Academy INTERNATIONAL BOARDING SCHOOLS COTUIT HALL : NEW THINKING / 1
WELCOME WELCOME TO OUR CONSULTATION ON A NEW DESIGN TO BRING COTUIT HALL UNDER ONE ROOF AND SIGNIFICANTLY IMPROVE FACILITIES FOR STUDENTS AT THE SCHOOL.
Our new proposals represent a significant rethink of how we would like to transform the facilities and reflect how we have sought to address some of the concerns raised with previous plans. To lead this, we have appointed a brand new project team, including Tony Fretton Architects to deliver proposals that will encourage greater conservation, deliver architecture that reflects local heritage and provide landscaping that will shield neighbours and enhance the local area. Our aim is to also provide our students with a high quality, state of the art learning facility that sits comfortably with its surrounding environment. The exhibition provides an opportunity to view and comment on the new proposals before we submit a planning application to Oxford City Council. Members of the design team are on hand to answer any questions you may have. Please fill in the feedback forms made available here today, or visit our consultation website at www.cotuithall.co.uk
Cotuit Hall Academy INTERNATIONAL BOARDING SCHOOLS COTUIT HALL : NEW THINKING / 2
EF ACADEMY
EF Academy schools are united by a common educational philosophy, offering students a superior education, thorough preparation for university, and a future without borders. EF Academy is a relatively new part of EF’s extensive educational services provision. On the one hand, EF Academy is a development of EF’s language, cultural exchange, and university preparation programmes. On the other, it is an academic institution offering world-class educational qualifications.
EF EDUCATION FIRST
EF Academy is part of EF Education First, a pioneer in global education since 1965. EF’s mission has always been to open the world through language, academia and cultural exchange with innovative ways to learn. EF is committed to improving how the world learns.
EF has established ground-breaking research collaborations at Cambridge University, Peking University, and Harvard Graduate School of Education. We have developed innovative youth programmes with the United Nations Alliance of Civilizations and we have proudly served as the official language training supplier for numerous Olympic Games, including Rio 2016. Academy INTERNATIONAL BOARDING SCHOOLS COTUIT HALL : NEW THINKING / 3
COTUIT HALL : A HISTORY
1890 1916–1930 1930s 1940–1955 1950s 1962 1966 2011
Cotuit Hall was Cotuit Hall in Cotuit Hall was Cotuit Hall was the Cotuit Hall used as Cotuit Hall Erection of a three- The entire Cotuit designed by H. W. Pullens Lane was occupied by City of Oxford a private house was a Hostel storey building to Hall site sold by Moore and built by the junior section Redvers Opie, Children’s Home. again, occupied by of the College of provide residential Oxford Brookes Parnell & Sons of of the Headington Fellow and Tutor the Revd D. B. Technology, accommodation for University to EF Rugby. The building School. in Economics at Jones. which later became students and single- Academy. was formerly Magdalen College. the Polytechnic storey building for known as Napier and then Oxford games/lecture House, and it took Brookes University. room and ancillary its name from accommodation Arthur Sampson approved. Cotuit Napier (1853–1916), Hall itself was Fellow of Merton occupied by the College and Oxford College of Professor of Garden Design. English Language and Literature, who had it built and lived here with his large family from Cotuit Hall (Napier House) on an OS map of 1921 1892 until his death 24 years later.
Aerial view of Cotuit Hall in 1949
COTUIT HALL TODAY
Cotuit Hall is a boarding school for international students who are studying A-Levels or equivalent IB Diploma curriculums
There are currently five buildings on site which function predominantly as accommodation for between 220 and 308 students
The school is currently having to use teaching and kitchen facilities at the nearby International Language School
Previous proposals to improve the existing site and bring the school under one roof was submitted in 2012
The plans were later withdrawn in 2013 following feedback from stakeholders on the design and landscaping, all of which have been addressed in the current proposals which are significantly different Academy INTERNATIONAL BOARDING SCHOOLS COTUIT HALL : NEW THINKING / 4
THE NEED FOR CHANGE We would like to significantly improve the facilities available to students at Cotuit Hall with an overall objective of consolidating all of the Academy operations to the site, including teaching, living, and learning, which are currently split between the Cotuit Hall site and the International Language School further down Pullens Lane.
THE CURRENT ARRANGEMENT IS UNSATISFACTORY FOR A NUMBER OF REASONS:
The Academy operation is currently run The existing site is unable to The existing buildings need upgrading to between two sites which generates accommodate the teaching element of provide better facilities for students, traffic and results in high levels of EF Academy’s operation, which is an including improved dining, gym and pedestrian movements which cause integral element to the successful library and study spaces. inconvenience for neighbouring functioning of the school, and would residents and students. benefit the local residents by reducing the foot traffic along Pullens Lane.
Existing Middle Garden Existing Refectory Building Cotuit Hall as existing
Cotuit Hall
Existing Brewer Building
Existing Marcus Lower Building
Existing Refectory Building
Existing Lecture Hall
COTUIT HALL AS EXISTING Academy INTERNATIONAL BOARDING SCHOOLS COTUIT HALL : NEW THINKING / 5
PREVIOUS WITHDRAWN SCHEME A previous application was submitted in 2012 for comprehensive redevelopment of the site and was withdrawn in 2013 following feedback. The feedback was obtained during a consultation process with local residents and officers at Oxford City Council. This now forms the basis of our current approach to the compost/garden waste reserved turning area reserved disabled 88.20 85.61 88.43 85.27 85.88 86.22 87.31 84.79 87.96 86.56 86.90 87.71 88.93 89.50 89.11 89.74 89.82 85.25 89.28 89.39
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97 96.40 96.05 96.99 97.99 .95 97.99 97 97.90 98.09 building. A common room was to be excavated in the lawn on the east of the 98.13 site adjacent to Pullens Lane. New 3 storey accommodations, with basements, were ranged along the north side of the site between Cotuit Hall and the retained dormitory blocks and in the open land to the west.
The principal feedback to the scheme in that public consultation process were: the intensity of occupation potential noise nuisance from the entrance and ‘external street’ overlooking of neighbouring properties and loss of open views across the site
Existing Cotuit Hall
Existing Brewer Existing Marcus Building Lower Building
SOUTH ELEVATION OF PREVIOUS WITHDRAWN SCHEME
Cotuit Hall
Existing Brewer Building
Existing Marcus Lower Building
Proposed New Upper Block
Proposed New Middle Block
Proposed New Lower Block
PREVIOUS WITHDRAWN SCHEME Academy INTERNATIONAL BOARDING SCHOOLS COTUIT HALL : NEW THINKING / 6
NEW APPROACH Our new design team is led by Tony Fretton Architects, who specialise in the adaptive reuse of historically significant buildings and the design of contemporary architecture in historically sensitive locations. The practice’s projects include: Tower Wharf Café in the curtilage of the Tower of London; the Red House, Chelsea, adjacent to Wren’s Royal Hospital; and the Sterling Prize shortlisted Fuglsang Kunstmusuem, Denmark.
The new proposal acknowledges the proximity of the neighbours and the needs of the conservation area. Feedback from previous proposals have been carefully considered. Tower Wharf Cafe, by the Tower of London
KEY DRIVERS TO THE NEW APPROACH INCLUDE:
reduced intensity of occupation from previous proposals
provide adequate accommodation that is suitable for the site and can consolidate operations to form a more contained school
reduce noise nuisance to neighbours and provide more control over access with new circulation route
minimise the height of proposed buildings to: • prevent overlooking of neighbouring properties • protect lateral views across the site
Cotuit Hall
Existing Brewer Building
Existing Marcus Lower Building NEW TEACHING BLOCK
NEW REFECTORY BLOCK
NEW ACCOMMODATION BLOCK
NEW PROPOSED SCHEME Academy INTERNATIONAL BOARDING SCHOOLS COTUIT HALL : NEW THINKING / 7
OUR PLANS OUR REVISED PLANS FOR COTUIT HALL WILL ENABLE THE SITE TO BECOME A FULLY FUNCTIONING INTEGRATED SCHOOL. KEY FEATURES OF THE NEW PROPOSALS INCLUDE:
Reduced building heights in comparison to the previous proposals. The new entrance to the school is placed on the north The new buildings will be of similar heights to the existing blocks of Cotuit Hall and movement through the interior of they replace the new buildings
Reduction in the number of proposed students attending the The new building proposed in the land to the west is school. We are now proposing sleeping accommodation for 244 excavated and would present only a single storey above students and teaching accommodation for 300 students. The ground, and its rooms look inwards to a central court previous proposals sought sleeping accommodation for 300 with no windows towards neighbouring properties students and teaching accommodation for 408 students The introduction of planted screening on the facades Reconfiguration of the main circulation routes through the site to of the two existing dormitory blocks to reduce angular bring the majority of movement into internal spaces to mitigate views across neighbouring properties noise impact on neighbours
Existing Cotuit Hall
Existing Marcus Existing Brewer Lower Building Building
New Accommodation Block New Refectory Block New Teaching Block
SOUTH ELEVATION
Existing Cotuit Hall
Existing Marcus Existing Brewer new entrance Lower Building Building position
REFECTORY
New Accommodation Block New Refectory Block New Teaching Block
SECTION SHOWING NEW CIRCULATION ROUTE IN THE INTERIOR OF THE BUILDINGS
new entrance routes in on the north side of Cotuit Hall
Lower Garden Middle Garden Upper Garden
PLAN OF THE NEW CIRCULATION ROUTE CONNECTING THROUGH THE INSIDE OF THE BUILDINGS Academy INTERNATIONAL BOARDING SCHOOLS COTUIT HALL : NEW THINKING / 8
OUR PLANS: DESIGN DETAILS
THE CHARACTER OF COTUIT HALL WILL BE RESTORED BY:
Removing access ramp & escape stairs Renovation of the south elevation The new buildings will have a garden aesthetic and sit comfortably within the landscape
The buildings will be merged into the landscape
Entrance on the north side of Cotuit Hall Interior Circulation Academy INTERNATIONAL BOARDING SCHOOLS COTUIT HALL : NEW THINKING / 9
LANDSCAPE AND ECOLOGY
Landscape architects Todd Longstaffe-Gowan have prepared detailed landscape designs for Cotuit Hall gardens and grounds. The task has been to enhance the sense of enclosure to the school grounds currently provided by mature trees and to reinstate three distinct landscape characters:
A formal south facing lawn on the east facing Pullens Lane
A tranquil enclosed garden between the two existing dormitories
A woodland at the western end
Landscape design for Cotuit Hall
Tranquil enclosed garden
Woodland at the western end
A formal south facing lawn on the east facing Pullens Lane
Precedent woodland path Quercus Ilex Precedent south lawn Academy INTERNATIONAL BOARDING SCHOOLS COTUIT HALL : NEW THINKING / 10
TRANSPORT AND ACCESS
The scheme provides a single point of entry with accessible dormitory rooms will be provided for accessible parking adjacent to the new entrance students at ground level of the existing Marcus Lower and Brewer buildings Circulation will be through the interior of the buildings so that there will be no noise nuisance to The single site school will significantly reduce the neighbours pedestrian traffic on Pullens Lane, reducing movements by 780 trips a day Existing service access is improved in the northern edge of the site with turning facilities to prevent On site car parking and delivery bay will enable all delivery vehicles having to reverse out of the site delivery and service vehicles to enter and turnaround within the site The new buildings provide teaching and social spaces that are accessible throughout. Wheelchair PedesPedesTrianPedesT rianTraffiTrian TraffiC on Traffi CPullens onC Pullens on Pullenslane lane lane
ProposedProposed ArrangementProposed Arrangement Arrangement
TIME TIME TIME ACTIVITYACTIVITYACTIVITY
07:00 – 07:0008:30 –07:00 08:30 – 08:30 BreakfastBreakfastBreakfast
08:50 – 08:5009:00 –08:50 09:00 – 09:00 RegistrationRegistrationRegistration
09:00 – 09:0009:50 –09:00 09:50 – 09:50 Period 1Period 1Period 1 CotuitCotuit Hall Cotuit Hall Hall 09:50 – 09:5010:40 –09:50 10:40 – 10:40 Period 2Period 2Period 2
10:40 – 10:4010:55 –10:40 10:55 – 10:55 Break Break Break Cotuit HallCotuit becomes CotuitHall becomes Hall becomes self containedself containedself during contained during during 10:55 – 10:5511:45 –10:55 11:45 – 11:45 Period 3Period 3Period 3 school day,school reducingschool day, reducing day, reducing traffic trafficon Pullenstraffic on PullensLane on Pullens Lane Lane 11:45 – 11:4512:40 –11:45 12:40 – 12:40 Period 4Period 4Period 4
12:40 –13:3512:40 –13:3512:40 –13:35 Period 5a/Period Lunch 5a/Period Lunch 5a/ Lunch
13:35 – 13:3514:30 –13:35 14:30 – 14:30 Period 5b/Period Lunch 5b/Period Lunch 5b/ Lunch
14:30 – 14:3015:20 –14:30 15:20 – 15:20 Period 6Period 6Period 6
15:20 – 15:2015:40 –15:20 15:40 – 15:40 Break Break Break
15:40 – 15:4016:30 –15:40 16:30 – 16:30 Period 7Period 7Period 7
19:00 – 19:0020:00 –19:00 20:00 – 20:00 Dinner Dinner Dinner
22:00 (Sunday22:00 (Sunday 22:00to Thursday) (Sunday to Thursday) to Thursday) Curfew CurfewCurfew 23:00 (Friday23:00 & (Friday23:00 Saturday) (Friday& Saturday) & Saturday)
Up to 56Up no. to 56EF60Up Academy no.to 56 EF no.Academy EF Academy studentsstudents travellingstudents travelling from travelling host from host from host familiesfamilies at thefamilies beginningat the atbeginning the and beginning and and end of endschool ofend day.school of school day. day. In the Innew the Inarrangement, new the arrangement,new arrangement, Cotuit Cotuit Hall Cotuitwill Hall be will Halla more be will a morebe a more self-containedself-containedself-contained site, with site, the withsite, vast thewith majority vast the majority vast of majoritystudents of students of students residing,residing, takingresiding, taking lessons taking lessons and lessons receiving and receiving and meals receiving mealson site. meals on site. on site. This wouldThis would Thissever would thesever connection severthe connection the connectionbetween between the between two the two the two sites onsites Pullens onsites Pullens Lane.on Pullens Lane. There Lane. Therewill be There will fewer be will fewerstudents be fewer students students needingneeding to needingwalk to throughwalk to walkthrough Pullens through Pullens Lane, Pullens Lane,on a lessLane, on a lesson a less frequentfrequent basis.frequent basis. basis.
UpUp to Up6056 studentstoUp 56 to students 56 may students reside may residemayoff site reside off with site off localhost with site host hostwith host familiesparentsparents andparents will and travel will and traveltoby will andpublic travel to from and transportation to sitefrom and at fromsite the at site orthe at the bicyclebeginningbeginning to and andbeginning from end and ofsite end andthe at of teachingendthe the beginningof teaching the day teaching in andday a controlled inend day a controlledof in a controlled themanner. teachingmanner.manner. day in a controlled manner. Students at Cotuit Hall Proposed arrangement for pedestrians on Pullens Lane 65 65 65
Access diagram Academy INTERNATIONAL BOARDING SCHOOLS COTUIT HALL : NEW THINKING / 11
MANAGING OUR OPERATIONS
Cotuit Hall regards itself as part of the wider community that its school is located in. We take the responsibility of being a good neighbour very seriously and have in place a number of robust measures to ensure we minimise the impact of our operations on our neighbours. The measures include: A detailed school management plan setting out how the school will manage activities such as transportation, student curfews, deliveries, noise, light pollution, litter and refuse A school handbook for students which sets out clearly their responsibilities and the expected standard of behaviour A code of conduct which each student is required to sign. If the code is repeatedly breached by an individual student then sanctions are imposed, which can include expulsion from the school These measures are continuously reviewed to ensure that our operations fit seamlessly into our neighbourhood. Our staff is aware of the importance of our relationship with the local community and are on hand to address queries from neighbours directly if and when they arise. On site we also employ house parents who look after the students’ pastoral care and also ensure they adhere to the code of conduct and the school’s management plan. Academy INTERNATIONAL BOARDING SCHOOLS COTUIT HALL : NEW THINKING / 12
COTUIT HALL IN OXFORD
Our school presence in Oxford provides significant CASE STUDY: SUPPORTING OXCLEAN benefits to the local community, including: Cotuit Hall students supported this year’s OxClean campaign The measures include: helping to organise the event and fulfilling the following roles:
EF Academy Oxford currently employs 46 local Worked with Oxford City Council to ensure equipment was people, 31 teaching staff 15 non-teaching/support available for volunteers staff Distributed information leaflets for the school and local residents As part of the education programme our Presented to the school Assembly to motivate the wider student students are required to volunteer and support body to take part local Oxford charities which include KEEN Liaised with Friends of Headington Hill Park Oxford, Oxfam and football coaching at the Kassam Stadium for local teenagers with Participated in regular litter picks on Pullens Lane and in disabilities Headington Hill Park Committed to continue be involved in the campaign going In the past few years EF Academy has forward contributed a significant amount to the upkeep of Pullens Lane and pays an annual contribution WHAT OUR STUDENTS SAID: of £1,050 to the Pullens Lane Residents Association, of which it is a member “What really shocked me was the amount of litter laying around, tons of bottles, plastic bags, cigarette butts, and worse. All these things Cotuit Hall students spend approximately £1.5m are so harmful to the environment and particularly to wildlife.” per year with local businesses – Cecilia, student Payments to local host families that wish to host a student in their own home is approximately “Walking in the park looking for litter was also an opportunity for us £500,000 per annum to appreciate nature itself, flowers, trees, smells and sounds. But the best part was when a stranger walked past us, realised what we were Operationally a school expenditure of doing and actually smiled and thanked us. We were all then very approximately £5m per annum in the local proud of being able to make a small difference and motivated us to economy continue this activity.” – Victoria, student
“Thank you to all of the students who took part: Good work!” – OxClean Academy INTERNATIONAL BOARDING SCHOOLS COTUIT HALL : NEW THINKING / 13
YOUR VIEWS AND NEXT STEPS
MINIMISING DISRUPTION THROUGHOUT DEVELOPMENT
We are committed to being good neighbours and will endeavour to minimise any disruption caused during the development process. We will compile and make available a construction management plan that will keep our community updated and prevent disruption. We are keen to hear your views on our proposals for Cotuit Hall. We would be grateful if you could complete a feedback form and either: Post it in the comments box before you leave or send it back using the freepost address: FREEPOST RRTG-GGZK-ESHH, 20-24 Old Street, London EC1V 9AB Alternatively, provide comments online by emailing [email protected] or download the feedback form at: www.cotuithall.co.uk We would like your comments by Friday 10 June 2016.
WHAT HAPPENS NEXT?
We will consider all feedback received, alongside the ongoing technical work which will form part of the planning application. This will then inform any amendments to the proposals before we submit a planning application in summer 2016. Thank you for taking the time to visit our exhibition.
ESTIMATED PROPOSED DEVELOPMENT TIMELINE
PUBLIC CONSULTATION - PLANNING DECISION – MAY 2016 NOVEMBER 2016
2016 2017 2018 2019
SUBMISSION OF PLANNING CONSTRUCTION CONSTRUCTION APPLICATION – JULY 2016 BEGINS 2017 COMPLETES - 2018