2.O UNDERSTANDING THE SITE 2.3 HERITAGE ASSETS: THE NORTH OXFORD VICTORIAN GARDEN SUBURB CONSERVATION AREA North Oxford Development TheProject, later, mid to University late twentieth-century College University structuresOxford that, although not listed, provide diversity in terms of scale, fabric, and use, Publicthereby Consultation contributing to the ‘vibrancy’ of the Conservation Area; 1 WELCOME Parts of the garden plots and the varied planting, that both screen and soften the built forms, provide a generally leafy character perceivable from mainlyCharacter within the ofSite, Conservation but also from a Arealimited number of locations in the immediate surrounding streets via some gaps between We are pleased to present University College’s emerging proposals street front properties. The most prominent mature specimen trees from the nineteenth century form eye-catching landscape features and for the development of its North Oxford College site. We hope contribute positively in architectural, historic and aesthetic terms to that you find this exposition informative and the proposed concept the character and appearance of the conservation area. 2 appealing as it celebrates ‘villas and gardens’ in a manner in 2 The curved Site boundary to the north and the generally irregular Site keeping with the Victorian Conservation Area location. We outline serves as a reminder of the historic laying out of the centre of welcome your comments and feedback. the block; and Historic nineteenth-century brick boundary walls and relic garden buildings form a contrasting form and purpose in comparison to the University College is shaping a comprehensive and exemplary lower street front walls seen elsewhere in the conservation area. The garden buildings and the historic planting (surviving mature trees), development on its North Oxford site to meet both its pressing and including the relic Edwardian orchards, clearly reflect the ‘garden Plate 5: Reclcliffe Maud House main, southern elevation longer terms needs to accommodate its graduate and undergraduate suburb’ nature of the Conservation Area. The historical character of members. In so doing, it will help meet the needs of Oxford City in such gardens found within the Site includes productive uses in addition providing adequate college accommodation for its student members. to an aesthetic amenity value . The development will therefore reduce student pressure on the City’sThe North Oxford Victorian Suburb Conservation Area is a heritage asset of more affordable housing stock. The proposal also includes a children’smoderate (regional) significance, as attested by its statutory designation. No. 78, Woodstock Road No. 28, Staverton Road No. 52, Banbury Road nursery for public use, and ancillary student facilities including a gym, Plate 6: 5 Staverton Road main, northern elevation café, academic study spaces and meeting rooms. This application builds on an extant planning permission for student accommodation known as ‘Six Pavilions’ that was secured alongside 1 the new residential home for Fairfield. While the Fairfield Residential Home is now complete, the ‘Six Pavilions’ scheme will be set aside in favour of this proposal, subject to planning permission. The following display boards illustrate a comprehensive vision for the site. The vision is for a landscape-led proposal which properly celebrate the existing mature specimen trees, most notably the two cedars visible from Banbury Road. New villa buildings are positioned around a series of lawns and courts. New buildings and the important current building stock will be sensitively landscaped. The works will include the reinstatement and enhancement of orchards and new planting of native trees. The biodiversity of the site will be increased. We welcome your comments and questions and encourage you No. 94 Woodstock Road No. 5, Staverton Road No. 113, Banbury Road to complete and return the feedback forms by Monday 25th July. 1850 Engraving by N. Whittock of the city of Oxford 8 1. University College Oxford 2. Woodstock Road and Banbury Road leading to University College Oxford, North Site Character of Site Woodstock Road Banbury Road Woodstock Road Banbury Road 1887 OS Map 1939 OS Map Fairfield House View across the site looking south-east from Fairfield House Recent History of Site 1960s 2015 2016 2017 2018 July 2018 January 2019 July and September 2019 4th Quarter 2019 Philip Dowson Buildings Fairfield Residential Home & Six Acquire Fairfield Villa Univ’s Architect Competition Option appraisal over New Fairfield Residential Full design team work on Public Consultation Anticipated planning Pavilion Scheme emerging brief Home occupied RIBA Stage 2 application submission Níall McLaughlin Architects North Oxford Development Project, University College Oxford Public Consultation 2 SITE ANALYSIS AND CONCEPT Existing Gardens & Spaces Existing Trees Concept The site has a leafy character, however is The walnut, mulberry and apple trees across the The proposal is for the current and new buildings generally is not well defined and as a result is site are reminders of when North Oxford was to frame a series of gardens and courts located underused. covered by orchards and market gardens over a connected by a principal east-west path. century ago. The straight brick wall that runs across the south The new buildings define open, south-facing of the site from Banbury to Woodstock Roads There are a number of large and mature trees, spaces. The new accommodation blocks are still marks the transition boundary between farms including significant specimens, such as the not linked, but have ‘open corners’ to provide a and villas. cedar of Lebanon near Banbury Road, a beautiful generous permeability and appealing view-lines. copper beech south-west of the Victorian Fairfield The view and main approach to Fairfield villa and a mulberry tree in front of the Edwardian All buildings are to be set within garden plots Residential Home from Banbury Road is undefined Redcliffe - Maud House. with varied planting that enhances the built and compromised by existing Fairfield House forms. With retained brick walls, garden buildings extensions. The setting of Redcliffe-Maud House and orchards across the site, the ‘garden suburb’ nature of the Conservation Area will be is cluttered and unwelcoming. Fairfield Residential Home Access - Frontage of Fairfield House - Space feels utilitarian and does not Cluttered approach from Banbury Road celebrate the Cedar of Lebanon emphasised in both the functional, active spaces Access across the site is compromised and and the areas for quiet reflection. limited by steps. The pedestrian entrance on Banbury Road is clearly visible as the main pedestrian entrance. Students, staff and visitors will typically use this entrance and the new east to west pedestrian pathway. It is also accessible from Staverton Road. In addition, a new cycle path runs along the line of, and hidden by, the southern wall. Vehicles enter the site only through controlled access points of 115A Banbury Road and next to 25 Staverton Road, and there is not a vehicle route through the site. Existing photograph of Redcliffe-Maud House looking East Mulberry Tree - Opportunity to celebrate champion trees within Copper Beech - Opportunity to frame significant landmark trees the landscape setting New entrance - Site Constraints and Opportunities for Site Response more welcoming Improvement and Response increased width and added trees These diagrams illustrate the design analysis and form the basis of the fundamentals of Staverton Nursery 1 the development Rd lane is Rose garden narrow and concept. is isolated and New framed unwelcoming not well used entrance square from Staverton Rd Low quality extension to be removed View and main approach Area to Fairfield Residential Rose cluttered and Home is undefined and garden View and main entrance Vehicle and service access not well used compromised by existing integrated approach inproved 4 Blank integrated Fairfield House extensions Terrace and 2 elevation Villa accessible Walnut Front garden created to to south Court Villa improve setting of Fairfield Framed and New step- House from Banbury Rd Access Area used for car parking. accessible space to free terrace Garden compromised Cedar trees are not west of Redcliffe- Animated by by steps celebrated communal uses to front of Garden to rear of Maud House Water Water at ground floor Pedestrian path Redcliffe- Fairfield House Court Court Wood- through the site Maud to be is undefined and South facing West East Low quality extension stock Walnut Lawn celebrated too open garden Villa Villa Cedar trees to be removed Rd Bran- celebrated 3 No connection No connection Villa bury through site Rd New bicycle entrance Villa and cycle path New bicycle link Quiet New active through the site from Woodstock Rd Space Garden walls and lawn to Becomes active and Mulberry tree Cycle parking planting create Copper Beech west of retained and social heart of new disconnected green Greenwood integrated into campus. Framed by new tree to be celebrated landscape spaces and prevent link celebrated villas and Fairfield House Buildings Copper Beech orientated to tree retained minimise north and celebrated facing bedrooms Níall McLaughlin Architects Use Key: M. L. K. J. I. H. G. F. E. D. C. B. A. Proposed New Trees • • • • • The schemecomprises: andvisitors. enjoyment ofstudents,residents,staff sunlight, viewsandpedestrianconnectionsforthe to maximise designed They are garden landscape. and aimtocreatedelightfulenvironmentina