Public Consultation Boards for 16.10.19

1 WELCOME
2
2
Thank you for your invaluable feedback. We are delighted to
present a revised proposal. The relevant changes are identified
throughout the panels. We hope that you find this exposition
informative and the proposed concept appealing as it celebrates
‘villas and gardens’ in a manner in keeping with the Victorian
Conservation Area location while being reflective of the very
particular character areas across the site. As before, we very
much welcome your comments and feedback.
University College is shaping a comprehensive and exemplary
development on its North Oxford site to meet its pressing and longer
terms needs to accommodate its graduate and undergraduate
members. In so doing, it will help meet the needs of Oxford City in
providing adequate college accommodation for its student members.
The development will therefore reduce student pressure on the City’s
more affordable housing stock. The proposal will also include a
children’s nursery for public use, ancillary student facilities including
a gym, café, study spaces and meeting rooms.
2.3 HERITAGE ASSETS: THE NORTH OXFORD VICTORIAN GARDEN SUBURB CONSERVATION AREA
University College North Oxford
Public Consultation 02
The later, mid to late twentieth-century University structures that,
although not listed, provide diversity in terms of scale, fabric, and use,
thereby contributing to the ‘vibrancy’ of the Conservation Area;
Parts of the garden plots and the varied planting, that both screen and
soften the built forms, provide a generally leafy character perceivable
Character of Conservation Area
from mainly within the Site, but also from a limited number of
locations in the immediate surrounding streets via some gaps between
street front properties. The most prominent mature specimen trees
from the nineteenth century form eye-catching landscape features and
contribute positively in architectural, historic and aesthetic terms to
the character and appearance of the conservation area.
The curved Site boundary to the north and the generally irregular Site
outline serves as a reminder of the historic laying out of the centre of
the block; and
Historic nineteenth-century brick boundary walls and relic garden
buildings form a contrasting form and purpose in comparison to the
lower street front walls seen elsewhere in the conservation area. The
garden buildings and the historic planting (surviving mature trees),
including the relic Edwardian orchards, clearly reflect the ‘garden
suburb’ nature of the Conservation Area. The historical character of
such gardens found within the Site includes productive uses in addition
to an aesthetic amenity value .
The North Oxford Victorian Suburb Conservation Area is a heritage asset of
moderate (regional) significance, as attested by its statutory designation.
No. 78, Woodstock Road
Plate 5: Reclcliffe Maud House main, southern elevation
No. 28, Staverton Road
Plate 6: 5 Staverton Road main, northern elevation
No. 52, Banbury Road
1
This application builds on an extant planning permission for student
accommodation known as ‘Six Pavilions’ that was secured alongside
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 celebrates
the existing mature specimen trees, most notably the two cedars
visible from Banbury Road. New buildings are positioned around a
series of lawns and courts, and with the important current buildings
we expect that all will be sensitively landscaped. The works will
include the reinstatement and enhancement of orchards and new
planting of trees. The biodiversity of the site will be promoted.
1850 Engraving by N. Whittock of the city of Oxford
We welcome your comments and questions and encourage you
to complete and return the feedback forms by Wednesday 30th
October.
No. 94, Woodstock Road
No. 5, Staverton Road
No. 113, Banbury Road
1. University College Oxford
2. Woodstock Road and Banbury Road leading to University College
Oxford, North Site
Character of Site
Woodstock Road
Banbury Road
Banbury Road
Woodstock Road
1887 OS Map
1939 OS Map
Fairfield House
View across the site looking south-east from Fairfield House
Recent History of Site
1970s
2015
2016
2017
2018
July 2018
January 2019
July 2019 October 2019
December 2019
Philip Dowson Buildings
Fairfield Residential Home & Six
Pavilion Scheme
Acquire Fairfield Villa
Univ’s Architect
Competition
Option appraisal over
emerging brief
New Fairfield Residential
Home occupied
Full design team work
on RIBA Stage 2
Public Consultation 01 Public Consultation 02
Anticipated planning
application submission
Níall McLaughlin Architects

2 SITE ANALYSIS AND CONCEPT
University College North Oxford
Public Consultation 02
Existing Gardens & Spaces
Existing Trees
Concept
The site has a leafy character, however it is
generally not well defined and as a result “the
landscape” is underused.
The straight brick wall that runs across the south
of the site from Banbury to Woodstock Road still
marks the transition boundary between farms
and villas, as can been seen on Board 1 “1887
OS map”.
The view and main approach to Fairfield
Residential Home from Banbury Road is undefined
and compromised by existing Fairfield House
extensions. The setting of Redcliffe-Maud House
is cluttered and unwelcoming.
Access across the site is compromised and
limited by steps.
Fairfield Residential Home access -
Cluttered approach from Banbury Road
The walnut, mulberry and apple trees across the
site are reminders of when North Oxford was
covered by orchards and market gardens over a
century ago.
There are a number of large and mature trees,
including significant specimens, such as the
Cedar of Lebanon near Banbury Road, a beautiful
copper beech south-west of the Victorian Fairfield
House and a mulberry tree in front of the
Edwardian Redcliffe-Maud House.
Frontage of Fairfield House - space feels utilitarian
and does not celebrate the Cedar of Lebanon
The proposal is for the current and new buildings
to frame a series of gardens and courts connected
by a principal east-west pedestrian path.
The new buildings define open, south-facing
spaces. The new accommodation blocks are not
linked, but have ‘open corners’ with windows to
provide a generous permeability and appealing
view-lines.
All buildings are to be set within garden plots
with varied planting that enhances the built
forms. With retained brick walls, garden buildings
and orchards across the site, the ‘garden
suburb’ nature of the Conservation Area will be
emphasised in both the functional, active spaces
and the areas for quiet reflection.
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. The site can also be accessed from
Staverton Road. At the south of the site,
concealed by the southern boundary wall, a
secondary path is proposed for dismounted
cyclists and pedestrians.
Existing photograph of Redcliffe-Maud House
looking East
Mulberry Tree - opportunity to celebrate champion
trees within the landscape setting
Copper Beech - opportunity to frame significant
landmark trees
Site Constraints and Opportunities for
Improvement and Response
These diagrams
illustrate the design
analysis and form
the basis of the
fundamentals of
the development
concept.
Staverton
Rd lane is
narrow and
unwelcoming
Rose garden
is isolated and
not well used
Proposed Site Response
Staverton
Villa
New entrance -
more welcoming;
increased width
and added trees
New framed
entrance square
from Staverton Rd
No connection
Area
cluttered and
not well used
Garden
to front of
Redcliffe-
Maud to be
celebrated
Garden walls and
planting create
disconnected green
spaces and prevent link
Access
compromised
by steps
Blank
elevation
to south
‘Six Pavilions’
Scheme
Low quality
extension to
be removed
Garden to rear of
Fairfield House
is undefined and
too open
Copper Beech
tree to be
celebrated
View and main approach
to Fairfield Residential
Home is undefined and
compromised by existing
Fairfield House extensions
Area used for car parking.
Cedar trees are not
celebrated
Low quality extension
to be removed
No connection
through site
New secondary path
from Woodstock Rd
Terrace
Pavilion
Framed and
accessible space to
west of Redcliffe-
Maud House
Woodstock
Pavilion
Buildings
orientated to
minimise north
facing bedrooms
New active play
space to east of
the Nursery
New
terrace
South facing
garden
Mulberry tree
retained and
celebrated
Rose
garden
integrated
and
accessible
Water
Court
West
Villa
Cycle parking
integrated into
landscape
Water
Court
East
Villa
Covered
Seating Area
Becomes active and
social heart of new site.
Framed by new villas
and Fairfield House
Vehicle and service access
integrated
Walnut
Lawn Villa
Animated by
communal uses
at ground floor
Walnut Lawn
Copper Beech
tree retained
and celebrated
Banbury
Rd
Villa
View and main entrance
approach improved
Front garden created to
improve setting of Fairfield
House from Banbury Rd
Pedestrian path
through the site
Cedar trees
celebrated
New secondary
path through the
site
Níall McLaughlin Architects

3 PROPOSED SITE AERIAL
University College North Oxford
Public Consultation 02
Key
Pedestrian / cyclist access
Woodstock Road
4
No. 96
No. 98
No. 100
Percy
Building
3
Bennet
Skirlaw
Building
No. 104
Staverton
Villa
8
No. 25
Vehicular access
Extent of vehicular access
Network of routes through the site :
Primary
Secondary
Tertiary
No. 92
No. 94
4
Nursery
Terrace
Pavilion
15
2
No. 19A
No. 23
Staverton Road
No. 21
Woodstock
Pavilion
5
6
6
3
Greenwood
7
Redcliffe-
Maud House
14
16
17
2
2
3
15
15
3
10
Water Court
West Villa
Fairfield
Residential
Home
15
Covered
Seating
Area
10
13
Water Court
East Villa
1
15
12
13
2
Walnut
Lawn Villa
10
2
No. 119
15
10
9
Fairfield
House
15
No. 117
Rawlinson Road
Banbury
Road Villa
15
3
No. 113
15
9
Banbury Road
Bird's eye view of the site looking northwest, with Banbury Road in the foreground.
(Proposed buildings shown in grey)
Níall McLaughlin Architects

4 RESPONSES TO PREVIOUS CONSULTATION FEEDBACK
University College North Oxford
Public Consultation 02
We have made the following key changes to the scheme since the public
Consultation. The numbered key relates to the neighbouring boards.
Feedback:
Response:
Feedback:
Response:
1. Lack of clear primary route through the site.
A central east-west route through the site has been created with
10. Four gables on the same façade appear uncharacteristic and
Different architectural elements within building elevations create
a minimum width of 2m.
repetitive.
variation, informality and asymmetry. Only Walnut Lawn Villa
remains symmetrical.
2. Lack of general permeability through the site.
A dense network of smaller paths is now added throughout.
11. More widely, architecture may benefit from greater variation
Buildings in the west will be materially different from the eastern
3. Loss of biodiversity across the site.
The new landscape strategy is aiming to deliver a positive
across the site including different architectural approaches in
buildings.
biodiversity gain and one which will enhance over time.
each character area.
4. Highways safety and parking concerns in relation to the
Relocation of the Nursery, retaining the Garden House at No.
12. Fairfield Residential Home (FRH) could benefit more from its
Improvements to the landscape between FRH and Walnut Lawn
proposed nursery, including the suitability of the Staverton
98 Woodstock Road and proposing an extension to create
new adjacencies.
Villa.
Road access.
generous play areas. Use of existing parking spaces to the front
of 96 Woodstock Road for drop offs, although the majority are
expected by foot and bicycle.
13. More informal routes and views through buildings could be
Passageways are introduced to both Water Court Villas.
introduced, supporting new secondary pedestrian routes.
5. Loss of trees, particular to the rear of 98 Woodstock Road
All significant trees retained around 98 Woodstock Road.
Garden House.
Orchard
6. Arrangement, scale and massing of Terrace and Woodstock
Massing and footprint of Woodstock and Terrace Pavilions almost
14. Orchard area appears separate.
A new path creates better access between Orchard areas and
Villas appears cramped.
halved and the heights reduced.
the wider site.
7. Landscape spaces adjacent to Terrace Pavilion appear
Scheme proposes new uncluttered and generous landscape
15. Are there opportunities to plant new trees?
Yes, more than 70 new trees comprising 17 different species are
cramped.
courts around Redcliffe-Maud House and neighbouring Terrace
proposed.
Pavilion.
8. A single storey nursery structure on Staverton Road would
Staverton Villa is introduced to complement the existing buildings
16. Victorian structures in the orchard could be used.
The Victorian glass house and potting shed are being restored.
be out of keeping with the character of the Road. A taller
along the road. Its height, massing and articulation is in keeping
building may be more appropriate.
with adjacent properties.
17. Use of the orchard area could provide inclusive opportunities.
A comprehensive multigenerational interaction proposal is being
developed, which will include use of this quality amenity.
9. Main entrance to site to be legible and in keeping with
A prominent entrance pergola is added to the Porters’ Lodge.
character of conservation area.
Níall McLaughlin Architects

Plant
8 sq m
Ablutions
6 sq m
Flexible Playspace
66.9 sq m
Meeting Room
14 sq m
Ablutions
12.6 sq m
GIA
238.9 sq m
Kitchen
5.9 sq m
Office
12.9 sq m
Flexible Playspace
65.6 sq m
GIA
335.5 sq m
GIA
250.4 sq m
Linen Cupboard
1.4 sq m
GIA
333.8 sq m
GIA
28.2 sq m
Quiet Space
28.2 sq m
GIA
333.9 sq m
Linen Cupboard
1.4 sq m
Laundry
2.8 sq m
Ablutions
2.3 sq m
Office
4.7 sq m
Commercial Kitchen
48.6 sq m
Cafe
152.7 sq m
GIA
335.5 sq m
Plant
3 sq m
Cleaning Cupboard
2.6 sq m
Storage
3.3 sq m
Ablutions
16.5 sq m
Bin Store
8.4 sq m
Laundry
7.7 sq m
GIA
248.9 sq m
Storage
0.7 sq m
Linen Cupboard
1.2 sq m
GIA
5.8 sq m
GIA
201.9 sq m
5 PROPOSED SITE PLAN
University College North Oxford
Public Consultation 02
The scheme comprises:
• The repurposing of the existing Victorian
Fairfield House,
17
• The removal of the insensitive extensions to
Fairfield House,
Staverton Road
No. 23
No. 21
No. 19
16
15
The
Orchard
15
• The construction of seven new residential
buildings, a covered seating area and a
nursery,
• 150 student bedrooms across the site, and;
• A thoughtful and comprehensive landscape that
responds to the inter-generational community
that will use the site.
No. 104
8
No. 25
3
15
Linen Cupboard
1.2 sq m
Living / Dining / Kitchen
21.3 sq m
Staverton
Villa
Bathroom
6.5 sq m
Laundry
2 sq m
Storage
2.3 sq m Bedroom
Lobby
15.6 sq m
3.3 sq m
Study
6.9 sq m
Lobby
Lobby
Storage
1.1 sq m
2.8 sq m
0.7 sq m
Bathroom
Bedroom / Living / Dining / Kitchen
4.9 sq m
23.5 sq m
Skirlaw
No. 19A
3
Living / Dining / Kitchen
36.4 sq m
Lobby
Bathroom
3.4 sq m
3.2 sq m
Bedroom
14.8 sq m
3
15
Gym
120.2 sq m
Common Space
154.8 sq m
No. 117
Changing Room
13.9 sq m
Changing Room
13.9 sq m
14
Woodstock Road
4
Percy
No. 100
No. 98
No. 96
2
Bennet
4
Nursery
3
Zelkova
Lawn
5
Terrace
Pavilion
6
Woodstock
Pavilion
6
2
Plant
Bedroom
3 sq m
13.2 sq m
Cleaning Cupboard
Bathroom
2.6 sq m
3.4 sq m
Greenwood
3
Storage
3.3 sq m
7
Living / Dining / Kitchen
15 sq m
Lobby
2.9 sq m
Corridor
3.5 sq m
Lobby
4.6 sq m
Storage
2.9 sq m
Laundry
Living / Dining / Kitchen
4.1 sq m
15 sq m
2
Bin Store
7.1 sq m
Bathroom
6.4 sq m
Bedroom
13.7 sq m
Redcliffe-
Maud House
Mulberry
Lawn
Bedroom
11.8 sq m
Bin Store
7.1 sq m
Living / Dining / Kitchen
15 sq m
Laundry
4.4 sq m
Ablutions
10.7 sq m
Bathroom
3.1 sq m
Lobby
2.9 sq m
Corridor
3.5 sq m
Lobby
2.9 sq m
Cleaning Cupboard
2.6 sq m
Bathroom
3.4 sq m
Rose
Garden
Gym
Lawn
15
Living / Dining / Kitchen
15 sq m
13
Storage
3.3 sq m
Plant
3 sq m
Bedroom
13.2 sq m
Student
Gym
Water Court
West Villa
Fairfield
Residential
Home
Water
Court
Covered
Seating Area
Common
Space
Water Court
East Villa
Ablutions
4.3 sq m
Academic Space
15.9 sq m
Academic Space
13.6 sq m
Bin Store
7.1 sq m
Academic Space
14.1 sq m
Academic Space
15.9 sq m
Laundry
4.4 sq m
Kitchen
6.2 sq m
12
Cleaning Cupboard
2.6 sq m
2
1
13
Adminstration
33.3 sq m
Academic Space
33.6 sq m
Storage
3.3 sq m
Plant
3 sq m
2
Walnut
Lawn Villa
Student
Café
Walnut
Lawn
15
9
Fairfield
House
Banbury
Road Villa
15
3
15
3
Banbury Road
No. 94
No. 113
Use Key :
Study bedroom
Kitchen
Site plan
N
1:500 @ A1
0 10m
20m
Single flat
Student gym
Common use
Ancillary spaces
Study space
Internal circulation
Reception area
Nursery
Outdoor seating area Sub-station
Bicycle store
Refuse store
Outline of ‘Six Pavilions’ scheme
Níall McLaughlin Architects

6 LANDSCAPE STRATEGY
University College North Oxford
Public Consultation 02
A
The Orchard
B
The Water Court
C
The Walnut Lawn
D
The Banbury Access Road
E
The Main Entrance
F
The Existing Rose Garden, Gym Lawn
• Restored and replanted as traditional local
orchards with meadow grass and bulbs.
• Allotments will be created along the northern
wall.
• An axial reflecting pool focused on the covered
seating area between the two new buildings.
• The building edges will be planted with lush
borders and the southern end of Fairfield
Residential Home will planted with espaliered
pear trees.
• The lawn will be lined with walnut trees aligned
to frame the east-west vistas across to the
Water Court and entrance.
• Pergolas with wisteria will shade the cafe
terrace and the entrance of the Lodge.
• The access road will be lined with a number
of lime trees and direct path for pedestrian will
be introduced.
• A cedar will be planted to provide for the next
generation of trees.
• The expanse of asphalt (currently used for
parking) will be replaced by meadow grass.
• Enclosed within walls and yew hedges to
provide tranquil garden spaces between the
buildings.
A.1 - Greenhouse potting shed
B.1 - Lush iris planting
B.2 -Pyrus espalier
(Pear tree)
C.1 - Cafe Pavilion at
Jesus College, by NMLA
C.2 - Gardener's
House, Park Schloss,
D.1 - Tilia cordata (Small
leaved lime tree)
D.2 - Tilia cordata
with flowers
E.1 - Malus Bramley tree with
blossom during spring
F.1 - Lawns and seated areas
G
The Mulberry Lawn
• The path widens to the south of Redcliffe-
Maud House defined by a new stone terrace
overlooking the Mulberry Lawn.
H
The Terrace Pavilion and Zelkova Lawn
• This will become a car-free coherent space in
the centre of the site.
• The existing Pagoda tree will be paired with a
new Zelkova.
Staverton Road
A
G.1 - The existing Morus nigra (Mulberry tree)
I
The Staverton Drive
• The Drive will be planted with a line of beech
trees that continue the grouping in the Fairfield
Residential Home car park.
I
A
J
The Woodstock Road Lawns
• The proposal is to remove parking areas and
hardstanding where possible and minimizing
the areas of mown grass.
K
The Nursery Play Garden
• The play garden will be created with gentle
mounds, long grass and a small wildlife pond
with a grid for safety.
J
H.1 - Mowed area with planting along edge of
path
Woodstock Road
H
H
F
D
Banbury Road
I.1 - Fagus sylvatica (Beech tree)
G
F
B
C
E
K
K.1 - Nursery play space Landscape sketch by Kim Wilkie (not to standard scale)
J.1 - Long meadow areas of uncut grass and
wildflowers
Níall McLaughlin Architects

7 BUILDING DESIGN
University College North Oxford
Public Consultation 02
Façade Design - Eastern Buildings
Variation within façades facing Walnut Lawn
The emerging design utilises architectural
design elements from the local vernacular,
whilst respecting the Conservation Area, to
provide simple and recognisable references;
including pitched roofs, gabled elevations and
use of vertical elements. Carefully detailed and
articulated window openings offer the interiors a
distinct relationship to the garden spaces.
All of this is to be achieved with sustainability at
the fore.
The key features in the façade strategy are:
1. The study bedroom windows are simple pairs
of fixed and opening side-hung casements.
The glazing is generous to provide the required
daylight and free area for ventilation.
Schematic east elevation of Water Court East Villa
Schematic south elevation Walnut Lawn Villa
Schematic west elevation of Banbury Road Villa
2. The top floor windows follow the roof line,
clearly expressing these rooms as ‘attic
spaces’.
3. Clay tiles are proposed as the roof finish to sit
well within the existing Victorian context.
4. The strategy and materials are clearly
contemporary while allowing variation to occur
through location and type of windows. For
example, we imagine that the fenestration to
the circulation core and kitchen / dining areas
will be more generous.
Arts & Crafts and Victorian Architectural References
Richard Norman Shaw, Adcote House (1881)
C.F.A. Voysey, Norney, Surrey (1897)
Rendered view of Walnut Lawn, looking west towards Water Court Villa East
Níall McLaughlin Architects

8 BANBURY ROAD
University College North Oxford
Public Consultation 02
Boards 8 to 12
The following boards describe the setting and
interior layouts of the accommodation buildings.
The narrative starts at Banbury Road frontage
and moves westwards towards Woodstock Road.
Generally, active communal use is at ground
floor level and predominantly at the eastern part
of the site. These easternmost villas house a
variety of shared amenities to provide a focus for
community and modest collegial activity.
Banbury Road Villa
A Porters’ Lodge / reception area in Banbury
Road Villa is the only administration office in the
new buildings. Visitors may take shelter under
an outside canopy and enjoy immediate views
of the gardens beyond. The Banbury Road Villa
accommodates five study spaces and student
study bedrooms on the first and second floors.
Walnut Lawn Villa - Student Café
Refer to View 3 on Board 9
The student café at the northern end of the
walnut tree-lined lawn is designed with informal
seating as well as quiet reading zones. The
café’s generous full height glazing allows views
over the terrace and onto the lawn.
The café pergola to the south extends around the
west façade, engaging with Fairfield Residential
Home and creating a welcoming entrance for its
residents.
1
No. 117
Entrance
to Fairfield
Residential
Home
1
Walnut
Lawn Villa
Student
Café
Fairfield
House
Banbury Road
View 1 - Rendered view from Banbury Road of Fairfield House in the foreground towards Walnut Lawn Villa and Fairfield Residential Home. New trees line
the boulevard.
2
Common
Space
2
Walnut
Lawn
Banbury
Road Villa
Water Court
East Villa
3
TO BE UPDATED
No. 113
Use Key :
Café kitchen
Student café
Reception area
Internal circulation
Sub-station
Single flat
Study space
Ancillary spaces
Bicycle store
Refuse store
Walnut Lawn Plan (1:250)
View 2 - Rendered view of the Entrance from Banbury Road showing existing cedars in the foreground and proposed new orchard planting.
Níall McLaughlin Architects

9 WALNUT LAWN
University College North Oxford
Public Consultation 02
3
View 3 - Rendered view of Walnut Lawn, looking north towards the student café (Refer to Board 8 for location)
Níall McLaughlin Architects

University College North Oxford
10 WATER COURT
Public Consultation 02
Water Court Villas - Passageway
Introduced passageways connect the site through
the two Water Court Villas with stepping stones
across the Water Court. The architecture and
introduction of an additional route provides further
hierarchy and strengthens the journey through
the site.
Water Court - Covered Seating Area
A stand-alone lightweight structure situated at
the southern end of Water Court may be used for
covered seating.
Balcony for Fairfield Residential Home
The College is exploring with the trustees of
Fairfield Residential Home the merits of espalier
pear planting on the southern walls of the Home
and possibly the installation of balconies on
the first and second floor for the amenity of its
residents.
4
Redcliffe-
Maud
House
Fairfield
Residential
Home
Rose
Garden
Walnut
Lawn Villa
4
Student
Café
Student
Gym
Water
Court
Common
Space
Mulberry
Lawn
Gym
Lawn
Walnut
Lawn
Water Court
West Villa
Covered
Seating
Area
Water Court
East Villa
Water Court Plan (1:250)
Use Key:
View 4 - Rendered view of Water Court, looking south towards the Covered Seating Area
Residential
Covered Seating Area
Student gym
Bicycle store
Outline of ‘Six Pavilions’ scheme
Common use
Ancillary spaces
Internal circulation
Níall McLaughlin Architects

University College North Oxford
11 TERRACE PAVILION AND WOODSTOCK PAVILIONS
Public Consultation 02
At the western end of the site there are three student accommodation
buildings; Staverton Villa (Refer to Board 12 for more information), Terrace
and Woodstock Pavilions.
Terrace and Woodstock Pavilions have limited visibility from Woodstock
Road as per Views 6 and 7 (below).
Following consultation with Oxford City Council, these views have been
produced to illustrate the proposals as seen from Woodstock Road. They
convey that, when viewed through the trees of Woodstock Road gardens, the
proposed buildings are seen only partially.
5
No. 19A
5
Fairfield
Residential
Home
Zelkova
Lawn
Redcliffe-
Maud
House
Bennet
Terrace
Pavilion
Rose
Garden
View 5 - Rendered view of Terrace Pavilion looking south west. Terrace and Woodstock Pavilions are designed to achieve a very low embodied carbonfootprint.
This focus and celebration of contemporary sustainable building methods, emphasised by the timber cladding, creates a further reference to the
adjacent Philip Dowson buildings.
6 7
Mulberry
Lawn
Gym
Lawn
Nursery
Greenwood
Woodstock
Pavilion
Terrace Pavilion and Woodstock Pavilion Plan (1:250)
Use Key:
Study bedroom
Refuse store
Nursery
Bicycle store
View 6 - Current proposal of Woodstock Pavilion as seen from Woodstock
Road between no. 98 & 96 (Refer to Board 12 for location)
View 7 - Current proposal of Woodstock Pavilion as seen from Woodstock
Road between no. 96 & 94 (Refer to Board 12 for location)
Kitchen
Ancillary spaces
Internal circulation
Níall McLaughlin Architects

University College North Oxford
12 STAVERTON VILLA AND THE NURSERY
Public Consultation 02
Staverton Villa
The building is conceived as a 3-storey villa
with gables and pitched roofs, facing Staverton
Road. The new villa is positioned between
104 Woodstock Road and 25 Staverton Road
following the subtle curve of the road, retaining
the rhythm of typical spacing and gapping for
Staverton Road properties.
The Nursery
The nursery is located in the south-western part
of the site at the Woodstock Road entrance.
The building is a single storey extension and
refurbishment of the Garden House.
The main entrance to the nursery is off the
southern path connecting Woodstock with
Banbury Road. Four play spaces are orientated
to the east with doors into the play garden. Staff
rooms and services are configured to the west.
8
8
Staverton Road
No. 23
No. 25
View 8 - Rendered view of Staverton Villa from the road looking south west.
9
No. 104
Woodstock Road
Staverton
Villa
Skirlaw
Staverton Villa Plan (1:250)
No. 100
No. 100
Garden House
View 9 - Rendered view of the entrance to the nursery, looking north east.
No. 98
10
6
Woodstock Road
Nursery
Nursery
Play Space
10
No. 96
7
9
Woodstock
Pavilion
No. 94
Nursery Plan (1:250)
Use Key:
View 10 - Rendered view of the nursery, looking west towards Woodstock Road.
Study bedroom
Refuse store
Nursery
Bicycle store
Kitchen
Ancillary spaces
Internal circulation
Níall McLaughlin Architects

13 COMMUNITY OPPORTUNITIES
University College North Oxford
Public Consultation 02
1
The Rose Garden
This vital space to the east of Redcliffe-Maud House is already greatly appreciated by
the residents of Fairfield Residential Home and will be preserved.
2
The Orchards
Heritage orchards, along with those shared with the residents of the new Fairfield
Residential Home will be maintained and sensitively enhanced for the inter-generational
community.
3
Gardening
Keen gardeners in the Home may wish to share time with the Nursery children in
properly supervised arrangements.
Rose Garden with bluebells in the early spring
The Orchard north of Fairfield Residential Home
Greenhouse potting shed
8
The Nursery
The nursery is located in the south-western corner of the site at the Woodstock Road
entrance.
4
Landscaped Lawns and Courts
Landscaped lawns and courts of different styles are to be created across the site,
offering a diversity of green spaces.
PLACEMAKING FOR AN
INTERGENERATIONAL COMMUNITY
• Community
• Stimulation
• Education
• Wellbeing
• Connectedness
• Mental health
– to support a thriving and diverse community interactions;
– to create cognitive stimulation and broad social circles;
– to share and enrich each other through learning;
– to stimulate an improved sense of joy, self-worth and self-esteem;
– to avoid isolation for any site resident, and
– to show how ‘quality place’ has positive effects for any and all.
Rendered view of the nursery, looking west towards Woodstock Road.
Rendered view of Walnut Lawn, looking north towards the student café
7
The Pathways
The pathways and passageways across the site are designed to encourage people
flow and permeability, but with places for people to stop, pause and interact. A place
to rest and pause is the Covered Seating Area in the Water Court.
6
The Common Space
The Common Space positioned in the northern end of Water Court East Villa will have
a number of College uses including evening seminars or talks, recitals, and similar
events.
5
Student Café
The student café is designed with informal seating as well as quiet reading zones.
Rendered view of Water Court, looking south towards the Covered Seating Area
Residents of Fairfield Residential Home with local students
The student café with external seating alongside of the pedestrian path, overlooking
Walnut Lawn
Níall McLaughlin Architects

14 SUSTAINABILITY AND NEXT STEPS
University College North Oxford
Public Consultation 02
Proposed Sustainability Strategy
Structural Frame - CLT
Project Delivery Commitments
The project is seeking to deliver the development in line with the City Council’s emerging ambitious
policy of 40% carbon reduction for new buildings by employing a multifaceted approach, including:
• Fabric first design with high levels of insulation
• High quality windows with generous openings for good natural light and ventilation
UNIV-NORTH - ENERGY STRATEGY
• Glazing areas considered to avoid overheating
Cross laminated timber or ‘CLT’, is a method of sustainable construction that uses
timber for the structure instead of higher carbon concrete or steel.
Structural walls, floors and roofs are formed of solid CLT panels and assembled on site
- meaning faster construction, a lot less deliveries to site to construct the frame. It is a
“dry trade” so it is also quieter to construct. CLT also achieves very good air tightness
to help the thermal efficiency of the building during its life.
Níall McLaughlin Architects
• The College will appoint a contractor who is a member of the Considerate Constructors Scheme.
• The design will include prefabricated elements such as the cross laminated timber frame.
• The contractor will be required to locate a traffic marshal on Banbury Road for the duration of the
works to safely manage vehicles accessing and egressing site.
• A Construction Traffic Management Plan will be agreed with the County Council well in advance of
the works and will endeavour to:
• Low carbon technology including:
0.6
Our approach
• Air source heat The pump aim for of the hot environmental water and energy strategy is to produce a
An energy strategy that leads to low energy consumption • Reduce deliveries with simple outside of peak traffic hours in the morning and afternoon,
• Use of heat recovery building ventilation which is: for fresh air
plant leads to low running costs and more robust • Exclude carbon contractor reductions. parking on-site,
• Rainwater harvesting
• Monitor noise throughout the construction period.
comfortable (the right temperature, sufficient ventilation, no glare, 0.5
Electricity Grid -
The main energy demands in student residential buildings are generally
good acoustics);
Projected
space heating and domestic hot water. • Space Issue heating a monthly demands newsletter can be to all local neighbours updating on progress and forthcoming works.
attractive (bright, airy);
reduced through passive architectural design whereas domestic hot
easy to use (giving people simple intuitive control of their
0.4
water demands can only really be reduced by focussing on the supply of
environment); UNIV-NORTH - ENERGY STRATEGY
UNIV-NORTH low energy - ENERGY STRATEGY
energy.
and low carbon
0.6
Our approach
The aim of UNIV-NORTH the environmental - ENERGY and energy STRATEGY strategy is to 0.6 0.3 produce a
Our In our approach view, a sensible energy strategy should aim to:
An energy strategy that leads to low energy consumption with simple
The aim of the environmental
building
and
which
energy
is:
strategy is to produce a
An energy strategy that leads
plant
to
leads
low
to
energy
low running
consumption
costs and
with
more
simple
robust carbon reductions.
building which is:
0.6
plant leads to maintain low Our running approach comfortable costs and conditions more robust passively carbon for reductions. much of the
Legislative context
comfortable The aim of (the right environmental temperature, and energy sufficient strategy ventilation, is to produce no glare, a
0.5
An energy
Electricity Grid -
The strategy main that energy leads demands to low energy in student consumption residential with simple
0.2
Gas emissions
year
buildings are generally
The sustainability comfortable (the and right energy temperature, targets
good building of a
acoustics); sufficient building which is: can ventilation, be defined no in glare, 0.5
Electricity Grid Grid - - Projected The main energy reduce demands plant space leads
Projected
space
heating to student low running
heating
demand residential costs
and
passively and
domestic
buildings more as
hot
far robust
water.
are as practical carbon generally reductions.
various good ways. acoustics);
Space heating demands can be
attractive (bright, airy);
0.5
Projected
space heating focus and electrically domestic
reduced
hot driven water.
through plant Space on passive the heating remaining architectural
demands heatcan design
be
attractive (bright, airy); comfortable (the right temperature, sufficient ventilation, no glare,
whereas domestic hot
easy to use (giving people simple intuitive control of their
Electricity Grid -
The main energy demands in student residential buildings are generally
Part L of the Building Regulations says good that acoustics); a new building’s annual
0.4
reduced through demands passive
water
architectural
demands
design
can only
whereas
really
domestic
be reduced
hot
easy to use (giving people by focussing on the supply of
environment);
simple intuitive control of their
Projected
attractive (bright, airy);
0.4 0.1
space heating and domestic hot water. Space heating demands can be
carbon emissions must be less than the emissions of the building as
water demands can only really
low energy
energy.
be reduced by focussing on the supply of
environment);
reduced through passive architectural design whereas domestic hot
easy to use (giving people simple intuitive control of their
low calculated energywith an accredited Part L calculation.
0.4
energy. Preliminary calculations suggest that the annual carbon emissions
and low carbon
water demands can only really be reduced by focussing on the supply of
environment);
and Current low Oxford carbonplanning policy says that there should be a 10%
associated with such
low energy
0.3
energy. a strategy In our view, are >40% a sensible lower energy than a gas-fired strategy should Part-L aim to:
reduction in carbon emissions
over
and
the
low
Part
carbon
L baseline, with this
0.30
In compliant our view, baseline a sensible scheme. energy strategy should aim to:
reduction being provided by on-site renewable energy generation
2010 2020 0.3 2030 2040 2050
In our view, a sensible maintain energy strategy comfortable should aim conditions to: passively for much of the
technology Legislative context
The exact carbon maintain emissions comfortable would conditions depend
year
passively the detailed for much design of of the the
Legislative Future context Oxford planning The policy sustainability says that and a new energy building targets should of a building can be defined in
0.2
Legislative context
buildings and year the modelling methodology maintain comfortable
reduce
chosen. conditions passively for much of the
The sustainability achieve a 40% and reduction energy space heating demand passively as far as practical
various
targets in carbon ways.
of emissions a building over can be the defined Part L in
0.2
The sustainability and energy targets of a building can be defined in
0.2
reduce space heating
year
demand
focus
passively
electrically
as
driven
far as practical
various baseline ways. and also achieve a BREEAM rating of “Excellent”
reduce space heating demand passively plant as far on as the practical remaining heat
various ways.
focus electrically driven plant
Part L of the Building Regulations says that a new building’s annual
demands
on the remaining heat
100%
0.1
Catering
focus electrically driven plant on the remaining heat
Part L of the Building Regulations carbon emissions says Part L that of the must a new Building be building’s less Regulations than annual
demands
the says emissions that a new of the building’s building annual as
demands
Carbon context
0.1
carbon emissions must be 0.1
calculated less than carbon with the emissions accredited must of the be Part building less L calculation.
than as the emissions of the building as
Other
Preliminary calculations suggest that the annual carbon emissions
The carbon
calculated
intensity
with an
of
accredited
grid electricity
Current Part
is
Oxford calculated L
changing
calculation.
all the time as new
planning with policy accredited says Part that L there calculation. should
90%
Preliminary calculations
be a 10%
Preliminary suggest
associated calculations that
with
the suggest annual
such a that strategy
carbon the annual emissions
are >40% carbon lower emissions than a gas-fired Part-L
renewable Current capacity Oxford is planning brought policy on line
reduction says and Current in that older,
carbon there Oxford coal
emissions should planning fired generation be over policy a 10% the says is
Part that L there baseline, should with be a this 10%
Space heating
0
associated with such associated a strategy
compliant with are such >40%
baseline a strategy lower
scheme. are than >40% a lower gas-fired than Part-L a gas-fired Part-L
decommissioned.
reduction in carbon emissions reduction over reduction being the Part provided in L carbon baseline, by emissions on-site with this over renewable the Part energy L baseline, generation with this
0
Indicative compliant annual baseline carbon scheme.
80%
0
compliant baseline scheme.
emissions
reduction being provided by on-site renewable energy generation
2010 2020 DHW use 2030 2040 2050
reduction being provided technology by on-site renewable energy generation
2010 2020 2010 2030 2020 2040 2030 2050 2040 2050
technology
40.0
The exact carbon emissions would depend on the detailed design of the
We think technology that the energy strategy Future for Oxford the building planning should policy be says considered that a new building should
CO2 Equivalent emissions of electricity and The gas exact carbon The emissions exact carbon emissions would depend on the detailed design of the
Future Oxford planning policy says that a new building should
buildings
would
and
depend Catherine modelling
on detailed Hughes methodology
design Project, of
chosen. Somerville the College by NMLA. This building is CLT frame with a brick façade.
against Future realistic Oxford carbon planning criteria policy buildings and the modelling methodology chosen.
achieve to achieve says a that
achieve 40% the a reduction a
best new
40%
performance. building
reduction in carbon should
in carbon emissions This
emissions over
70%
over the the Part Part L L
buildings and the modelling methodology chosen.
means achieve that using a 40% electricity reduction locally 35.0
baseline carbon is less baseline and emissions carbon also and achieve intensive over
also achieve
the a BREEAM while Part
a BREEAM
Lthe
rating rating of of “Excellent”
“displacement” baseline and benefits also achieve of generating a BREEAM electricity rating of locally “Excellent” are smaller.
60%
Difficult to affect
100%
Catering
these through Catering
>40%
30.0
Carbon context Carbon context
100%
Catering
reduction in
Carbon Strategies context that move energy consumption Other Other
The carbon The intensity carbon from intensity gas to
of grid of electricity
electricity grid electricity is a
is changing is changing all the all the time time as as new new
building design Other
50%
90%
Other
emissions
The good carbon long term intensity strategy. of grid Not only
renewable
electricity renewable is the fuel’s
capacity
is changing capacity carbon
is brought
all is the content brought
on
time
line
on as ever
and
line new
older,
and older,
coal
coal
fired 90% fired
generation
generation
is
is
Space Space
heating 25.0
heating
renewable decreasing, capacity but eliminating is brought local fossil decommissioned.
fuel emissions completely is
decommissioned.
on line and older, coal fired generation is
80%
Space heating
Indicative annual carbon emissions
40%
use
80%
DHW use
Indicative annual carbon emissions
decommissioned.
better for local air quality.
Space heating
DHW 20.0use
40.0
We think that the energy strategy for the building should 80%
Indicative annual carbon emissions
be considered
DHW use
40.0
We think against that the realistic energy carbon strategy criteria for to the achieve building the should best performance. be considered
and domestic hot
This
70%
30%
40.0
We think that the energy
against
strategy
realistic
for the
means that carbon
building
using criteria
should
electricity to
be
achieve
considered
locally is the less best carbon performance. intensive while This the
70%
water dominate –
15.0
35.0
against realistic carbon criteria
means
to
that
achieve
“displacement” using
the
electricity
best performance.
benefits locally of generating is less
This
70%
carbon electricity intensive locally while are smaller. the
it makes sense to Difficult 35.0
60%
to to affect affect
35.0
>40%
means that using electricity
“displacement”
locally is less
benefits
carbon intensive
of generating
while
electricity
the
locally 20% are smaller.
60%
focus any energy these
Difficult through 10.0
through to affect 30.0
Section diagram showing mechanical and electrical strategy of a typical building
reduction in >40%
“displacement” benefits of generating Strategies electricity that move locally energy are smaller. consumption from gas 60% to electricity is a
Difficult strategy to on affect these building 50%
these design
through
30.0
>40% emissions reduction in
Strategies good that long move term energy strategy. consumption Not only is the from fuel’s gas carbon to electricity content ever
these through
30.0
is a
building design 25.0
10%
decreasing, but eliminating local fossil fuel emissions completely is
50%
5.0
reduction in
Strategies that move energy
emissions
good
consumption
long term strategy.
from gas
Not
to electricity
only is the
is
fuel’s
a
building design
carbon content 50% ever
40%
25.0
emissions
good long term strategy. better for local air quality.
25.0
20.0
decreasing,
Not only is the
but
fuel’s
eliminating
carbon
local
content
fossil
ever
Space heating and
fuel emissions completely
0%
is
40%
and domestic
0.0
decreasing, but eliminating hot
better
local
for
fossil
local
fuel
air
emissions
quality.
completely is
domestic hot water
40%
1 30%
dominate water Space dominate - heating it Baseline makes – gas-fired 20.0
15.0
Part-L Best Practice
Univ's Site
better for local air quality.
Space heating
20.0
sense it makes and to sense domestic focus to compliant any hot scheme
30%
and domestic hot
20%
energy focus water any strategy energy dominate on – 10.0 15.0
30%
water dominate – these strategy it makes 15.0 on these sense to
it makes sense to
20% 10%
focus any energy 5.0 10.0
20%
focus any energy
strategy 10.0 on these
Max Fordham LLP is a Limited Liability Partnership Registered office strategy on these
J6556: University College, Oxford : North Site
Registered in England and Wales Number OC300026 42–43 Gloucester Crescent, London, NW1 7PE 0.0
10%
5.0
16 May 2019 / AS / page 1 of 2
1
Baseline gas-fired Part-L
J:\J6556\Reports\Univ-North
Best Practice- Planning energy strategy2.docx
10%
5.0
Univ's Site
compliant scheme
Energy 0% usage in student accommodation
0.0
Catherine Hughes Project, Somerville College by Balliol College Student Accommodation by
0%
0.0
1
Baseline gas-fired NMLA Part-L Best Practice
Univ's Site NMLA
1
Baseline gas-fired Part-L compliant Best Practice scheme Univ's Site
compliant scheme
CO 2 Equivalent Emissions (kgCO 2e 2 Equivalent /kWh) Emissions (kgCO 2e /kWh)
CO2 Equivalent Emissions (kgCO2ₑ / kWh)
CO CO 2 Equivalent Emissions (kgCO 2e /kWh)
2 Equivalent Emissions (kgCO 2e /kWh)
Percentage of Energy Use
Max Fordham LLP is a Limited Liability Partnership Registered office J6556: University College, Oxford : North Site
Registered in England and Wales Number OC300026 42–43 Gloucester Crescent, London, NW1 7PE 16 May 2019 / AS / page 1 of 2
J:\J6556\Reports\Univ-North - Planning energy strategy2.docx
Max Fordham LLP is a Limited Liability Partnership Registered office J6556: University College, Oxford : North Site
Max Fordham LLP is a Limited Liability Partnership Registered in England Registered and office Wales Number OC300026 42–43 Gloucester Crescent, London, NW1 7PE J6556: University College, Oxford : North Site
16 May 2019 / AS / page 1 of 2
Registered in England and Wales Number OC300026 42–43 Gloucester Crescent, London, NW1 7PE 16 May 2019 / J:\J6556\Reports\Univ-North AS / page 1 of 2
- Planning energy strategy2.docx
Annual carbon emissions (kgCO Annual carbon emissions (kgCO 2 /m 2 2 /m 2 .yr)
.yr)
Annual carbon emissions (kgCO 2 /m 2 .yr)
Annual carbon emissions (kgCO 2 /m 2 .yr)