333 Banbury Road - · PDF file333 Banbury Road Pre Application Public Consultation Berman Guedes Stretton Architects + Designers Thank you for taking the time to visit this exhibition

333 Banbury Road

Pre Application Public Consultation

Berman Guedes StrettonArchitects + Designers

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

email to [email protected]

An online version of this

exhibition is available at

www.homespace.ltd.uk

Banbury Rd

Capel Close

Squitchey Ln

Summerhill Rd

Middle W

ay

Woodstock Road

Hernes Rd

Single Family Homes (Attached and Detached)

333 Banbury Road Site

Flats

Commerical (Retail, Office and Guest House)

Institutional (Educational, Religious, Civic)

Banbury Rd

Capel Close

Squitchey Ln

Summerhill Rd

Middle W

ay

Woodstock Road

Hernes Rd



Flats



Banbury Rd

Capel Close

Squitchey Ln

Summerhill Rd

Middle W

ay

Woodstock Road

Hernes Rd

Banbury Rd

Capel Close

Squitchey Ln

Summerhill Rd

Middle W

ay

Woodstock Road

Hernes Rd



Flats



Site - Diagram showing building footprints, roads & property lines

• 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.

Summertown Shops

Banbury Rd

Capel Close

A40

Squitchey Ln

Summerhill Rd

Middle W

ay

Woodstock Road


Hernes Rd

Single Family houses - (Detached, Semi-Detached & Terraced Individual)

• This area of North Oxford is predominantly characterized by detached, semi-detached and terraced individual houses.

• Capel Close, on the western edge of the 333 site, is a dense street of early C20 single family houses.

Summertown Shops

Banbury Rd

Capel Close

A40

Squitchey Ln

Summerhill Rd

Middle W

ay

Woodstock Road

Flats

Hernes Rd

Flats - (Multiple Story Apartment Complexes)

• Concentrated around Hernes Crescent, directly opposite 333 are several 3-4 story Flat Complexes.

Summertown Shops

Banbury Rd

Capel Close

A40

Squitchey Ln

Summerhill Rd

Middle W

ay

Woodstock Road

Institutional (education, religious, nursing homes)

Hernes Rd

Institutional - (Educational, Religious & Civic)

1

2

• 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.

Summertown Shops

Banbury Rd

Capel Close

A40

Squitchey Ln

Summerhill Rd

Middle W

ay

Woodstock Road

Hernes Rd

Commerical

Commercial - (Retail,Office&GuestHouse)

• 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.

• The Oxford Centre at 333 was also partly a commercial property.

High Volume TrafficBanbury Road, Woodstock Road, A40

Medium Volume Traffic Middle Way, Squitchey Lane, Summerhill Road

Low Volume TrafficCapel Close, Hernes Crescent

High Volume TrafficBanbury Road, Woodstock Road, A40

Medium Volume Traffic Middle Way, Squitchey Lane, Summerhill Road

Low Volume TrafficCapel Close, Hernes Crescent

Traffic Study

Urban AnalysisAll Uses

Commercial Centre of Summertown

Site - Aerial View, North Oxford

1821 – 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.

1846 – House purchased by James Ryman, Art dealer and property ‘much embellished’

1880 – James Ryman dies, having no children of his own the house passes to his adoptive nephew J.F. Ryman-Hall

1830-1833 - Old Series© Cassini Publishing Ltd. www.cassinimaps.co.uk 36437Created from Ordnance Survey Old Series maps first published 1830-1833. Original scale 1:63,360 enlarged here to 1:40000.

Jackson’s Oxford Journal Land Auction Advertisements

History

1876-1878 - County Series 1:2500© Cassini Publishing Ltd. This product contains third party data: © and database right Landmark Information Group (All rights reserved 2010).41074Created from Ordnance Survey County Series 1:2500 maps first published 1876-1878. Original scale 1:2,500.

“A valuable freehold newly erected dwelling fittedupinthebestmanner.....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.”

James Ryman 1875

JF RYMA

N-H

ALL

J RYMA

NJ BRA

INES

Quote from sales particulars 1824

‘Old Series’ 1830-33 Map of North Oxford

1876-78 Map of Summertown

The original villa, known as Summerhill, is not listed but is mentioned brieflyinbothPevsner'sguideandtheVictoriaCountyHistoryasafineItalianatevillaofit'stime.Homespacehavecommissionedindependentarchaeological 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,andalloftheoptionswehavebeenprogressingfeatureit'sretentionandreturntoit'soriginalresidentialfunction.

1954 Unrealised Extension Scheme GroundfloorPlan

1954 Unrealised Extension Scheme Artists Impression

1964–Simplifiedextensiongoesahead

1954–Masonsacquiresiteandapplyforsignificantalterationsandextensions.

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).

1952 – W.E. Adamson dies

1973–Groundfloorexpandedsouth

History

1984–Firstfloorexpandedsouth

2000 – Mason’s two storey extension to the east

2012 – Homespace acquires the site

Ground Floor

First Floor

1823 Original Villa ommisioned by John Mobely

1973 Kenneth Stevens & Associates

1984 Peter Reynolds Associates

2000 Jewell & Co.

Alterations Unknown

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

Ground Floor

First Floor




2000 Jewell & Co.

Alterations Unknown


1823Summerhill Villa built by John Mobely, later, becomes estate of John Ryman

1964Freemasons acquire property in 1953, alter Villa interior and attach new facilities on the western facade

1973South Expansion of ground floor

1984Further expansion to expansion SouthExpansion on 1st floor (above 1973 addition)

2000West expansion of Conference Centre2 Levels added, new entrance and stairs

Ground Floor

First Floor




2000 Jewell & Co.

Alterations Unknown


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

1954 Unrealised Extension Scheme FirstfloorPlan

Ground Floor First Floor

- Use of House as private residence ends

Ground Floor

First Floor




2000 Jewell & Co.

Alterations Unknown


1823Summerhill Villa built by John Mobely, later, becomes estate of John Ryman

1964Freemasons acquire property in 1953, alter Villa interior and attach new facilities on the western facade

1973South Expansion of ground floor

1984Further expansion to expansion SouthExpansion on 1st floor (above 1973 addition)

2000West expansion of Conference Centre2 Levels added, new entrance and stairs

JF RYMA

N-H

ALL

WILLIA

M E A

DA

MSO

N

• 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 2005.

• A full arboricultural survey has been carried out and the condition, importance and root protectionareasofallthetreeshavebeenagreedwiththetreeofficer.

• 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 significanttreesonthesite.

= Grade ‘A’ Trees = Grade ‘B’ Trees = Grade ‘C’ Trees = Grade ‘U’ Trees

Trees

Perspective As Existing

City Council Tree Protection Order (2005)

Important boundary trees on Banbury Road

Grade A Wellingtonia completely surrounded by tarmac and cars

Second Grade A Wellingtonia Showing root damage from previous paving and drains

Grade A Wellingtonia and villa surrounded by tarmac and cars

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.

• IndiscussionwiththeConservationandUrbanDesignOfficeranareasurrounding 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 partofadevelopmentwiththetreeofficer

• The plan below shows the combination of these agreements an the resultant'potentialdevelopablearea'ofthesite

• Constraints on the height of any new development have also been discussedwiththeplanningofficeandthesectionsbelowshowtheapplication of the relevant viewing angles.

Trees have been paved right up to their trunks

The foundation of the current building close to this large lime tree

Site Section Viewing Angles

Area Drawing Root Protection

Area Drawing Site Constraints

• 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.

Site Area95m x 55m= 5225m²=0.524 ha= 1.296 acres

Existing

Hardscape Building Softscape Total

2566m² 1418m² 1241m² 5225m²50% 27% 23%

heights depicted are indicative and subject to site survey

Buildings

Buildings / Hardscape + Softscape

Buildings + Trees

Site Plan

Perspective As Existing

Cap

el C

lose

Ban

bury

Ro

ad

1418m² 27%

2566m² 50%

1241m² 23%

Option 1

ramp down to garage

ramp down to garage

Cap

el C

lose

Ban

bury

Ro

ad


620m² 1945m² 2660m² 5225m²12% 37% 51%

opt

ion

1

Buildings


Buildings + Trees

Site Plan

Perspective Option 1

= Grade ‘A’ Trees

= Grade ‘B’ Trees

= Grade ‘C’+ ‘U’ Trees

= new semi mature specimen trees

= trees removed to accommodate scheme

Maximise Development of Site

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.• Sufficientspacebetweenbuildingsnottoovershadowoneanother.• Higher density accommodation results in a lower building surface area to volumeratio,thusimprovingthermalefficiency.

• Higher density provides opportunity for communal heating/power.

DISCOUNTED AT EARLY STAGEHardscape Building Softscape Total

2632m² 1418m² 1176m² 5225m²50% 27% 23%

exis

tin

g

Marketable

39flats2 Houses

Affordable

41flats

TOTAL41 marketable units41 affordable units

Option 2

Cap

el C

lose

Ban

bury

Ro

ad


883m² 1440m² 2902m² 5225m²17% 28% 55%

opt

ion

2

Assessment• Maximization of south elevation for marketable units.• However,affordableflatsarepredominantlynorth-facingandshadedby

trees.• Existing part of building poses a more challenging sustainable

refurbishment with its architecturally sensitive façade, and numerous corners/junctions.

• Minimal tree felling.

Site Plan


Buildings


Buildings + Trees

Rebuild on existing footprint






DISCOUNTED AT EARLY STAGEHardscape Building Softscape Total

2632m² 1418m² 1176m² 5225m²50% 27% 23%

exis

tin

g

Marketable

32flats

Affordable

32flats

TOTAL32 marketable units32 affordable units

Retain Villa & Rebuild Remaining Footprint

Cap

el C

lose

Ban

bury

Ro

ad


883m² 1440m² 2902m² 5225m²17% 28% 55%

opt

ion

3

Assessment• Maximisation of south elevation for marketable units.• However,affordableflatsarepredominantlynorth-facingandshadedby

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.

Option 3

Site Plan

Buildings


Buildings + Trees








2632m² 1418m² 1176m² 5225m²50% 27% 23%

exis

tin

g

Marketable

24flats2 houses (within Villa)

Affordable

24flats

TOTAL

26 marketable units (incl. 2 in summerhill villa)24 affordable units

Centralised Apartment Block Detached From Villa

Cap

el C

lose

Ban

bury

Ro

ad


1115m² 1400m² 2710m² 5225m²21% 27% 52%

opt

ion

4

Assessment• Buildings orientated to increase south elevation.• Fewer buildings and simple form minimises building surface area to volumeratio,improvingthermalefficiency.

• Existing part of building poses a more challenging sustainable refurbishment.

• Building mass collected towards centre of site.• Building closer to south boundary.

Option 4

Site Plan

Buildings


Buildings + Trees








2632m² 1418m² 1176m² 5225m²50% 27% 23%

exis

tin

g

Marketable

24flats2 houses (within Villa)

Affordable

24flats

TOTAL26 marketable units (incl. 2 in summerhill villa)24 affordable units

Complete Capel Close & Apartments Around Villa

Capel Close Banbury Road

Effectively two development sites

Cap

el C

lose

Ban

bury

Ro

ad


938m² 1236m² 3051m² 5225m²18% 24% 58%

opt

ion

5

Assessment• Fewer buildings and simple form minimises building surface area to volumeratio,improvingthermalefficiency.

• Simpleformfacilitatesachievementofefficientthermalfabricandairtightness.

• Urban grain of Capel Close and Banbury Road responded to.• Open green space from Banbury Road retained.

Option 5

Site Plan

Buildings


Buildings + Trees








2632m² 1418m² 1176m² 5225m²50% 27% 23%

exis

tin

g

Marketable

16 flats

6 houses (2 within Villa)

Affordable

22 flats

TOTAL22 marketable units (incl. 2 in summerhill villa)22 affordable units

Apartment Blocks as a Series of ‘Villas’

Option 6

7 parking spaces

5 parking spaces

7 parking spaces

7 parking spaces

4 parking spaces

3 parking spaces

7 parking spaces

2 parking spaces

A: 38 m2A: 59 m2

2 Bed Flat (Shared Ownership)A: 65 m2

Tree rootsA: 62 m2

Tree rootsA: 70 m2

CircA: 9 m2

3 Bed (Marketable)A: 117 m2

4 Bed Flat (Marketable)A: 175 m2

4 Bed Flat (Marketable)A: 175 m2

CircA: 15 m2

CircA: 9 m2

CircA: 10 m2

3 Bed (Rented)A: 76m2

2 bed Flat (Rented)A: 61 m2

3 Bed (Rented)A: 76m2

2 bed Flat (Rented)A: 61 m2


CircA: 9 m2


0. Ground Floor 1:200Site Plan



538m² 1114m² 3638m² 5225m²10% 21% 69%

opt

ion

6

Banbury Road

Banbury Road

Capel Close

Capel Close

Hermes Cresent


2632m² 1418m² 1176m² 5225m²50% 27% 23%

exis

tin

g

Marketable

19 flats (2 within Villa)

Social

Shared ownership 3 Within Villa

Social rented16 Flats

TOTAL19 marketable units (incl. 2 in summerhill villa)19 social units (incl. 3 in summerhill villa)

Assessment• Aseriesofnew'villa'sizedblocksarearrangedonthesitetoretaina'greenheart'tothesite

• Views through the site are preserved and a wildlife corridor of enhanced communal landscaping is created

• Thenewbuildingsallbenefitfromsoutherlyaspectsallowingampleopportunity 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

Option 6

Outside areaA: 16 m2








5 Bed House (Marketable)A: 201 m25 Bed House (Marketable)

A: 87 m2

5 Bed House (Marketable)A: 100 m2



Tree rootsA: 40 m2

Tree rootsA: 14 m2


A: 92 m2


A: 87 m2

0. Ground Floor 1:200

Option 7

Site Plan


Banbury Road

Banbury Road

Capel Close

Capel Close

Hermes Cresent


622m² 939m² 3664m² 5225m²12% 18% 70%

opt

ion

7


2632m² 1418m² 1176m² 5225m²50% 27% 23%

exis

tin

g

Eight New Houses

Marketable

8 New 5 Bed Houses

Summerhill Villa - one 6 bed house TOTAL9 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

Option 7

333 Banbury Road

Pre Application Public Consultation

Berman Guedes StrettonArchitects + Designers

•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)

•Reinstatementofthevillatoit'soriginalresidentialpurpose(inmostoptionsasafreestanding

structure once again)

•Provision of a more appropriate setting for the villa

•Significantreductionintheamountofhardpavingonthesite

•Significantreductionintheamountofcarparkingonthesite

•Retentionofthesignificanttreesonthesite

•Significantcommunalsoftlandscapingenhancements

•Enhancement of the ecological value of the site

The options bring with them the following enhancements to the current 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 identifiedheretosupportthisprocess.

Documents

333 Banbury Road - · PDF file333 Banbury Road Pre Application Public Consultation Berman Guedes Stretton Architects + Designers Thank you for taking the time to visit this exhibition