Headington Hill Conservation Area Appraisal Consultation Draft June 2012 “You may approach Oxford in summer by road, or rail, or river. Most wise and most fortunate perhaps is he who can obtain his first view of Oxford from Headington Hill … Arriving then at the top of Headington Hill, let the traveller then turn aside, and, pausing awhile by “Joe Pullen’s” tree, gaze down at the beautiful city which lies at his feet” (Cecil Headlam, 1904) Contents Statement of Special Interest Part 1. The Conservation Area in Context 1.1 Introduction 1.2 Context 1.3 Historical Development 1.4 Introduction to Character Assessment Part 2. Headington Hill south of Cuckoo Lane 2.1 Spatial features 2.2 Views 2.3 Trees and green landscape 2.6 Architectural interest 2.7 Issues, vulnerabilities and opportunities for enhancement 2.8 Street Character Statements No. 1 Headington Hill Enclave Part 3. Headington Hill north of Cuckoo Lane 3.1 Spatial features 3.2 Views 3.3 Trees and green landscape 3.6 Architectural interest 3.7 Issues, vulnerabilities and opportunities for enhancement 3.8 Street Character Statements No. 2 Pullens Lane No. 3 Harberton Mead No. 4 Jack Straw’s Lane No. 5 Feilden Grove No. 6 Cuckoo Lane Sources Maps Map 1 Location Map Map 2 Predominant activity in the Conservation Area Map 3 Character Analysis Map – South of Cuckoo Lane Map 4 Character Analysis Map – North of Cuckoo Lane Map 5 Positive Buildings Map Map 6 Street Character Assessments Location Map Appendix A Headington Hill Policy Statement 1973 Appendix B Headington Hill Conservation Area Statement of Principles 1977 Appendix C Report of Public Consultation Part 1. The Conservation Area in Context th Statement of Special since the late 17 century. Interest Evidence of the area’s rural character prior Summary to suburban development is preserved as green open spaces, agricultural buildings Headington Hill stands to the East of the and a network of narrow lanes with green Cherwell valley, and when viewed from the verges and hedgerow boundaries. west, its hillside forms a green landscape background to the historic city centre in its Part of the circuit of Parliamentarian siege valley setting. The hillside also provides a works erected during the Civil War and number of vantage points giving good depicted on historic maps existed through this area, with potential for survival of views down to the City’s skyline. The associated archaeological features. northern part of the hill, between Marston Road and Headley Way and above A pronounced transition in the historic Cuckoo Lane, comprises a residential character of the conservation area from area, which was originally laid out in late south to north: Victorian times on a grand scale but Public and private institutions within the subsequently much divided The southern landscape of early and mid-19th century part of the hill contains the public parks of country estates dominate the south of the Headington Hill and South Park, together conservation area. with Schools and Oxford Brookes University and residential area of the Late 19th to mid 20th century residential historic Headington Hill hamlet. suburb created an established character of large houses in mature landscaped The retention of trees and characteristic grounds on tranquil lanes in the north of buildings, the provision of public footpaths the area and the protection of viewpoints, together with their ‘view cones’ looking down on Mansions, designed landscapes and Oxford, are seen as important elements of boundaries of country estates built for wealthy merchants and professionals in its public enjoyment. The Council, th therefore, designated the Headington Hill the early and mid-19 century as an conservation area on 24th October 1977. escape from the urban environment of the city (in the south). Character features A Victorian and early 20th century A symbolic point of arrival on the edge of picturesque suburb with a sylvan character the city since at least the sixteenth built along rural lanes, partly as a century, with important routes into the city response to expansion of the University in running through a rural setting down the the 1860s and 70s, and influenced by the hillside. attractive views across the city and the location’s healthy reputation (in the north). The crest and eastern slopes of the hill have offered distinguished views of the Detached Victorian Villas of a high city that have been depicted by artists and architectural quality and a strong sense of writers over the past five centuries and unity created through the use of a form a green backcloth to the City from the common scale and palette of materials west.. with a variety of styles and evidence of service culture. Walks and open spaces that have been valued by the University’s academics and Buildings set-back from the road in large local residents as a space for recreation plots providing privacy and green space, and healthy exercise on the city’s edge which are often richly planted. 1 Part 1. The Conservation Area in Context Buildings of high architectural quality in the activity in the area. Nevertheless, some Arts and Crafts and Vernacular Revival institutional uses have helped preserve the styles that contribute to the rural character historic pattern of properties and open of the area. space surrounding each of the large properties, which helps to conserve the Headington School in the south of the area’s significance.. conservation area illustrates Oxford’s Sustaining architectural character – developing reputation as a centre for developments in the past that were excellence in education. Oxford Brookes notable for introducing architectural forms University and Cheney School illustrate that were intrusive to the character of the the development of the city’s citizens’ area include the 1960s residential blocks need for further education establishments. at the rear of Cotuit Hall, the former 1970s buildings of Plater College and the Buildings and open space given or taken Pergamon Press building within into public ownership to conserve their Headington Hill Hall campus. The contribution to the quality of the city’s rectilinear forms, poor quality materials, environment as part of the development of repetitive detailing and large scale of these the conservation movement in the early buildings did not reflect the historic 20th century. residential character of much of the conservation area. Conversion of The area is green and verdant, with areas landscaped garden settings of buildings of dense tree cover and large areas of for car parking also has a significant green open space that provide a corridor negative impact on the character of the of wildlife habitat. area and its historic interest. Infilling development – This has resulted in loss of openness and the green Issues landscaped setting to buildings and the Tension between residential character and rural or woodland character of the academic uses - The historic and conservation area. architectural interest of the conservation Need for management of trees – The area includes both the development of the management of the tree stock will make residential suburb, largely in the north, and an important contribution to the future the academic institutions, largely in the character of the conservation area and the south. However, the division between city’s setting. Replacement using trees of these uses is not clear-cut with residential ‘forest scale’ is needed to maintain the uses continuing in the south, i.e. within the tree canopy and woodland character, as Headington Hill enclave and Granville well as the backdrop of views. Court Flats, and longstanding institutional Nevertheless control of growth and uses found in the north. Change to support thinning in some areas may be necessary the continued viability of this mixture of to preserve the value of views over the city uses and character creates tensions centre for which the hill has held a special between different communities and reputation for five centuries. challenges for managing development within the area. Loss of views – several special views of the city from the hillside have been lost Loss of residential character – Some past due to tree growth and restrictions on development has reduced the residential public access. character of the northern part of the conservation area by removing historic Bus stops and street furniture – The bus houses, introducing institutional styles of shelters are particularly visible in the architecture and increasing the intensity of streetscene looking along Headington 2 Part 1. The Conservation Area in Context Road due to its straight course and conservation area create a high volume of enclosure by high walls and include traffic that affects the use and character of intrusive elements such as their brushed local roads. steel framework and large adverting posters. Crossing Headington Road – The lower part of Headington Road is difficult to Condition of Pullens Lane – Heavy vehicle cross with public open spaces on either traffic has caused damage tot eh surface side of the road that are difficult to move of the lane, creating pot-holes detracting between. from the appearance of the lane and making it less accessible for pedestrians Poor quality entrance to Cheney Lane and and cyclists Cuckoo Lane (west) – Two parts of the historic network of roads and lanes are Graffiti in Cuckoo Lane – The high garden poorly signposted or connected with the wall of Headington Hill Hall has been wider network, concealing their historic targeted by vandals, detracting from the character. character of Cuckoo Lane west. Maintaining rural character boundaries – Volume of motor traffic on narrow, The replacement of green front boundaries residential lanes – Use of these lanes for or open frontages to gardens with close short-cutting and construction traffic are boarded timber fencing reduces the both reported as concerns by local people openness and green character of the and have the potential to detract from the conservation area an alien feature of tranquil sylvan character of the lanes in suburban character.