St clements appraisal and design code

Site and Area Appraisal Urban Design and Development U37771 For the attention of Dr Laura Novo De Azevedo and Dr Jon Cooper

Contents Introduction to project Site and area appraisal Site and area appraisal Site and area appraisal Detailed analysis Corner plot analysis Vision

1 2 3 4 5 6 7

Design motif Concept matrix Design Actions Design Code

8 9 10 11-33

2

Introduction to Project The study area for this analysis is that of the St Clements car park situated in Oxford. Presently, the car park is used mainly in the evening time to accommodate members of the public who wish to dine at the many different restaurants on St Clements Road. St Clements Road is extremely vibrant with many pubs, shops and restaurants at its feet.

This project has the aim of designing a mixed use scheme for the car park based on urban design principles. This will involve a site analysis of the area including a dynamic look at a surrounding street comparing the design features that not only contribute to its character, but also to its success. This will take the form of images, drawings and designs and will climax in a design vision for the site.

Oxford

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1

Site & Area Appraisal Introduction

Surrounding building analysis

Built form

This area appraisal section of the report seeks to identify the character of the area and its surroundings and look at the positive and negative aspects with regards to site development. Fig1 shows how how close certain facilities are within different distances.

The diversity in building design, plot sizes and block structures contributes to a feeling of disorganisation. The only real consistency is in the buildings at the south of the site on St Clements Rd. These buildings differ in use and style however there are continuos themes which are displayed in the horizontality of the fenestration and also the building heights.

St Clements Rd is an important linkage road with the centre of Oxford and the south. Despite its transitional function, on a small scale, it works as a place. Although most people pass through it, it has active elements that invite people to stay. Street furniture is low but the range of social activities that can take place along its base in contained buildings but with active fronts facing the road gives it a feelings of fun, place and vitality. A building with a glass frontage occupied with social activities helps liven up an area despite there being no direct activity on the street.

300m

200m 100m

Privat e Spac e Residential

Active fronts on all buildings

Commercial

Public Space

No set back

Educational

fig 5. Showing St Clements Rd annotated. Source: Author fig 3. Showing differing land uses. Source: Author, Digimap 2013

fig 1. Showing distance analysis, 400m is a 5 minute walk. Source: Author

100m

200m

300m

Bus stops

1

3

7

Pubs

2

4

6

Restaurants

5

8

14

Shops

6

12

14

Hair salons

1

4

7

Mini-marts

1

5

7

Open green space

1

1

2

fig 2. Showing sustainability matrix including amenities by distance. Source: Author

fig 4. Showing differing buildings around site. Source: Author

2.7 m

2.7 m

3m

2.7 m

3m

3m

3.1 m

13.3 m

2m

fig 6. Showing section of St Clements. Source: Author

2

Site & Area Appraisal The understanding of the sites functions and surroundings is crucial in order to design new areas that build upon the past positive and implement new actions in order to mitigate or change the band ones. This are of the analysis seeks to look at the core fabric of the site including how its topographical form, the movement patterns that exist across it and through it, buildings types, styles and layout, and the land uses in and around it.

(1)

(2)

Layers Topography (1) Movement (2) Blocks (3)

• Topography - Gradual

• Open green recreational

• Blue network running

sloping gradient from south (at St Clements Rd to North at the River Cherwell

area at north of site • Green networks integrated into site by the presence of trees

along the north of the park

• Movement Hierarchy - In and Out Vehicles

• In-and-out pedestrians

• Pedestrian movement across site entirety

• No real block structure -

• Minimum size 54m by

• Maximum size 95m by

mainly front to backs

16m in depth. This incorporated the plots on St Clements Rd

48m. This was a residential block incorporating student accommodation on the east of the site

• Plots differ in length and width depending on their use and location

• Commercial plots tended to be short in width and long in length and tended to be occupied by the whole of a building. Maximum size 7.6m by 16m - Minimum size 3.6m by 14.8m

• Residential plots followed this same pattern but the buildings did not occupy the whole of the plot. As many of the buildings are flats with a shared garden area, it is difficult to fathom exactly where the plot line is drawn. Approximate measurements 13.1 - 21.5m

• Directly in front of the car park along St Clements Rd includes a diverse range in house styles and ages. Some appear to be mock Georgian and Victorian while also showing signs of Regency features

• Although diverse, there is a good feeling of similarity as both the facade features and the fenestration are consistent despite the different sizes or styles

Plots (4)

Land Uses & Buildings (5)

• Commercial buildings (salmon) and residential ones (yellow) along the high street occupied the whole of the plot space

(3) (4)

(6) (5)

3

Site & Area Appraisal SWAB Analysis

By identifying the positive and negative qualities of the site, decisions can be made about the proposals for new development.

Strengths

Explanation

Opportunities

Explanation

Location S1

1.1km from the city centre and close proximity to local amenities including a small super market, shops and a bus stop 30 seconds away

Size O1

The size of the site would allow several high rise apartment blocks with room car parking

Surroundings S2

Large variety of restaurants, recreation areas vast open space and nature

Proximity to City O2

Magdalen Bridge is 2.5 minutes walk away. There are 3 bus stops within 25 seconds

Size S3

0.34 hectares which would allow for several developments and space left over for garden area and parking

Uplift 03

By maintaining the view of the open green area and the river, apartments should be able to achieve a higher price

Weaknesses

Location W1

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Barriers The sites is within close proximity to the river which is prone to flooding

Parking Spaces B1

Safety W2

Keeping the existing movement networks could cause safety issues as those crossing the site are often drunkards who congregate there and regularly the police are seen dealing with disturbances

River B2

Surroundings W3

Natural light is going to be an issue as the site is surrounded by buildings 4 storeys high

Restaurant Access B3

In a city like Oxford parking spaces are like gold dust. In Knights Bridge London, developers are charged ÂŁ50K for each car parking space they get rid of The river is a barrier as it often floods

Many of the restaurants on St Clements Rd have their accessibility at the back via the car park fig 7. Showing arial vision of site. Source: Google maps 2012

4

Vision

2

5

3

6

The three-fold vision for the site is as follows. i) ii) iii)

Promotion of visual permeability across site from north to south providing a visual connection between here and there Create a high grade residential plan for building design, layout and functionality which is related to sustainable living and movement - through design and public realm Promotion of green space through the means of a green corridor running south to north which will provide the feelings, smells and sounds of nature on ones door step

Good quality, stylish housing is welcomed everywhere especially idyllic cities like Oxford where the desire to live sustainability is ever present. This development is situated in a perfect area being within walking distance from both the city, green open recreational spaces, restaurants and a bus stop that can get one into London within an hour. Residential dwellings in this location will achieve a very high price and with certain dwellings overlooking the river and park, they will hopefully achieve a higher uplift on property prices.

1

4

7

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7

Design Actions

2

1

3

This set of design actions looks at differing features that the site has to offer and looks at ways to not only maximise their potential but also link them to the overall design process and vision for the site. Design actions are the things that are going to be done based on the site analysis.

Explanation

Design Actions

Explanation

Design Actions

Size of site allows for one parking space per unit DAS3

Promote sustainable living one parking space per unit. Implement safe storage compounds for bicycles (img1)

Location will give rise to mixed tenure uses

Maximise potential economic gain by designing a mix of apartments for post-grad students and small families

Location DAS1

Within 100m there are bus stops, pubs, restaurants, hair salons and a mix of facilities that are easily within walking distance - this in itself will hopefully encourage sustainable living and will aim to attract those who are interested in the sustainable living because of its proximity and design

Size of site will require compact density of building DAO1

Views of trees within site and around it DAO3

Nature at north of site DAS2

Access to recreational area DAS2

Solar gain is an issue DAW3

Look for opportunities to increase visual surveillance on side streets leading to site by creating active fronts with set backs less than 2m

Maximise nature with existing trees providing a central point and corridor (img2,4)

The river DAO3

Seek to provide as many views as possible facing the river and open green space to maximise potential uplift

Design buildings at staggered heights in order to maximise as many views to the park as possible (img1)

Restaurant and pub access DAB3

Keep some of the car parking spaces that are needed to service the restaurants and provide a place for deliveries to be made to at the rear of the shops and restaurants (img5-8)

Promote visual permeability to the recreational area by a straight sight line from St Clements road through to the recreational are via a tree corridor - this will help link to the the vision of the site to the design matrix as a place that feels open and is sustainable (img3-4)

Building heights to vary and open space left in middle to not cloud out solar gain for those on the sites north-west (img1,8)

Sustainable movement

Topography

4

5

6

7

8

Building design will hopefully aim to achieve an ambiance that gives a feelings of nature despite being in a heavily urbanised area - buildings to have lots of glass to create the feeling of being able to had unobstructed views - trees to create sounds and smells of outdoors

There is a slight gradient that could be used to incorporate certain steps in different areas that gives a feelings of the un-homogenous nature that exist in a natural landscape - this could take the form of boulders and differing rock types to add diversity to the area (img8)

8

10

design code

structure

introduction to design code detailed design regulating plan area zones building types - BT1 building types - BT1 building types - BT2 building types - BT2 building types - BT3

12 13 14 15 16 17 18 19 20

building types - BT3 building types - BT4 building types - BT4 street design roads paving streets parking

street design sections public and private space vegetation public realm

street lighting

public realm

street furniture

21 22 23 24

financial appraisal financial appraisal

reflective statement references & appendix

30 31 32 33

25 26 27 28 29

11

design code introduction The information that has been gathered and presented in the area appraisal has acted as a building block upon which a specific design has been created for the St Clements car park.

This design code seeks to outline ways in which developments should take place, provide boundaries for such developments and ensure that they keep the overall vision and design motif in mind. Design codes are important as they can prevent homogenous areas developing and regulate and control development to a tightly defined set of rules.

This design code is highly visual and uses tables to summaries certain sizes and styles of differing elements. As there are 4 different building types in this area, each have been given 2 individual pages to outline sizes, architectural styles, character, and colour palette.

As an A3 format has been used, certain section are slit down the middle in to two pages making legibility easier.

fig dc1. Showing 3D view of final site. Source: Author/Google Sketchup (2013)

12

detailed design

Key

1:500

street bench

buildings

street lights

shop

street trees

bike storage parking spaces

S1

S2

⇪ fig dc2. Showing 2D detailed design at a scale of 1:500. Source: Author/Google Sketchup (2013)

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regulating plan

1:500

river meadow

↸ !2⃣

⇪

PM1

corner plot

PM2

building storey

↸

↸

active edge pedestrian movement

PM3 BT1

3 BT1

2

paving materials (PM)

3

0

vehicular zone

PM4

4

3 BT2

4

3 BT3

PM1

↸

↸

↸

PM4

PM3

3

BT3

BT1

PM2

↸

BT2 building types (BT)

0

BT4

3 BT3

BT4

fig dc3. Showing 2D regulating plan scale 1:500. Source: Author/Google Sketchup (2013)

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area zones

design code zones

Z1. incorporates a mix of building styles and uses - a shop on the corner - student accommodation - and 3 storey town houses

characteristics • central shop to provide surveillance during day time period • shop can act as a node and landmark • town houses at zone south adding diversity • private garden space for residents • student accommodation running south to north along tree corridor and path • active fronts on all edges with no set back proving feelings of safety and activity • grass roof above shop • town houses - stone base with wooden facade giving feeling of nature and the outdoors

• similar features to that of zone 1 with regards to the town houses and the student accommodation • internal shared area with bike storage indicated by grey dot • only several of the houses will have a small garden which can accommodate small families Z2. incorporates student apartments and 2-3 storey town houses

fig dc4. Showing area zones and building types. Source: Author/Google Sketchup (2013)

The site has been broken up into 3 different zones for clarity of understanding when different areas are being spoken about. Zones 1-3 will later be referred to by the different building types that are situated in them. Table 1 shows several specific characteristics that will help a developer understand the looked for style and feeling of what the area should look like.

• this zone differs in style to the others and compromises 3 storey modern houses with rear parking • as these are curtailing onto the small road, lots of glass will be used to provide a safe feeling • no set back will contribute to the enclosed feeling of the street and will also Z3. incorporates 3 storey town houses

Table 1. Showing area zones and building types. Source: Author/Google Sketchup (2013)

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building types

BT1

design code BT2

BT3

building type 1 found in zone 1 & 2 BT4 BT1 Plot

4 by 8m

Set back

0-1.5m

Height

7.5-12m

Width

4m

Depth

8m

upper

large 1.28 by 2.24m, small (max 3) 0.5-0.9m

lower

large 1.28 by 2.24m

Windows

Doors Type

architectural styles

BT1

fig dc6. Showing BT1 and public space in front. Source: Author/Google Sketchup (2013)

colour palette BT1

2.10 by .9m terrace

• south facade should be green in colour but the type of fauna used to achieve this is not prescribed • corner plot on south end should be 95% glass including the entrance doors to cycle parking at rear and other apartments • windows should seek to maximise and cover as much space as possible on the first and third story facade (see table for measurement options) • this apartment frontage should be wooden horizontal panelling • entrance door to be set back from street with depth from 0.5-1metre • entrance to incorporate storage for bins preventing untidy clutter on the foot path

this colour palette is building specific and should be used in conjunction with the architectural styles for specific materials and textures fig dc7. Showing BT1 arial view. Source: Author/Google Sketchup (2013)

16

public and private space

design code

Zones 1 and 2 will be the only ones that have a private garden area. Z1 will have a shared garden area, where Z2 will have some individual gardens. The occupants of the top storey apartments will have access to a small roof top terrace but as land is highly sought after and as many of these dwellings will be for students, private gardens have been kept to a minimum.

In most cases, private space will be confined to that of the property itself and that the shared areas outside will act as a catalyst integration.

Buildings that face public space must comply with the following: • front doors must open onto public space which applies to multi-use entrances for apartments

private

private

public

fig dc24.Public space section. Source: Author/Google Sketchup (2013)

FIg25 indicates active fronts with blue lines. Where possible all frontages must open on to public space with a setback of no greater than 1.5m.

fig dc25. Shows active frontages with blue line. Source: Author/Google Sketchup (2013)

fig dc23.Public space (blue) and private space (orange). Source: Author/Google Sketchup (2013)

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public realm

design code

street furniture SF1

Street furniture is to be implemented on the site but not unnecessarily. Figure SF1 indicate where street furniture is to be implemented.

Having street furniture outside of the shop and along the tree corridor aims to create a lively atmosphere and allow those without private gardens to sit out side and enjoy the outdoors.

The following guidance applies to street furniture.

SF1 • height range 0.4-0.45m • depth 0.75-0.9m • curved benches to be used to allow conversations • benches must not have backs so that they can be used form either side

fig dc36. shows SF1 in design. Source: Author/Google Sketchup (2013) fig dc34. Shows street furniture highlighted in blue. Source: Author/Google Sketchup (2013)

fig dc38. shows section to illustrate the relationship between street furniture and trees and also their relationship to the path and shop.

Source: Author/Google Sketchup (2013)

fig dc35. Shows types of seating to be used. Source: Author/Google Sketchup (2013)

fig dc37. shows additional examples of different street furniture to be used.

Source: Author/Google Sketchup (2013)

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financial appraisal

design code

building types 34

student apartments

number of units

commercial shop

number of units

BT1

34

BT2

1

gross m2

st clements

1088

13 6

development

1 BT1

BT2

BT3

BT4

net m2

rent m2

870

£125

build costs

rent roll

yield

£1,183,744 108,800 5% sub total

total number of properties

54

land value/hectare

£12,549,522

INTRODUCTION The purpose of this exercise is to look at - and see whether - the proposed development for the St Clements car park is financially viable. Planning permission has the beauty of altering land values and Oxford is no exception. Land that has planning permission for development is around the £4,000,000 per hectare. In order for this scheme to be financially viable then there has to be (hopefully) 20% profit left for the developer once the cost of land has been purchased and all the building fees have been paid for. The figures on pages 30-31 show the values of each of the individual building types with their relative yields, totals, rents, area and number of units.

£2,176,000

zone A

zone B

zone C

gross m2

13

13

13

net m2

13

13

13

rent m2

24.35

12.18

6.09

rent roll

304

152

76

totals

4348

2174

1087

yield

7% £7,609 sub total

2-3 bed terrace houses

number of units

cost/m2

3 bedroom houses

number of units

cost/m2

BT3

13

£896

BT4

6

£944

gross m2

336-588 build costs

net m2

336-588 sale price 3 bed

£827,904 £380k sub total

net m2

gross m2

578

578

sale price 2 bed

build costs

sale price 3 bed

£260k

£546,462

£340,000

£4,220,000

sub total

£2,040,000 30

financial appraisal

design code

IT ERE WH £4,0 00,0 00

BE ULD SHO

land value£12,549,522 per hectare

EXPLANATION OF RESULT

present residual land value £4,517,828

total value £8,443,609

total costs £1,717,958

total site works £343,592

total fees £206,155

total STF% excl land £112,097

total voids exc land £76,358

total development cost exc land £2,112,568

profit £1,435,414

total development cost+profit £3,547,982

this economic feasibility analysis clearly shows that there is a generous lump some left over after all of the building costs and other factors have been taken into consideration and accounted for 02. the figures shown on the left are clearly too high and beg the question as to whether certain inputs were incorrect or that there are other factors that may not a be accounted for 03. in this case, one explanation for the high value could be that of the lack of affordable/social housing on the MY site. The Oxford affordable housing paper states that VAL UE there should be ‘10 or more dwellings on a residential £12, site of 0.25 hectares’ (Bates, ND) that is 40 dwellings 549, 522 per hectare 04. with fees of this number left over it could be that the excess could be invested into certain local community projects or they could be used to increase the quality of the properties 01.

land value at completion £4,895,628

STF% on land £377,800

present value of land £4,517,828

land value/ hectare £12,549,522 31

reflective statement

site appraisal and design code

what was learnt The imperative nature of an initial site analysis continues to be the determining factor for proposed developments. The analysis and that of the surrounding area continues to be the most difficult part of the appraisal as it is often difficult to really understand the nature, character, density, tenure and accessibility from a few visits. It is easy to go and note the connection and inactive edges but from past experience it has been difficult to remember all of the elements from the actual site when designing on the computer. As a result, some buildings may be slightly out of scale in comparison to those around them.

The completion of both the design code and concept matrix were new ideas to me and I struggled to see how they were actually going to be represented in the final design. However, I now know their importance in the regulating and bridling process to restrain uncontrollable sporadic developments into ones with a clear vision and motif.

The design code has been extremely time consuming and has really challenged both my publishing and design skills. Looking at past design codes was both helpful and unhelpful at times as different ones seemed to display differing sorts of information. Some design codes were more specific than others which often left it to me to decide the appropriate amount of information that was to be shown. From the level of understanding that I have I feel that it has been beneficial to do the design code retrospectively and code the elements that I had already created.

what was done

what can be taken forward

What was achieved was a mixed use sustainable development (meaning that it has high density, made with renewable and green materials) that incorporates both commercial, private and student dwellings. The desire to create this mix came from the analysis of the surrounding area where, 2 large universities are in close proximity to the site.

The design concepts will definitely be taken forward and used for further developments and projects. The understanding of being critical of existing developments and evaluating the good and bad things about them as an academic exercise has proved invaluable in my understanding of what a successful development should be.

The initial plan had no shop or commercial property on the site as the site analysis found that there were many services within close proximity and creating a new shop would be a waste. However, as my understanding increased it was decided that a shop should be implemented as a means of providing vitality and surveillance during times of the day where residents are out of their houses. This will hopefully act as a way of getting more people in and through the area.

My awareness of spatial relationships has greatly improved and I feel that I have been able to clearly plan an area where vehicles and pedestrians can coexist in the same spaces. However, this has been difficult to balance the number of parking areas with the number of properties taking into account the lack of need there may be for students. Information learnt from manual for streets about street layout, parking and other spatial elements has been very beneficial and will need to be used time and time again on different developments.

The final design saw 4 different building types created at relatively dense levels which reflects the need for student apartments in the St Clements area.

The financial appraisal has proved to be quite difficult when dealing with differing property types and tenures. The information learnt in this area is very important as economic gain is a major factor that could sway or dissuade one from choosing a certain development.

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