Botley Centre Supplementary Planning Document
November 2015
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Section 1.1 The Opportunity and Section 1.5 Your Feedback removed and section numbers updated
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NOVEMBER 2015 2 BOTLEY CENTRE SPD
3
LOCAL VISION & OBJECTIVES
3.1 Local Vision for Botley Centre 213.2Objectives 22
1
INTRODUCTION
1.1 The Purpose of the SPD 41.2 Planning Status 41.3Consultation 41.4 The Site Study Area 6
2
BOTLEY CONTEXT
2.1 Regional Context 9 2.2ExistingBaseline 10 Socio-Economic 10 HistoricEnvironment 10 Connectivity 11 Setting 12 Building Quality and Heights 142.3IssuesandOpportunities 162.4 Policy Context 18
4
DEVELOPMENT PRINCIPLES
4.1BotleyLocalServiceCentre 244.2 Access, Linkages and Legibility 254.3 Public Space and Streetscape 264.4 Density, Scale and Massing 284.5 Design Quality and Character 294.6ParkingandServicing 314.7DevelopmentFramework 32
CONTENTS
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1
INTRODUCTION
Section 1.1 The Opportunity removed and section numbers updated
Section 1.5 Your Feedback removed and section numbers updated
Text Deleted from 1.1.1
In order to achieve this, the SPD includes:
• Anexcitingandboldvisiontoinspireregenerationandensuretheneedsofexistingandfuturecommunitiesaremet
• Anaspirationalsetofobjectivestoaddressissuesandcapitaliseonopportunities
• Aclearsetofdevelopmentprinciplestoguidethedetailednatureanddesignofdevelopment
1.1.1 The Botley Centre SPD creates aflexiblestrategytoguidehigh quality prestigiousdevelopmentthatsupportstheexistingandfuturelocalcommunityandattractsinvestmenttoservethewiderdistrictandmeetlocalregenerationaspirations.
1.1.2 AplanningapplicationforthecomprehensiveredevelopmentoftheBotleyCentrewasmetwithasignificantleveloflocaloppositionandwasunanimouslyrefusedatcommitteeinDecember2014.
1.1.3 ItistheaspirationoftheValeLocal Plan2011toenhanceBotleyCentre’sofferingandrangeofusestobetterreflectitsstatusasaLocalServiceCentreinakeylocationonthewesternedgeofOxfordwithimmediateaccesstothestrategichighwaysnetwork(A34).
1.2.1 Inaccordancewithparagraph153oftheNationalPlanningPolicyFramework(NPPF)(March,2012)andregulations11–16ofTheTownandCountryPlanning(LocalPlanning)(England)Regulations2012,theSPDhasbeenpreparedinaccordancewithpolicyobjectivessetoutintheNPPFandtheVale’sLocalPlan2011(July,2006)(SavedPolicies).InparticulartheSPDbuildsuponLocalPlanSavedPolicies,including:GS1-DevelopmentinExistingSettlements,H10DevelopmentintheFiveMainSettlements,S1NewRetailProvisionand S12 Local Shopping Centres. The SPD is a materialconsiderationinassessingplanningapplicationswithintheSPDboundary.
1.2.2 The SPD is supported by the Botley Centre SPD Sustainability Appraisal Report (November,2015),whichconsidersthelikelyenvironmentalandsustainabilityeffectsofimplementingtheSPDandoutlinesmeasurestoreduceanysignificantadverseeffects.
1.2.3 The SPD has also considered and alignswithdraftpolicies, including Core Policy 11:BotleyCentre, contained in the Vale’s emergingLocalPlan2031,whichisanticipatedforadoptionSeptember2016.FollowingadoptionoftheemergingLocalPlan,theValehascommittedtoreviewtheSPDandupdatewherenecessarytoensureconsistencywiththe more recent Local Plan policies.
1.3.1 TheValehaveproducedtheSPDthroughacollaborativeprocess.ThishasincludedconsultationtoensurethereisaclearunderstandingoftheissuesandopportunitiesfacingBotley,whichinturninformandunderpinanappropriateframeworktoguidedevelopment.
1.3.2 Theconsultationprocesshasconsistedofawiderangeofeventswithavarietyofdifferentorganisations,thesehaveincluded:
• IndividualmeetingswithlocalstakeholdersthroughoutthepreparationoftheSPD,including:WestWayCommunityConcern,North Hinksey Parish Council, Cumnor Parish Council,BotleyBaptistChurch,St.PeterandSt.PaulChurchandlandowners.
• PresentationtoNorthHinkseyParishCouncilon21May2015.
• Aworkshopwithlocalorganisationsonthe2June2015todevelopthevisionanddesignprinciples .
• PresentationtotheWestWayConcerneventon22June2015.
• Aworkshopwithlocalorganisationson28July2015todiscusstheviabilityanalysisforthe study area.
• ReviewofinformationpreparedbyWestWayCommunityConcern,includingtheWestWayDevelopmentSurvey(June,2015,AVisionforBotleyandWestWay,andBotleyCharacterStatement(March,2014).
1.3.3 The formal statutory public consultationwasundertakenforafiveweekperiodbetween21August2015tothe25September2015.Thisstageofconsultationsoughttocaptureawideraudiencefromacross the community as part of the Vale’s commitment to undertake a statutory public consultationonthedraftSPD.FurtherdetailsofthisstatutorystageofconsultationarecontainedwithintheConsultationReport(November2015)whichaccompaniestheBotley Centre SPD.
NOVEMBER 2015 4
CHAPTER 1 INTRODUCTION
BOTLEY CENTRE SPD
1.1 PURPOSE 1.2PLANNINGSTATUS 1.3 CONSULTATION
NOVEMBER 2015 5
CHAPTER 1 INTRODUCTION
BOTLEY CENTRE SPD
Figure 1 SPD Site Study Area Boundary (source: Microsoft Bing Maps 2015)
WEST WAY
A 34
ARTHRAY ROAD
ELMS ROAD
POPLAR ROAD
NOVEMBER 2015 6
CHAPTER 1 INTRODUCTION
BOTLEY CENTRE SPD
1.4.1 The Botley Centre site study area is situatedwithintheValeofWhiteHorseandformsaLocalServiceCentrefortheValeandOxfordfringearea,approximately2kmwestof the City of Oxford. Botley Centre is the area containedwithintheredlineboundaryinFigure2.
1.4.2 The three hectare site study area comprisesarangeofretail,residential,officeandcommunityusesincludingtheWestWayShoppingCentre,twosupermarkets,offices,communityhalls,alibrary,BotleyBaptistChurch, the Church of St. Peter and St. Paul, Elms Parade, three public car parks, a post office,banks,cafesandrestaurants,care home day centre and sheltered housing.
1.4.3 Thesouthernandwesternboundariesof the site study areaareborderedbytwostoreyresidentialpropertiessetwithinmediumsizedgardens.Thenorthwestofthesite study areaisborderedbytheWestWaywithBotleyPrimary School and Seacourt Bridge Public House on the northern side of the road. To the eastofthestudyarealiesWestminsterWay,andthe raised A34 Oxford bypass and the Botley interchange.
1.4.4 FurthertotheeasttheWestWayextendsintoBotleyRoadandprovidesdirect access to Oxford City Centre. In close proximity to the site study area, Botley Road accommodates a range of uses including SeacourtTowerbusinessesandSeacourtRetailPark.
Figure 2 Botley Centre Site Study Area Boundary
STUDY AREA
EXISTINGBUILDINGS
WESTWA
Y
WESTM
INSTERWAY
ARTHRAY ROAD
A34
Vale House & FieldHouseday centre and sheltered housing
WestwayHouse
WestwayCentre
BaptistChurch
Elms Parade
St. Peter & Paul’s Church
Library
OfficeCourt
Seacourt Hall
1.4 THE STUDY AREA
0 50 100 150 m
GREENSPACE
EXISTINGTREESWITHINTHE SITE
NOVEMBER 2015 7
CHAPTER 1 INTRODUCTION
BOTLEY CENTRE 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
BOTLEY CONTEXT
CHAPTER 2 BOTLEY CONTEXT
NOVEMBER 2015 BOTLEY CENTRE SPD 9
2.1.1 Botley Centre is situated in the north east of the Vale. Botley is designated as one ofthefivemainLocalServiceCentresintheVale’s Local Plan 2011(July,2006),alongwithAbingdon,Faringdon,GroveandWantage.IntermsofretailprovisionBotleyisdesignatedas a Local Shopping Centre, second in the retail hierarchytothedesignatedTownCentres,theclosestofwhichisAbingdonapproximately8km to the south.
2.1.2 BotleyCentreservesanumberofsmallersettlementsacrosstheVale,includingNorthHinksey,Cumnor,Wytham,Farmoor,AppletonandEaton,andprovidesagoodleveloflocalfacilities,servicesandemploymenttothis catchment.
2.1.3 Botley Centre is located approximately 2km eastwest of Oxford City Centre.BotleyiswellconnectedbyroadlinksregionallyandacrossthecountryviatheadjacentA420,A34andtheM4tothesouthandtheM40tothenorth.OxfordRailwayStationislocatedasevenminutebusjourneyfromBotleyCentreandprovidesdirecttrainlinkstoLondon,Hereford,Worcester,Reading,Bicester,Manchester,NewcastleandBirmingham, and also enables accessible rail connectionstoallmajorcitiesacrossEngland,WalesandScotland.
2.1REGIONALCONTEXT
2.1.4 InparalleltoBotleyCentre’sfunctionasaLocalServiceCentrewithintheVale,italsofunctionsasacentreontheoutskirtsofOxfordCityCentre(RetailandTownCentreStudy;March2013).Inthisregard,ahighlevelof Botley’s retail and leisure demand is being met in Oxford City Centre.
2.1.5 Botley’spositionintheregionalandlocalcontextpresentsopportunitiestocapitaliseonconnectionstosurroundingcentres, to retain and encourage commerce to supportlocaleconomicgrowth,andimprovefacilitiesandservicestomeettheneedsoftheexistingandfuturecommunity.Inachievingthis, it is important that a careful balance is struckbetweentheprovisionofimprovedandexpanded retail and leisure uses and Botley’s roleasaLocalServiceCentre.
Figure 11 Regional Context
Oxford City
MainSettlements
BotleyLocalServiceCentre
Oxford Suburban Centres
SmallerSettlements
A Roads
Motorways
RailConnections
CHAPTER 2 BOTLEY CONTEXT
NOVEMBER 2015 BOTLEY CENTRE SPD10
2.2EXISTINGBASELINE
2.2.1 The SPD is underpinned by a thoroughunderstandingoftheexistingphysical,socialandeconomicpositionof Botley Centre. This ensures the SPD is asrelevantandrealisticaspossible.Thisunderstanding has been informed through sitevisits,anurbandesignanalysis,atransportandmovementanalysis,areviewofthesurroundingdevelopmentcontextandviability,andacomprehensivereviewofbaselineinformation,includingcensusdata,InterdepartmentalBusinessRegister(IDBR),environmentalrecords,basemappingdataandstatutory records.
2.2.2 Thissectionprovidesanoverviewof the key messages to emerge from the baseline analysis undertaken in preparing the SPD and Sustainability Appraisal. The baseline analysis has also been informed by a transport andmovementanalysis,andareviewofthesurroundingdevelopmentcontextandviability.
Socio-Economic
2.2.4 Botley and the surrounding area are experiencingpopulationgrowth.ThelocalpopulationoftheBotleyCore Areagrewby4.5percentfrom10,849to11,341between2001and2011,whichiscomparabletothepopulationgrowthintheVale(Census,2001&2011).Thecharacteristicsare:
•An age structure of the Botley Core Area similartothatoftheVale(Census,2011).
• Ahighlevelofeducationalattainmentwith50.7percentoftheBotleyCatchmentAreapopulationhavingattainedaLevel4qualificationorabove(i.e.ordinaryorhigherdegrees, higher diplomas and professional qualifications),comparedto37.2percentfortheVale(Census,2011).
• AsimilarlevelofpopulationwithalongtermhealthproblemordisabilitytotheValeat10percent(Census,2011).
• AlowlevelofdeprivationwithinBotley,contributingtotheVale’srankingonthetop20leastdeprivedlocalauthoritiesinEngland(IndexofMultipleDeprivation,2010).
2.2.5 Botleybenefitsfromastrongeconomy,supportedbyaneconomicallyactiveworkforceandawiderangeofbusinesses.Thisconsistsofthefollowingkeycharacteristics:
• AstablelevelofactivebusinessesoverthepastfiveyearsintheBotleyCoreArea(IDBR,2010-2014).
• In the Botley Core Area 86 per cent of businessesaredefinedasmicrobusinesseswithnineorlessemployeesin2014(IDBR,2014).
• Thereiswidevarietyofindustriespresentintheareawiththelargestsectorbeing‘professional,scientificandtechnical’at21percent(IDBR,2014).
• ThepopulationcontainsahighlyskilledworkforcewithahigherthanaverageproportionofmanagersandprofessionalsthantheVale(Census,2011).
• Lowlevelofunemploymentat2percentcompared to 2.5 per cent for the Vale and 3.4percentforthewiderSouthEastregion,indicatingBotley’spositivecontributiontotheVale’srankingwithinthetop10percentinthecountryintheUKCompetitivenessIndex(Census,2011).
Historic Environment
2.2.6 ThedevelopmentofBotleysuburbbeganintheearly20thCenturywithfurtherexpansioninthemid20th Century.
2.2.7 There are no listed buildings, scheduled monumentsorhistoricparksandgardenswithinthestudyarea.TherearealsonoConservationAreaswithinorneartheareaSPD site. Elms Parade(1937),St.PeterandSt.Paul’sChurch(1958)andSeacourtBridgePublicHouse(1936)arewithinoradjacent to the study area and areconsideredtocontributetotheidentityandcharacter of Botley.
2.2.3 Toprovideanindicationofthesocio-economiccharacteristicsofBotley,censusdatawascollectedforthetwowardswithinwhichBotley is located being the North Hinksey and WythamWardandtheAppletonandCumnorWard.ForeaseofreferencewerefertothisareaastheBotleyAreainthefollowingtext.As a comparison and to broadly align to the areacoveredbytheWestWayDevelopmentSurvey(June,2015)undertakenbyWestWayCommunity Concern, an area referenced as theBotleyCatchmentAreawhichincludestheNorthHinkseyandWythamWard,theAppletonandCumnorWard,andOxfordCityCouncil’sJerichoandOsneyWardhasalsobeen considered.
Botley Core Area
Botley Catchment Area
Botley Centre Study Area
Figure 12 Botley Core Area and Botley Catchment Area
CHAPTER 2 BOTLEY CONTEXT
NOVEMBER 2015 BOTLEY CENTRE SPD 11
0 50 100 150 m
A-Road(A34) Vehicular and pedestrian linkwithinthestudy areaPedestrianlinkwithinthestudy areaVehicular entrance to the study area
Primaryroad(B4044)
Secondary road
TertiaryroadStudy area
Connectivity
2.2.8 The site study areaiswellconnected to the local and strategic roadnetwork,withtheA34trunkroadtotheeastprovidinggood,ifsometimescongested,accessbetweentheM4tothesouthandtheM40tothenorth.TheB4044WestWayactsasaprimaryvehicularrouteofferingconnectionstothewiderareaincluding Oxford City Centre.
2.2.9 AlthoughthereisnorailwaystationintheBotleyarea,OxfordStationiswalkablefromBotleyofferingregionalandnationalrailconnections.BotleyalsobenefitsfromgoodbusconnectionswithbusstopslocatedalongWestWayandWestminsterWay.TheseofferaccesstoAbingdon,Carterton,Oxford,Swindon,WantageandWitney.InadditionopportunitiesforaBusRapidTransitrouteconnectingBotleytoOxfordaresetoutinConnectingOxfordshire:LocalTransportPlan2015-2031andtheOxfordTransportStrategyadoptedSeptember2015.
2.2.10 Pedestrianroutesthroughthestudyareagenerallylacknaturalsurveillanceandarenotwellusedbeyondworkinghours, leading to personal security concerns andattractinganti-socialbehaviour.
2.2.11 Thepopulationofthewider Botley Core Area places considerable reliance oncarusewith35percentofhouseholdsowningonecar/vanand55percentofhouseholdsowningtwoormorecars,whichiscomparabletocarownershipwithintheVale(Census,2011).
2.2.12 The site frontages of the study areaarevehicledominatedandpresentagenerallyunfriendlypedestrianenvironmentwiththewideWestWaycarriageway,largecar park, fenced footpaths, pedestrian guardrailingandelevatedA34roadincloseproximity. In general access is circuitous and ofvariablequality.TheWestWayjunctionsaresubjecttocongestionatpeaktimesbutgenerallyoperatesatisfactorily.
2.2.13 CyclistshavethebenefitofsharedbuslaneuseeastboundonWestWay,though a short length of cycle lane is their onlyprovisionwestwards.Thiseast-westaxisoffersaccesstomostofOxfordcitycentrewithin10minutescycleride.TheBotleyCentreisalsothereforeanattractivepropositionforsustainableaccessonfootandcyclefromthesurroundingresidentialhinterland.
Figure 13 Transport and Access PlanPublic car park
Pedestrian crossing
Buslanesharedwithcycleuse
Bus stop
Privatecarpark
Servicing
Bus lane
CHAPTER 2 BOTLEY CONTEXT
NOVEMBER 2015 BOTLEY CENTRE SPD12
2.2EXISTINGBASELINESetting
2.2.14 The site study area predominantly consistsofdevelopedlandorhardstanding,howeverthereareanumberofmaturetreesand fragmented open green spaces.
2.2.15 Botley Centre is surrounded by Oxford GreenBeltwithareasofancientwoodland,includingMarleyWood,CammoorCopseand Higgins’s Copse, located to the north and north-west.TheseareasprovideahighqualitylandscapesettingtoBotley.
2.2.16 Thereareseveralprotectednatureconservationsitesincloseproximitytothesite study area,twoSitesofSpecialScientificInterest(SSSIs)intheVale(WythamWoods650mnorthandHurstHill1.6kmsoutheast)and theOxfordMeadowsSSSIinOxford(1.7kmnortheast)whichisalsoaSpecialAreaforConservation,partofwhichincludesPortMeadowwithWolvercoteCommonandGreenSSSI. TheHutchcombeCopseLocalWildlifeSiteisalsoincloseproximity(450msouth).Thesedesignatedareasarerichinbiodiversityandare of ecological importance.
2.2.17 The majority of the site study area is locatedatapproximately65mAboveOrdnanceDatum(AOD),withgroundlevelsrisingtoover100mAODinMarleyWoodtothenorthandCumnor Hill and Harcourt Hill in the south. This variationintopographymeansthestudyareaispartiallyvisiblefromanumberofelevatedlongrangeviews.Theseviewshavebeenselectedprimarilyduetotheirpotentialsensitivitytochangewithredevelopment, taking into
considerationthenatureoftheview,theconditionoftheexistingviewandthepotentialnumberofviewers.
2.2.18 The site study area is prominent in localstreetscapeviews,particularlythosefromtheWestWay,theA34andsurroundingresidentialstreetstothesouthandeastanditwillalsobeimportanttocarefullyconsidertheimpactonlocalviews.
2.2.19 Due to the proximity of Oxford City Centre,itisalsoimportanttoconsiderviewsfromover Oxford City Centre, including the viewconefromSouthParkinwhichSeaCourtTowerappearsinthebackground(OxfordCityCouncil,AssessmentoftheOxfordViewCones,2015).
2.2.20 Thesite study areadoesnotliewithinfloodzone2or3asdefinedintheEnvironmentAgency’sFloodMapForPlanning(RiversandSea,2015)buthasexperiencedsurfacefloodinginthepastduetoextremeweatherconditions.
2.2.21 TherearetwoAirQualityManagementAreas(AQMA)incloseproximityto the site study area.Thefirstisapproximately260msoutheast,neartheA34duetotrafficemissions.ThesecondisablanketAQMAcoveringtheentireOxfordCityarea,approximately300meastofthestudyarea.
2.2.22 There is a moderately high baseline noise levelenvironment in the study area, specificallyinrelationtotheareasincloseproximitytotheA34andWestWay.
Figure 14 Topography and Views Plan
Indicativeviewingarea
Study Area
70
70
80
90
100
80
65
HARCOURT HILL
CUMNOR HILL
MARLEY WOOD
OXFORD
80 metresAboveOrdnanceDatum(AOD)
110
90
100
CHAPTER 2 BOTLEY CONTEXT
NOVEMBER 2015 BOTLEY CENTRE 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.
Study Area
Study Area
Study Area
CHAPTER 2 BOTLEY CONTEXT
NOVEMBER 2015 BOTLEY CENTRE SPD14
Building Quality and Heights
2.2.23 PiecemealdevelopmenthasledtoavariedandgenerallylowqualityenvironmentacrosstheSPDarea,consistingofamixofarchitecturalstylesandpoorrelationshipsbetweenbuildingsandpublicspaces. Much of the site study areaisinwardfacing,withapoorqualitypublicrealmandahighproportionof dead spaces and surface car parking.
2.2.24 Manyofthebuildings,includingtheWestWayShoppingCentreandHinkseyCourt,haveagedinrecentyearsandareinneedofredevelopmentorrefurbishmenttomeetexistingandfuturecommunityneeds.However,therearealsoanumberofbuildingswhichplayaroleindefiningthecharacterandidentityofBotley,includingElm’sParade,St.Peterand St. Paul Church and the Seacourt Bridge Public HouselocatedonthenorthernsideoftheWestWay.
2.2.25 Theexistingbuildingson site in the study areavaryinscale,withElmsCourtandWestWayHousestandingat17 metres and20metresrespectively. The majority of the rest of the study area variesbetweenfourtoeightmetres.
2.2.26 The surrounding area consists of mainly residentialdevelopment,rangingbetweenfourtoeightmetres,howeverthereareacollectionof commercial buildings to the north east of the site,whicharetallerwithSeacourtTowerrisingtoapproximately55metresabovegroundlevel.
Figure 18 Building Heights Plan
>16.0m
≥10-16.0m
≥8.0-10.0m
0-4.0m
Study area
≥4.0-8.0m
0 50 100 150 m
2.2EXISTINGBASELINE
CHAPTER 2 BOTLEY CONTEXT
NOVEMBER 2015 BOTLEY CENTRE 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
NOVEMBER 2015 BOTLEY CENTRE SPD16
Main busy road
Elevatedmainbusyroad(A34)
Poor frontage
Poorqualityexistingbuildings
Riskofsurfacewaterflooding
Residentialstreet
Residentialgardens
Back of Elms Parade
Poor quality pedestrian routes
Poor quality streetscape
Study area Figure 23 Issues Diagram
Poor quality pedestrian crossing
NarrowStreet
Issues
2.3.1 The urban design analysis has identifiedthefollowingmainissuesfacingthefuturedevelopmentofBotley:
• Piecemealdevelopmenthascreatedadisjointedenvironmentdominatedbycarparks, poor pedestrian routes and dead spaces.
• Theexistingbuildingsinthesite study area are generallyoflowarchitecturalqualityandhaveapoorrelationshipwiththeirsurroundings,lackingactivefrontages.
• Pedestrian routes are of poor quality and sufferfromalackofactivefrontagesandnaturalsurveillance.
• Circuitousvehicleroutesandmultiplesurfacecarparkscontributetoavehicledominatedenvironmentwithinthesite study area.
• TheelevatedA34roadformsavisualandphysicalbarriertotheeast,whichnegativelyeffectsthecharacteroftheWestminsterWayStreetscape.
• TheA34andWestWayareasourceofnoiseand airpollution.
•WestWaytothenorthisawide,busyroadwhichinhibitssafepedestrianmovementandresultsinseverancetothenorth.
• The existingsite Botley CentreispartiallyvisiblefromsurroundinghillsandOxfordandanyredevelopmentwillneedtoconsiderthepotentialforimpactsontheseviews.
• Limitedretailofferandlackofcafes,restaurantsandaneveningeconomy.
• ThepositionofElmsParadeon the site creates alargeinactivefacadefacingthecentreofthesite.
• TheleveldifferencebetweenSt.PeterandStPaulsChurchandtheexistingsurfacecarparkformsabarriertopedestrianmovement.
• Lowrisesurroundingresidentialdevelopmentrequiressensitivetreatmentofboundaries.
• There is a lack of public open space.
Differenceinlevel
0 50 100m
2.3 ISSUES AND OPPORTUNITIES
CHAPTER 2 BOTLEY CONTEXT
NOVEMBER 2015 BOTLEY CENTRE SPD 17
Figure 24 Opportunities Diagram
0 50 100mOpportunities
2.3.2 The urban design analysis has identifiedthefollowingmainopportunitiesforthefuturedevelopmentofBotley:
• Previouslydevelopedlandprovidesanopportunity to re-use land in a more efficientandsustainableway.
• The site study areaisasevenminutebusjourneyfromOxfordtrainstation,whichoffersawidevarietyoftransportservicesand links.
• TheexistingElmsParadeandSt.PeterandSt.PaulsChurchcontributetotheidentityand character of Botley.
• There is a mix of uses on site in Botley Centre, including a range of community facilitiesandbusinesses,howeverthereisanopportunitytoimprovethediversityofusesandextendactivityintotheevening.
•Opportunity to retain and enhance the activeretailfrontagealongtheWestWay.
• Theexistingmaturetreeson siteprovidesoftlandscapeelementsandcontributetotheattractivenessofthesite study area.
SCHOOL
• The east of the site study area is a suitable locationforincreasedbuildingheightsduetoitslocationonalargeopenjunctionandthe adjacent A34.
• The size of the site study area is of a significant scale whichcanto help the deliveryofregenerationprinciples.
• Improvepermeabilitythroughthesite study area,andprovidepedestrianandcyclelinkswhichfollowdesirelinesandaresupportedbyactivefrontages.
• Createnewandimprovedpublicspacesacross the site study area,creatingamoreusableandattractiveenvironment.
• Createahighqualitybuiltenvironmentthroughcomprehensivedevelopment.
• ImprovepedestrianenvironmentandcrossingsontheWestWaytoreduceseveranceandcardominance.
Largeareaforpotentialre-development
Opportunity for landmark building
Vehicular routes
Buildingscontributingtotheidentityandcharacter of Botley
Existingmaturetrees
Existingbusstop
Potentialtocreatenewfrontagesalongexistingroutes
Create pedestrian permeability through the site
Potentialforpublicrealmimprovements
Study area Opportunity for increasing heights
CHAPTER 2 BOTLEY CONTEXT
NOVEMBER 2015 BOTLEY CENTRE 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 The Vale’s Local Plan is supported byanumberofSPDs,whichprovidefurtherguidance on policies contained in the Local Plan.OfparticularrelevancetotheSPDaretheDesignGuideSPD(March,2015)andtheSustainableDesignandConstructionSPD(December,2009).
Supporting Growth
2.4.4 Paragraph18oftheNPPFhighlightstheGovernment’scommitmenttoensuringeconomicgrowthinordertocreatejobsandprosperity and tackle the challenges of climate changeandglobalcompetition.
2.4.5 SavedPolicyGS1DevelopmentsinExistingSettlementsestablishesthespatialstrategyfordevelopmentacrosstheValeanddesignatesBotleyLocalServiceCentreasoneofthefivemainsettlementsinwhichtoconcentratedevelopmentandcontributetothegrowthoftheVale.
Encouraging a High Quality Retail Offer Supported by Leisure Facilities and Employment Space
2.4.6 TheNPPFrecognisestowncentresare at the heart of the community and their developmentshouldsupporttheviabilityandvitalityofsurroundingcommunities.TheNPPFidentifiestheimportantrolearangeofusesplayincontributingtowardstowncentres and states sites should be allocated tomeetthedevelopmentneeded,includingretail,leisure,commercial,office,tourism,cultural,communityandresidentialandpromotecompetitivetowncentresthatprovidecustomerchoiceandadiverseretailoffer,whichreflectindividuality.
2.4.7 Inordertopromotecompetitivetowncentreslocalplanningpolicyshouldidentifyprimaryshoppingareas.SavedPolicyS1HierarchyofRetailProvision,setsoutastrategyforlocatingretaildevelopmentacrosstheVale.The allocated Local Shopping Centre at Botley comprisesofWestWayShoppingCentre,ElmsParade,WestWayHouse,theLibrary,SeacourtHallandtheofficecourtandsurroundingpublic car parks. Botley is designated as a Local Shopping Centre, second in the retail hierarchy tothedesignatedTownCentres,theclosestofwhichbeingAbingdon.
2.4.8 SavedPolicyL6:MajorCommercialLeisureFacilitiesandT1:TourismidentifyBotleyCentreasasuitablelocationforhotelandcinemadevelopment.
2.4.9 SavedPolicyE2Economy:BotleyAreaseekstoconcentratebusinessdevelopmentinthe Cumnor Hill and Minns Business Park areas ofBotley.However,paragraph23oftheNPPFandSavedPolicyGS1DevelopmentsinExistingSettlementsrecognisesthebenefitsoflocatingofficeandemploymentusesintowncentrelocations,toimproveviabilityandreducetheneedtotravel.SavedPolicyS12identifiesthe allocated Local Shopping Centre Botley Centre asasuitablelocationforofficedevelopmentonupperfloors.
Botley: a Place to Live
2.4.10 SavedPolicyH10DevelopmentintheFiveMainSettlementsrecognisesBotleywillcontributetodeliveringtheVale’shousingneed,subjecttowardstheretentionoffacilitiesimportant to the local community, including areasofinformalopenspace;efficientuseofland;andalayout,massanddesignwhichwouldnotharmthecharacterofthelocalarea.
2.4.11 SavedPolicyH16SizeofDwellingandLifetimeHomesseekstoprovideavarietyofdwellingsizestenuresandtypesthatwillmeettheneedsofexistingandfutureresidentsandrequires50percentofnewdwellingstohavetwobedroomsorless,insitessuchas Botley Centre. However, Paragraph 173 oftheNPPF(March,2012)statespolicyrequirementsshouldnotthreatentheviabilityofdevelopment.Onthisbasisanalternativehousingmix,supportedbyarobustviabilityappraisal could be considered.
2.4.12 LocalPlanSavedPolicyH17AffordableHousingsupportsdevelopmentof40percentaffordablehousing.TheNPPF(March,2012)includesalevelofflexibilitywithregardtothemixofdwellingsandlevelofaffordablehousing,statinganalternativemixmaybeconsidered,whereitcanbedemonstratedthatthelevelrequiredthroughtheLocalPlanisunviable.
2.4.13 SavedPolicyH19:HousingtoMeet
Emerging Planning Policy paragraphs 2.4.25 - 2.4.49 deleted
CHAPTER 2 BOTLEY CONTEXT
NOVEMBER 2015 BOTLEY CENTRE SPD 19
theNeedsoftheElderlyandotherDefinedGroups,identifiestheBotleyCentreasasuitablelocationforelderly, disabled and studentaccommodation, amongst other groups.FurthermoretheNPPGclarifiesstudenthousing contributes to local housing need, basedontheamountofaccommodationitreleases in the housing market.
Supporting a Healthy Community
2.4.14 SavedPolicyDC8InfrastructureandServicesseekstoensurenewdevelopmentprovidesthenecessaryphysicalandsocialinfrastructuretomeettheneedsofexistingandfuturecommunities,throughonsiteprovisionoranappropriatefinancialcontribution.Inordertoachievethis,SavedPolicyCF1ProtectionofExistingServicesandFacilitiesresiststhelossofcommunityfacilitiesandseeks to encourage their enhancement unlessalternativeprovisionexistsorismadeavailableelsewhere.Furthermore,SavedPolicyCF2ProvisionofNewCommunityServicesandFacilitiesstatesthatprovisionofnewcommunityfacilitiesandserviceswillbepermittedwheretheymaximiseaccessanddonothaveanadverseeffectontheexistingcharacter and scale of the area.
Movement, Access and Parking
2.4.15 TheNPPFstatesthepresumptioninfavourofsustainabledevelopmentandtheactivemanagementofgrowthpatternssuch
thatthefullestusemaybemadeoflocationsintermsofwalking,cyclingandpublictransport,maximisingaccesstosustainabletraveloptionsandminimisingtheneedforprivatevehiclesand major transport infrastructure.
2.4.16 The Oxfordshire County Council Local TransportPlan,2011–2030supportsthesustainabletransportimperativealongwiththeobjectiveofsupportingthelocaleconomy,accesstojobsandservicesandreducingtheenvironmentalimpactoftransport.
2.4.17 SavedPolicyTR5NationalCycleNetworkprotectstheexistingfootpathandcyclenetworkfromanydevelopmentproposals that may compromise their use and effectivenessunlessalternativeequivalentprovisioncanbemade.SavedPolicyTR6PublicCarParkinginMainSettlementsresiststhelossof public car parking should it be considered toadverselyimpactthecentre’svitalityandviability.
2.4.18 Thisindicatestheneedtosensitivelybalancetheprovisionandpromotionofsustainabletransportmodeswithsufficientparkingsupplyinprovidingcomprehensivesiteaccessibility.
Design and Heritage
2.4.19 Paragraph56oftheNPPFplacesgreat importance on the design of the built environmentandstatesgooddesignisa
keyaspectofsustainabledevelopment,isindivisiblefromgoodplanningandshouldcontributepositivelytomakingplacesforpeople.SavedPolicyDC1Designseekstoensure proposals are of an appropriate layout, scale, mass, height, detailing and materials that donotadverselyimpactthecharacterandlocaldistinctivenessofthesurroundingarea.ThisissupportedbytheDesignGuideSPDwhichsetsoutclearprinciplesbasedonbestpracticeinorder to encourage a design-led approach to developmentandachievehighqualitydesign.
2.4.20 TallerbuildingscouldsupportthegrowthofBotleyCentre.Welldesignedtallerbuildings can create landmarks and help to optimisethesite study areabyachievinghigherdensities.TheLocalPlanseekstoensurebuildings are of an appropriate height and scale tothesiteandsurroundingarea(PolicyDC1).
2.4.21 BotleyCentreisnotincludedwithinanydesignatedviewsintheVale’sLocalPlanalthoughitisvisibleinthebackgroundoftheOxfordCityCouncilSouthParkViewConeidentifiedinOxfordCityCouncil,AssessmentoftheOxfordViewCones,2015.Duetothelocationofthesite study area and the surrounding topography, the site study area is alsopartiallyvisibleinanumberofviewswhichareconsideredtobesensitivetochangeasaresultoftheredevelopmentofthesite study area.
2.4.22 WhilstBotleyCentreisnotlocatedwithinaconservationareaanddoesnotinclude any listed buildings, Elms Parade and St. Peter and Pauls Church are considered to contribute to the built heritage and character of Botley.
Natural Environment and Open Spaces
2.4.23 Botley Centre does not include any protecteddesignations.However,thereareseveralprotectednatureconservationsiteswithin2kmofBotleyCentre,twoSitesofSpecialScientificInterest(SSSIs)includingtwointheVale(WythamWoods650mnorthandHurstHill1.6kmsoutheast)andaSpecialAreaforConservation,whichembodiesaSSSIinOxford(OxfordMeadows1.7kmnortheast).Thesedesignatedassetsarerichinbiodiversityandecologicalimportanceandconsiderationshouldbegiventotheirconservationandenhancement, bearing in mind the distance and potentialforimpact.
2.4.24 SavedPolicyH23seekstodeliveradequateprovisionofsuitableopenspace,includingoutdoorplayandinformalrecreationspaceinnewhousingdevelopment.Theamountandtypeofprovisionwilldependon the nature and the scale of the scheme, althoughdevelopmentswillusuallyberequiredtoprovide15percentoftheresidentialarea laid out as public open space, along withsuitablearrangementsforitsfuturemanagement and maintenance.
3
LOCALVISION&OBJECTIVES
CHAPTER 3 LOCAL VISION & OBJECTIVES
NOVEMBER 2015 21BOTLEY CENTRE SPD
3.1 LOCAL VISION FORBOTLEYCENTRE
‘The redevelopment regeneration 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.ThecommunityaspirationsreflectedintheWestWayCommunityConcernvisionhaveinformed the Local Vision for the SPD Botley Centresetoutabove.
Figure 25 Vision Sketch, view from north
CHAPTER 3 LOCAL VISION & OBJECTIVES
NOVEMBER 201522 BOTLEY CENTRE 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
Providean expanded anddiverserangeofland uses that meet the needs of people of all agesfromtheexistingandfuturecommunity.
RecogniseandreflecttheexistingcharacterofBotley,andwherepossiblebetterintegratebuildingswhichcontributetothearea’sidentity,suchasElmsParadeandSt.Peterand St. Paul Church. The character and appearanceofnewdevelopmentshouldreferencetheexistinglocalvernacular,whilstnotlimitinghighqualitycontemporarydesign.
Encouragedevelopmentofthehighestarchitecturalqualitycreatingbuildings,spacesandstreetswhichmeetpeople’sneedsandincludedistinctivelandmarksandgatewaysforBotleyCentre.
Developmentshouldrelatetothescaleandmassingoftheareaandcreateavariedandintegratedroofscape,whichcontributespositivelytothevisualamenity.
Improvetheretailofferbycreatingretailcircuits that incorporate a range of unit sizes,avarietyofretailtypesincludingcafes/restaurantsandpromoteaneveningeconomy.
Createanattractiveunifiedpublicrealmwitharangeofsocialspacesforavarietyofactivitiesandprovidefriendly,activeandsaferoutes and streets.
Createahighlypermeablearea,whichencouragespedestrianmovement,improvesaccess to and from the study area and providesappropriatelevelsofcarparking.
Rationaliseandenhancecommunityfacilitiesacrossthestudyareatobetterservetheneedsoftheexistingandfuturecommunity.
01. A Deliverable Improvements Regeneration SchemeAdopt a comprehensivepragmatic approach toredevelopment,whichencouragestheeffectiveuseoflandandanappropriatebalanceoflandusesthatdeliversmaximumcommunitybenefitandensuresaviableanddeliverabledevelopmentscheme.
3.2.1 Thevisionisunderpinnedbynineoverarchingobjectives,whichseektoaddressissues,embraceopportunitiesanddeliverthevisionforBotleyCentre.
a place to growold
a place to
meet
a place to do
business
a place to
shop and eat
a safe and attractive
place
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
Deliverable improvements
4
DEVELOPMENT PRINCIPLES
CHAPTER 4 DEVELOPMENT PRINCIPLES
NOVEMBER 2015 24 BOTLEY CENTRE SPD
4.1BotleyLocalServiceCentre4.1.1Developmentshouldsupport
Botley’sroleasaLocalServiceCentrewithintheValeandasanimportantlocationtoaccommodate growth concentratedevelopment withinthecontextoftheValeandOxford. This will couldbeachievedbyprovidingthroughtheprovision of improvedfacilitiesandservices,anupgradedenvironmenttomeettheneedsoftheexistingandfuturecommunities,andattractpeopletosupportaviableandsuccessfuldevelopment.
4.1.2 Provideacomprehensivemixedusedevelopment. Based on adopted planning policy, an assessment of viablelanduses,transportimpactsandcommunityaspirations,a the mix of land uses whichmaybeappropriatecouldinclude:• a range of retail units including
food stores;• businessandofficespaces;• a hotel; • avarietyofresidentialunits,includingon-siteaffordablehousing;
• studentaccommodation;• accommodationforolderpeople
a care home;• a nursery; • anewcommunityhubincluding
for example a library;
• leisure uses such as a cinema; • cafes and restaurants; and• placesofworship.
4.1.3 Focuslanduseswithhigherlevelsofactivityin terms of numbers ofpeoplevisitingandmovingthrough the area, such as retail, leisure, cafes and restaurants in the east of the study area, in linewiththeroleoftheexistingallocated Local Shopping Centre. Moreprivateloweractivitylanduseswhichattractfewervisitors,suchasresidentialandcommunityuses, should be located such as leisure and retail, in the east of thesite,withagradualtransitiontoloweractivitylanduses,suchasresidentialandcommunityuses inthewestofthestudyarea,asillustrated on the adjacent diagram.
4.1.4Thenatureoftheexistingbuildingswithintheeasternpartofthestudyareaandtheanticipatedhigheractivitylandusesaresuchthat a piecemeal approach to developmentisunlikelytorealisethevision.However,thewesternpart of the study area is not a priorityforredevelopment,andanyfuturedevelopmentshouldjustifyanylossoffacilitieswithinFieldHouse.
Figure 28 Activity Diagram
WestW
ay
Westm
insterWay
A34
Arthray Road
study area
mainactivityzone loweractivityzone
loweractivityzonewithactivefrontage
0 50 100m
Policy S12 Local Shopping Centre
CHAPTER 4 DEVELOPMENT PRINCIPLES
NOVEMBER 2015 25BOTLEY CENTRE SPD
Inordertocreateawelcomingpublicrealm,theoverallapproachtomovementwillmaximiseattractiveroutesthroughthesiteforpedestrianandcycleaccess,whilstlimitingvehicleaccesstocarparkingandserviceareasonly.
4.2.1 Pedestrian permeability across the site study areashouldbeimprovedthroughclearlydefinednorth/southandeast/westroutesenhancingconnectionsbetweenWestWay,WestminsterWayandArthrayRoad.
4.2.2 Thelayoutofdevelopmentshouldencouragemovementalongkeyretailroutesbycreatingcircuitsthroughstrategicallylocatinganchoruses,carparksand bus stops.
4.2.3 Reducetheexistingnorth-southseveranceacrossWestWay,throughremovalof the staggered ‘sheep pen’ crossing improvementstopedestriancrossings and removalofstreetclutter.
4.2.4 Encourageuseoftheexistinglocalcycleroutes,notablyNationalCycleRoute57.ImprovementtothecycleenvironmentonWestWayshouldbeconsideredintermsofmaximisingeast-westcyclistprovisionwhetherthroughcontinueduseofthesharedbuslane(eastbound)onthenorthernsideofWestWay,orthediscontinuouscyclelane(westbound)onthe south side.
4.2.5 Bus access and use should be encouraged through the alignment of pedestrian routesthroughthearea,withbusstop
locationsonWestWayandWestminsterWayfacilitatingappropriateandconvenientroadcrossings.
4.2.6OpportunitiesshouldbesoughttoimprovethequalityofbusstopfacilitiesonWestminsterWayandoptimisebusstoplocationinrelationtothedevelopmentrelateduseandthewiderresidentialarea.
4.2.7 Developmentshouldrespondtotheconstraintsofthelocalroadnetwork,including complementary land uses and themaximisationofsustainabletravelmodes. Usesshouldseektomitigatetrafficmovementpeakswhereverpossible. Thetrafficandtransportimpactsofthedevelopmentproposalswillneedtoberobustlyassessedandmitigationreviewed.ThescopeofthisworktobeagreedwithOxfordshireCountyCouncilasHighway’sAuthorityinconsultationwithHighwaysEnglandwhereappropriate.
4.2.8 Proposalsforvehicleaccessshouldseektominimiseaccesspointswiththenumberand scale similar to those presently in use.Wherepossible,effortsshouldbemadetoimproveroadcrossingconditionsforpedestriansandcyclistsinrelationtomovementgeneratedfromandthroughthe study area.
4.2.9 Generaltraffic Vehicle access to car parking andserviceareasshouldbeviaWestWayandWestminsterWaywithArthrayRoadprovidingaccessforlowlevelresidentialaccesstrafficonly.
study area
improvedpedestrianandcycleexperience
improvedpavements
improvedpedestriancrossings,trafficslowingdownmeasures
Space in front of the Elms Parade, potentiallocationforcycleparking
carparkingandservicing
Figure 29 Access Diagram
WestW
ay
Westm
insterWay A34
Arthray Road
5 mins drivingtoOxford
main pedestrian access to the study area
improvedprimarypermeabilityacross the study area
improvedbusstopsettings
improvedgateway
4.2 Access, Linkages and Legibility
vehicularaccess(leftin,leftout)
vehicularentranceandegress
0 50 100m
CHAPTER 4 DEVELOPMENT PRINCIPLES
NOVEMBER 2015 26 BOTLEY CENTRE SPD
4.3.1 The opportunity exists toprovideaseriesofpublicopenspacesvariedincharacter to form the ‘heart’ of the development,thesecouldincludea commercially focused space and a community orientated space. These spaces could be designed to accommodatearangeofactivitiessuchasamarketandevents.
4.3.2 Aunifiedandcohesivedesignlanguageshould be applied throughout the publicrealmwithinthesite study area andextendingalongWestWayandWestminsterWay.
4.3.3 Any public open spaces and key routesshouldbedelineatedbyactivefrontagesandusesatgroundlevel,such as retail, restaurants, cafes, communityfacilities,andleisureandresidentialentrances.
4.3.4 Public open spaces should be supportedbyarangeofopportunitiesforformalandinformalseating,suchasoutdooreatingareasandbenches.
4.3.5 Public open spaces should be proportionedtobehumaninscaleandtakeintoconsiderationinternal and externalviewsandsolarorientationto avoidovershadowingofspaces.
4.3.6 Landscaping proposals should integrate retained buildings and enhance their settings.
4.3.7 A shared surface to the north of Elms Paradecouldprovideawelcomingpedestrianenvironment,whichretainsitsfunctionasalocalcarparkandimprovesthesettingofElmsParade.
4.3.8Developmentshouldretainexistingmaturetreeswherepossibleandenhance green infrastructure through anetincreaseintreesandplanting,and green landscape elements such as permeablepavingandgreenroofs.
4.3.9DevelopmentshouldincorporateSustainableUrbanDrainage(SUDs).
4.3.10Publicopenspaceshouldrelatewellto context including building height in order to form a sense of enclosure whilstretainingpermeability,asillustrated by the sketches on page 27.
WestW
ay
Westm
insterWay
A34
Arthray Road
Figure 30 Spaces Diagram
study area
high quality pedestrian linkages
residentialcourtyardsarea
streetscape and pedestrian crossingimprovements
social space
townsquare
existingmemorialgarden
potentialforlandscapedspacemixedwithfewcarparkingspaces
primary frontages
secondary frontages
4.3 Public Space and Streetscape
newfrontages
back gardens boundary
existingtrees
0 50 100m
CHAPTER 4 DEVELOPMENT PRINCIPLES
NOVEMBER 2015 27BOTLEY CENTRE SPD
4.3 Public Space and Streetscape
Figure 31 Enclosure Sketches
Figure 33 Landmark precedents deleted
CHAPTER 4 DEVELOPMENT PRINCIPLES
NOVEMBER 2015 28 BOTLEY CENTRE SPD
study area
up to 8 storeys
up to 5 storeys
up to 4 storeys
up to 3 storeys
heights going up
streetscapeviews
viewsfromhighersurroundings
landmark
Figure 32 Scale and Massing Diagram
4.4.1Developmentshouldrespondtotheexistingscaleandmassingofthesite study area and surrounding area as stated in PrincipleDG51:ScaleoftheVale’sDesignGuide(March2015).Taller buildings are most appropriate in the east of the site, withlowerbuildingslocatedtothesouthandthewest.
4.4.2Aframeworkforheightsasshownonthe Scale and Massing Diagram has been establishedthroughconsiderationofurbandesignprinciples,townscapecontext,localviewsandcharacter,thesurroundingcontext,sensitivesiteboundariesandvisualgatewaystothestudyarea.Howeverthese heights are subject to the detailed buildingdesignsmeetingalloftherelevantDevelopmentPrinciplescontainedwithinSection4.4Density,ScaleandMassingandSection4.5DesignQualityandCharacterinordertoachievedevelopmentofthehighest quality.
4.4.3 The north east corner of the site study area should formprovidestheopportunityforavisuallandmarkthatsignalsarrival,invitespeople into the site study area and creates apositivefirstimpression.Thiscouldbeachievedthroughahighquality taller building, distinctivearchitecture, an open space or the use of public art.
4.4.4Thedensityofdevelopmentshouldbecarefullyconsideredandjustifiedtoavoid
WestW
ay
Westm
insterWay
A34
Arthray Road
4.4 Density, Scale and Massing
overdevelopmenton withinthe site study areawhichcouldresultinexcessivedemandsoninfrastructureandservices,and/orinappropriateimpactonlocalamenity, character and placemaking.
4.4.5Considerationshouldbegiventotheappearance of the site study area from surroundingsensitiveviews,including comprising closerangeviews,elevatedlongrangeviewsandthosefromOxfordCity CentreincludingtheviewconefromSouth Park. Developmentproposalswillberequired to be subject to a Visual Impact Assessmentinaccordancewithcurrentindustry guidelines.
4.4.6Developmentshouldincludeamixofbuilding forms, and buildings should break up massing,toavoidthecreationoflargeoroverbearingsinglevolumesandensureavariedandvisuallyinterestingroofscape.
4.4.7Scaleandmassingofdevelopmentshouldconsidereffectsonsurroundingdevelopment,specificallyovershadowingof public spaces, sunlight and daylight impacts, windmicro-climateand residentialamenity.
4.4.8BuildingsfrontingWestminsterWayshouldseektolimitthelevelofnoiseandairpollutionenteringthestudyareafromthe adjacent A34.
IfElmsParadeisredeveloped,buildingheightscouldextenduptofivestoreys.
0 50 100m
CHAPTER 4 DEVELOPMENT PRINCIPLES
NOVEMBER 2015 29BOTLEY CENTRE SPD
4.5.1DevelopmentshouldfollowthedesignapproachsetoutintheVale’sDesignGuide(March,2015)to ensure proposals respond to the surroundings andseektodeliversustainabledevelopment.
4.5.2 Buildingandpublicrealmmaterialsandfinishesshould be of the highest quality to create a cohesiveenvironmentandenhancetheexistingcharacterandidentityofBotley.
4.5.3 Elms Parade is considered to contribute to the characterandidentityofBotleyandshouldwherepossibleberetainedaspartoftheregenerationofBotley.Howeverthereisaneed toimprovetherelationshipbetweenthesouthernelevationofElmsParadeandtherestof the site study area,thiscouldbeachievedthroughanappropriateextensionincorporatingasouthfacingactivefrontage.
4.5.4 RefurbishmentworksorachangeofuseswithinofunitscontainedwithinElms Parade should be encouragedwherethey this will ensure the long termviabilityofthebuilding.
4.5.5 St Peter and St Paul Church is considered to contributetothecharacterandidentityofBotleyandshouldwherepossibleberetainedaspartoftheregenerationofBotley.Developmentshouldcarefullyconsidertheleveldifferencesandseektobetterintegratethebuildingintothesite surrounding area.
4.5.6 Thelayoutofdevelopmentandthedesignofbuildingsshouldbeflexibletoallowthemtobeadaptedtoaccommodatedifferentuseswhereappropriateandpracticable.
Figure 33 Character Diagram
Elms P
arade
St Peter a
nd
Paul’s ChurchWe
stWay
Westm
insterWay
A34
Arthray Road
Poplar Road
study area
existingbuildingcontributingtothecharacterandidentityof Botley
character area A
character area B
landmark opportunity
4.5 Design Quality and Character
0 50 100m4.5.7Thelossofbuildingscurrentlyidentifiedto
contributetothecharacterofBotleywillneedtobejustified,includingthroughahighlevelof architectural quality that enhances the characterandidentityofBotley.
4.5.8Developmentshouldseektoincorporateclimatechangeadaptationanddesignmitigation measurestocombattheeffectsofchangingweatherpatterns.Thiscouldincludemeasuressuchas:• plantingandglazingtoregulateheat;• sustainablematerialsincludinggreenwalls
androofstoreduceheatpenetrationandflooding;
• maximisingnaturalventilation;• buildingandwindowlocationand
orientation;and• Sustainable Urban Drainage.
4.5.9Whereappropriateandpracticabledevelopmentshouldseektominimiseenergyconsumptionandcarbonemissionsthroughsensitivedesignandtheincorporationofrenewableenergyandheatingsources.Whereappropriate proposals could consider solar orientation,lowenergymaterials,photovoltalcs,solarandthermalheatingandimplementationorfutureconnectiontoawiderdistrictheatingnetwork.
4.5.10AssetoutintheVale’sDesignGuidetheCouncilaspirestonewnon-residentialdevelopmentachievingalevelofperformanceequivalenttoBREEAMexcellent.
CHAPTER 4 DEVELOPMENT PRINCIPLES
NOVEMBER 2015 30 BOTLEY CENTRE SPD
Character Area A Character Area B4.5.12 Mixedusecommercialcharacter,benefitingfromcontemporarydesignwithreferences
to retained architectural styles and materials.4.5.11 Predominatelyresidentialcharacter,whichincorporatessensitivecontemporary
architectureandreflectsexistingresidentialtypologies.
4.5 Design Quality and Character
Figure 34 Quiet attractive open spaces and pedestrian routes supported by natural surveillance and planting
Figure 35 Low rise contemporary residential architecture reinterpreting local features
Figure 36 Sensitive contemporary architecture incorporating traditional local styles and materials
Figure 38 Mixed use development incorporating retail at the ground floor and residential units above
Figure 39 Architecture reflecting existing architectural features such as pitched roofs
Figure 40 High quality public realm to attract people into the site and support activity
Figure 41 Inviting entrance to retail loop or street drawing footfall through the site
Figure 37 Sensitive architectural treatment to incorporate new development and enhance retained buildings
Figure 45 Updated image
CHAPTER 4 DEVELOPMENT PRINCIPLES
NOVEMBER 2015 31BOTLEY CENTRE SPD
4.6.1 Cycle parking should be in accordance withtheOxfordshireCountyCouncilcycleparking standards. Proposals should also reflectsitespecificparkingdemandwithflexibilitytoincreaseprovisioninrelationtomonitoredcycleparkinguptakewithinanagreedpost-completiontimescale.
4.6.2 Cycleparkingfacilitiesshouldbeconvenientlysitedanddistributedthroughthesitetoprovideparkingatallkeyarrivalpointsanddestinations.
4.6.3 Vehicle parking should support the variousdevelopmentusesdemandwhilstrecognisingtheneedtoprovideahighquality public realm. Sharing of parking betweenlandusesistobeencouragedthroughsensitivesiteplanningandactivesitemanagementinordertominimisedemand.Considerationshouldbegiventothepossibilityofoverspillparking on surrounding streets and the needtoresolvesuchimpactthroughimplementationofmeasuressuchasacontrolledparkingzone(CPZ).
4.6.4 ServicevehicletrafficshouldbedirectedtoadedicatedaccessandservicingfacilityaccessedfromWestminsterWaythusavoidingpublicareasandminimisingservicevehiclemovementsonresidentialstreets.SecondaryservicevehicleaccessmaybemadefromWestWay,thoughlimitedtosmallerservicevehicles.
4.6ParkingandServicing
Figure 42 Cycle parking Facilities
Figure 43 Shared surfaces
Figure 44 High quality bus stop and pavements
Figure 45 Permeable parking surfaces
4.6.5 AServiceandDeliveryManagementPlanwillberequiredtoaccompanydevelopmentproposals any planning application to minimise impacts on the publichighwayandsurroundingresidentialarea impact.
4.6.6 ConsiderationshouldbegiventoanybenefitsaccruingfrompossiblelocalisedwideningofWestWayadjacenttotheeasterndevelopmentsiteboundarysuchas it may further facilitate access for servicevehicles,carparkingandbuses,aswellasfacilitatingapossibleimprovementinpedestrianfootwayandroadcrossingconditions.
4.6.7 AlldevelopmentproposalsshouldbeaccompaniedbyaTravelPlanwhichshould set sustainable mode share transfer targets and indicate the means for monitoring performance and managing performancegoaldelivery.TravelPlansshouldbeimplementedtoactivelyencourage all using the site to consider andtakeopportunitiestotravelbysustainabletravelmodesratherthanbyprivatecar.Thisisparticularlyimportantfor any Student Housing proposals wheretravelplanningwillplayakeyroleinmanagingtravelbehaviourandensuringcar-freestudentdevelopmentissuccessfullydelivered.IntheeventofcomprehensivedevelopmentofthestudyareaaFrameworkTravelPlanshouldbedeveloped.
Figure 48 Illustrative view of a potential Botley Centre redevelopment deleted
CHAPTER 4 DEVELOPMENT PRINCIPLES
NOVEMBER 2015 32 BOTLEY CENTRE SPD
4.7DEVELOPMENTFRAMEWORK
Figure 46 Development framework
Westm
insterWay
Arthray Road
Elms P
arade
St Peter and
Paul’s Church
mainactivityzone
preferred space for car parking andservicing
heights going up
landmark marking study area gateway
streetscapeviews
4.7.1 ThedevelopmentframeworkprovidesanoverarchingstrategyforthefuturedevelopmentofBotleythattiestogetherthedevelopmentprinciplesandsetsoutthekeyspatialpriorities.Thedevelopmentframeworkwillplayanimportantroleinshapingfuturedevelopmentproposalsforthestudyareaandprovidesaflexiblestrategywhichallowsvariousformsofdevelopmenttocomeforward,whilstensuringthevisionandobjectivesarestillachieved.
WestW
ay
social space
townsquareBotley Centre study area
potentialforlandscapedspacemixedwithcarparkingspaces
main pedestrian access to the study area
vehicularaccesstothestudyarea
main frontage
secondary frontage
pedestrianactivityfrontage
sensitiveedgeofthestudyareafacingexistinggardens
primarynewroutesthroughthe study area
existingbuildingcontributingtothecharacterandidentityofBotley
streetscape and pedestrian crossingimprovements
loweractivityzone
loweractivityzonewithactivefrontage
0 50 100m
16 Brewhouse Yard
London EC1V 4LJ
020 7812 8000
www.bdp.com