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Botley Centre Draft Supplementary Planning Document
August 2015
AUGUST 2015 2 BOTLEY CENTRE DRAFT SPD
3
VISION & OBJECTIVES
3.1 Vision 223.2Objectives 23
1
INTRODUCTION
1.1 TheOpportunity 41.2ThePurposeoftheSPD 41.3PlanningStatus 41.4Consultation 41.5YourFeedback 51.6TheSite 5
2
BOTLEY CONTEXT
2.1RegionalContext 92.2ExistingBaseline 10 Socio-Economic 10 HistoricEnvironment 10 Connectivity 11 Setting 12 BuildingQualityandHeights 142.3IssuesandOpportunities 162.4PolicyContext 18
4
DEVELOPMENT PRINCIPLES
4.1BotleyLocalServiceCentre 254.2Access,LinkagesandLegibility 264.3PublicSpaceandStreetscape 274.4Density,ScaleandMassing 294.5DesignQualityandCharacter 304.6ParkingandServicing 324.7DevelopmentFramework 33
CONTENTS
1
INTRODUCTION
1.1.1 BotleyCentrepresentsarareopportunityfortheValeofWhiteHorseDistrictCouncil(theVale)toprovidenewandimprovedfacilitiestomeettheexistingandfutureneedsofthelocalcommunityandtheValethroughahighlysustainabledevelopment.
1.1.2 TheredevelopmentofBotleyCentrewouldenabletheeffectivere-useofpreviouslydevelopedland,withinanexistingsettlementthatishighlyaccessiblebypublictransport,walkingandcycling.
1.1.3 Itisimportantthatredevelopmentisco-ordinatedinamannerwhichbalancestheinterestsofstakeholdersandtheconstraintsofthesite,inordertomaximisethebenefitsandlimitanydetrimentalimpacts.
1.1.4 Tocapitaliseonthisopportunityandguidetrulysustainabledevelopmentwhichisinformedbycommunityaspirationsandgroundedinevidence,theValehavepreparedtheBotleyCentreSupplementaryPlanningDocument(SPD)toprovideaframeworkforthefuturedevelopment.
1.2.1 TheBotleyCentreSPDcreatesaflexiblestrategytoguideahighquality,prestigiousdevelopmentthatsupportstheexistingandfuturelocalcommunityandattractsinvestmenttoservethewiderdistrictandmeetlocalregenerationaspirations.Inordertoachievethis,theSPDincludes:
• Anexcitingandboldvisiontoinspireregenerationandensuretheneedsofexistingandfuturecommunitiesaremet
• Anaspirationalsetofobjectivestoaddressissuesandcapitaliseonopportunities
• Aclearsetofdevelopmentprinciplestoguidethedetailednatureanddesignofdevelopment
1.2.2 AplanningapplicationforthecomprehensiveredevelopmentoftheBotleyCentrewasmetwithasignificantleveloflocaloppositionandasaresultwasunanimouslyrefusedatcommitteeinDecember2014.
1.2.3 ItistheaspirationoftheValetoenhanceBotleyCentre’sofferingandrangeofusestobetterreflectitsstatusasaLocalServiceCentreinakeylocationonthewesternedgeofOxfordwithimmediateaccesstothestrategichighwaysnetwork(A34).
1.3.1 Inaccordancewithparagraph153oftheNationalPlanningPolicyFramework(NPPF)(March,2012)andregulations11–16ofTheTownandCountryPlanning(LocalPlanning)(England)Regulations2012,theSPDhasbeenpreparedinaccordancewithpolicyobjectivessetoutintheNPPFandtheVale’sLocalPlan2011(July,2006)(SavedPolicies).InparticulartheSPDbuildsuponLocalPlanSavedPolicies,including:GS1-DevelopmentinExistingSettlements,H10DevelopmentintheFiveMainSettlements,S1NewRetailProvisionandS12LocalShoppingCentres.TheSPDisamaterialconsiderationinassessingplanningapplicationswithintheSPDboundary.
1.3.2 TheSPDissupportedbytheBotleyCentreSPDSustainabilityAppraisalReport(August,2015),whichconsidersthelikelyenvironmentalandsustainabilityeffectsofimplementingtheSPDandoutlinesmeasurestoreduceanysignificantadverseeffects.
1.3.3 TheSPDhasalsoconsideredandalignswithdraftpoliciescontainedintheVale’semergingLocalPlan2031,whichisanticipatedforadoptionSeptember2016.FollowingadoptionoftheemergingLocalPlan,theValehascommittedtoreviewtheSPDandupdatewherenecessarytoensureconsistencywiththemorerecentLocalPlanpolicies.
1.4.1 TheValehaveproducedtheSPDthroughacollaborativeprocess.ThishasincludedconsultationtoensurethereisaclearunderstandingoftheissuesandopportunitiesfacingBotley,whichinturninformandunderpinanappropriateframeworktoguidedevelopment.
1.4.2 Theconsultationprocesshasconsistedofawiderangeofeventswithavarietyofdifferentorganisations,thesehaveincluded:
• IndividualmeetingswithlocalstakeholdersthroughoutthepreparationoftheDraftSPD,including:WestWayCommunityConcern,NorthHinkseyParishCouncil,CumnorParishCouncil,BotleyBaptistChurch,St.PeterandSt.PaulChurchandlandowners.
• PresentationtoNorthHinkseyParishCouncilon21May2015.
• Aworkshopwithlocalorganisationsonthe2June2015todevelopthevisionanddesignprinciples.
• PresentationtotheWestWayConcerneventon22June2015.
• Aworkshopwithlocalorganisationson28July2015todiscusstheviabilityanalysisforthesite.
• ReviewofinformationpreparedbyWestWayCommunityConcern,includingtheWestWayDevelopmentSurvey(June,2015,AVisionforBotleyandWestWay,andBotleyCharacterStatement(March,2014).
AUGUST 2015 4
CHAPTER 1 INTRODUCTION
BOTLEY CENTRAL DRAFT SPD
1.1THEOPPORTUNITY 1.2PURPOSE 1.3PLANNINGSTATUS 1.4CONSULTATION
1.5.1 TheDraftSPDispublishedforaperiodoffiveweeksconsultationfrom21August2015tothe25September2015.Duringthistimeyoucanreviewthereportandletusknowyourthoughts.
1.5.2 Followingthecloseoftheconsultationperiod,allthecommentsreceivedwillbereviewedandwhereappropriatetheDraftSPDwillbeupdatedinlightofstakeholders’andstatutoryconsultees’comments.ItistheintentionoftheValetoadopttheFinalSPDinOctober/November2015.
1.5.3 TheDraftSPDcanbedownloadedfromwww.whitehorsedc.gov.uk/botleyspd
AUGUST 2015 5
CHAPTER 1 INTRODUCTION
BOTLEY CENTRAL DRAFT SPD
1.6THESITE1.5YOURFEEDBACK
Figure 1 SPD Site Boundary (source: Microsoft Bing Maps 2015)
WEST WAY
A 34
ARTHRAY ROAD
ELMS ROADPOPLAR ROAD
AUGUST 2015 6
CHAPTER 1 INTRODUCTION
BOTLEY CENTRAL DRAFT SPD
1.6.1 BotleyCentre(site)issituatedwithintheValeofWhiteHorseandformsaLocalServiceCentrefortheValeandOxfordFringearea,approximately2kmwestoftheCityofOxford.BotleyCentreistheareacontainedwithintheredlineboundaryinFigure2.
1.6.2 Thethreehectaresitecomprisesarangeofretail,residential,officeandcommunityusesincludingtheWestWayShoppingCentre,twosupermarkets,offices,communityhalls,alibrary,BotleyBaptistChurch,theChurchofSt.PeterandSt.Paul,ElmsParade,threepubliccarparks,apostoffice,banks,cafesandrestaurantsandacarehome.
1.6.3 Thesouthernandwesternboundariesofthesiteareborderedbytwostoreyresidentialpropertiessetwithinmediumsizedgardens.ThenorthwestofthesiteisborderedbytheWestWaywithBotleyPrimarySchoolandSeacourtBridgePublicHouseonthenorthernsideoftheroad.TotheeastofthesiteliesWestminsterWay,andtheraisedA34OxfordbypassandtheBotleyinterchange.
1.6.4 FurthertotheeasttheWestWayextendsintoBotleyRoadandprovidesdirectaccesstoOxfordCityCentre.Incloseproximitytothesite,BotleyRoadaccommodatesarangeofusesincludingSeacourtTowerbusinessesandSeacourtRetailPark.
Figure 2 Botley Centre Site Boundary
STUDYAREA
EXISTINGBUILDINGS
WESTWA
Y
WESTM
INSTERWAY
ARTHRAYR
OAD
A34
ValeHouse&FieldHousecarehome
WestwayHouse
WestwayCentre
BaptistChurch
ElmsParade
St.Peter&Paul’sChurch
Library
OfficeCourt
SeacourtHall
1.6THESITE
0 50 100 150 m
GREENSPACE
EXISTINGTREESWITHINTHESITE
AUGUST 2015 7
CHAPTER 1 INTRODUCTION
BOTLEY CENTRAL DRAFT SPD
Figure 3 Mature Site Trees
Figure 7 West Way Centre & West Way House
Figure 4 Elms Parade Car Park
Figure 8 Elms Parade Rear Elevation
Figure 5 St. Peter & St. Paul Church
Figure 9 West Way House
Figure 6 Elms Parade Frontage
Figure 10 West Way Centre
2
BOTLEYCONTEXT
CHAPTER 2 BOTLEY CONTEXT
AUGUST 2015 BOTLEY CENTRE DRAFT SPD 9
2.1.1 BotleyCentreissituatedinthenortheastoftheVale.BotleyisdesignatedasoneofthefivemainLocalServiceCentresintheVale’sLocalPlan(July,2006),alongwithAbingdon,Faringdon,GroveandWantage.IntermsofretailprovisionBotleyisdesignatedasaLocalShoppingCentre,secondintheretailhierarchytothedesignatedTownCentres,theclosestofwhichisAbingdonapproximately8kmtothesouth.
2.1.2 BotleyCentreservesanumberofsmallersettlementsacrosstheVale,includingNorthHinksey,Cumnor,Wytham,Farmoor,AppletonandEaton,andprovidesagoodleveloflocalfacilities,servicesandemploymenttothiscatchment.
2.1.3 BotleyCentreislocatedapproximately2kmeastofOxfordCityCentre.ThesiteiswellconnectedbyroadlinksregionallyandacrossthecountryviatheadjacentA420,A34andtheM4tothesouthandtheM40tothenorth.OxfordRailwayStationislocatedasevenminutebusjourneyfromBotleyCentreandprovidesdirecttrainlinkstoLondon,Hereford,Worcester,Reading,Bicester,Manchester,NewcastleandBirmingham,andalsoenablesaccessiblerailconnectionstoallmajorcitiesacrossEngland,WalesandScotland.
2.1REGIONALCONTEXT
2.1.4 InparalleltoBotleyCentre’sfunctionasaLocalServiceCentrewithintheVale,italsofunctionsasacentreintheoutskirtsofOxfordCityCentre(RetailandTownCentreStudy;March2013).Inthisregard,ahighlevelofBotley’sretailandleisuredemandisbeingmetinOxfordCityCentre.
2.1.5 Botley’spositionintheregionalandlocalcontextpresentsopportunitiestocapitaliseonconnectionstosurroundingcentres,toretainandencouragecommercetosupportlocaleconomicgrowth,andimprovefacilitiesandservicestomeettheneedsoftheexistingandfuturecommunity.Inachievingthis,itisimportantthatacarefulbalanceisstruckbetweentheprovisionofimprovedandexpandedretailandleisureusesandBotley’sroleasaLocalServiceCentre.
Figure 11 Regional Context
OxfordCity
MainSettlements
BotleyLocalServiceCentre
OxfordSuburbanCentres
SmallerSettlements
ARoads
Motorways
RailConnections
CHAPTER 2 BOTLEY CONTEXT
AUGUST 2015 BOTLEY CENTRE DRAFT SPD10
2.2EXISTINGBASELINE
2.2.1 TheSPDisunderpinnedbyathoroughunderstandingoftheexistingphysical,socialandeconomicpositionofBotleyCentre.ThisensurestheSPDisasrelevantandrealisticaspossible.Thisunderstandinghasbeeninformedthroughsitevisits,anurbandesignanalysis,atransportandmovementanalysis,areviewofthesurroundingdevelopmentcontextandviability,andacomprehensivereviewofbaselineinformation,includingcensusdata,InterdepartmentalBusinessRegister(IDBR),environmentalrecords,basemappingdataandstatutoryrecords.
Socio-Economic
2.2.3 Botleyandthesurroundingareaareexperiencingpopulationgrowth.ThelocalpopulationoftheBotleyCoreAreagrewby4.5percentfrom10,849to11,341between2001and2011,whichiscomparabletothepopulationgrowthintheVale(Census,2001&2011).Thecharacteristicsare:
• AnagestructureoftheBotleyCoreAreasimilartothatoftheVale(Census,2011).
• Ahighlevelofeducationalattainmentwith50.7percentoftheBotleyCatchmentAreapopulationhavingattainedaLevel4qualificationorabove(i.e.ordinaryorhigherdegrees,higherdiplomasandprofessionalqualifications),comparedto37.2percentfortheVale(Census,2011).
• AsimilarlevelofpopulationwithalongtermhealthproblemordisabilitytotheValeat10percent(Census,2011).
• AlowlevelofdeprivationwithinBotley,contributingtotheVale’srankingonthetop20leastdeprivedlocalauthoritiesinEngland(IndexofMultipleDeprivation,2010).
2.2.4 Botleybenefitsfromastrongeconomy,supportedbyaneconomicallyactiveworkforceandawiderangeofbusinesses.Thisconsistsofthefollowingkeycharacteristics:
• AstablelevelofactivebusinessesoverthepastfiveyearsintheBotleyCoreArea(IDBR,2010-2014).
• IntheBotleyCoreArea86percentofbusinessesaredefinedasmicrobusinesseswithnineorlessemployeesin2014(IDBR,2014).
• Thereiswidevarietyofindustriespresentintheareawiththelargestsectorbeing‘professional,scientificandtechnical’at21percent(IDBR,2014).
• ThepopulationcontainsahighlyskilledworkforcewithahigherthanaverageproportionofmanagersandprofessionalsthantheVale(Census,2011).
• Lowlevelofunemploymentat2percentcomparedto2.5percentfortheValeand3.4percentforthewiderSouthEastregion,indicatingBotley’spositivecontributiontotheVale’srankingwithinthetop10percentinthecountryintheUKCompetitivenessIndex(Census,2011).
Historic Environment
2.2.5 ThedevelopmentofBotleysuburbbeganintheearly20thCenturywithfurtherexpansioninthemid20thCentury.
2.2.6 Therearenolistedbuildings,scheduledmonumentsorhistoricparksandgardenswithinthesite.TherearealsonoConservationAreaswithinorneartheSPDsite.ElmsParade(1937),St.PeterandSt.Paul’sChurch(1958)andSeacourtBridgePublicHouse(1936)arewithinorneartheSPDsiteandareconsideredtocontributetotheidentityandcharacterofBotley.
2.2.2 ThecensusdatawascollectedfortheBotleyCoreArea(NorthHinkseyandWythamWardandtheAppletonandCumnorWard)andtheBotleyCatchmentArea(NorthHinkseyandWythamWard,theAppletonandCumnorWard,andOxfordCityCouncil’sJerichoandOsneyWard)illustratedbythediagrambelow.Thebaselineanalysishasalsobeeninformedbyatransportandmovementanalysis,andareviewofthesurroundingdevelopmentcontextandviability.Thissectionprovidesanoverviewofthekeymessagestoemergefromthebaselinestudy.
BotleyCoreArea
BotleyCatchmentArea
BotleyCentreSite
Figure 12 Botley Core Area and Botley Catchment Area
CHAPTER 2 BOTLEY CONTEXT
AUGUST 2015 BOTLEY CENTRE DRAFT SPD 11
0 50 100 150 m
A-Road(A34) VehicularandpedestrianlinkwithinthesitePedestrianlinkwithinthesite
Vehicularentrancetothesite
Primaryroad(B4044)
Secondaryroad
TertiaryroadStudyarea
Connectivity
2.2.7 Thesiteiswellconnectedtothelocalandstrategicroadnetwork,withtheA34trunkroadtotheeastprovidinggood,ifsometimescongested,accessbetweentheM4tothesouthandtheM40tothenorth.TheB4044WestWayactsasaprimaryvehicularrouteofferingconnectionstothewiderareaincludingOxfordCityCentre.
2.2.8 AlthoughthereisnorailwaystationintheBotleyarea,OxfordStationiswalkablefromthesiteofferingregionalandnationalrailconnections.ThesitealsobenefitsfromgoodbusconnectionswithbusstopslocatedalongWestWayandWestminsterWay.TheseofferaccesstoAbingdon,Carterton,Oxford,Swindon,WantageandWitney.
2.2.9 Pedestrianroutesthroughthesitegenerallylacknaturalsurveillanceandarenotwellusedbeyondworkinghours,leadingtopersonalsecurityconcernsandattractinganti-socialbehaviour.
2.2.10 ThepopulationoftheBotleyCoreareaplacesconsiderablerelianceoncarusewith35percentofhouseholdsowningonecar/vanand55percentofhouseholdsowningtwoormorecars,whichiscomparabletocarownershipwithintheVale(Census,2011).
2.2.11 ThesitefrontagesarevehicledominatedandpresentagenerallyunfriendlypedestrianenvironmentwiththewideWestWaycarriageway,largecarpark,fencedfootpaths,pedestrianguardrailingandelevatedA34roadinclosesiteproximitythoughaccessiscircuitousandofvariablequality.TheWestWayjunctionsaresubjecttocongestionatpeaktimesbutgenerallyoperatesatisfactorily.
2.2.12 CyclistshavethebenefitofsharedbuslaneuseeastboundonWestWay,thoughashortlengthofcyclelaneistheironlyprovisionwestwards.Thiseast-westaxisoffersaccesstomostofOxfordcitycentrewithin10minutescycleride.Thesiteisalsothereforeanattractivepropositionforsustainableaccessonfootandcyclefromthesurroundingresidentialhinterland.
Figure 13 Transport and Access Plan
Publiccarpark
Pedestriancrossing
Buslanesharedwithcycleuse
Busstop
Privatecarpark
Servicing
Buslane
CHAPTER 2 BOTLEY CONTEXT
AUGUST 2015 BOTLEY CENTRE DRAFT SPD12
2.2EXISTINGBASELINE
Setting
2.2.13 Thesitepredominantlyconsistsofdevelopedlandorhardstanding,howeverthereareanumberofmaturetreesandfragmentedopengreenspaces.
2.2.14 BotleyCentreissurroundedbyOxfordGreenBeltwithareasofancientwoodland,includingMarleyWood,CammoorCopseandHiggins’sCopse,locatedtothenorthandnorth-west.TheseareasprovideahighqualitylandscapesettingtoBotley.
2.2.15 Thereareseveralprotectednatureconservationsitesincloseproximitytothesite,twoSitesofSpecialScientificInterest(SSSIs)includingtwointheVale(WythamWoods650mnorthandHurstHill1.6kmsoutheast)andaSpecialAreaforConservation,whichembodiesaSSSI,inOxford(OxfordMeadows1.7kmnortheast),withHutchcombeCopseLocalWildlifeSitealsoincloseproximity(450msouth).Thesedesignatedareasarerichinbiodiversityandareofecologicalimportance.
2.2.16 Themajorityofthesiteislocatedatapproximately65mAboveOrdnanceDatum(AOD),withgroundlevelsrisingtoover100mAODinMarleyWoodtothenorthandCumnorHillandHarcourtHillinthesouth.Thisvariationintopographymeansthesiteispartiallyvisiblefromanumberofelevatedlongrangeviews.Theseviewsareconsideredtobesensitivetochangeaspartoftheredevelopmentofthesite.
2.2.17 Thesiteisprominentinlocalstreetscapeviews,particularlythosefromtheWestWay,theA34andsurroundingresidentialstreetstothesouthandeastanditwillalsobeimportanttocarefullyconsidertheimpactonlocalviews.
2.2.18 DuetotheproximityofOxfordCityCentre,itisalsoimportanttoconsiderviewsfromOxfordCityCentre,includingtheviewconefromSouthParkinwhichSeaCourtTowerappearsinthebackground(OxfordCityCouncil,AssessmentoftheOxfordViewCones,2015).
2.2.19 Thesitedoesnotliewithinfloodzone2or3asdefinedintheEnvironmentAgency’sFloodMapForPlanning(RiversandSea,2015)buthasexperiencedsurfacefloodinginthepastduetoextremeweatherconditions.
2.2.20 TherearetwoAirQualityManagementAreas(AQMA)incloseproximitytothesite.Thefirstisapproximately260msoutheast,neartheA34duetotrafficemissions.ThesecondisablanketAQMAcoveringtheentireOxfordCityarea,approximately300meastofthesite.
2.2.21 Thereisamoderatelyhighbaselinenoiselevelinthestudyarea,specificallyinrelationtotheareasincloseproximitytotheA34andWestWay.
SITE
70
70
80
90
100
80
65
HARCOURTHILL
CUMNORHILL
MARLEYWOOD
OXFORD
Figure 14 Topography and Views Plan
Indicativeviewingarea
CHAPTER 2 BOTLEY CONTEXT
AUGUST 2015 BOTLEY CENTRE DRAFT SPD 13
Figure 15 View from the tower of the university Church of St. Mary the Virgin (Oxford)
Figure 16 View north from Crabtree Road (Harcourt Hill)
Figure 17 View north from Louie Memorial Field on Arnold’s Way (Cumnor Hill)
*Figures15,16and17areverifiedexistingviewsfromtheMacgregorSmith,LandscapeandVisualImpactAssessment(May,2014)submittedinsupportofplanningapplicationP13/V2733andhavebeenagreedwiththeValeasimportantlocationstoassessthevisualimpactonlongrangeviewssurroundingthesite.Theseviewshavebeenselectedprimarilyduetotheirsensitivitytochange,takingintoconsiderationthenatureoftheview,theconditionoftheexistingviewandthepotentialnumberofviewers.
Site
Site
Site
CHAPTER 2 BOTLEY CONTEXT
AUGUST 2015 BOTLEY CENTRE DRAFT SPD14
Building Quality and Heights
2.2.22 PiecemealdevelopmenthasledtoavariedandgenerallylowqualityenvironmentacrosstheSPDarea,consistingofamixofarchitecturalstylesandpoorrelationshipsbetweenbuildingsandpublicspaces.Muchofthesiteisinwardfacing,withapoorqualitypublicrealmandahighproportionofdeadspacesandsurfacecarparking.
2.2.23 Manyofthebuildings,includingtheWestWayShoppingCentreandHinkseyCourt,haveagedinrecentyearsandareinneedofredevelopmentorrefurbishmenttomeetexistingandfuturecommunityneeds.However,therearealsoanumberofbuildingswhichplayaroleindefiningthecharacterandidentityofBotley,includingElm’sParade,St.PeterandSt.PaulChurchandtheSeacourtBridgePublicHouselocatedonthenorthernsideoftheWestWay.
2.2.24 Theexistingbuildingsonsitevaryinscale,withElmsCourtandWestWayHousestandingat20metres.Themajorityoftherestofthesitevariesbetweenfourtoeightmetres.
2.2.25 Thesurroundingareaconsistsofmainlyresidentialdevelopment,rangingbetweenfourtoeightmetres,howeverthereareacollectionofcommercialbuildingstothenortheastofthesite,whicharetallerwithSeacourtTowerrisingtoapproximately55metresabovegroundlevel.
Figure 18 Building Heights Plan
>16.0m
≥10-16.0m
≥8.0-10.0m
0-4.0m
Studyarea
≥4.0-8.0m
0 50 100 150 m
2.2EXISTINGBASELINE
CHAPTER 2 BOTLEY CONTEXT
AUGUST 2015 BOTLEY CENTRE DRAFT SPD 15
Figure 20 Architectural roof detail of St. Paul and Peter Church
Figure 21 Juxtaposition of architectural styles
Figure 22 Degraded and aging West Way Centre
Figure 19 Existing building heights
CHAPTER 2 BOTLEY CONTEXT
AUGUST 2015 BOTLEY CENTRE DRAFT SPD16
Mainbusyroad
Elevatedmainbusyroad(A34)
Poorfrontage
Poorqualityexistingbuildings
Riskofsurfacewaterflooding
Residentialstreet
Residentialgardens
BackofElmsParade
Poorqualitypedestrianroutes
Poorqualitystreetscape
Studyarea Figure 23 Issues Diagram
Poorqualitypedestriancrossing
NarrowStreet
Issues
2.3.1 TheurbandesignanalysishasidentifiedthefollowingmainissuesfacingthefuturedevelopmentofBotley:
• Piecemealdevelopmenthascreatedadisjointedenvironmentdominatedbycarparks,poorpedestrianroutesanddeadspaces.
• Theexistingbuildingsonsitearegenerallyoflowarchitecturalqualityandhaveapoorrelationshipwiththeirsurroundings,lackingactivefrontages.
• Pedestrianroutesareofpoorqualityandsufferfromalackofactivefrontagesandnaturalsurveillance.
• Circuitousvehicleroutesandmultiplesurfacecarparkscontributetoavehicledominatedenvironmentwithinthesite.
• TheelevatedA34roadformsavisualandphysicalbarriertotheeast,whichnegativelyeffectsthecharacteroftheWestminsterWayStreetscape.
• TheA34andWestWayareasourceofnoiseandpollution
•WestWaytothenorthisawide,busyroadwhichinhibitssafepedestrianmovementandresultsinseverancetothenorth.
• TheexistingsiteispartiallyvisiblefromsurroundinghillsandOxfordandredevelopmentwillneedtoconsiderthepotentialforimpactsontheseviews.
• Limitedretailofferandlackofcafes,restaurantsandaneveningeconomy.
• ThepositionofElmsParadeonthesitecreatesalargeinactivefacadefacingthecentreofthesite.
• TheleveldifferencebetweenSt.PeterandStPaulsChurchandtheexistingsurfacecarparkformsabarriertopedestrianmovement.
• Lowrisesurroundingresidentialdevelopmentrequiressensitivetreatmentofboundaries.
• Thereisalackofpublicopenspace.
Differenceinlevel
0 50 100m
2.3ISSUESANDOPPORTUNITIES
CHAPTER 2 BOTLEY CONTEXT
AUGUST 2015 BOTLEY CENTRE DRAFT SPD 17
Figure 24 Opportunities Diagram
0 50 100mOpportunities
2.3.2 TheurbandesignanalysishasidentifiedthefollowingmainopportunitiesforthefuturedevelopmentofBotley:
• Previouslydevelopedsiteprovidesanopportunitytore-uselandinamoreefficientandsustainableway.
• ThesiteisasevenminutebusjourneyfromOxfordtrainstation,whichoffersawidevarietyoftransportservicesandlinks.
• TheexistingElmsParadeandSt.PeterandSt.PaulsChurchcontributetotheidentityandcharacterofBotley.
• Thereisamixofusesonsite,includingarangeofcommunityfacilitiesandbusinesses,howeverthereisanopportunitytoimprovethediversityofusesandextendactivityintotheevening.
• OpportunitytoretainandenhancetheactiveretailfrontagealongtheWestWay.
• Theexistingmaturetreesonsiteprovidesoftlandscapeelementsandcontributetotheattractivenessofthesite.
SCHOOL• TheeastofthesiteisasuitablelocationforincreasedbuildingheightsduetoitslocationonalargeopenjunctionandtheadjacentA34.
• Thesizeofthesiteisofasignificantscaletohelpthedeliveryofregenerationprinciples.
• Improvepermeabilitythroughthesite,andprovidepedestrianandcyclelinkswhichfollowdesirelinesandaresupportedbyactivefrontages.
• Createnewandimprovedpublicspacesthroughoutthesite,creatingamoreusableandattractiveenvironment.
• Createahighqualitybuiltenvironmentthroughcomprehensivedevelopment.
• ImprovepedestrianenvironmentandcrossingsontheWestWaytoreduceseveranceandcardominance.
Largeareaforpotentialre-development
Opportunityforlandmarkbuilding
Vehicularroutes
BuildingscontributingtotheidentityandcharacterofBotley
Existingmaturetrees
Existingbusstop
Potentialtocreatenewfrontagesalongexistingroutes
Createpedestrianpermeabilitythroughthesite
Potentialforpublicrealmimprovements
Studyarea Opportunityforincreasingheights
CHAPTER 2 BOTLEY CONTEXT
AUGUST 2015 BOTLEY CENTRE DRAFT SPD18
2.4PLANNINGCONTEXT
2.4.1 Thepolicyreviewprovidesahigh-leveloverviewofthekeypolicythemeswhichinformtheBotleyCentreSPD.ThereviewdoesnotformanexhaustivecatalogueofpoliciesbutfocusesonthemesmostrelevanttothedevelopmentofBotleyCentre.
Adopted Planning Policy Framework
2.4.2 TheplanningpolicyframeworkofrelevancetotheBotleyCentreSPDconsistsoftwotiers.AtthenationalleveltheNationalPlanningPolicyFramework(NPPF)(March,2012)andtheNationalPlanningPracticeGuidance(NPPG)(March,2014)whichsetoutoverarchingnationalplanningpolicy.Thelocallevel,comprisestheVale’sLocalPlan2011(July,2006)(SavedPolicies).
2.4.3 TheVale’sLocalPlanissupportedbyanumberofSPDs,whichprovidefurtherguidanceonpoliciescontainedintheLocalPlan.OfparticularrelevancetotheSPDaretheDesignGuideSPD(March,2015)andtheSustainableDesignandConstructionSPD(December,2009).
Supporting Growth
2.4.4 Paragraph18oftheNPPFhighlightstheGovernment’scommitmenttoensuringeconomicgrowthinordertocreatejobsandprosperityandtacklethechallengesofclimatechangeandglobalcompetition.
2.4.5 SavedPolicyGS1DevelopmentsinExistingSettlementsestablishesthespatialstrategyfordevelopmentacrosstheValeanddesignatesBotleyLocalServiceCentreasoneofthefivemainsettlementsinwhichtoconcentratedevelopmentandcontributetothegrowthoftheVale.
Encouraging a High Quality Retail Offer Supported by Leisure Facilities and Employment Space
2.4.6 TheNPPFrecognisestowncentresareattheheartofthecommunityandtheirdevelopmentshouldsupporttheviabilityandvitalityofsurroundingcommunities.TheNPPFidentifiestheimportantrolearangeofusesplayincontributingtowardstowncentresandstatessitesshouldbeallocatedtomeetthedevelopmentneeded,includingretail,leisure,commercial,office,tourism,cultural,communityandresidentialandpromotecompetitivetowncentresthatprovidecustomerchoiceandadiverseretailoffer,whichreflectindividuality.
2.4.7 Inordertopromotecompetitivetowncentreslocalplanningpolicyshouldidentifyprimaryshoppingareas.SavedPolicyS1HierarchyofRetailProvision,setsoutastrategyforlocatingretaildevelopmentacrosstheVale.BotleyisdesignatedasaLocalShoppingCentre,secondintheretailhierarchytothedesignatedTownCentres,theclosestofwhichbeingAbingdon.
2.4.8 SavedPolicyL6:MajorCommercialLeisureFacilitiesandT1:TourismidentifyBotleyCentreasasuitablelocationforhotelandcinemadevelopment.
2.4.9 SavedPolicyE2Economy:BotleyAreaseekstoconcentratebusinessdevelopmentintheCumnorHillandMinnsBusinessParkareasofBotley.However,paragraph23oftheNPPFandSavedPolicyGS1DevelopmentsinExistingSettlementsrecognisesthebenefitsoflocatingofficeandemploymentusesintowncentrelocations,toimproveviabilityandreducetheneedtotravel.SavedPolicyS12identifiesBotleyCentreasasuitablelocationforofficedevelopmentonupperfloors.
Botley: a Place to Live
2.4.10 SavedPolicyH10DevelopmentintheFiveMainSettlementsrecognisesBotleywillcontributetodeliveringtheVale’shousingneed,subjecttowardstheretentionoffacilitiesimportanttothelocalcommunity,includingareasofinformalopenspace;efficientuse
ofland;andalayout,massanddesignwhichwouldnotharmthecharacterofthelocalarea.
2.4.11 SavedPolicyH16SizeofDwellingandLifetimeHomesseekstoprovideavarietyofdwellingsizestenuresandtypesthatwillmeettheneedsofexistingandfutureresidentsandrequires50percentofnewdwellingstohavetwobedroomsorless,insitessuchasBotleyCentre.However,paragraph173oftheNPPF(March,2012)statespolicyrequirementsshouldnotthreatentheviabilityofdevelopment.Onthisbasisanalternativehousingmix,supportedbyarobustviabilityappraisalcouldbeconsidered.
2.4.12 LocalPlanSavedPolicyH17AffordableHousingsupportsdevelopmentof40percentaffordablehousing.TheNPPF(March,2012)includesalevelofflexibilitywithregardtothemixofdwellingsandlevelofaffordablehousing,statinganalternativemixmaybeconsidered,whereitcanbedemonstratedthatthelevelrequiredthroughtheLocalPlanisunviable.
2.4.13 SavedPolicyH19:HousingtoMeettheNeedsoftheElderlyandotherDefinedGroups,identifiestheBotleyCentreasasuitablelocationforstudentaccommodation.FurthermoretheNPPGclarifiesstudenthousingcontributestolocalhousingneed,basedontheamountofaccommodationitreleasesinthehousingmarket.
CHAPTER 2 BOTLEY CONTEXT
AUGUST 2015 BOTLEY CENTRE DRAFT SPD 19
Supporting a Healthy Community
2.4.14 SavedPolicyDC8InfrastructureandServicesseekstoensurenewdevelopmentprovidesthenecessaryphysicalandsocialinfrastructuretomeettheneedsofexistingandfuturecommunities,throughonsiteprovisionoranappropriatefinancialcontribution.Inordertoachievethis,SavedPolicyCF1ProtectionofExistingServicesandFacilitiesresiststhelossofcommunityfacilitiesandseekstoencouragetheirenhancementunlessalternativeprovisionexistsorismadeavailableelsewhere.Furthermore,SavedPolicyCF2ProvisionofNewCommunityServicesandFacilitiesstatesthatprovisionofnewcommunityfacilitiesandserviceswillbepermittedwheretheymaximiseaccessanddonothaveanadverseeffectontheexistingcharacterandscaleofthearea.
Movement, Access and Parking
2.4.15 TheNPPFstatesthepresumptioninfavourofsustainabledevelopmentandtheactivemanagementofgrowthpatternssuchthatthefullestusemaybemadeoflocationsintermsofwalking,cyclingandpublictransport,maximisingaccesstosustainabletraveloptionsandminimisingtheneedforprivatevehiclesandmajortransportinfrastructure.
2.4.16 TheOxfordshireCountyCouncilLocalTransportPlan,2011–2030supportsthesustainabletransportimperativealongwiththeobjectiveofsupportingthelocaleconomy,accesstojobsandservicesandreducingtheenvironmentalimpactoftransport.
2.4.17 SavedPolicyTR5NationalCycleNetworkprotectstheexistingfootpathandcyclenetworkfromanydevelopmentproposalsthatmaycompromisetheiruseandeffectivenessunlessalternativeequivalentprovisioncanbemade.SavedPolicyTR6PublicCarParkinginMainSettlementsresiststhelossofpubliccarparkingshoulditbeconsideredtoadverselyimpactthecentre’svitalityandviability.
2.4.18 Thisindicatestheneedtosensitivelybalancetheprovisionandpromotionofsustainabletransportmodeswithsufficientparkingsupplyinprovidingcomprehensivesiteaccessibility.
Design and Heritage
2.4.19 Paragraph56oftheNPPFplacesgreatimportanceonthedesignofthebuiltenvironmentandstatesgooddesignisakeyaspectofsustainabledevelopment,isindivisiblefromgoodplanningandshouldcontributepositivelytomakingplacesforpeople.SavedPolicyDC1Designseekstoensureproposalsareofanappropriatelayout,scale,mass,height,detailingandmaterialsthat
donotadverselyimpactthecharacterandlocaldistinctivenessofthesurroundingarea.ThisissupportedbytheDesignGuideSPDwhichsetsoutclearprinciplesbasedonbestpracticeinordertoencourageadesign-ledapproachtodevelopmentandachievehighqualitydesign.
2.4.20 TallerbuildingscouldsupportthegrowthofBotleyCentre.Welldesignedtallerbuildingscancreatelandmarksandhelptooptimisethesitebyachievinghigherdensities.TheLocalPlanseekstoensurebuildingsareofanappropriateheightandscaletothesiteandsurroundingarea(PolicyDC1).
2.4.21 BotleyCentreisnotincludedwithinanydesignatedviewsintheVale’sLocalPlanalthoughitisvisibleinthebackgroundoftheOxfordCityCouncilSouthParkViewConeidentifiedinOxfordCityCouncil,AssessmentoftheOxfordViewCones,2015.Duetothelocationofthesiteandthesurroundingtopographythesiteisalsopartiallyvisibleinanumberofsurroundingviewswhichareconsideredtobesensitivetochangeasaresultoftheredevelopmentofthesite.
2.4.22 WhilstBotleyCentreisnotlocatedwithinaconservationareaanddoesnotincludeanylistedbuildings,ElmsParadeandSt.PeterandPaulsChurchareconsideredtocontributetothebuiltheritageandcharacterofBotley.
Natural Environment and Open Spaces
2.4.23 BotleyCentredoesnotincludeanyprotecteddesignations.However,thereareseveralprotectednatureconservationsiteswithin2kmofBotleyCentre,twoSitesofSpecialScientificInterest(SSSIs)includingtwointheVale(WythamWoods650mnorthandHurstHill1.6kmsoutheast)andaSpecialAreaforConservation,whichembodiesaSSSIinOxford(OxfordMeadows1.7kmnortheast).Thesedesignatedassetsarerichinbiodiversityandecologicalimportanceandconsiderationshouldbegiventotheirconservationandenhancement,bearinginmindthedistanceandpotentialforimpact.
2.4.24 SavedPolicyH23seekstodeliveradequateprovisionofsuitableopenspace,includingoutdoorplayandinformalrecreationspaceinnewhousingdevelopment.Theamountandtypeofprovisionwilldependonthenatureandthescaleofthescheme,althoughdevelopmentswillusuallyberequiredtoprovide15percentoftheresidentialarealaidoutaspublicopenspace,alongwithsuitablearrangementsforitsfuturemanagementandmaintenance.
CHAPTER 2 BOTLEY CONTEXT
AUGUST 2015 BOTLEY CENTRE DRAFT SPD20
2.4PLANNINGCONTEXT
2.4.28 TheLocalPlanPart1willalsosupersedeanumberoftheLocalPlan(July,2006)SavedPolicies.InrelationtothepolicieswhichunderpintheSPD,theSavedPoliciestobesupersededinclude:T1Tourism,H10DevelopmentintheFiveMainSettlements,H16SizeofDwellingandLifetimeHomes,H17AffordableHousing,H19SpecialHousingNeeds,DC8InfrastructureandServicesandDC1Design.
2.4.29 Initscurrentform,specificallyinrelationtoBotleyCentre,emergingLocalPlanPart1(November,2014)CorePolicy11:BotleyCentresetsouttheoverarchingstrategyforBotleyandstates:
“Proposals for a comprehensive retail-led redevelopment and upgrading of Botley Central area, as defined on the Adopted Policies Map, will be supported provided that:
1. taken as a whole, the proposals support the role and function of Botley as a Local Service Centre, providing a well-integrated mix of shops and services to meet day-to-day shopping needs of the local area
2. effective use is made of development potential above ground level and on more peripheral parts of the site for a mix of uses that may include, but are not limited to, office, community, residential, hotel and leisure activities
3. existing community facilities, including the community hall, library and Baptist Church are replaced with facilities of an appropriate size and quality to meet current and likely future local needs
4. it can be demonstrated that proposals will not harm the character or appearance of the local area, particularly West Way, Arthray Way and Westminster Way
5. proposals for the site are prepared through a comprehensive masterplanning process providing an integrated solution to site access, traffic management, air quality management, servicing and sufficient car parking whilst prioritising the pedestrian customer environment, and
6. proposals that seek to demolish Elms Parade should demonstrate that its successor is of at least equal architectural merit and particular attention should be given to provide at least the same level of active frontage.”
Emerging Planning Policy
2.4.25 TheBotleyCentreSPDhasalsoconsideredtheemergingplanningpolicycontainedintheVale’sDraftLocalPlan2031Part1(November,2014).TheemergingLocalPlanPart1wassubmittedtotheSecretaryofStateinMarch2015andisduetoundergoexaminationinSeptember2015.Followingexamination,draftpoliciescontainedintheemergingLocalPlanPart1(November,2014)maybesubjecttochangeandonthisbasishavebeenaffordedlimitedweightwithintheSPD.
2.4.26 TheemergingLocalPlanPart1isanticipatedforadoptioninsummer2016.Onceadopted,anumberoftheSavedPolicieswillremaininplaceuntiltheyarereviewedaspartoftheLocalPlan2031Part2.Forafulllistofthepoliciestoremaininplace,pleaserefertoAppendixGofthePublicationversionoftheLocalPlan2031Part1(November,2014).
2.4..27 OncetheemergingLocalPlanPart1hasbeenadoptedtheValewillundertakeareviewoftheSPDandupdatewherenecessary,toensureconsistencywiththemostrecentLocalPlan.
National Planning Policy Framework
www.communities.gov.uk community, opportunity, prosperity
Figure 25 National Planning Policy Framework
Figure 26 Emerging VOWDC Local Plan
3
VISION&OBJECTIVES
CHAPTER 3 VISION & OBJECTIVES
AUGUST 201522 BOTLEY CENTRE DRAFT SPD
3.1VISION
‘The redevelopment of Botley will create a thriving and welcoming centre, which is recognisably ‘Botley’, and responds to the existing local character and surrounding scale. Botley will provide a heart for the existing and future community which includes human scale buildings and spaces that are distinctive, flexible and sustainable. Above all, Botley will be: • A good place to meet.• A good place to do business.• A good place to shop and eat.• A good place to live, grow up and
grow old.• A safe and attractive place.’
3.1.1 WestWayCommunityConcernhavepreparedtheirownvisionforBotleyCentre.ThecommunityaspirationsreflectedintheWestWayCommunityConcernvisionhaveinformedthevisionfortheSPDsetoutabove.
Figure 27 Vision Sketch, view from north
CHAPTER 3 VISION & OBJECTIVES
AUGUST 2015 23BOTLEY CENTRE DRAFT SPD
3.2OBJECTIVES
02. Respect the Character and Identity Of Botley
03. A Distinctive Place
04. Appropriate Scale & Massing
05. Strengthen the Retail Centre
06. Transforming the Public Realm
07. Improve Access, Permeability and Parking
08. Enhance Community Facilities
09. A Vibrant Mix Of Uses
Provideanexpandedanddiverserangeoflandusesthatmeettheneedsofpeopleofallagesfromtheexistingandfuturecommunity.
RecogniseandreflecttheexistingcharacterofBotley,andwherepossiblebetterintegratebuildingswhichcontributetothearea’sidentity,suchasElmsParadeandSt.PeterandSt.PaulChurch.Thecharacterandappearanceofnewdevelopmentshouldreferencetheexistinglocalvernacular,whilstnotlimitinghighqualitycontemporarydesign.
Ensuredevelopmentisofthehighestarchitecturalqualitycreatingbuildings,spacesandstreetswhichmeetpeople’sneedsandincludedistinctivelandmarksandgatewaysforBotleyCentre.
Developmentshouldrelatetothescaleandmassingoftheareaandcreateavariedandintegratedroofscape,whichcontributespositivelytothevisualamenity.
Improvetheretailofferbycreatingretailcircuitsthatincorporatearangeofunitsizes,avarietyofretailtypesincludingcafes/restaurantsandpromoteaneveningeconomy.
Createanattractiveunifiedpublicrealmwitharangeofsocialspacesforavarietyofactivitiesandprovidefriendly,activeandsaferoutesandstreets.
Createahighlypermeabledevelopment,whichencouragespedestrianmovement,improvesaccesstoandfromthesiteandprovidesappropriatelevelsofcarparking.
Rationaliseandenhancecommunityfacilitiesacrossthesitetobetterservetheneedsoftheexistingandfuturecommunity.
01. A Deliverable Regeneration Scheme
Adoptacomprehensiveapproachtoredevelopment,whichencouragestheeffectiveuseoflandandanappropriatebalanceoflandusesthatdeliversmaximumcommunitybenefitandensuresaviableanddeliverablescheme.
3.2.1 Thevisionisunderpinnedbynineoverarchingobjectives,whichseektoaddressthesiteissues,embraceopportunitiesanddeliverthevisionforBotleyCentre.
aplacetogrowold
aplacetomeet
aplacetodobusiness
aplacetoshopand
eat
asafeandattractiveplace
A vibrant mix of uses
BOTLEY CENTRE
Respect character
and identity
A distinctive place
Appropriate scale and massing
Strengthen the retail
centreTransforming
the public realm
Improving access,
permeability, parking
Enhance community
facilities
A deliverable regeneration
scheme
4
DEVELOPMENTPRINCIPLES
CHAPTER 4 DEVELOPMENT PRINCIPLES
AUGUST 2015 25BOTLEY CENTRE DRAFT SPD
4.1BotleyLocalServiceCentre
4.1.1DevelopmentwillsupportBotley’sroleasaLocalServiceCentrewithintheValeandasanimportantlocationtoaccommodategrowthwithinthecontextoftheValeandOxford.Thiswillbeachievedbyprovidingimprovedfacilitiesandservices,andanupgradedenvironmenttomeettheneedsoftheexistingandfuturecommunities,andattractpeopletosupportaviableandsuccessfuldevelopment.
4.1.2 Provideacomprehensivemixedusedevelopment.Basedonadoptedplanningpolicy,anassessmentofviablelanduses,transportimpactsandcommunityaspirations,themixoflandusescouldinclude:
Figure 28 Activity Diagram
WestW
ay
Westm
insterWay
A34
ArthrayRo
ad
siteboundary
mainactivityzone loweractivityzone
loweractivityzonewithactivefrontage
• arangeofretailunitsincludingfoodstores;
• businessandofficespaces;
• ahotel;
• avarietyofresidentialunits,includingon-siteaffordablehousing;
• studentaccommodation;
• acarehome;
• anursery;
• anewcommunityhubincludingforexamplealibrary;
• leisureusessuchasacinema;
• cafesandrestaurants;and
• placesofworship.
4.1.3 Focuslanduseswithhigherlevelsofactivity,suchasleisureandretail,intheeastofthesite,withagradualtransitiontoloweractivitylanduses,suchasresidentialandcommunityuses,inthewestofthesite,asillustratedontheadjacentdiagram.
0 50 100m
CHAPTER 4 DEVELOPMENT PRINCIPLES
AUGUST 2015 26 BOTLEY CENTRE DRAFT SPD
4.2.1 Inordertocreateawelcomingpublicrealm,theoverallapproachtomovementwillmaximiseattractiveroutesthroughthesiteforpedestrianandcycleaccess,whilstlimitingvehicleaccesstocarparkingandserviceareasonly.
4.2.2 Pedestrianpermeabilityacrossthesiteshouldbeimprovedthroughclearlydefinednorth/southandeast/westroutesenhancingconnectionsbetweenWestWay,WestminsterWayandArthrayRoad.
4.2.3 Thelayoutofdevelopmentshouldencouragemovementalongkeyretailroutesbycreatingcircuitsthroughstrategicallylocatinganchoruses,carparksandbusstops.
4.2.4 Reducetheexistingnorth-southseveranceacrossWestWay,throughremovalofthestaggered‘sheeppen’crossingandstreetclutter.
4.2.5 Encourageuseoftheexistinglocalcycleroutes,notablyNationalCycleRoute57.ImprovementtothecycleenvironmentonWestWayshouldbeconsideredintermsofmaximisingeast-westcyclistprovisionwhetherthroughcontinueduseofthesharedbuslane(eastbound)onthenorthernsideofWestWay,orthediscontinuouscyclelane(westbound)onthesouthside.
4.2.6 Busaccessanduseshouldbeencouragedthroughthealignmentofpedestrianroutesthroughthesite,withbusstoplocationsonWestWayandWestminsterWayfacilitatingappropriateandconvenientroadcrossings.
4.2.7OpportunitiesshouldbesoughttoimprovethequalityofbusstopfacilitiesonWestminsterWayandoptimisebusstoplocationinrelationtothedevelopmentrelateduseandthewiderresidentialarea.
4.2.8 Developmentshouldrespondtotheconstraintsofthelocalroadnetwork,includingcomplementarylandusesandmaximisationofsustainabletravelmodeuse.Usesshouldseektomitigatetrafficmovementpeakswhereverpossible.
4.2.9 Proposalsforvehicleaccessshouldseektominimiseaccesspointswiththeirnumberandscalesimilartothosepresentlyinuse.Wherepossible,effortsshouldbemadetoimproveroadcrossingconditionsforpedestriansandcyclistsinrelationtositegeneratedmovementandthroughmovements.
4.2.10GeneraltrafficaccessshouldbeviaWestWayandWestminsterWaywithArthrayRoadprovidingaccessforlowlevelresidentialaccesstrafficonly.
siteboundary
improvedpedestrianandcycleexperience
improvedpavements
improvedpedestriancrossings,trafficslowingdownmeasures
SpaceinfrontoftheElmsParade,potentiallocationforcycleparking
carparkingandservicing
Figure 29 Access Diagram
WestW
ay
Westm
insterWay A34
ArthrayRo
ad
5minsdrivingtoOxford
mainpedestrianaccesstothesite
improvedprimarypermeabilitythroughoutthesite
improvedbusstopsettings
improvedgateway
4.2Access,LinkagesandLegibility
vehicularaccess(leftin,leftout)
vehicularentranceandegress
0 50 100m
CHAPTER 4 DEVELOPMENT PRINCIPLES
AUGUST 2015 27BOTLEY CENTRE DRAFT SPD
4.3.1 Provideaseriesofpublicopenspacesvariedincharactertoformthe‘heart’ofthedevelopment,thesecouldincludeacommerciallyfocusedspaceandacommunityorientatedspace.Thesespacescouldbedesignedtoaccommodatearangeofactivitiessuchasamarketandevents.
4.3.2 AunifiedandcohesivedesignlanguageshouldbeappliedthroughoutthepublicrealmwithinthesiteandextendingalongWestWayandWestminsterWay.
4.3.3 Publicopenspacesandkeyroutesshouldbedelineatedbyactivefrontagesandusesatgroundlevel,suchasretail,restaurants,cafes,communityfacilities,andleisureandresidentialentrances.
4.3.4 Publicopenspacesshouldbesupportedbyarangeofopportunitiesforformalandinformalseating,suchasoutdooreatingareasandbenches.
4.3.5 Publicopenspacesshouldbeproportionedtobehumaninscaleandtakeintoconsiderationinternalandexternalviewsandsolarorientation.
4.3.6 Landscapingproposalsshouldintegrateretainedbuildingsandenhancetheirsettings.
4.3.7 AsharedsurfacetothenorthofElmsParadecouldprovideawelcomingpedestrianenvironment,whichretainsitsfunctionasalocalcarparkandimprovesthesettingofElmsParade.
4.3.8Developmentshouldretainexistingmaturetreeswherepossibleandenhancegreeninfrastructurethroughanetincreaseintreesandplanting,andgreenlandscapeelementssuchaspermeablepavingandgreenroofs.
4.3.9DevelopmentshouldincorporateSustainableUrbanDrainage(SUDs).
4.3.10Publicopenspaceshouldrelatewelltocontextincludingbuildingheightinordertoformasenseofenclosurewhilstretainingpermeability,asillustratedbythesketchesonpage28.
WestW
ay
Westm
insterWay
A34
ArthrayRo
ad
Figure 30 Spaces Diagram
siteboundary
highqualitypedestrianlinkages
residentialcourtyardsarea
streetscapeandpedestriancrossingimprovements
socialspace
townsquare
existingmemorialgarden
potentialforlandscapedspacemixedwithfewcarparkingspaces
primaryfrontages
secondaryfrontages
4.3PublicSpaceandStreetscape
newfrontages
backgardensboundary
existingtrees
0 50 100m
CHAPTER 4 DEVELOPMENT PRINCIPLES
AUGUST 2015 28 BOTLEY CENTRE DRAFT SPD
4.3PublicSpaceandStreetscape
Figure 31 Enclosure Sketches
CHAPTER 4 DEVELOPMENT PRINCIPLES
AUGUST 2015 29BOTLEY CENTRE DRAFT SPD
siteboundary
upto8storeys
upto5storeys
upto4storeys
upto3storeys
heightsgoingup
streetscapeviews
viewsfromhighersurroundings
landmark
Figure 32 Scale and Massing Diagram
4.4.1Developmentshouldrespondtotheexistingscaleandmassingofthesiteandsurroundingarea.Tallerbuildingsaremostappropriateintheeastofthesite,withlowerbuildingslocatedtothesouthandthewest.
4.4.2 Thenortheastcornerofthesiteshouldformavisuallandmarkthatsignalsarrival,invitespeopleintothesiteandcreatesapositivefirstimpression.Thiscouldbeatallerbuilding,anopenspaceoruseofpublicart.
4.4.3 Thedensityofdevelopmentshouldbecarefullyconsideredandjustifiedtoavoidoverdevelopmentonthesite.
4.4.4 Considerationshouldbegiventotheappearanceofthesitefromsurroundingsensitiveviews,includingcloserangeviews,elevatedlongrangeviewsandthosefromOxfordCityCentre.
WestW
ay
Westm
insterWay
A34
ArthrayRo
ad
4.4Density,ScaleandMassing
Figure 33 Landmark precedents
4.5.5Developmentshouldincludeamixofbuildingformsandbreakupmassing,toavoidthecreationoflargeoroverbearingsinglevolumesandensureavariedandvisuallyinterestingroofscape.
4.4.6 Scaleandmassingofdevelopmentshouldconsidereffectsonsurroundingdevelopment,specificallyovershadowingofpublicspaces,sunlightanddaylightimpactsandresidentialamenity.
4.4.7 BuildingsfrontingWestminsterWayshouldseektolimitthelevelofnoisepollutionenteringthesitefromtheadjacentA34.
4.4.8IfElmsParadeisredeveloped,buildingheightscouldextenduptofivestoreys.
0 50 100m
CHAPTER 4 DEVELOPMENT PRINCIPLES
AUGUST 2015 30 BOTLEY CENTRE DRAFT SPD
4.5.1DevelopmentshouldfollowthedesignapproachsetoutintheVale’sDesignGuide(March,2015)toensureproposalsrespondtothesurroundingsandseektodeliversustainabledevelopment.
4.5.2 BuildingandpublicrealmmaterialsandfinishesshouldbeofthehighestqualitytocreateacohesiveenvironmentandenhancetheexistingcharacterandidentityofBotley.
4.5.3 ImprovetherelationshipbetweenthesouthernelevationofElmsParadeifretainedandtherestofthesite,thiscouldbeachievedthroughanappropriateextensionincorporatingasouthfacingactivefrontage.
4.5.4 RefurbishmentworksorchangesofuseofunitscontainedwithinElmsParadeshouldbeencouragedwheretheyensurethelongtermviabilityofthebuilding.
4.5.5DevelopmentshouldcarefullyconsidertheleveldifferencesandseektobetterintegrateSt.PeterandSt.PaulChurchintothesite.
4.5.6 Thelayoutofdevelopmentandthedesignofbuildingsshouldbeflexibletoallowthemtobeadaptedtoaccommodatedifferentuseswhereappropriateandpracticable
Figure 34 Character Diagram
ElmsPara
de
StPete
rand
Paul’sC
hurch
WestW
ay
Westm
insterWay
A34
ArthrayRo
ad
PoplarRoad
siteboundary
existingbuildingcontributingtothecharacterandidentityofBotley
characterareaA
characterareaB
landmarkopportunity
4.5DesignQualityandCharacter
0 50 100m4.5.7Thelossofbuildingscurrentlyidentifiedto
contributetothecharacterofBotleywillneedtobejustified,includingthroughahighlevelofarchitecturalqualitythatenhancesthecharacterandidentityofBotley.
4.5.8Developmentshouldseektoincorporateclimatechangeadaptionanddesignmeasurestocombattheeffectsofchangingweatherpatterns.Thiscouldincludemeasuressuchas:
• plantingandglazingtoregulateheat;
• sustainablematerialsincludinggreenwallsandroofstoreduceheatpenetrationandflooding;
• maximisingnaturalventilation;and
• buildingandwindowlocationandorientation.
4.5.9Whereappropriateandpracticabledevelopmentshouldseektominimiseenergyconsumptionandcarbonemissionsthroughsensitivedesignandtheincorporationofrenewableenergyandheatingsources.Whereappropriateproposalscouldconsidersolarorientation,lowenergymaterials,photovoltalcs,solarandthermalheatingandimplementationorfutureconnectiontoawiderdistrictheatingnetwork.
CHAPTER 4 DEVELOPMENT PRINCIPLES
AUGUST 2015 31BOTLEY CENTRE DRAFT SPD
CharacterAreaA CharacterAreaB4.5.12 Mixedusecommercialcharacter,benefitingfromcontemporarydesignwithreferences
toretainedarchitecturalstylesandmaterials.4.5.11 Predominatelyresidentialcharacter,whichincorporatessensitivecontemporary
architectureandreflectsexistingresidentialtypologies.
4.5DesignQualityandCharacter
Figure 35 Quiet attractive open spaces and pedestrian routes supported by natural surveillance and planting
Figure 36 Low rise contemporary residential architecture reinterpreting local features
Figure 37 Sensitive contemporary architecture incorporating traditional local styles and materials
Figure 39 Mixed use development incorporating retail at the ground floor and residential units above
Figure 40 Architecture reflecting existing architectural features such as pitched roofs
Figure 41 High quality public realm to attract people into the site and support activity
Figure 42 Inviting entrance to retail loop or street drawing footfall through the site
Figure 38 Sensitive architectural treatment to incorporate new development and enhance retained buildings
CHAPTER 4 DEVELOPMENT PRINCIPLES
AUGUST 2015 32 BOTLEY CENTRE DRAFT SPD
4.6.1 CycleparkingshouldbeinaccordancewiththeOxfordshireCountyCouncilcycleparkingstandards.Proposalsshouldalsoreflectsitespecificparkingdemandwithflexibilitytoincreaseprovisioninrelationtomonitoredcycleparkinguptakewithinanagreedpost-completiontimescale.
4.6.2 Cycleparkingfacilitiesshouldbeconvenientlysitedanddistributedthroughthesitetoprovideparkingatallkeyarrivalpointsanddestinations.
4.6.3 Vehicleparkingshouldsupportthevariousdevelopmentusesdemandwhilstrecognisingtheneedtoprovideahighqualitypublicrealm.Sharingofparkingbetweenlandusesistobeencouragedthroughsensitivesiteplanningandactivesitemanagementinordertominimisedemand.Considerationshouldbegiventothepossibilityofoverspillparkingonsurroundingstreetsandtheneedtoresolvesuchimpactthroughimplementationofmeasuressuchasacontrolledparkingzone(CPZ).
4.6.4 ServicevehicletrafficshouldbedirectedtoadedicatedaccessandservicingfacilityaccessedfromWestminsterWaythusavoidingpublicareasandminimisingservicevehiclemovementsonresidentialstreets.Secondaryservice
4.6ParkingandServicing
Figure 43 Cycle parking Facilities
Figure 44 Shared surfaces
Figure 45 High quality bus stop and pavements
Figure 46 Permeable parking surfaces
vehicleaccessmaybemadefromWestWay,thoughlimitedtosmallerservicevehicles.
4.6.5 AServiceandDeliveryManagementPlanwillbeexpectedtoaccompanydevelopmentproposalstominimisepublichighwayandresidentialareaimpact.
4.6.6 ConsiderationshouldbegiventoanybenefitsaccruingfrompossiblelocalisedwideningofWestWayadjacenttotheeasterndevelopmentsiteboundarysuchasitmayfurtherfacilitateaccessforservicevehicles,carparkingandbuses,aswellasfacilitatingapossibleimprovementinpedestrianfootwayandroadcrossingconditions.
4.6.7 Asite-wideFrameworkTravelPlanshouldbedevelopedandimplementedtoactivelyencourageallusingthesitetoconsiderandtakeopportunitiestotravelbysustainabletravelmodesratherthanbyprivatecar.IndividualsubsidiaryTravelPlansshouldsetsustainablemodesharetransfertargetsandindicatethemeansformonitoringperformanceandmanagingperformancegoaldelivery.ThisisparticularlyimportantforStudentHousingwheretravelplanningwillplayakeyroleinmanagingtravelbehaviourandensuringcar-freestudentdevelopmentissuccessfullydelivered.
CHAPTER 4 DEVELOPMENT PRINCIPLES
AUGUST 2015 33BOTLEY CENTRE DRAFT SPD
4.7DEVELOPMENTFRAMEWORK
Figure 47 Development framework
Westm
insterWay
ArthrayRo
ad
ElmsPara
de
StPete
rand
Paul’sC
hurch
mainactivityzone
preferredspaceforcarparkingandservicing
heightsgoingup
landmarkmarkingsitegateway
streetscapeviews
4.7.1 ThedevelopmentframeworkprovidesanoverarchingstrategyforthefuturedevelopmentofBotleythattiestogetherthedevelopmentprinciplesandsetsoutthekeyspatialpriorities.Thedevelopmentframeworkwillplayanimportantroleinshapingfuturedevelopmentproposalsforthesiteandprovidesaflexiblestrategywhichallowsvariousformsofdevelopmenttocomeforward,whilstensuringthevisionandobjectivesarestillachieved.
WestW
ay
socialspace
townsquare
additionalstudyareaforresidentialdevelopment
BotleyCentrestudyarea
potentialforlandscapedspacemixedwithcarparkingspaces
mainpedestrianaccesstothesite
vehicularaccesstothesite
mainfrontage
secondaryfrontage
pedestrianactivityfrontage
sensitiveedgeofthesitefacingexistinggardens
primarynewroutesthroughthesite
existingbuildingcontributingtothecharacterandidentityofBotley
streetscapeandpedestriancrossingimprovements
loweractivityzone
loweractivityzonewithactivefrontage
0 50 100m
CHAPTER 4 DEVELOPMENT PRINCIPLES
AUGUST 2015 34 BOTLEY CENTRE DRAFT SPD
Figure 48 Illustrative view of a potential Botley Centre redevelopment
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