hill Farm is an area of legible historic farmland (evidenced by historic hedgerows and alignments) with evidence of ridge and furrow. Evidence of ridge and furrow and pre-19th century fields (evidenced by the alignment of the former railway) remains, although in a more fragmented condition. Whilst separated from the conservation area by 20th residential development it forms an experiential part of its setting and illustrates the former historic connections to a working agricultural context. It is considered to contribute positively to its setting. The wedge of land to the north of London Road and to the north of the former railway line is considered to make less of a contribution to the significance of the conservation area. The historic landscape framework has been eroded through more extensive 20th century development and the proximity of the A40. The capacity of the grade II listed Wheatley Bridge will require assessment as part of the consideration of the appropriateness of this land for development.
51
Heritage Medium sensitivity
Landscape character appraisal
Landscape Character Appraisal
Landscape elements 1. Land use 1. Predominately arable agricultural fields. The segment also includes a number of farmsteads and the southern 2. Topography residential area of Wheatley.
3. Drainage 2. The segment is located on the southern slopes of a valley and the landform ranges from 130 metres to the 4. Vegetation southwest to 70 metres to the northeast.
5. Built form 3. A series of drainage ditches are located on the field boundaries and drain into the River Thame. 6. Movement 4. Vegetation is associated with field boundaries and Coombe Wood.
5. The segment includes predominately detached two storey residential buildings. Electricity pylons cross the segment from the southwest to the east.
6. Footpaths and bridleways within the segment include (reference 251/11, 256/2, 256/5, 256/6, and 407/1 to 407/8)
7. The segment contains Ladder Hill and Windmill Lane and is bound to the north by the A40. Noise from the latter can be heard within the segment.
Landscape character area (a) National (a) 109 Midvale Ridge
(b) County (b) 12. Rolling Farmlands
(c) District (c) 1. Oxford Heights
(d) OCC’s Landscape (d) 7A. High Plains – Shotover Plain Character Areas
Contribute to the (a) The landscape elements within the segment contribute characteristics of the to the 109 Midvale Ridge character area. identified landscape (b) The landscape elements within the segment contribute
52
character areas to the 12. Rolling Farmlands character area.
(c) The landscape elements within the segment contribute to the Oxford Heights character area.
(d) The landscape elements within the segment contribute to the 7A. High Plains – Shotover Plain.
Landscape condition Moderate to low condition, due to the segment’s landscape components being intact and in average repair/quality.
Landscape value The landscape elements contribute to the recognised landscape character areas and the segment is not covered by a landscape designation. It is considered that the segment has a moderate to low value.
Landscape susceptibility It is considered that the segment has a moderate susceptibility to change to change and would tolerate some change provided that the landscape elements that contribute to the various character areas are retained.
Summary The landscape elements and character of the segment have been identified as being in a moderate to low condition and a moderate value. The segment contributes to the setting of Wheatley, but not to the ‘special character of Oxford’.
Landscape sensitivity Medium
Visual appraisal
Visual Appraisal
Viewpoints identified in No viewpoints identified in planning designation and/or tourist planning designation and/ guidebooks and/or art and literature are located within or cross or tourist guidebooks the segment. and/or art and literature
Zone of theoretical The segment is located on a minor ridgeline that wraps around visibility (from within the the southern area of Wheatley and contributes to the village’s segment) setting. Views from the top of this ridgeline to the south of the segment, near Castle Hill Farm, provide extensive long distance views out to Oxfordshire’s countryside. To the north of the segment, within the lower landform, views are contained to glimpsed local views by the surrounding field vegetation.
Visual receptors The key visual receptors include: • Properties associated with Wheatley and
53
Littleworth
• Various farmsteads
• Footpaths and bridleways (reference 251/11, 256/2, 256/5, 256/6, and 407/1 to 407/8)
• Ladder Hill and Windmill Lane
• A40
Visibility from identified Open views can be gained in the medium to long distance receptors (from outside from the south and east of the segment. the segment)
Value of the views It is assumed that people use the footpaths and bridleways to gain views of the local Oxfordshire countryside. It is also assumed that upper section of the segment is visible from the residential area of Wheatley. The upper segment provides a wooded ridgeline that frames the south of the village. It is therefore considered that the segment has a medium value within views within the surrounding area.
Visual susceptibility to The segment has a high to medium susceptibility to change change due to the nature and activities of the visual receptors and the visibility consisting of partial or open views. It is considered that in general the segment would not be tolerant to change, although the lower southern area could be tolerant of some.
Summary The visibility of the segment increases to the north due to the rising topography. The upper slope of the segment provides a wooded ridgeline that frames the north of Wheatley. Views to and from the lower southern area are contained by the existing boundary vegetation and built form of the northern edge of Wheatley.
Visual sensitivity High to medium
54
11. Green Belt Segment 6a: South of Grenoble Road
Introduction
11.1 This segment is located to the south of Blackbird Leys and is bounded to the north by Grenoble Road, to the east by the B480, to the west by the A4074 and to the south by fields. It contains mainly open fields, with few features. The area contains sewage works, a caravan park, Sandfordbrake Electricity sub-station and Sandfordbrake Farm. Shakespeare’s Way (National Trail referenced 335/13 & 335/11) is located in the northern part of the segment.
Heritage
Asset Summary of Significance
Heritage Assets • Toot Baldon The Toot Baldon Conservation Area is a Conservation quintessential Cotswolds hamlet, set on a ridge Area overlooking the river valley in which Oxford is • The Manor located. It forms a picturesque group of House (Grade vernacular buildings arranged around the II*) historic street pattern and accessed via sinuous, • Court House narrow country lanes. The settlement is located (Grade II) with an agricultural context, albeit one which • The Manor includes substantial 20th century elements House including electricity pylons, residential and Garden Wall industrial development associated with Oxford’s to the North expansion. (Grade II) The building stock within the conservation area • The Manor is principally vernacular and rural in character. House The conservation area’s elevated position Northern Pair of Gate Piers provides wide views of the surrounding countryside with a number of buildings approx. 2m to seemingly orientated to take advantage of this the East (Grade II) prospect, including The Manor House. This landscape setting reinforces the rural origins of • The Manor the settlement and contributes positively to its House Southern Pair significance. of Gate Piers approx. 2m to the East (Grade II)
• The Manor House Granary approx. 30m to the West
55
(Grade II) • The Crown Public House
(Grade II)
• Garsington The Garsington Conservation Area is focussed Conservation on the historic core of the settlement, which was Area, which expanded significantly during the course of the th includes a 20 century, to the north and south. The historic range of street pattern survives and the varied building grade II listed stock, including vernacular buildings and later th th buildings; and 18 and 19 century additions result in a varied • Garsington character. The conservation area’s elevated Manor House position provides views westwards, northwards (Grade II*) and eastwards across falling ground across a • Garsington largely rural context, albeit one which includes th Manor (Grade substantial 20 century additions including II) electricity pylons, residential and industrial development associated with Oxford’s expansion. This landscape setting reinforces the rural origins of the settlement and contributes positively to its significance. Of particular note are Garsington Manor and its gardens. Garsington Manor has its origins in the 16th and 17th century (and is a high quality example of emerging polite architecture in the area) whilst the early 20th century gardens, developed by Philip and Lady Ottoline, in an Italianate style, form a remarkable part of its setting. The register entry notes that there are long, possibly designed, panoramic views to the south to the Witteham Clumps on the Sinodun Hills and to the Berkshire Downs beyond.
Commentary This Green Belt segment is located within the setting of a large number of designated heritage assets. Whilst the segment is located some distance from these assets any development will introduce additional built form (with associated activity) into a largely rural context, which generally makes a positive contribution to the significance of these heritage assets. Any additional development would, however, be located in an area of landscape that includes significant 20th century residential development, electricity pylons and other structures and as such its contribution to the significance of these heritage assets has been diminished. The nature of the particular significance of the Garsington Manor House and the layout/disposition of its Gardens means that this
56
Green Belt segment does not make a significant material contribution to its heritage significance.
Heritage Medium sensitivity
Landscape Character Appraisal
Landscape Character Appraisal
Landscape elements 1. Land use 1. Predominately arable agricultural fields. The segment also includes a caravan park, a sewage works and 2. Topography Sandford Brake electricity substation. The latter is set within an area of woodland. 3. Drainage 2. Relatively flat with the landform undulating between 60 4. Vegetation metres to 70 metres. The segment is located in the low lands of the River Thames. 5. Built form 3. A series of drainage ditches are located on the field 6. Movement boundaries and drain northwards to Littlemore Brook and into the River Thames.
4. Vegetation is of varied quality and ranges between gappy hedgerows to wooded drainage ditches. Bushy Copse is located to the south of the segment and Sandford Brake Wood to the east.
5. Within the segment, built form is associated with Sandfordbrake Farm and a caravan park, along with the infrastructure associated with the sewage works and electricity substation. A number of electricity pylons cross the segment.
6. Public rights of way within the segment include the National Trail of Shakespeare’s Way (reference 335/13 & 335/11) and a number of footpaths and bridleways (reference 335/13, 335/12, 223/27, 223/26 and 223/39). The segment is bound by Watlington Road to the east, the A4075 to the west and Grenoble Road to the north. Noise from the A4075 can be heard within the segment.
Landscape character area (a) National (a) 109 Midvale Ridge
(b) County (b) 1. Alluvial Lowlands
57
(c) District (c) 2. Nuneham Courtney Ridge
(d) OCC’s Landscape (d) 5B. Settled Plateaux – Cowley/Blackbird Leys & 8A. Character Areas Clay Vales – Sandford Vale
Contribute to the (a) The landscape elements within the segment contribute characteristics of the to the 109 Midvale Ridge character area. identified landscape (b) The landscape elements contribute to the 1. Alluvial character areas Lowlands.
(c) The landscape elements contribute to the 12. Nuneham Courtney Ridge.
(d) The landscape elements make little contribution to the identified 5B. Settled Plateaux – Cowley/Blackbird Leys & 8A. Clay Vales – Sandford Vale.
Landscape condition Moderate to low condition, due to the area being relatively intact, but is in poor repair/quality
Landscape value Minor value, due to the landscape contributing to the identified landscape character areas
Landscape susceptibility Low, due to the segment accommodating the development to change without affecting the maintenance of the baseline situation and the achievement of existing landscape planning policies and strategies.
Summary The landscape elements and character of the segment have been identified as being in a moderate to low condition and having a minor landscape value. The segment does not contribute to the ‘special character of Oxford’. It is assumed that the landscape elements such as the copses and wood areas will be retained as part of any emerging proposals.
Landscape sensitivity Low
Visual Appraisal
Visual Appraisal
Viewpoints identified in No viewpoints identified in planning designation and/or tourist planning designation and/ guidebooks and/or art and literature are located within or cross or tourist guidebooks the segment. and/or art and literature
Zone of theoretical Views out of the segment are contained to the north and west visibility (from within the by the built from associated with the southern edge of Oxford segment) (Littlemore and Blackbird Leys) and the vegetation associated
58
with the A4074. Long distance views are contained to the east and south by the raised topography associated with the settlements of Garsington and Toot Baldon.
Visual receptors The key visual receptors include: • Sandfordbrake Farm
• Caravan park associated with Kiln Close
• New Farm
• Great Leys Farm
• Settlements of Garsington and Toot Baldon
• National Trail - Shakespeare’s Way (reference 335/13 & 335/11)
• Footpaths and bridleways (reference 335/13, 335/12, 223/27, 223/26 and 223/39).
• Watlington Road
• Grenoble Road
• A4075
Visibility from identified Open, short distance views can be gained from the adjacent receptors (from outside properties, roads and public rights of way into the segment. It the segment) is assumed views from the properties to the north of the segment and along the A4075 are prevented due to the dense boundary planting associated with the roads that bound the segment. Views can be gained into the segment from the settlements of Garsington and Toot Baldon due to the raised topography that they are situated on.
Value of the views Due to the landscape character and location of the segment it is assumed that local people typically use the National Trail, bridleways and footpath for recreation. The segment has been identified as contributing to the landscape setting of the Garsington and Toot Baldon Conservation Areas. It is considered that the segment has a moderate value within views within the surrounding area.
Visual susceptibility to The segment has a medium susceptibility to change due to the change nature and activities of the visual receptors and the visibility being contained by the low lying landform. It is considered that the segment would be tolerant to change.
Summary The visibility of this segment is relatively contained to the surrounding landscape, due to the low lying nature of the
59
landform. The segment contains a network of public rights of way that cross through it that are popular with the surrounding residents.
Visual sensitivity Medium
60
12. Green Belt Segment 6b: Northeast of Grenoble Road
Introduction
12.1 This segment is bordered on two of its three sides by built development, with Unipart to the north and Blackbird Leys to the west. Northfield Brook forms the remaining border. The segment contains farmland and associated structures.
Heritage
Asset Summary of Significance
Heritage Assets • No N/A designated heritage assets
Commentary There are no designated heritage assets within the vicinity of this Green Belt segment. The interposing built form to the north and west and 20th century development to the north of Garsington meaning that it makes does not contribute to the significance of any heritage asset.
Heritage Low sensitivity
Landscape Character Appraisal
Landscape Character Appraisal
Landscape elements 1. Land use 1. Predominately arable agricultural fields, with small paddocks associated with Guydens Farm and Northfield 2. Topography Farm. The segment is overshadowed by the Mini Plant, which is located to the north of the segment. 3. Drainage 2. Relatively flat with the landform undulating between 65 4. Vegetation metres to 75 metres. The segment is located at the bottom of a horseshoe shaped ridgeline that Horspath 5. Built form and Garsington are located on. 6. Movement 3. Northfield Brooks runs from the east to the south and a series of drainage ditches drain into the brook and into the River Thames.
4. Vegetation is of poor quality due to the areas intensive
61
arable farming.
5. Within the segment, built form is associated with Guydens Farm and Northfield Farm. A number of electricity pylons cross the segment.
6. A section of a footpath (reference 223/25) is located to the south of the segment and Oxford Road crosses through the segment. The segment is bound by Watlington Road to the west and Transport Way to the south.
Landscape character area (a) National (a) 109 Midvale Ridge
(b) County (b) 1. Alluvial Lowlands
(c) District (c) 2. Nuneham Courtney Ridge
(d) OCC’s Landscape (d) 5B. Settled Plateaux – Cowley/Blackbird Leys & 8A. Character Areas Clay Vales – Sandford Vale
Contribute to the (a) The landscape elements within the segment contribute characteristics of the to the 109 Midvale Ridge character area. identified landscape character areas (b) The landscape elements contribute to the 1. Alluvial Lowlands.
(c) The landscape elements contribute to the 12. Nuneham Courtney Ridge.
(d) The landscape elements make little contribution to the identified 5B. Settled Plateaux – Cowley/Blackbird Leys & 8A. Clay Vales – Sandford Vale.
Landscape condition Low condition, due to the area being relatively intact, but is in poor repair/quality
Landscape value Minor value, due to the landscape contributing to the identified landscape character areas
Landscape susceptibility Low, due to the segment accommodating any development to change without affecting the maintenance of the baseline situation and the achievement of existing landscape planning policies and strategies.
Summary The landscape elements and character of the segment have been identified as being in a moderate to low condition and having a minor landscape value. The segment does not contribute to the ‘special character of Oxford’. It is assumed that the landscape elements such as
62
the copses and wood areas will be retained as part of any emerging proposals.
Landscape sensitivity Low
Visual Appraisal
Visual Appraisal
Viewpoints identified in Viewpoint of the 2002 ‘A Character Assessment of Oxford in planning designation and/ its Setting’ crosses through the segment from Garsington into or tourist guidebooks the centre of Oxford. and/or art and literature No further viewpoints are identified in planning designation and/or tourist guidebooks and/or art and literature are located within or cross the segment.
Zone of theoretical Views out of the segment are contained to the north and west visibility (from within the by the built from associated with the Mini Plant and the segment) southern edge of Oxford (Blackbird Leys). Long distance views are contained to the east and south by the raised topography associated with the settlements of Horspath and Garsington.
Visual receptors The key visual receptors include: • Guydens Farm and Northfield Farm
• Mini Plant employment area.
• Settlements of Horspath and Garsington.
• Footpath (reference 223/25)
• Oxford Road, Watlington Road and Transport Way
Visibility from identified Open views can be gained from the adjacent properties, roads receptors (from outside and public rights of way into the segment. It is assumed views the segment) from the properties to the west of the segment are prevented due to the dense boundary planting associated with Watlington Road. Views can be gained into the segment from the settlements of Horspath and Garsington due to the raised topography that they are situated on.
Value of the views Due to the landscape character and location of the segment it is assumed that people typically pass through the area rather than linger to enjoy the views. It is considered that the segment has a moderate to low value within views within the surrounding area.
Visual susceptibility to The segment has a medium to low susceptibility to change
63
change due to the nature and activities of the visual receptors and the visibility being contained by the low lying landform. It is considered that the view from the identified viewpoint would not be significantly affected by any proposed development within the segment due to the raised nature of where the viewpoint orientates from and looks too. The segment has been identified as being tolerant to change.
Summary The visibility of this segment is relatively contained to the surrounding ridgelines, to the east and south, and built form, to the north and west. Local open views are possible across the low lying countryside, but the value of these views is reduced by the dominance of the adjacent ‘Mini’ Plant.
Visual sensitivity Medium
64
13. Green Belt Segment 7a: North of Abingdon (East of the A4183)
Introduction
13.1 This segment is bounded to the north by the A34 and a heavily treed footpath, to the west by the A4183, to the south by the built up area of Abingdon and extends eastwards towards Peach Croft Farm. The segment consists, principally of agricultural land and earlier designed landscape features associated with Radley Hall.
Heritage
• Asset Summary of Significance
Heritage Assets • Radley Hall Radley Hall has its origins as an early 18th (Grade II*) century country house (1721-27) constructed to • The Chapel designs by William Townsend and Bartholomew (Grade II*) Peisley (who had both worked for Vanbrugh and • Memorial were involved in the construction of many Arch (Grade Oxford colleges). It has an excellently II) preserved interior. It was converted to St • Cloister and Peter’s College in 1847 and forms the core of Upper the 19th century campus, with associated Dormitory, buildings designed by Sir T.G. Jackson, Octagon and remnants of the earlier estate and more recent Schoolroom college buildings. Whilst its setting has been (Grade II) altered by the construction of a golf course and • Racquets the expansion of the college campus the earlier Court (Grade designed landscape remains largely legible. II) The wider context remains broadly agricultural, • Dining Hall providing a connection to its origins as a country and Cloister house. Walks In this regard Peach Croft Farm barn, a mid-late (Grade II) 18th century example of the local, vernacular • The Cottage building tradition, forms part of this rural context (Grade II) although it now forms part of a significantly • Peach Croft expanded farm complex of no heritage Farm Barn significance. (Grade II)
Commentary The Green Belt segment is located to the west and northwest of these heritage assets and includes the westernmost section of the historic avenue leading from Oxford Road to Radley Hall. The release of this segment of Green Belt for development is likely to impact upon the wider designed landscape of Radley Hall (shown on the 1875 Ordnance Survey Map), as well as impacting on the appreciation of this landscape element within its wider rural
65
context. Whilst this segment of the Green Belt does not contain any designated heritage assets the remnants of the designed landscape, and the wider rural context in which it is experienced, form an integral and significant element of the setting of Radley Hall. The change associated with any residential development in this location could have a potentially significant adverse effect on the significance of Radley Hall in particular, and the group of which it forms a part. There is unlikely to be any substantial effect on the significance of the particular significance of Peach Croft Farm Barn given the separation distances and its location within a significantly expanded farm complex.
Heritage High to medium sensitivity
Landscape Character Appraisal
Landscape Character Appraisal
Landscape elements 1. Predominately arable agricultural fields, with small paddocks associated with the avenue entrance to 1. Land use Radley College and pasture fields with Peach Croft 2. Topography Farm.
3. Drainage 2. Broadly sloping from 85 metres to the northwest, down to 60 metres in the south east. The segment is located 4. Vegetation on the southern slopes of a minor ridgeline that extends from Boars Hill. 5. Built form 3. A series of drainage ditches are located on the field 6. Movement boundaries and drain southwards through Abingdon and into the River Thames.
4. Vegetation is located along the field boundaries and drainage ditches. In places this vegetation widens and becomes shelter belts or strips of woodland. There are two small copses located within the segment. To the north, on the ridgeline, there is a double avenue of trees that denotes a historical entrance to Radley College through Radley Park (located to the east of the segment’s boundary).
5. There are two detached residential properties located to the north west corner of the segment
6. Public rights of way include the National Trail of the Oxford Greenbelt Way (reference 326/4) and footpath
66
(reference 326/5). The segment is bound by Oxford Road (A4183) to the west and Twelve Acre Drive to the south.
Landscape character area (a) National (a) 108 Upper Thames Clay Vales & 109 Midvale Ridge
(b) County (b) 12. Rolling Farmlands & 19. Wooded Estatelands
(c) District (c) n/a
(d) OCC’s Landscape (d) 6B. Enclosing Limestone Hills – Hinksey Heights Character Areas
Contribute to the (a) The landscape elements within the segment contribute characteristics of the to the 109 Midvale Ridge character area, but not the identified Landscape 108 Upper Thames Clay Vales character area. Character Areas (b) The landscape elements contribute to the 19. Wooded Estatelands character area more than the 12. Rolling Farmlands character area, but the identified key characteristics can both be found within the segment.
(c) n/a
(d) The landscape elements within the segment contribute to the identified 6B. Enclosing Limestone Hills – Hinksey Heights character area
Landscape condition High to moderate condition, due to the area being relatively intact and is in average repair/quality
Landscape value Major to moderate value, due to the landscape falling within the Vale of the White Horse District Council designation ‘NE7- North Vale Coralline Ridge’ and relating to the historic designed landscape of Radley Park and Radley College complex.
Landscape susceptibility Medium, due to the segment being able to accommodate to change limited development in its lower southern area without undue consequences for the maintenance of the baseline situation and/or the achievement of landscape planning policies and strategies. It is assumed that the landscape elements such as the treed field boundaries and entrance avenue would be retained as part of any proposals.
Summary The field boundaries contain a number of intact hedgerows and copses that reflect the identified character of the various landscape character areas. These should be retained and enhanced as part of any emerging proposal. The upper northern areas located on the minor ridgeline that
67
extends from Boars Hill, which has been identified as helping to provide the wooded backdrop to Oxford. The segment has an avenue entrance to Radley Park, which contains a number of mature trees. This area should not be developed and care should be taken to ensure that any development within the segment, if proposed, does not break the ridgeline.
Landscape sensitivity High to medium
Visual Appraisal
Visual Appraisal
Viewpoints identified in No viewpoints identified in planning designation and/or tourist planning designation and/ guidebooks and/or art and literature are located within or cross or tourist guidebooks the segment. and/or art and literature
Zone of theoretical Within the lower southern area of the segment views are visibility (from within the contained by the topography. As the land rises to the northern segment) area views are possible to the south and east to Abingdon and the landscape beyond. The views to the north and west are broadly contained due to the topography and vegetation associated with the field boundaries and avenue entrance to Radley College. Glimpsed views to the north of the segment are possible along the National Trail associated with this avenue.
Visual receptors The key visual receptors include: • The two residential properties located to the northwest of the segment
• Peach Croft Farm and Sugworth Farm and their associated buildings
• Properties with Abingdon that have windows orientated towards the segment
• National Trail of the Oxford Greenbelt Way (reference 326/4)
• Footpath (reference 326/5).
• Oxford Road (A4183) and Twelve Acre Drive
Visibility from identified Open, short distance views can be gained from the adjacent receptors (from outside properties, roads and public rights of way. Glimpsed views the segment) can be gained from Sugworth Farm to the north of the avenue entrance to Radley College. Glimpsed to no views can be gained in the medium to long distance from the north and west
68
due to the field boundaries and copses. Open views can be gained in the medium to long distance from the south and east onto the segment.
Value of the views It is assumed that people use the National Trail and footpath to gain views of the local Oxfordshire countryside. This section of the trail provides extensive views to the south of Oxfordshire. It is also assumed that upper section of the segment is visible from the northern residential area of Abingdon and the adjacent residential properties. The upper segment provides a wooded ridgeline that frames the north of Abingdon. It is therefore considered that the segment has the segment has a medium value within views within the surrounding area.
Visual susceptibility to The segment has a high to medium susceptibility to change change due to the nature and activities of the visual receptors and the visibility consisting of partial or open views. It is considered that in general the segment would not be tolerant to change, although the lower southern area could be tolerant of some.
Summary The visibility of the segment increases to the north due to the topography rising. The upper slope of the segment provides a wooded ridgeline that frames the north of Abingdon. Views to and from the lower southern area are contained by the existing boundary vegetation and built form of the northern edge of Abingdon.
Visual sensitivity High to medium
69
14. Green Belt Segment 7b: North of Abingdon (West of the A4183)
Introduction
14.1 The curving route of the A34 is located to the north of the segment and the built up area of Abingdon to the south. The busy A4183 forms the north eastern boundary of the segment. The segment is varied in character and includes areas of trees, open fields and built development in the form of the Tilsley Park Leisure Centre and at Lodge Hill.
Heritage
• Asset Summary of Significance
Heritage Assets • No N/A designated heritage assets
Commentary There are no designated heritage assets within the vicinity of this Green Belt segment. It would be advisable to have regard to the relative siting of the north eastern part of this segment, where it adjoins the Oxford Road, given its proximity to the wider designed landscape associated with Radley Hall (as outlined in the discussion relating to Green Belt Segment 7a).
Heritage Low sensitivity
Landscape Character Appraisal
Landscape Character Appraisal
Landscape elements 1. Land use 1. Predominately arable agricultural fields and with small paddocks located to the north. The segment also 2. Topography includes Tilsley Park Leisure Centre and White Horse Contractors engineering compound. 3. Drainage 2. Broadly sloping landform from 85 metres to the 4. Vegetation northeast, down to 60 metres in the south west. The segment is located on the southern slopes of a minor 5. Built form ridgeline that extends from Boars Hill.
6. Movement 3. A series of drainage ditches are located on the field boundaries and drain southwards through Abingdon and
70
into the River Thames. Two engineered ponds are located to the west of Sugnell Copse.
4. Vegetation is located along the field boundaries and the A34. In places this vegetation widens, particularly along the drainage ditches, and there are areas of new tree planting. Sugnell Copse is located to the north of the segment.
5. Within the segment there are buildings of a large footprint associated with the Tilsley Park Leisure Centre and White Horse Contractors and those of a small footprint, consisting of one to two storey residential buildings located along a track off Oxford Road. Electricity pylons cross the segment.
6. Public rights of way within the segment include the National Trail of the Oxford Greenbelt Way (reference 372/12 & 326/6) and bridleway (reference 372/13). The B4017 also crosses the southern area of the segment and there are a number of private access tracks to the north serving the residential properties and White Horse Contractors. The segment is bound by Oxford Road (A4183) to the east, the A34 to the west and Copenhagen Drive and Dunmore Road to the south. Noise from A34 can be heard within the segment.
Landscape character area (a) National (a) 108 Upper Thames Clay Vales & 109 Midvale Ridge
(b) County (b) 12. Rolling Farmlands
(c) District (c) n/a
(d) OCC’s Landscape (d) 6B. Enclosing Limestone Hills – Hinksey Heights Character Areas
Contribute to the (a) The landscape elements within the segment contribute characteristics of the to the 109 Midvale Ridge character area, but not the identified Landscape 108 Upper Thames Clay Vales character area. Character Areas (b) The landscape elements contribute to the 12. Rolling Farmlands character area.
(c) n/a
(d) The landscape elements within the upper north eastern area of the segment contribute to the identified 6B. Enclosing Limestone Hills – Hinksey Heights character
71
area.
Landscape condition Moderate condition, due to the area being relatively intact and is in average repair/quality
Landscape value High to moderate value, due to the landscape falling within the Vale of the White Horse District Council designation ‘NE7- North Vale Coralline Ridge’.
Landscape susceptibility Medium, due to the segment being able to accommodate to change limited development in its lower southern area without undue consequences for the maintenance of the baseline situation and/or the achievement of landscape planning policies and strategies. It is assumed that the landscape elements such as the treed field.
Summary The field boundaries contain a number of intact hedgerows and copses that reflect the identified character of the various landscape character areas. These should be retained and enhanced as part of any emerging proposal. The upper north eastern area has been identified as helping to provide the wooded backdrop to Abingdon, but it has already has built form on. The segment does not contribute to the ‘special character of Oxford’.
Landscape sensitivity Medium
Visual Appraisal
Visual Appraisal
Viewpoints identified in No viewpoints identified in planning designation and/or tourist planning designation and/ guidebooks and/or art and literature are located within or cross or tourist guidebooks the segment. and/or art and literature
Zone of theoretical Within the lower southern area of the segment views are visibility (from within the contained by the topography. As the land rises to the northern segment) area views are possible to the surrounding landscape to the south and west. The views to the north and east are broadly contained due to the topography and vegetation associated with the field. Glimpsed views to the north of the segment are possible along the track off Oxford Road.
Visual receptors The key visual receptors include: • The residential properties located along the track off Oxford Road
• White Horse Contractors employment area
• Properties with Abingdon that have windows orientated
72
towards the segment
• National Trail of the Oxford Greenbelt Way (reference 372/12 & 326/6)
• Bridleway (reference 372/13)
• A34, Oxford Road (A4183), B4017, Copenhagen Drive and Dunmore Road
Visibility from identified Open, short distance views can be gained from the adjacent receptors (from outside properties, roads and public rights of way to the north of the the segment) segment. It is assumed views from the properties to the west of Abingdon onto the south of the segment are contained due to the dense boundary planting associated with Dunmore Road, the views becomes open again to the far south around the B4017 and Copenhagen Drive. Glimpsed to no views can be gained in the medium to long distance from the north and east due to the existing vegetation. Open views can be gained in the medium to long distance from the south and west onto the northern area of segment.
Value of the views It is assumed that people use the National Trail and footpath to gain views of the local Oxfordshire countryside, although this section of the trail provides only glimpsed views to the south of Oxfordshire. It is also assumed that upper section of the segment is visible from the northern residential area of Abingdon and the adjacent residential properties. The upper segment provides a wooded ridgeline that frames the north of Abingdon and it is considered that the segment has a medium to low value within views within the surrounding area.
Visual susceptibility to The segment has a medium susceptibility to change due to the change nature and activities of the visual receptors and the visibility consisting of partial to glimpsed views of the surrounding countryside. It is considered that in general the northern area of the segment would not be tolerant to change, but the lower southern area would be.
Summary The visibility of the segment increases to the north due to the rising topography. The upper slope of the segment provides a wooded ridgeline that frames the north of Abingdon. Views to and from the lower southern area are contained by the existing boundary vegetation and built form of the northern edge of Abingdon.
Visual sensitivity Medium
73
Appendix 1: Existing Landscape Character Assessment
Background This appendix sets out the various existing landscape character assessment’s resources at a national, county and local district level. The table below provides a summary of the existing landscape character assessments and areas the segments are each located within.
Summary Table Segment National Regional District OCC’s Landscape Character Joint Character Types Character Areas Character areas Areas
1a. Yarnton Upper 1. Alluvial Lower Cherwell 2A. Rivers and Pastoral (East of the Thames Clay Lowlands Floodplain Floodplains – Thames (Isis) A44) Vales 8. Lowland Village 3E. Settled and Open River Farmlands Terraces – Oxford Airport 19. Wooded 4A. Wooded Clay Hills – Estatelands Cassington / Bladon Ridge
1b. Yarnton Upper 8. Lowland Village Lower Cherwell 2A. Rivers and Pastoral (West of the Thames Clay Farmlands Floodplain Floodplains – Thames (Isis) A44) Vales 3E. Settled and Open River Terraces – Oxford Airport
2. South Upper 17. Vale Farmland Lower Cherwell 1C. Lowland Clay Vales – Kidlington Thames Clay Floodplain Gosford Gap Vales Otmoor Lowlands
3a. North of Upper 1. Alluvial Lower Cherwell 1C. Lowland Clay Vales – Oxford (East Thames Clay Lowlands Floodplain Gosford Gap of the A4165) Vales 17. Vale Farmland Otmoor 2B. Rivers and Pastoral Lowlands Floodplains – Cherwell
3b. North of Upper 17. Vale Farmland Lower Cherwell 1C. Lowland Clay Vales – Oxford (West Thames Clay Floodplain Gosford Gap of the A4165) Vales Otmoor 2A. Rivers and Pastoral Lowlands Floodplains – Thames (Isis)
4. Wick/ Midvale 19. Wooded 1. Oxford 2B. Rivers and Pastoral Bayswater Ridge Estatelands Heights Floodplains – Cherwell Farm 6C. Enclosing Limestone Hills – East Oxford Heights
5a. Wheatley Midvale 12. Rolling 1. Oxford 6C. Enclosing Limestone Hills – (North of the Ridge Farmlands Heights East Oxford Heights London
74
Road)
5b. Wheatley Midvale 12. Rolling 1. Oxford 7A. High Plains – Shotover (South of the Ridge Farmlands Heights Plain London Road)
6a. Grenoble Midvale 1. Alluvial 2. Nuneham 5B. Settled Plateaux – Road Ridge Lowlands Courtney Ridge Cowley/Blackbird Leys 8A. Clay Vales – Sandford Vale
6b. North Midvale 1. Alluvial 2. Nuneham 5B. Settled Plateaux – east of Ridge Lowlands Courtney Ridge Cowley/Blackbird Leys Grenoble Road
7a. North of Midvale 12. Rolling n/a 6B. Enclosing Limestone Hills – Abingdon Ridge Farmlands Hinksey Heights (East of the Upper 19. Wooded A4183) Thames Clay Estatelands Vales
7b. North of Midvale 12. Rolling n/a 6B. Enclosing Limestone Hills – Abingdon Ridge Farmlands Hinksey Heights (West of the Upper A4183) Thames Clay Vales
National Joint Character Areas
Natural England has identified 159 National Character Areas (NCA), which share similar landscape characteristics. These areas are identifies as following natural lines in the landscape rather than administrative boundaries, making them a good decision-making framework for the natural environment.
Nine of these character areas fall within the county of Oxfordshire and the identified segments fall within two of them:
• 108 - Upper Thames Clay Vales (Segments 1a, 1b, 2, 3a and 3b) • 109 - Midvale Ridge (Segments 4, 5a, 5b, 6a, 6b, 7a and 7b)
108 - Upper Thames Clay Vales The NCA of the Upper Thames Clay Vales is a broad belt of open, gently undulating lowland farmland on predominantly Jurassic and Cretaceous clays. The area contains a contrasting landscape of enclosed pastures of the claylands with wet valleys, mixed farming, hedges, hedge trees and field trees and more settled open, arable lands. Mature field oaks are common within this NCA and give a parkland feel in many places. It is identified that the growth of urban areas, particularly around Oxford, may provide opportunities for creation of significant areas of accessible natural green-space.
The key characteristics include:
75
• Low-lying clay-based flood plains encircle the Midvale Ridge. Superficial deposits, including alluvium and gravel terraces, spread over 40 per cent of the area, creating gently undulating topography. The Upper Jurassic and Cretaceous clays and the wet valley bottoms give rise to enclosed pasture, contrasting with the more settled, open, arable lands of the gravel. • The large river system of the River Thames drains the Vales, their headwaters flowing off the Cotswolds to the north or emitting from the springline along the Chilterns and Downs escarpments. Where mineral extraction takes place, pits naturally fill with water, and limestone gravels from the Cotswolds give rise to marl formation. There are a high number of nationally important geological sites. • Woodland cover is low at only about 3 per cent, but hedges, hedgerow trees and field trees are frequent. Watercourses are often marked by lines of willows and, particularly in the Aylesbury Vale and Cotswold Water Park, native black poplar. • Wet ground conditions and heavy clay soils discourage cultivation in many places, giving rise to livestock farming. Fields are regular and hedged, except near the Cotswolds, where there can be stone walls. The Vale of White Horse is made distinct by large arable fields, and there are relict orchards on the Greensand. • In the river corridors, grazed pasture dominates, with limited areas of historic wetland habitats including wet woodland, fen, reedbed and flood meadow. There are two areas of flood meadow designated for their importance at a European level as Special Areas of Conservation (SAC). There are also rich and extensive ditch systems. • Gravel extraction has left a legacy of geological exposures, numerous waterbodies and, at the Cotswold Water Park, a nationally important complex of marl lakes. • Wetland habitat attracts regionally important numbers of birds including snipe, redshank, curlew and lapwing and wintering wildfowl such as pochard. Snake’s head fritillary thrives in the internationally important meadows. The area also supports typical farmland wildlife such as brown hare, bats, barn owl, tree sparrow and skylark. • Blenheim Palace World Heritage Site, including its Capability Brown landscape, is the finest of many examples of historic parkland in this NCA. There are many heritage features, including nationally important survivals of ridge and furrow, Roman roads, deserted medieval villages and historic bridges. • Brick and tile from local clays, timber and thatch are traditional building materials across the area, combined with limestone near the Cotswolds and occasional clunch and wichert near the Chilterns. • Settlement is sparse on flood plains, apart from at river crossings, where there can be large towns, such as Abingdon. Aylesbury and Bicester are major urban centres, and the outer suburbs of Oxford and Swindon spread into this NCA. Market towns and villages are strung along the springlines of the Chilterns and Downs. Major routes include mainline rail, canals, a network of roads including the M40 and M4 and The Ridgeway and Thames Path National Trails.
More details on the NCA ‘Upper Thames Clay Vales’ can be found within the National Character Area profile (website http://www.naturalengland.org.uk/publications/nca/upper_thames_clay_vales.aspx)
109 - -Midvale Ridge The NCA of the Midvale Ridge is a band of low-lying limestone hills stretching from the Vale of Aylesbury in Buckinghamshire to Swindon. It is surrounded by the flat lands of the Oxfordshire clay vales, giving extensive views across the surrounding countryside. It is a predominantly
76
agricultural area with a mixed arable and pastoral farming landscape. The main towns are Swindon, at the western end, and Oxford, which lies across the centre of the area, but otherwise the settlement pattern is characterised by small nucleated villages along the top of the ridge and along the springline.
The key characteristics include:
• Low, irregular wooded limestone ridge giving way to a series of isolated steep-sided tabular hills in the east which rise from the surrounding clay vales. • Contrast between the moderately elevated limestone hills and ridges and the surrounding low-lying clay vales. • Drained mostly by small springs and streams which run into the Thames, Thame and Ock. • Well wooded – a third of the woodland is designated ancient woodland. • Mixed pastoral and arable landscape with large, geometric fields divided by hedges and regularly spaced hedgerow trees punctuated by blocks of woodland. • Fragmented but rare and important semi-natural habitats, including acid grassland, calcareous fens and flushes, wet woodland and calcareous grass heaths particularly around Frilford and Cothill. • Evidence of previous land use such as iron-age and Romano-British settlements and ridge and furrow through to old quarries still visible in the landscape. • Locally quarried limestone commonly used as building material for local houses. • Settlement pattern of nucleated villages on the hill tops and along the springline with low density of dispersed settlement. • Recreational opportunities include the Thames Path National Trail.
More details on the NCA ‘Midvale Ridge’ can be found within the National Character Area profile (website or http://www.naturalengland.org.uk/publications/nca/midvale_ridge.aspx)
County Character Types
Building on Natural England’s NCA Oxfordshire County Council, Natural England and the Earth Trust produced the Oxfordshire Wildlife and Landscape Study. This study has identified twenty- four separate landscape types within the county, which each have a similar pattern of geology, topography, land use and settlements. The full study can be found here: http://owls.oxfordshire.gov.uk/wps/wcm/connect/occ/OWLS/Home/Oxfordshire+Landscape+Typ es/
The identified segments fall within five of them:
• 1. Alluvial Lowlands (Segments 1a, 3a, 6a and 6b) • 8. Lowland Village Farmlands (Segments 1a and 1b) • 12 Rolling Farmlands (Segments 5a, 5b and 7a) • 17 Vale Farmland (Segments 2, 3a and 3b) • 19 Wooded Estatelands (Segments 1a, 4, 7a and 7b)
1. Alluvial Lowlands The Alluvial Lowlands is located in lowland areas, associated with alluvium drifts, adjacent to the main river corridors of the upper and lower Thames, the lower Cherwell and the rivers Ray and Ock. In summary it includes flat landscapes of lowland river valleys, associated with alluvial
77
soils. It is characterised by a regular pattern of medium-sized hedged fields with permanent pasture and arable cropping.
Key characteristics include:
• Broad alluvial plains. • Mixed farming pattern with regular fields with both arable cropping and pasture. • Densely scattered hedgerow trees of ash and willow. • Dense willow corridors bordering a large number of ditches. • Sparsely settled.
8. Lowland Village Farmlands The Lowland Village Farmlands is the largest part of the landscape type is at the western end of the Upper Thames Vale and to the south of Witney and Carterton. A large part also falls within the clay vale area to the north-west and south-west of Didcot. Outliers of the landscape type at Islip, Merton, Charlton-on-Otmoor, Garsington and Toot Baldon are associated with outcrops of the Corallian beds over the clay vale. In summary it includes a variable, often large scale farmed landscape closely associated with village settlements.
Key characteristics include:
• A varied, gently rolling and almost flat topography. • Medium to large-sized arable and hedged fields. • Thinly scattered hedgerow trees, which are mostly ash. • Ash, willow and poplars fringing ditches and streams. • Prominent village settlements scattered throughout the area.
12. Rolling Farmlands The Rolling Farmlands landscape type is largely associated with the rolling landscapes of the Midvale Ridge NCA, extending from Watchfield and Fernham to Appleton and Dry Sandford. It includes the lower slope of the ridge between Holton and Denton, and, in the Vale of White Horse, the more undulating areas to the east of Didcot. It also covers the rolling landscape at the foot of North Wessex Downs.
In summary it includes a landscape with a prominent rolling landform and distant views from hillsides across the surrounding low-lying vale. It is associated with large open arable fields and localised blocks of ancient woodland.
Key characteristics include:
• Prominent rolling landform. • Large, geometric arable fields enclosed by a weak hedgerow pattern. • Thinly distributed hedgerow trees. • Locally prominent blocks of ancient woodland. • Small to medium-sized villages.
17. Vale Farmland The Vale Farmland is described as being a widely distributed landscape type, which is largely associated with clay vale landscapes adjacent to river systems. To the south of the county it borders parts of the rivers Thames, Cherwell, Thame and Ock. To the north, it lies adjacent to
78
the rivers Evenlode and Cherwell. In summary it is a vale landscape defined by regularly shaped, arable fields enclosed by hawthorn hedges and hedgerow trees. A nucleated settlement pattern is also a characteristic feature of this landscape type.
Key characteristics include:
• A gently rolling landscape associated with clay soils. • Medium to large regularly shaped arable fields and more localised smaller grass fields. • A well-defined hedgerow pattern with characteristic hedgerow trees. • Occasional ditches and minor streams bordered by crack willows and ash. • A nucleated pattern of small, compact villages.
19. Wooded Estatelands The Wooded Estatelands landscape type includes parklands at the eastern end of the Cotswolds, ranging from the area around Blenheim Park, Steeple Barton, Middleton Park and as far as Shelswell Park to the north of Bicester. Further south it includes Eynsham Hall Park and Bladon Heath Wood and also covers the majority of the wooded and parkland areas in the undulating landscape of the Corallian Ridge. In summary it is characterised by arable farming and small villages with a strong vernacular character.
Key characteristics include:
• Rolling topography with localised steep slopes. • Large blocks of ancient woodland and mixed plantations of variable sizes. • Large parklands and mansion houses. • A regularly shaped field pattern dominated by arable fields. • Small villages with strong vernacular character.
District Landscape Character Assessments
The identified segments are located within three district councils, two of which have Landscape Character Assessments
• Cherwell District Council Landscape Character Appraisal – 1995 (Segments 4, 5a, 5b 6a and 6b)
• South Oxfordshire Landscape Character Appraisal - 1998 (Segments 1a, 1b, 2, 3a and 3b) The remaining identified segments 7a and 7b are located within Vale of the White Horse which does not have a current Landscape Character Assessment.
Cherwell District Council Landscape Character Appraisal This document was produced in order for the district to develop a consistent, coordinated approach to planning policy, development control, landscape management/conservation, recreation and tourism. The full study can be found here: http://www.cherwell.gov.uk/media/pdf/7/n/CDC_Landscape_Assessment_- _Cobham_Nov_1995_-_lr.pdf
The identified segments fall within the following character areas
79
• Lower Cherwell Floodplain (Segments 1a, 1b, 2, 3a and 3b) • Otmoor Lowlands (Segments 2, 3a and 3b)
Lower Cherwell Floodplain The Lower Cherwell Floodplain character area is characterised by fringe landscapes associated with Kidlington, a garden city development, and with the many major road corridors that converge at Peartree Hill, between Oxford and Kidlington.
Key characteristics include:
• The area is level and low-lying, with heavy clay soils and substantial local gravel deposits. • Arable farming has been facilitated by improvements in drainage in this area and the large, flat fields are now mostly under cultivation for cereals. • Fields are surrounded by hedgerows and trees, with a high proportion of willow and generating elm. • Influence of the nearby Oxford urban area is substantial and much of the landscape is dominated by features associated with the urban fringe. • Pylons and overhead cables radiate outwards from a large electricity substation at Yarnton, dominating the skyline. • The area is crossed by transport links, including the mainline rail link. • Major roads are the most dominant landscape features, with the A40, the A44, the A4260, and the A34 trunk roads converging at Pear Tree Hill. • The influence of the road corridors extends over a large area because of the level, exposed nature of the landform.
Otmoor Lowlands The Otmoor Lowlands character area is essentially a flat, wet, low lying landscape, but it displays considerable variation owing to particular landform features and built development. It stretches northwards to include Bicester’s urban fringes, and to the south includes the edge of the Oxford Heights.
Key characteristics include:
• The outcrops of the Corallian Beds cause the land to rise up to the Oxford Heights which lie to the south of Cherwell District. However, within the Otmoor area the Grits and Coral Rag outcrop, creating distinctive hills isolated from the main ridge of rising ground. • The river winds its way across its floodplain, where alluvial deposits overlie the clay. • Owing to its poor drainage, traditional land cover has consisted of grazed wet meadows, some of which remain in and around Otmoor, with willow pollards lining streams and drainage ditches. Much of the grassland is now divided into fields with hedge and ditch boundaries. • A substantial part of the land is now in arable cultivation. Fields are large with weak boundaries, giving rise to an open, exposed landscape. • Where the land rises up at the southern edge of the area a pattern of smaller fields has developed on the steeper slopes, while open grazing persists on the higher open ground. • Some remnant upland heath characteristics occur, with sheep grazing and bracken and gorse on the highest slopes.
80
South Oxfordshire Landscape Character Appraisal This appraisal provides a tool for describing the character of the district’s landscape in order to recognise how to conserve and enhance them and to help planning for sustainable development in rural areas. The full study can be found here: http://www.southoxon.gov.uk/services-and-advice/planning-and-building/planning- policy/evidence-studies/policy-publications/south
The identified segments fall within the following character areas
• 1. Oxford Heights (Segments 4, 5a and 5b) • 2. Nuneham Courtney Ridge (Segments 6a and 6b)
Oxford Heights The Oxford Heights character area is defined by its distinctive landform of hills and ridges, which rise prominently above the surrounding vales and river valleys. While this complex relief is a unifying feature of the area, it also creates a landscape of contrasts – from open elevated hilltops and hillsides to enclosed intimate lowlands, with extensive areas of rolling countryside in-between. The landscape is also physically and visually fragmented by landform and roads and is consequently difficult to perceive as a coherent unified area.
In summary three broad variations in landscape character have been identified:
• The low-lying floodplain landscapes for the river valleys and the Otmoor lowlands; • Distinctive parkland and estate landscapes at Shotover and near Beckley; • And the distinctive farmed hills and valleys of the Mid-vale Ridge which typify the majority of the area. Key characteristics include:
• Rolling landform of hills and valleys; • Large-scale farmland, mostly in arable cultivation; • Typical large fields, with rectilinear pattern of field boundaries (predominantly hedgerows); • Varying structure hedgerows; • Open, denuded and exposed character, with prominent skylines and hillsides and high intervisibility; • Distinctive elevated and expansive character on ridges and higher ground, with dominant sky and long views; • Landscape typically fragmented and intruded upon by roads and built development, particularly around Wheatley and Oxford fringes, although it retains a predominately rural character; • Predominately rural character but some localised intrusion of main roads (including M40/A40), overhead power lines and built development. • Intervisibility reduced by landform and landscape structure to create a more enclosed and intimate landscape, but long views possible from hillsides and higher ground across lower-lying vales;
Nuneham Courtney Ridge The Nuneham Courtney Ridge character area is dominated by the extensively wooded parkland and estate landscapes of Nuneham Courtney, which occupy the core of the area. However,
81
landform is also a unifying element, with the distinctive rolling plateau rising predominately above the surrounding river valleys.
In summary the main variations in landscape character have been identified as:
• The low-lying floodplain landscapes of the River Thames and Baldon Brook; • Distinctive parkland and estate landscapes at Nuneham Courtney; • The instructional complex of The Culham Laboratory; • And the distinctive rolling hills and valleys which typify the rest of the area.
Key characteristics include:
• Distinctively flat, low-lying farmland (below 65 metres AOD) occupying former marshland alongside the Baldon Brook on land less prone to flooding and more easily drained and cultivated; • Large-scale rectilinear field pattern with distinctive network of drainage ditches; • Weak landscape structure with few trees, low or gappy hedges, open ditches and fences; • Comparative inaccessibility creates a rural and remote character; • Open, denuded landscape results in high intervisibiltiy. • Rolling plateau landform; • Large-scale farmland, mostly in arable cultivation; • Distinctive elevated and expansive character on ridges and higher ground, with dominant sky and long views; • Predominately rural character but some localised intrusion of main roads, overhead power lines and built development. • Predominately intensive arable land use but some pockets of permanent pasture occur, particularly around settlements and on steeper hillsides; • Predominately rural character; • Landform and landscape structure create enclosure and reduce intervisiblity.
A Character Assessment of Oxford in its Setting OCC 2002
Oxford City Council’s 2002 document ‘A Character Assessment of Oxford in its Setting’ identified 23 landscape character areas within the setting of the city centre and its setting. These each had their individual character or ‘sense of place’. The full study can be found here: http://www.oxford.gov.uk/PageRender/decP/Policy_Documents_and_Publications_occw.htm
All of the segments identified fall within, or a portion falls, within the following character areas:
• 1C. Lowland Clay Vales – Gosford Gap (Segments 2, 3a and 3b) • 2A. Rivers and Pastoral Floodplains – Thames (Isis) (Segments 1a, 1b and 3b) • 2B. Rivers and Pastoral Floodplains – Cherwell (Segments 3a and 4) • 3E. Settled and Open River Terraces – Oxford Airport (Segments 1a and 1b) • 4A. Wooded Clay Hills – Cassington – Bladon Ridge (Segment 1a) • 5B. Settled Plateaux – Cowley/Blackbird Leys (Segments 6a and 6b) • 6B. Enclosing Limestone Hills – Hinksey Heights (Segments 7a and 7b) • 6C. Enclosing Limestone Hills – East Oxford Heights (Segments 4 and 5a) • 7A. High Plains – Shotover Plain (Segment 5b) • 8A. Clay Vales – Sandford Vale (Segment 6a)
82
1C Lowland Clay Vales – Gosford Gap The Lowland Clay Vales – Gosford Gap character area is described as:
Smooth, gently undulating low-lying areas of Oxford Clay which form the footslopes and vales between areas of high ground. They are characterised by mixed agricultural fields divided by low, neatly trimmed hedgerows with hedgerow trees. Roads often have wide verges and are bordered by drains. Church towers in the stone/brick built villages and farmsteads are prominent landmarks in these flat, open landscapes.
The smooth, open vales that create a dramatic contrast to the areas of high ground, enhancing the topographical setting of Oxford within a ring of hills.
2A Rivers and Pastoral Floodplains – Thames (Isis) and 2B Rivers and Pastoral Floodplains – Cherwell The Rivers and Pastoral Floodplains – Thames (Isis) character area is described as:
Flat, wide alluvial floodplains of the rivers which flow between the prominent hills. The tranquil pastoral scene of open meadows with cattle grazing amongst the silhouettes of mature floodplain trees contrasts with the busy urban scenes which often lie adjacent. Boathouses, locks and pubs along the river are landmarks. Historic buildings and ancient groves are features. Allotments and land use such as playing fields and large scale business/retail parks are often found in the floodplain landscapes.
The flat, open pastoral floodplains and are part of the classic image of Oxford – they have long been sued for pasture and hay crops. In landscape terms, the simple open green meadows and expanses and open water provide a dramatic contrast, both in colour and form, to the built core of Oxford. Open character allows long views over them.
3E Settled and Open River Terraces – Oxford Airport The Settled and Open River Terraces – Oxford Airport character area is described as:
The river terraces (and their proximity to pastures) have been the prime locational factor for settlement in the Thames Valley from prehistoric times. These domed deposits of river terrace gravels overlying clay support the historic core of Oxford as well as much newer built development. The landscape type therefore tends to have a busy, urban character. Buildings are typically of limestone with red brick detailing. Roads and a feature of the landscape today. Those river terraces that remain undeveloped typically support rural, agricultural landscape of medium to large ‘enclosure’ fields with arable and pasture. They provide a contrast with both the floodplain and adjacent urban areas.
The area provides minor undulations in topography and separates the Thames and Cherwell floodplains. The river terraces support built development, and form a contrast to the open floodplains.
4A Wooded Clay Hills – Cassington / Bladon Ridge The Wooded Clay Hills – Cassington / Bladon Ridge character area is described as:
Prominent, but low, rounded hills which stand out from the low lying clay vales and alluvial plains to the north of Oxford. The tranquil agricultural landscape is characterised by a mixture of arable and pasture fields divided by low, neatly clipped hedgerows and wooded ridges, creating a strong field pattern. Fields of oil seed rape stand out as bright
83
patches in the landscape during summer. On opt of the hills one has a clear sense of elevation above the surrounding clay vales. Settlement is sparse – stone farmhouses are scattered over the hillsides, and small stone villages are restricted to the footslopes.
Although relatively low, these hills are prominent as they rise out of the flat clay vales north of Oxford. Their wooded ridges and strong field patterns provide an important backdrop to the north of the city where few other landform features are present. Conversely there are views from these hills to the city.
5B Settled Plateaux – Cowley/Blackbird Leys The Settled Plateaux – Cowley/Blackbird Leys character area is described as:
The Settled Plateaux are low Corallian platforms formed of sand and calcareous sandstone, incised by narrow valleys, with a steep scarp at their western edge. Reefs of Corraline limestone or ‘Coral Rag’ overlie the sandstone along the eastern boundary, forming the transition to the higher Enclosing Limestone Hills. The Coral Rag, which is quarried from these areas, is typical of the buildings in this landscape type and sandy soils result in vegetation of gorse and pine. The landscape is unique among the upland area for its high density of settlement.
The hills provide a strong topographic setting and wooded skyline is important in views from Oxford. Famous views of Oxford, as drawn by artists e.g. Turner. Conversely there are views from these hills to the city.
6B Enclosing Limestone Hills – Hinksey Heights and 6C Enclosing Limestone Hills – East Oxford Heights The Enclosing Limestone Hills – Hinksey Heights character area is described as:
Prominent hills with steep scarp slopes and table topped landform, surrounding Oxford. The underlying geology is a mixture of Coral Rag, (Upper Corrallin formation), grey mudstones with limestone nodules (Kimmeridge Clay), and sands and limestone’s of the Portland Formation. They are characterised by fields of mixed farmland divided by hedgerows – the strong field patterns are a feature of this landscape type. The hills typically support large areas of deciduous woodland. Nucleated villages tend to be situated either at the foot or at the top of the scrap slope and area characterised by the use of stone as the main building material. Estates are associated with stone walls and designed parkland is common. Church towers within the scarp top villages, for example at Elsfield, are prominent landmarks in the landscape. Communication masts are also prominent on the hills.
These hills provide a strong topographic setting and rural wooded backdrop to Oxford. Conversely there are views from these hills to the city.
7A High Plains – Shotover Plain The High Plains – Shotover Plain character area is described as:
This landscape type is distinctive in its flat-topped landform and sandy soil, which caps the highest hills as at Boar’s Hill and Shotover Hill. The result is isolated areas with red soils and a healthy character, supporting distinctive vegetation such as pines and stand out as distinctive skyline features. There’s areas tend to be fairly well settled due to the
84
relativity flat landform on top of these hills. Housing, of all ages, is positioned to take advantage of the views. Although these hills are relatively well settled, they retail a peaceful character, remote from the city. Ornamental garden vegetation is the only clue as to the human influence when seen from a distance.
The enclosing effect of these hills is very important to the setting of Oxford. Clumps of Scots Pine growing on sandy soils are particularly important features on the ridgelines. Conversely there are views from these hills to the city.
8A Clay Vales – Sandford Vale The Clay Vales – Sandford Vale character area is described as:
Smoothly undulating clay vale of large scale arable fields divided by neatly trimmed hedgerows with hedgerow trees. These values are at a higher altitude that the lowland clay vales. Tree cover is otherwise extremely low. This is a tranquil working rural agricultural landscape with sparsely scattered red brick farmsteads and very little public access. Hedgerow trees stand out as features in this flat, open landscape.
The open agricultural belt emphasises the topography and enclosing effect of the hills beyond the vale.
85
Turley The Charlotte Building 17 Gresse Street London W1T 1QL
T 020 7851 4010
Appendix 2: Community Infrastructure Plans 1 - 6
42
Appendix 3: Transport Overview and Assessment of Site Options
43
Oxford Growth Strategy Proforma Report Appendix 3: Transport Overview and Assessment of Site Options
On behalf of Oxford City Council
Project Ref: 30798 | Rev: 04 | Date: October 2014
Office Address: 10 Queen Square, Bristol, BS1 4NT T: +44 (0)117 928 1560 E: [email protected] Proforma Report Appendix 3: Transport Overview and Assessment of Site Options Oxford Growth Strategy
Document Control Sheet
Project Name: Oxford Growth Strategy Project Ref: 30798 Report Title: Proforma Report Appendix 3: Transport Overview and Assessment of Site Options Doc Ref: 04 Date: October 2014
Name Position Signature Date
Prepared by: Nick Church Senior Associate October 2014
Reviewed/Approved: Tony Russell Partner October 2014
For and on behalf of Peter Brett Associates LLP
Revision Date Description Prepared Reviewed Approved
- 29/09/2014 Draft for client team comment NC APR APR
02 02/10/2014 Revised Draft NC APR APR
03 16/10/2014 Final Issue NC APR APR
04 16/10/2014 Revised Final Issue NC APR APR
Peter Brett Associates LLP disclaims any responsibility to the Client and others in respect of any matters outside the scope of this report. This report has been prepared with reasonable skill, care and diligence within the terms of the Contract with the Client and generally in accordance with the appropriate ACE Agreement and taking account of the manpower, resources, investigations and testing devoted to it by agreement with the Client. This report is confidential to the Client and Peter Brett Associates LLP accepts no responsibility of whatsoever nature to third parties to whom this report or any part thereof is made known. Any such party relies upon the report at their own risk.
© Peter Brett Associates LLP 2014
J:\30798 Oxford Transport Consultancy Support\Technical\Transport\WP\Reports\Stage 2 ii Proforma Report\WP\20141002_Oxford Strategic Growth Options_Transport Opportunities & Constraints_ v4 FINAL_ISSUED.docx
Proforma Report Appendix 3: Transport Overview and Assessment of Site Options Oxford Growth Strategy
Contents
1 Introduction ...... 1 2 Transport Context ...... 4 2.1 Transport Policy Overview ...... 4 2.2 Oxfordshire Existing Movement Patterns ...... 5 2.3 Oxfordshire Transport Infrastructure Schedule ...... 7 2.4 Transport Infrastructure Funding Challenges ...... 10 2.5 The Oxford Opportunity ...... 12 3 Stage 2 Framework Transport Assessment ...... 13 3.1 Introduction ...... 13 3.2 Stage 2 Assessment Outcomes ...... 14 4 Summary and Conclusions ...... 23
Tables
Table 1.1: Framework Transport Assessment Overview ...... 1 Table 2.1: 2011 Journey to Work Analysis: Percentage of Trips to work to each District by Residents from each District . 5 Table 2.2: 2011 Journey to Work Analysis: Mode Share of All Resident Journeys to Work ...... 5 Table 2.3: 2001 Journey to Work Analysis: Mode Share of All Resident Journeys to Work ...... 6 Table 2.4: 2011 Journey to Work Analysis: Origins of Journeys to Work for Oxford Employees and Car Dependency ..... 6 Table 2.5: Oxford City Transport Infrastructure Schedule ...... 10 Table 3.1: Stage 2 Framework Transport Assessment Outline Methodology ...... 13 Table 3.2: Proximity to Services: confirmation of key destinations ...... 16 Table 3.3: Proximity to Key Services: distance comparison ...... 16 Table 3.4: Public Transport Connections ...... 18 Table 3.5: Walk and Cycle Accessibility Comparison ...... 20 Table 3.6: Significance Assessment of Planned Transport Infrastructure Proposals ...... 21 Table 3.7: Local Transport Infrastructure Comparison ...... 21 Table 4.1: Stage 2 Assessment Summary ...... 24
Annexes
Annex A: Oxfordshire Transport Infrastructure Schedule Annex B: Public Transport Background Note
J:\30798 Oxford Transport Consultancy Support\Technical\Transport\WP\Reports\Stage 2 iii Proforma Report\WP\20141002_Oxford Strategic Growth Options_Transport Opportunities & Constraints_ v4 FINAL_ISSUED.docx
Proforma Report Appendix 3: Transport Overview and Assessment of Site Options Oxford Growth Strategy
J:\30798 Oxford Transport Consultancy Support\Technical\Transport\WP\Reports\Stage 2 iv Proforma Report\WP\20141002_Oxford Strategic Growth Options_Transport Opportunities & Constraints_ v4 FINAL_ISSUED.docx
Proforma Report Appendix 3: Transport Overview and Assessment of Site Options Oxford Growth Strategy
1 Introduction
1.1.1 Peter Brett Associates LLP (PBA) has been commissioned by Oxford City Council (OCC) to provide transport consultancy advice, supporting a broader study into growth options in and around the City. This transport advice will provide supporting information to OCC and Turley, their appointed planning consultant.
1.1.2 An overview of the emerging broader study is provided within a Route Map document (Investing in Oxford’s future: Deciding on Strategic Growth Options) providing the context for the study and the proposed stages of assessment, broadly summarised as follows: