Clive Booth Student Village DESIGN AND ACCESS STATEMENT Chapter 2 - Context Ref: 712-MICA-XX-XX-RP-A-71020 MICA Architects April 2021 2.0 Context Clive Booth Student Village - Design & Access Document 2 - Context April 2021 010 MICA & LDA 011 2.0 Context 2.1 Site Location Plan HEADINGTON OXFORD The site sits to the east of Oxford on the slopes of Headington Throughout this document drawings are included that Hill and has a layered history of development from its early illustrate an approximate outline of the application site. days as farmland outside the City. It is part of the Headington These are not necessarily aligned with the actual application Hill Conservation Area and in the 1970’s was developed boundary and are shown for illustrative purposes only. KEY by Oxford polytechnic providing the accommodation that occupies the site today. This chapter provides an outline to The true application boundary is shown on drawing: Ownership boundary the site and its immediate context, its history and the aspects 712-MICA-XX-00-DR-A-19000 Application boundary of the Conservation area that have influenced the design proposed as part of this application. Clive Booth Student Village - Design & Access Document 2 - Context April 2021 012 MICA & LDA 013 2.0 Context 2.2 Headington Conservation Area / Statutory context Conservation Area Headington Hill Conservation area was designated in 1977. Objectives include: The site for this development falls within its western extents and in particular the Cuckoo Lane and Pullen’s Lane character • a strategy to ‘conserve the open parkland character, Legend Legend areas. historic depth, wooded skyline and panoramic views.’ Conservation Area Boundary Listed Grade II* Listed Buildings Listed Grade II Grade II* ± ± Positive Buildings Within the Headington Hill Conservation Area Documents, • It refers to the long- term management and re- Grade II Hedgerow Oxford City Council has identifi ed the most important planting plan for trees to maintain the well wooded character Wall Registered Parks and Gardens attributes of this part of the Conservation Area as its role in of the hill, and to conserve Cuckoo Lane as a green route from Oxford View Cones providing a green landscape background to the City Centre, Headington to the Cherwell Valley. Significant View Lines the retention of trees and characteristic buildings, the Public Green Open Space provision of public paths and the protection of viewpoints • conserving and managing the open spaces to Historic Private Gardens and Parks looking down on Oxford. maintain the diversity of planting types Main Street Secondary Streets / Lanes Footpaths, Bridleways and Alleys Cuckoo Lane separates the site from the conservation area to • maintaining a higher proportion of open space to Water the south: ‘Landscape Character Area 7a’ (Headington Hill). built development This area is described as being strongly infl uenced by the estate landscapes associated with Headington Hill Hall (1771). Single estate buildings stand within parkland and private grounds, low density and focused on the top of the hill, though not regularly situated. Characteristic is the landscaped gap between the large buildings, use of a common scale and palette of materials, high quality buildings of arts and craft Headington Hill and vernacular revival that contribute to rural character. Conservation Area Appraisal Headington Hill Conservation Area provides a green setting to east Oxford where woodland and mature parkland trees form the skyline. As well as views from the city the assessments Consultation Draft highlights ‘...contrasting views...from the framed views June 2012 along Cuckoo Lane and short distance views within wooded parkland to the open panoramic views from South Park. ‘The area is distinctive for its topography, open spaces, parkland and mature trees.’ The open green space is considered an important backdrop to the city and the assessment mentions that despite the Oxford Brooks post-war presence there is still a strong perception of high quality landscape. “You may approach Oxford in summer by road, or rail, or river. Most wise and most fortunate perhaps is he who can obtain his first view of Oxford from Headington Hill … Arriving then at the top of Headington Hill, let the traveller then turn aside, and, pausing awhile by “Joe Pullen’s” tree, gaze down at the beautiful city which lies at his feet” Headington Hill Conservation Area Not to Scale (Cecil Headlam, 1904) Map 4 Character Analysis - North of Cuckoo Lane © Crown Copyright and database right 2011. Ordnance Survey 100019348. Headington Hill Conservation Area Not to Scale MHeadingtonap 1 Locat iHillon CA Map 1 Location. Showing listed buildings Headington Hill CA Map 4 Character Analysis North of Cuckoo Lane Appraisal December 2012 Headington Hill CA Overview Map © Crown Copyright and database right 2011. Clive Booth Student Village: overlay to OCC map Ordnance Survey 100019348. Clive Booth Student Village: overlay to OCC map Clive Booth Student Village: overlay to OCC map Clive Booth Student Village - Design & Access Document 2 - Context April 2021 014 MICA & LDA 015 Oxford Local Plan 2036 Policies Map SP28 SP24 SP52 ± SP58 SP25 SP26 SP23 SP6 SP5 2.0 Context 2.2 Headington Conservation Area / Statutory context SP56 SP55 Conservation Area Local Plan SP41 Under Oxford City Council’s A Character Assessment of SP31(A) Notwithstanding the Conservation Area guidelines on is sensitive to changes in the flows and quality of water in the river Cherwell Oxford City in its Landscape Setting, 2002 the site falls within SP31(B) Policy SP17: Headington Hill Hall andS CliveP63 development, the site is covered by the Local Plan Policy SP17 due to being in its floodplain . There have been issues previously with sewage the Open Hills (With Institutions) landscape character type. SP27 reproduced here: use of the site for student accommodation leakages, therefore the network capacity needs to be considered . It is defi ned by its prominent hillsides and open, undulating Booth Student Village is supported. topography. SP50 SPPlease47 refer to Planning Statement for further analysis an dthe9 .103 Careful design development would be required to accommodate The scarp slopes characteristic of this type form important projects context within the 2036 Local Plan. development whilst conserving and enhancing the conservation area and green backdrops to the City of Oxford, for example South SP31(C) the setting of the Church . The conservation area appraisal identifies the Park (Headington Hill) and Southfi eld golf course (Southfi eld SP54 SP60 open character of this part of Marston Road and the way in which St Park and Hospitals Complex). Clement’s church is set within a green enclave as key features . To conserve SP60 Planning permission will be granted for additional academic and this character, development should be set back from Marston Road, and Key characteristics comprise: teaching facilities and associated sport, social and leisure facilities, SP60 kept relatively low . New development must respond to the setting, framing, SP60 student accommodation and residential development at Headington • Large scale institutional buildings, often of modern SP33 SP30 SP17 and response to the Grade II* listed church . Due to the heritage interest of SP62 Hill Hall and Clive Booth Student Village . Residential development style and materials, set within extensive open space SP53 the site, development should demonstrate compliance with Policy DH3 . A SP16 could include employer-linked affordable housing in accordance with new vehicular access from Marston Road should be made at the northern • Often sited on hill tops, on sites with an historic Policy H3 .The minimum number of homes to be delivered is 200 . Other part of the site to ensure the more sensitive area to the south is protected . connection SP45 SP17 SP61 SP16 complementary uses will be considered on their merits . • Occur on the ‘settled plateaux’ landscape character SP20 9 .104 There is a still a clear visual relationship between the river and its meadows, the church and the green slope of Headington Hill, with views from the type to the east of Oxford The site would only be suitable for academic institutional uses provided SP1 SP18 church across the Cherwell and towards Magdalen College, which should SP1 that the requirements of Policy H9 are met . • Scarp slopes form areas of open space and SP1 SP21 be referenced in new development . The southern part of the site lies within important green backdrops to the City of Oxford the South Park view cone and the impact of development on views of the SP49 Planning permission will only be granted if it can be proven that there historic core should be carefully considered . • Narrow valleys containing tributary brooks SP48 SP22 would be no adverse impact upon surface and groundwater flow to • Views over the city of Oxford the New Marston SSSI . Development proposals should reduce surface water runoff in the area and should be accompanied by an assessment Policy SP18: Land surrounding St Clement’s SP19 SP1 of groundwater and surface water flows . Development proposals must SP36 Church SP59 incorporate sustainable drainage with an acceptable management Oxford from Headington Hill, by William Turner SP2 plan . SP46 The development will be expected to minimise car parking spaces on site, and there should be no increase . Applicants will be expected to Planning permission will be granted for residential development and/ or student accommodation at the Land surrounding St Clement’s SP39 SP43 demonstrate how the development mitigates against traffic impacts SP40 and maximises access by alternative means of transport . Pedestrian Church site . Planning permission will also be granted for a children’s and cycle access should be enhanced acrossSP57 the whole site, following nursery as a complementary use . Other complementary uses will be desire lines from the Gipsy Lane campus and between different parts considered on their merits . of the site . Development should be set back from the Marston Road to maintain the open character of this part of Marston Road and the green setting of the Church .