Constraints & Opportunities 1 Brasenose College Student Accommodation, Abingdon Road Wider Site Plan (Existing) Detailed Plan (Existing) Flood Zones Christchurch RIVER THAMESMeadows Christchurch Meadows Brasenose College Sports Ground Brasenose College Sports Ground Groundsman’s’ Queens College Lodge Sports Ground Boathouse walk Floodzone 1 RIVER THAMES Floodzone 2 Existing N Floodzone 3 Pavilion Queens College Large areas of the site fall within Flood Zone Sports Ground 3. Where possible, development should be located in Flood Zone 1 in order to avoid the requirement for a sequential test to be undertaken. Existing Squash Court Oxford Green Belt RIVER THAMESChristchurch Meadows Brasenose College Sports Ground N N Queens College 0 100 200 300 Sports Ground N These proposals present the feasibility of new The site adjoins the Conservation Area, lies The development proposals fully student accommodation on the Abingdon within the Green Belt, and much of the site is in support the need for additional student Road in Oxford at the sports ground shared by . accommodation within the city. flood zones 2 & 3 The site lies within the Oxford Green Brasenose College and Queens College. Belt and the proposals provide a unique The site is in a sustainable location for opportunity to improve the openness of The proposed development site is located development on the Abingdon Road public The Site Grandpont Villas the Green Belt by creating significantly Oxford Transport improved views across the site. adjacent to the , to the North of route with excellent routes to the City Category A Lime Trees Abingdon Road transport Central Area Grandpont Villas, and behind the existing row of Centre and Oxford Colleges. Whilst some of the proposal could fall within Conservation Area Oxford Green Belt tall mature lime trees. the Green Belt, the potential for improved Protected View street scene, landscaping and addition of Cone to South new student accommodation for the City are very special circumstances. History & Context 2 Brasenose College Student Accommodation, Abingdon Road Cornmarket St A Historic Route Diagram Based on C13th The Abingdon Road is a historic route into High St Map of Grandpont (With fortifications as detailed on De Gommes Oxford. There are also some buildings of 7 ‘Plan of the Defences of Oxford’ - 1664) local historic importance adjacent to the site, designed by Architect Henry Thomas Hare. Queen St The Folly Bridge dates back to Anglo-Saxon times when the route connected Northampton 6 and Southampton - the crossing was commonly used for moving Oxen across the Isis. 5 In 1085, the bridge was rebuilt in stone and later in the 17th century, the ‘Grandpont Causeway’ St. Aldates was built, supported by up to 51 arches over a City Wall 4 City Wall Historic Map (1910) - Showing the Grandpont Villas & mile in length built over a meadow creating the Brasenose sports ground. The Public House and lodge Abingdon Road. designed by Henry Thomas Hare are also depicted. River Cherwell Henry Thomas Hare River Isis 3 Henry Thomas Hare (1860 - 1921) was a notable architect who designed a number of buildings in Oxford during his lifetime. Once described as River Isis ‘one of the outstanding and (so far) underrated designers of the Edwardian period’. • Plots were put up for auction on 1 October 1879 and 173 were sold for £6,590. Significant buildings in Oxford designed by • West side of Abingdon Road the Grandpont Estate was built on reclaimed marshy ground. 50 Hare include; smallThe houses Town by 1876, building Hall continued; HSBC slowly in the 1880’s,Bank providing; Bigaccommodation for 1000 people. The Groundsman’s Lodge Henry Thomas Hare - Portrait Society (CowleyThe Architect Road) Henry Thomas; and Hare The White House. Architect’s illustrations 2 1 1 2 3 4 5 6 7 N The Groundsman’s The White House - By Henry Folly Bridge - South Wall - Remaining South Gate - Location Christ Church Carfax Tower - Lodge - By Henry Thomas Hare Image dated 1611 section part city wall of former South Gate Cathedral - Formerly St. Martins Thomas Hare • H.T. Hare (1861-1921) designed a number of buildings in Oxford, an Arts & Crafts architect who Formerly St. Church partially was president of the RIBA 1917-1919 Frideswide’s Priory demolished in 1886 o The Town Hall o HSBC Bank o Big Society (Cowley Road) o The White House (Abingdon Road) 1898 • The pub, originally a farm, was owned by Abingdon Abbey until the dissolution of the monasteries. • The first pub is recorded on the site in 1798. In 1538 it was bought by Oxford’s Brasenose College. Possibly the same time as Braenose bougth the sports ground?? • The Old White House public house was originally built as a lodge for the bursar of Brasenose College, first mentioned in 1866 as the Old Wh1te House, named after the old cottage that stood on the site. • 2 May 1902. The Bursar was authorized to get plans for a proposed new House on the College Cricket Ground for the occupation of the attendant there. • 18 Jun 1902. It was decided to erect a house on the Cricket Ground for the occupation of the Groundsman, rental payable to the College being fixed at £14. Key Design Parameters 3 Brasenose College Student Accommodation, Abingdon Road Development Area - Parameter Plan 1 2 Potential area for public access to green space Area of high ground in Flood Zone 1 links potential development site to Abingdon road Groundsman’s’ Existing site levels & flood risk Preservation of mature trees Lodge The Brasenose site backs onto the River Thames The mature trees along the East side of and is predominantly in Flood Zone 3. Abingdon Road create a green boulevard leading into the city centre. There is an area of high ground adjacent to the road which offers a link to any potential These trees are an important part of the street development site providing safe access scene and must be retained to preserve through Flood Zone 1. the character of the area and to screen the development from view. Demolition of Squash 3 4 Court to restore views of open space and River Thames beyond N Image right: The existing Mature trees along Squash Court building is in poor frontage to be retained condition and blocks views to Developable area Open views and public access The rhythm of the ‘Grandpont Villas’ open green space beyond. within Flood Zone 1 Proposed Demolition The frontage of the Brasenose site forms part The ‘Grandpont villas’ are a series of prominent The existing tennis courts also of the route into Oxford. The area lies within 3 storey residential dwelling houses that are significantly detract from the Grandpont Villa frontages views with poor quality surface the Green Belt and its openness is protected. an important landmark on the Abingdon Road and high fences. Potential area for public However, presently, the ability of the public to and set up a strong rhythm of development access to green space enjoy the views is limited, and the proposals facing the road adjacent to the site. Views over open off the opportunity for improvement and public space access. Development Options 4 Brasenose College Student Accommodation, Abingdon Road Option 1 Option 2 Preferred Siting - Option 2 Shown in Wider Context Demolition of Lodge Lodge Retained Flood Zone 3 Flood Zone 3 Flood Zone 1 Flood Zone 1 Flood Zone 2 Flood Zone 2 3 Lodge 2 The Lodge building is demolished to allow the Three blocks of accommodation can be proposed accommodation to follow the building achieved if the footprint is set back from the line and rhythm of the Grandpont Villas. The building line of the adjacent Villas. This option 4 footprint is limited to retains the mature trees along the road as well as two accommodation blocks 1 due to the impact on trees. the Lodge. N Option 1 Option 2 Image right: Precedent 1 Site of squash courts returned to open green space image showing permeable stone dressing to under-croft 2 Three massing blocks in structure. This construction response to pavilion type method allows flooding rhythm of the Grandpont beneath the raised ground Villas Flood Zone 2 Flood Zone 1 Flood Zone 3 Flood Zone 2 Flood Zone 1 Flood Zone 3 floor of the development. 3 Proposed public route of through open green space Net flood capacity with newly formed public right The footprint of the accommodation in this location The footprint of the accommodation is in Flood site is maintained through of way connecting Abingdon is predominantly in Flood Zone 1. Zone 3, however dry access is maintained from demolition of existing Road to the River Thames road level across flood zone 1, the trees and root Squash court. Tennis courts relocated protection areas are retained as well as the lodge. 4 No 10 Stock Orchard Street by SWA Open Views & Access 5 Brasenose College Student Accommodation, Abingdon Road Proposed Access Enhancements Illustrative Fencing Design and New Footpath Views of Squash Court - (Before & After) RIVER THAMES Proposed student accommodation Thames Footpath Proposed footpath and cycle link to Thames Footpath Proposed fence Abingdon Road Proposed public open space Proposed footpath Brasenose College Sports Ground A Proposed decorative railings Proposed student accommodation The proposed development allows the existing close boarded fencing along the Abingdon Road to be taken down and be replaced with new decorative railings, opening up wider views of the sports fields and improving thestreet scene. The new footpath Along with the removal of the old squash court, these measures will also extend behind the fencing providing public space that dramatically improve the views and character of Abingdon Road connects back to the proposed student accommodation. and the openness of the Green Belt. Views of River Thames and Existing ‘Category A’ trees Existing Groundsman’s Existing Squash Court Christchurch Meadows hidden Lodge by H.T.