333 Banbury Road. Pre Application Public Consultation. Berman Guedes Stretton Architects + Designers

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1 333 Pre Application Public Consultation Thank you for taking the time to visit this exhibition. We hope it will explain the emerging options for residential redevelopment of the site and that you will feel able to share your views to assist us in preparing a Planning Application for the proposals early in the new year Comment forms are available for you to record your views or if you would prefer, these can be sent by to 333@homespace.ltd.uk An online version of this exhibition is available at Berman Guedes Stretton Architects + Designers

2 Woodstock Road Urban Analysis Site - Aerial View, North Oxford Single Family houses - (Detached, Semi-Detached & Terraced Individual) Commercial - (Retail, Office & Guest House) All Uses Single Family Homes (Attached and Detached) A40 This area of North Oxford is predominantly characterized by detached, semi-detached and terraced individual houses., on the western edge of the 333 site, is a dense street of early C20 single family houses. A40 The commercial centre of Summertown lies approx. ½km to the south. North of the commercial centre a mix of converted guest houses and small businesses are distributed along Banbury Road. 333 Site The Oxford Centre at 333 was also partly a Single Family Homes (Attached and Detached) commercial property. Flats 333 Site Single Family Homes (Attached and Detached) Flats Commerical (Retail, Office and Guest House) Institutional (Educational, Religious, Civic) Commerical Commerical (Retail, Office and Guest House) Institutional (Educational, Religious, Civic) Squitchey Ln Banbury Rd Hernes Rd Squitchey Ln Banbury Rd Hernes Rd Squitchey Ln Banbury Rd Hernes Rd Middle Way Middle Way Middle Way Woodstock Road Summerhill Rd Woodstock Road Summerhill Rd Woodstock Road Summerhill Rd Commercial Centre of Summertown Summertown Shops Summertown Shops Site - Diagram showing building footprints, roads & property lines Flats - (Multiple Story Apartment Complexes) Institutional - (Educational, Religious & Civic) Traffic Study Flats 333 has one of the larger footprints in North Oxford and is atypical of the surrounding urban grain. It also is in the unique position of possessing two distinct street frontages. A40 Concentrated around Hernes Crescent, directly opposite 333 are several 3-4 story Flat Complexes. A40 There are several institutional buildings in the blocks around 333 Banbury. One block east, on Hernes Road, is the Green Gates Nursing home (1) and two blocks north, Summertown House, a complex of graduate housing for Oxford University (2). The Masonic Lodge at 333 Banbury was also an institutional use. High Volume Traffic, Woodstock Road, A40 Medium Volume Traffic Middle Way, Squitchey Lane, Summerhill Road Low Volume Traffic, Hernes Crescent 333 Site Single Family Homes (Attached and Detached) Flats Commerical (Retail, Office and Guest House) Institutional (education, religious, nursing homes) 2 High Volume Traffic, Woodstock Road, A40 Medium Volume Traffic Middle Way, Squitchey Lane, Summerhill Road Institutional (Educational, Religious, Civic) Low Volume Traffic, Hernes Crescent Squitchey Ln Banbury Rd Hernes Rd Squitchey Ln Banbury Rd Hernes Rd Squitchey Ln Banbury Rd Hernes Rd 1 Woodstock Road Middle Way Summerhill Rd Woodstock Road Middle Way Summerhill Rd Squitchey Ln Banbury Rd Hernes Rd Woodstock Road Middle Way Summerhill Rd Middle Way Summerhill Rd Summertown Shops Summertown Shops

3 History The original villa, known as Summerhill, is not listed but is mentioned briefly in both Pevsner's guide and the Victoria County History as a fine Italianate villa of it's time. Homespace have commissioned independent archaeological and building studies of the original house and we have carried out our own research into the property, the results of which are laid out below. We have concluded that, whilst most of the interiors have been lost or compromised since the middle of the 20th century, the building does make a contribution to the site and immediate surroundings. We have therefore concluded that it should be treated as a non designated heritage asset, and all of the options we have been progressing feature it's retention and return to it's original residential function Auction of land by Diamond Hall 1823 Original house completed by John Mobely, Butcher 1824 John Mobely bankrupt, house for sale - bought by John Braines, also a butcher who is believed to have carried on his trade from the house. J BRAINES Jackson s Oxford Journal Land Auction Advertisements 1846 House purchased by James Ryman, Art dealer and property much embellished A valuable freehold newly erected dwelling fitted up in the best manner... 4 bedrooms, 2 sitting rooms, servant s bedroom, cellar, washhouse, slaughterhouse, stabling and other outhouses, good garden and other large piece of land... The property adjoins the Banbury Turnpike Road, and its contiguity to Oxford and the convenient arrangement of the building afford a very desirable site for carrying on the trade of a butcher. Old Series Map of North Oxford J RYMAN Created from Ordnance Survey Old Series maps first published Original scale 1:63,360 enlarged here to 1: Quote from sales particulars Old Series JF RYMAN-HALL 1880 James Ryman dies, having no children of his own the house passes to his adoptive nephew J.F. Ryman-Hall James Ryman Map of Summertown

4 History JF RYMAN-HALL WILLIAM E ADAMSON 1925 J.F Ryman-Hall dies with the house in the ownership of the trustees to W.E. Richards. It is sold to William Emanuel Adamson, Tailor (and Mason) Unrealised Extension Scheme Artists Impression 1952 W.E. Adamson dies - Use of House as private residence ends 1954 Masons acquire site and apply for significant alterations and extensions Simplified extension goes ahead illa built by John Mobely, later, ate of John Ryman 1973 Ground floor expanded south s acquire property in 1953, alter ior and attach new facilities on the acade xpansion of ground floor 1984 First floor expanded south er expansion to expansion South nsion on 1st floor (above 1973 addition) 0 est expansion of Conference Centre Levels added, new entrance and stairs 2000 Mason s two storey extension to the east 2012 Homespace acquires the site 1964 Freemason additions attached to Villa 1823 Summerhill Villa built by John Mobely, later, becomes estate of John Ryman 1964 Freemasons acquire property in 1953, alter Villa interior and attach new facilities on the western facade 1973 South Expansion of ground floor 1984 Further expansion to expansion South Expansion on 1st floor (above 1973 addition) 2000 West expansion of Conference Centre 2 Levels added, new entrance and stairs 1823 Original Villa ommisioned by John Mobely 1964 Freemason additions attached to Villa 1973 Kenneth Stevens & Associates 1984 Peter Reynolds Associates 2000 Jewell & Co. Alterations Unknown Ground oor First Floor Ground Floor 1823 Summerhill Villa built by John Mobely, later, becomes estate of John Ryman 1964 Freemasons acquire property in 1953, alter Villa interior and attach new facilities on the western facade Ground Floor 1973 uth Expansion of ground floor 1954 Unrealised Extension Scheme Ground floor Plan First Floor 1954 Unrealised Extension Scheme First floor Plan First Floor 1823 Summerhill Villa built by John Mobely, later, becomes estate of John Ryman 1964 Freemasons acquire property in 1953, alter Villa interior and attach new facilities on the western facade 1973 South Expansion of ground floor 1984 Further expansion to expansion South Expansion on 1st floor (above 1973 addition) 2000 West expansion of Conference Centre 2 Levels added, new entrance and stairs 1823 Original Villa ommisioned by John Mobely 1964 Freemason additions attached to Villa 1973 Kenneth Stevens & Associates 1984 Peter Reynolds Associates 2000 Jewell & Co. Alterations Unknown

5 Trees The site currently features 30 trees, which are considered to be a positive asset to the site. These were made the subject of a Tree Preservation Order in A full arboricultural survey has been carried out and the condition, importance and root protection areas of all the trees have been agreed with the tree officer. Many of the important trees are suffering from totally inappropriate ground conditions within their root protection areas. Our brief from the outset has been to preserve and enhance the landscape setting of the significant trees on the site. City Council Tree Protection Order (2005) Perspective As Existing = Grade A Trees = Grade B Trees = Grade C Trees = Grade U Trees Important boundary trees on Grade A Wellingtonia completely surrounded by tarmac and cars Grade A Wellingtonia and villa surrounded by tarmac and cars Second Grade A Wellingtonia Showing root damage from previous paving and drains

6 Trees The plan to the right shows the root protection areas of all the trees It has come to light that there are several trees with ongoing disease / condition issues which must be addressed irrespective of any development plans - some as a matter of urgency - and are being progressed separately. In discussion with the Conservation and Urban Design Officer an area surrounding the original villa has been proposed in which no new building will take place. Selective tree removal and reinstatement has been agreed in principle as part of a development with the tree officer Trees have been paved right up to their trunks The plan below shows the combination of these agreements an the resultant 'potential developable area' of the site Constraints on the height of any new development have also been discussed with the planning office and the sections below show the application of the relevant viewing angles. Area Drawing Root Protection The foundation of the current building close to this large lime tree Site Section Viewing Angles Area Drawing Site Constraints

7 Existing Site Area 95m x 55m = 5225m² =0.524 ha = acres 77% of the site is currently covered by building and tarmac. Only 23% remains as soft landscape. At full capacity it is understood that in excess of 80 cars were routinely parked on the site. Buildings Perspective As Existing heights depicted are indicative and subject to site survey Buildings / Hardscape + Softscape 1418m² 27% 1241m² 23% 2566m² 50% 2566m² 1418m² 1241m² 5225m² 50% 27% 23% Site Plan Buildings + Trees

8 Option 1 Maximise Development of Site Marketable 39 flats 2 Houses Buildings Perspective Option 1 = Grade A Trees Buildings / Hardscape + Softscape = Grade B Trees = Grade C + U Trees ramp down to garage = new semi mature specimen trees DISCOUNTED AT EARLY STAGE Affordable 41 flats TOTAL 41 marketable units 41 affordable units Assessment Provides a good proportion of south-facing elevations. However, some dwellings are north-facing and shaded by trees. Potential for east and west elevations to overheat if not designed correctly. Sufficient space between buildings not to overshadow one another. Higher density accommodation results in a lower building surface area to volume ratio, thus improving thermal efficiency. Higher density provides opportunity for communal heating/power. = trees removed to accommodate scheme ramp down to garage existing 2632m² 1418m² 1176m² 5225m² 50% 27% 23% option 1 620m² 1945m² 2660m² 5225m² 12% 37% 51% Site Plan Buildings + Trees

9 Option 2 Rebuild on existing footprint Marketable 32 flats DISCOUNTED AT EARLY STAGE Affordable 32 flats TOTAL 32 marketable units 32 affordable units Buildings Assessment Maximization of south elevation for marketable units. However, affordable flats are predominantly north-facing and shaded by trees. Existing part of building poses a more challenging sustainable refurbishment with its architecturally sensitive façade, and numerous corners/junctions. Minimal tree felling. Perspective Option 2 = Grade A Trees Buildings / Hardscape + Softscape = Grade B Trees = Grade C + U Trees = trees removed to accommodate scheme = new semi mature specimen trees existing 2632m² 1418m² 1176m² 5225m² 50% 27% 23% option 2 883m² 1440m² 2902m² 5225m² 17% 28% 55% Site Plan Buildings + Trees

10 Option 3 Retain Villa & Rebuild Remaining Footprint Marketable 24 flats 2 houses (within Villa) Affordable 24 flats TOTAL 26 marketable units (incl. 2 in summerhill villa) 24 affordable units Buildings Assessment Maximisation of south elevation for marketable units. However, affordable flats are predominantly north-facing and shaded by trees. Existing part of building poses a more challenging sustainable refurbishment with its architecturally sensitive façade, and numerous corners/junctions. Minimal tree felling. Building footprint remains unchanged, height encroached slightly. Perspective Option 3 = Grade A Trees Buildings / Hardscape + Softscape = Grade B Trees = Grade C + U Trees = trees removed to accommodate scheme = new semi mature specimen trees existing 2632m² 1418m² 1176m² 5225m² 50% 27% 23% option 3 883m² 1440m² 2902m² 5225m² 17% 28% 55% Site Plan Buildings + Trees

11 Option 4 Centralised Apartment Block Detached From Villa Marketable 24 flats 2 houses (within Villa) Affordable 24 flats TOTAL 26 marketable units (incl. 2 in summerhill villa) 24 affordable units Buildings Assessment Buildings orientated to increase south elevation. Fewer buildings and simple form minimises building surface area to volume ratio, improving thermal efficiency. Existing part of building poses a more challenging sustainable refurbishment. Building mass collected towards centre of site. Building closer to south boundary. Perspective Option 4 = Grade A Trees Buildings / Hardscape + Softscape = Grade B Trees = Grade C + U Trees = trees removed to accommodate scheme = new semi mature specimen trees existing 2632m² 1418m² 1176m² 5225m² 50% 27% 23% option m² 1400m² 2710m² 5225m² 21% 27% 52% Site Plan Buildings + Trees

12 Option 5 Complete & Apartments Around Villa Marketable 16 flats 6 houses (2 within Villa) Affordable 22 flats TOTAL 22 marketable units (incl. 2 in summerhill villa) 22 affordable units Buildings Assessment Fewer buildings and simple form minimises building surface area to volume ratio, improving thermal efficiency. Simple form facilitates achievement of efficient thermal fabric and airtightness. Urban grain of and responded to. Open green space from retained. Perspective Option 5 Effectively two development sites = Grade A Trees Buildings / Hardscape + Softscape = Grade B Trees = Grade C + U Trees = trees removed to accommodate scheme = new semi mature specimen trees existing 2632m² 1418m² 1176m² 5225m² 50% 27% 23% option 5 938m² 1236m² 3051m² 5225m² 18% 24% 58% Site Plan Buildings + Trees

13 Tree roots A: 70 m 2 3 Bed (Marketable) A: 117 m 2 3 Bed (Marketable) A: 117 m 2 Tree roots A: 62 m 2 3 Bed (Rented) A: 76m2 4 Bed Flat (Marketable) A: 175 m 2 3 Bed (Rented) A: 76m2 2 bed Flat (Rented) A: 61 m 2 4 Bed Flat (Marketable) A: 175 m 2 2 bed Flat (Rented) A: 61 m 2 2 Bed Flat (Shared Ownership) A: 65 m 2 3 Bed (Marketable) A: 117 m 2 Option 6 Apartment Blocks as a Series of Villas Marketable 19 flats (2 within Villa) Social Shared ownership 3 Within Villa Social rented 16 Flats TOTAL 19 marketable units (incl. 2 in summerhill villa) 19 social units (incl. 3 in summerhill villa) Assessment A series of new 'villa' sized blocks are arranged on the site to retain a 'green heart' to the site Views through the site are preserved and a wildlife corridor of enhanced communal landscaping is created The new buildings all benefit from southerly aspects allowing ample opportunity for passive and active solar design Minimal felling of central trees, with ample mitigation planting of mature nursery grade specimen trees Overall built footprint remains close to the existing footprint Perspective Option 6 2 parking spaces Circ A: 9 m 2 5 parking spaces Circ A: 15 m 2 7 parking spaces Circ A: 9 m 2 7 parking spaces 7 parking spaces Circ A: 9 m 2 4 parking spaces Circ A: 10 m 2 7 parking spaces existing 2632m² 1418m² 1176m² 5225m² 50% 27% 23% 3 parking spaces A: 38 m 2 A: 59 m 2 option 6 538m² 1114m² 3638m² 5225m² 10% 21% 69% Site 0. Plan Ground Floor 1:200 Hermes Cresent

14 Option 6

15 Tree roots A: 40 m 2 A: 92 m 2 Outside area A: 16 m 2 A: 92 m 2 Tree roots A: 14 m 2 Outside area A: 16 m 2 A: 87 m 2 Outside area A: 16 m 2 A: 87 m 2 Outside area A: 16 m 2 A: 87 m 2 Outside area A: 16 m 2 A: 100 m 2 Outside area A: 16 m 2 A: 87 m 2 Outside area A: 16 m 2 A: 87 m 2 Outside area A: 16 m 2 A: 201 m 2 Option 7 Eight New Houses Marketable 8 New 5 Bed Houses Summerhill Villa - one 6 bed house TOTAL 9 marketable units (incl. 1 in Summerhill Villa) Assessment A group of new family houses proposed to the west of the existing villa This option provides the largest area of enhanced communal soft landscaping (and enhanced habitat) of all options This option provides the least hard paved area and generates the least parking requirement of all options Minimal felling of central trees, with ample mitigation planting of mature nursery grade specimen trees Overall built area remains close to the existing footprint Perspective Option 7 existing 2632m² 1418m² 1176m² 5225m² 50% 27% 23% option 7 622m² 939m² 3664m² 5225m² 12% 18% 70% Site Plan 0. Ground Floor 1:200 Hermes Cresent

16 Option 7

17 The options bring with them the following enhancements to the current site: Provision of well designed, high quality, sustainable and much needed family homes in this prime residential area Provisions for affordable housing Retention of the original villa (recognised as a non-designated heritage asset) 333 Pre Application Public Consultation Reinstatement of the villa to it's original residential purpose (in most options as a free standing structure once again) Provision of a more appropriate setting for the villa Significant reduction in the amount of hard paving on the site Significant reduction in the amount of car parking on the site Retention of the significant trees on the site Significant communal soft landscaping enhancements Enhancement of the ecological value of the site Once we have the results of this consultation, and have concluded our pre-application discussions with the City Council, we plan to progress a scheme to a planning application early in the new year. We hope you have found this small exhibition informative and feel able to share your views on the potential development options we have identified here to support this process. Berman Guedes Stretton Architects + Designers