OXFORDTHE

INCUBATOR

P32077 Urban Design Studio IIASHLEY DICKS (GROUP ONE) 08063445

DECEMBER 2009

‘‘a place to work, learn and live’’The Incubator Vision

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CONTENTS

INTRODUCTION 2

PROPOSAL 4

RATIONALES 6

SPATIAL ANALYSIS 20

TREE SELECTION 22

AXONOMETRIC PROJECTIONS 24

DESIGN DETAILS 26

FINANCIAL FEASIBILITY 30

AERIAL VIEWS 31

INTRODUCTION

This documents explores the development potential for the greenfield land to the West of Oxford City Centre.

It is advised that this report is read in conjunction with a preceding group report undertaken by ‘Group One’ that documents a wider master plan proposal seen overleaf.

This project focuses on the southeasterly edge of the master plan which lies on a newly created arterial road linking Botley Road in the north to Oxpens Road at the easterly edge of Oxford city centre.

A further connection has been made to link the existing industrial zone that lies along the Thames in order to provide increased permeability existing and proposed developments.

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3Proposed Group Master plan 1:1250@A1

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PROPOSAL

The extensive research and development that has been undertaken to produce the wider master plan concluded that this part of the site had a great industrial and economic potential.

Further SWOT analysis of the subject site highlighted the poor urban environment of the existing industrial park and that this development has the potential to improve this area.

Using industry as the starting point, further attention has been given to Oxford’s economic aspirations to create a mixed use industry lead zone.

This is envisioned in an environmentally sustainable development that retains the ecological richness of the site and provides a vibrant and well connected part of the city.

proximity to city centre and train station (London & Paris with several hours)

ecologically rich and diverse

large demand for student housing

desire for industry based economic growth

high risk of flooding

resistance to development from local residents

national economic instability

disconnected from the city centre

neighouring industrial zone of poor urban design

congested road supply to site from Botley Road

electricity pylons

to create an exciting mixed use industry lead zone

possibility to expand Oxford vocational educational base with a new further education college

showcase new standards in flood-proof design

set a new precedent for industrial urban design

reduce commuting times between work and home for Oxford residents

STRENGTHS

WEAKNESSES

THREATS

OPPORTUNITIES

5Proposed Site Plan 1:500@A1

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The project has been carefully designed and considered through a design rationale which outlines it’s key themes:

RATIONALES

CREATING A MIXED USE TRANSITIONAL URBAN ZONE

DEVELOPING IN A SENSITIVE AND POSITIVE WAY

CREATING A HIGH DENSITY AND INTIMATE URBAN ENVIRONMENTS

CREATING AN OPPORTUNITY FROM FLOODING

WORKING WITH WATER TO CREATE SUSTAINABLE ENVIRONMENTS

CREATING A SENSORY RICH ENVIRONMENT BY CELEBRATING THE INCIDENTAL ASPECTS OF THE URBAN EXPERIENCE

2 SENSITIVEDEVELOPMENT &

3 HIGH INTIMACY

DENSITY

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The transitional zone represents the urban space that refuses to be labelled. It can be everything and anything - commercial, industrial, residential, educational and recreational. It constantly evolves and adapts to the needs of the people who use it.

The zone is an incubator of living, learning and working - forging and exploring the bonds between human activity while bridging the gaps between neighbouring spaces with a more defined purpose.

Why does Oxford need an Incubator? The proposal is a direct response to the Oxford Economic Development Strategy which sets out 3 clear objectives:

FACILITATE SMALL BUSINESS STAT-UP

FORGE LINKS BETWEEN SKILLS TRAINING AND INDUSTRY

REDUCE COMMUTING TIME BETWEEN WORK AND HOME

The site also adjoins an industrial zone that despite being recognised as a protected employment zone, remains to suffer vacant units - partly due to it’s disconnection to the city and low quality urban environment.

The Incubator therefore presents an appropriate solution as a gateway between the city, industrial zone and the remainder of the development.

FURTHER EDUCATION COLLEGE

STUDENT ACCOMMODATION

LIVE/WORK

LightIndustrialWorkspace/

residential

Education

Residential1 THETRANSITIONAL

ZONE

Residential

Residential

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STUDENT ACCOMMODATION

Site Plan indicating zoning 9

2009 2012 2014 2016

PLANNING & CONSULTATION SITE WORKS COMMENCE COMPLETION OF PHASE 1

BUILDING STRUCTURE

Planning design period with extensive consultation with local residents and stakeholders.

Major work commences on site arterial routes and connections including linking Industrial zone to Oxpens Road.

Phase 1 of construction complete. Student accommodation blocks occupied - short term affordable leases for live-work zone to encourage artisan and industrial community to establish. Further education college completed.

Area identity established - percentage of short-term leases renewed to longer term to encourage permanent occupation. A selection of leases remain short-term to retain artisan community.

The Incubator is constructed sensitively to it’s surroundings. Phased development facilitates an organic neighbourhood identity while adjacent areas are given the chance to respond to this emerging neighbour. Phases include construction of arterial roads, sensitive re-landscaping and a road system designed for further adaptation for anticipation of future growth to the south of the site. Initial short-term leases for live-work industrial units encourage healthy occupancy take up for emerging business’s and artisan community.

2 SENSITIVEDEVELOPMENT

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2018 2020 2022 2024

COMPLETION OF PHASE 2 COMPLETION OF PHASE 3 COMMENCEMENT OF PHASE 4

Anticipated development of industrial zone - commencement of subdivision of larger plots for perimeter block structures. Identity of river-side established.

Further development of industrial zone - character of Thames river-side improved. Further northern connection made.

Industrial zone revitalised. Identity of area fully established and accepted by local community. Road network extended to accommodate southern expansion pending planning, economic social environment.

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Greenfield development must embrace a high density model as an environmentally sustainable way to manage towns and cities or run the risk of creating fractured, exposed and car dependant spaces.

The streets of the Incubator need to be intimate and safe. This is achieved through adhesion to a perimeter block layout and using building set back limits with minimum building heights to achieve intimate height to width streets ratios of 1:2.

Architectural variety is encouraged within a framework of rationality uniformity.

Daylight and sunlight is factored into the design but not to the detriment of character.

&3 HIGH INTIMACY

DENSITY

Proposed Typical Street Section achieving a enclosure ration of 1:212

Variety in colour, texture and material is encouraged within a framework of uniform ridge, window cill/head heights. The overall perception is of a mixed-use community orientated and secure area.

Borneo Sporenburg, Amsterdam, Netherlands

Proposed Typical Street Elevation

60 DWELLINGS PER HECTARE(LIVE/WORK)

WORK ZONE

LIVE ZONE

DU

PLEX

DU

PLEX

DU

PLEX

DU

PLEX

FLAT

FLAT

FLAT

FLAT

WORKUNIT

WORKUNIT

WORKUNIT

WORKUNIT

WORKUNIT

WORKUNIT

Different combinations of residential units and workshops allow for overall flexible use. Upper floor residential units are accessed independently from ground floor to enable this.

45 DWELLINGS PER HECTARE (STUDENT ACCOMMODATION)

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4 OPPORTUNITY FLOODING

THE

OF

Flooding is part and parcel of the land and therefore the Incubator asks you to change your view of flooding from disaster to opportunity.

Earth excavated from neighbouring development has been used to raise road levels by 1 metre (just above the 100 year flood level) - negating the cost of excavating services with no overall displacement of floodwater.

Built structures have been designed to incorporate floodwater into basement tanks (a tried and tested method recommended by the Environment Agency) while level change is exploited to provide buffer spaces to the front facades of buildings.

The result: A spectacular floodscape to be enjoyed during periods of heavy flooding.

So why this unusual method?

Raising road levels is a traditional Oxford response to flooding hence the elevation of Botley Road and Willow Walk.

Raising building thresholds above flood levels is the primary recommendation of the Environment Agency.

Altering existing river systems through river deepening could cause irrevocable damage to local and regional biodiversity by affecting flow rates.

Embankments and leveeing still carry serious risk of breaching (as what happened in New Orleans).

Obtaining buildings insurance for properties within flood planes remains problematic and challenging unless Insurance companies are convinced of flood protection.

In New Orleans houses are being raised by several meters in order to obtain buildings insurance despite government assurances that flooding will not occur again.

Channel, canal and swale constructions are highly specialised and will probably need to be extended far beyond the site to at great expense to make any significant impact otherwise water to the South of the site will flow back into the development and cause great damage.

This is localised, efficient, environmentally passive, economically viable response.

The Conclusion?

This is not an unusual fantastical solution. It is real and viable and is being used in Oxfordshire by local construction companies now.

What next?

The next step is to consult with specialist engineers and the environment agency to develop and refine the design. There is a great potential to use the development in order perfect and patent construction methods and set a world precedent for flood proof design.

Innovative flood proof construction method used by Oxfordshire

developer Leadbitter Construction.

Building set back zone designed to accommodate flood water if so

desired.

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Site Plan - Flooded 15

Pressure on existing urban drainage systems is at a critical level. British whether patterns are predicted to become more extreme with an increase in short and heavy rain falls.

The streets of the Incubator use sustainable urban drainage to channel rainwater in open drains to the river system. These shallow channels provide vegetation which clean and sanitise the water as it flows towards the river.

A living canal has been created to provide on-site treatment of brown-water while flat Sedum roofs and rainwater harvesting is encouraged to relieve pressure on the mains water supply.

5 WORKING WATER

WITH

The integrated urban drainage system is designed to reduce the amount of water

that is piped directly to streams and rivers. It also serves as a visible component of

a system of “green infrastructure” that is incorporated into the aesthetics of the

community.Portland Green Streets

Project, US16

On-site sewage treatment & dispersal systems have been used extensively where sanitary sewers are not available. The goal of this systems is the treatment of wastewater via natural processes to the point where the treated wastewater can be safely released into the environment without causing harm to the surrounding environment and human health

A major part of the water strategy includes specifying localised rainwater harvesting and sedum roof finishes to buildings. Flat roof construction is therefore encourage with suggested innovative ways to integrate rainwater capture into the architecture.

This image shows the glazed canopy of the college atrium being used to capture and store rainwater to create an interesting internal environment.

The spirit of learning is considered ‘outside the classroom’ with highly articulated streets exemplifying a positive connection with the natural environment.

This example of a natural sewage treatment pond how shows rich, diverse and pleasant the area can be while being fully integrated to the natural environment.Proposed Living Canal 17

The urban environment is full of incidents, accidents, meetings and events. The incubator considers the inessential, the over-looked and the under-valued to create a sensory rich environment.

Road textures chosen to adhere falling autumn leaves so that for a few weeks the floor becomes a rich patchwork colour.

Signs that encourage bicycles to be chained to railings encourage a vista of piled bicycles along the streets - so synonymous with Oxford.

Kitchens of the student housing positioned so that the rich variety of international cuisine can be smelled by passers by - this celebrated architecturally with more substantial kitchen extract ducts to the front the facade.

6INCIDENTAL

CELEBRATINGTHE

Image Source: Google - Location: Earls Court, London18

Course road surface adhere autumn leaves Surface chosen for bus stop

Proposed Elevation of student accommodation housing

Oxford Street Scene

Suggested street sign encouraging bicycle parking along street facades

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SPATIAL ANALYSIS

Due to the expected low volume of vehicular traffic, the street network is designed to favour pedestrian usage but is generally accessible for car/can use and on-street parking.

Recreational land consists primarily augmented riverside usage with a parkland extended through the site into the live/work and college junction. A hard edge embankment has been applied at 2 locations to provide a safe access point to the river with a view develop recreational use of the water pending further feasibility analysis.

Public access had been maintained along the entire stretch of river providing a varied and rich walking experience.

The development is designed to be as publicly accessible as possible with privately used external space kept to a minimum. A large percentage of the site will be left for recreational use primarily along side the Bulstake Stream. Crucially, the development keeps all open bodies of water in the public realm and does not privitise the riverside which is symptomatic of the Bulstake stream around Botley Road.

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RECREATION

STREETNETWORK

PRIVATECOMMUNAL

PRIVATE

Land located centrally within the perimeter blocks has been allocated for communal use by

residents of the block.

Green courtyards serve the student accommodation blocks accessible

directly from the individual apartments and externally from the street by a controlled security gate.

The live/work district employs a communal courtyard to provide

rear vehicular access to each work unit with a centralised green

zone providing ‘green’ relief for residents.

The college uses a central glazed courtyard serving staff and students

a enclosed meeting place that is well connected to the site periphery.

Private external land had been allocated to the rear and frontage

of ground floor residential units primarily for security purposes and

to offer some a degree of private amenity.

Land to the immediately to the rear of live/work units has been

designed to provide external work space that may be required by some businesses. This area is

accessed by a communal access zone in the central courtyard.

Space Syntax analysis highlights active arterial routes in lighter shades suggesting a slight through movement therefore amenity is focused to serve local community.

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TREE SELECTION

This species in Britain always has a scattering of brilliantly coloured red and yellow leaves at the very least.

The key feature is that they are fast growing so they will help streets establish quickly - height no more than 20 meters. Tolerant to shade and most soil types.

HORSE CHESTNUT

This species has been selected for the parkland avenues of trees planted in the recreational areas.

They can grow large to a maximum height of 36 meters and an 18 metre spread.

RED MAPLE

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Trees have been selected to work on several levels. Crucially aquatic plants have been selected to sanitise rainwater runoff and brown water treatment in the living canal.

Streets trees have been selected with a view to provide a continuous canopy along road sides, aid natural air filtration and provide a rich and colourful variety of leaves during the Autumn months.

Plentiful space will be provide at the tree base to avoid destruction of road surfaces by maturing roots.

SUNBURSTHONEY LOCUST

The fine, feathery foliage is still there, but now it shows a golden yellow all year long. In spring, the tree produces thick clusters of bright yellow flowers.

The Sunburst grows about two half a meter a year and good for proving shade.

BALDCYPRESS

Tree selected to provide year-long privacy with bushy low canopy.

A deciduous tree favouring wet soils but drought hardy.

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24Street section through student accommodation and college

AXONOMETRICPROJECTIONS

Perimeter block structure of college provides commercial opportunities at ground floor to provide rental income should the street become more active in future years with increasing development south of the site and the West of Oxford city centre.

Level change between ground and road levels can be exploited to creates different opportunities for security and servicing (see diagrams overleaf).

View of student accommodation front facade

OPTION AThe buffer zone can be kept at the original ground level but paved to provide a service zone.

OPTION BThe buffer zone can be raised to the road level and planted.

OPTION CThe buffer zone is kept at ground floor level is planted and allowed to flood.

Proposed Perspective street views

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COLLEGEENTRANCE

YORKSTONE PAVERS

PLANTEDDRAINAGE

COURSE ASPHALT

COLOUREDBRICK

OPEN CROSSING TO ALLOW PEOPLE TO CROSS DIAGONALLY

COLLEGE ATRIUM

An intimately proportioned covered internal atrium has

been created to form the heart of the educational

zone of the Incubator.

This space would serve the staff and students

of the college but would also be accessible to the

local artisan and industrial community providing a an

informal meeting and event space. A central tree would

help cool and cleanse the air and provide an important

visual focus.

27‘Meet me by the tree’ Proposed College atrium space

COLLEGEATRIUM

LIVE/WORK

STREET ELEVATION

As previously mentioned use of different materials, textures and colours is encourage to provide a rich variety of architecture. Uniform floor slabs and ridge heights hold the overall facade together.

PLANS

Flexibility is the key theme for this type of unit.

Ground floor units have been designed to be accessed directly from upper floor residential units if necessary. Independent access to upper level units is enabled by separate ground floor entrances.28

STUDENTACCOMMODATION

STREET ELEVATION

The student accommodation blocks have been designed in small units to create a higher frequency of entrances to the

street keeping if active and surveyed.

Use of colour and material have been used to

emphasise verticality and rhythm along the street.

PLANS

Kitchen and living areas have been positioned to the

front as these require less privacy. The result of the this arrangement is the inevitable

cooking smells expelled from extractor hoods. These

smells directed toward the street create a sensory rich experience for passers by

who briefly encounter an international variety of food. 29

FINANCIAL FEASIBILITY

The overall residual land value for this parcel of land is £3,829,937 - which includes reserved recreational parkland around the Bulstake stream and southwest of the site. 6,400m2 has also been reserved for the college of which the construction cost has been taken out of the calculation.

Rental incomes of for workshop and office space of the live/work zone have been adjusted to allow for initial short term leases to encourage early take-up and establishment of the area, after which rental values would increase.

Overall housing density appears to be relatively low at 16 dph, but this due to a large proportion of the site being used for non residential purposes and a significant amount of parkland.

Areas of housing development have been constructed at a density of 52 dph, predominantly student accommodation.

The additional cost of the bespoke building and road construction has also been factored into the calculation with a cost saving of services excavation and earth removal from the other sites negated.

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AERIAL VIEWS

Extensive modelling has been used to study massing and to make sun a angle analysis of the proposal which can be seen in the accompanying Statements of Evidence report.

Shown are some aerial views of the scheme.

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