ma urban design - studio2

Urban Design Studio 2

Osney Community Gardens May

2 Studio 2 Osney Community Gardens

Osney Community Gardens

Osney Community Gardens Studio 2 3


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4 The Group 3 foundation

6The site: Osney Community gardens

8 RATIONALE 1:A supporting urban design: efficient land-use

10RATIONALE 2: productive boundaries The design motif

12 RATIONALE 3:Key green action drivers

16 Drawingsplans • elevationssections • renderssun Analysis

14 Financial analysis

22 Masterplan development

Studio 2 conclusion with reflection

24 Appendices

Bibliography


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gnStudio 1 design foundation – vision for West Oxford: health, integration and communityThe design process has been guided by the Consultant’s brief integrated with national and local planning policy – observing the Oxford Core Strategy and Local Development Plan

Quality of the Public Realm is a most salient priority, in terms of promoting healthy activity and interaction.

“…there are opportunities to create new cycle, pedestrian and bus links as part of new development, and to build on Oxford’s ‘green travel culture’ with potential wider benefits.”

“This site represents an outstanding opportunity for the city of Oxford. Our vision for the West End of Oxford is one of ‘Integration and Community’. This vision spells out two important messages: 1) The West End of Oxford is to become integrated and experience a revival of community life in its own right. 2) The site is to enhance the image of Oxford as a whole, both functionally, and spiritually, pulsating ‘new life’ through greater community cohesion in Oxford as a whole. ”

Dealing with the inherent flood-risk, the isolated Osney Island and the railway barrier are seen as major influencing factors in the formation of the Studio 1 Masterpan and it can be expected that studio 2 will draw out further attention to resolve theses inherent complexities.

Fig 01: Studio 1 visualisation – Oxpens Road, looking North

Fig 02: A new abstract from Studio 1 Masterplan for Studio 2 - the Osney Community Gardens site


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Threats of site are as expressed in Studio 1 include the documented flood risk and existing employment status of the industrial estate• There exists an opportunity to reconciling the industrial estate with the rest of Oxford with a programme of ecological objectives aimed at reuniting the landscape• Opportunity to provide another base for Oxfords knowledge industry and optimise existing land-use.• Opportunity to replace profligate energy supply and upgrade with state-of-the art CHP and to establish a full portfolio of local and regional renewable future-proof energy sources for consumption• Potential for renewable energy seen as major driver and rationale for the development proposal

Site area 3.9 ha

Block and interior total = 1.4 ha

Public space and community resources/ sites and facility = 2.5 ha

Osney Mead Industrial estate - An estate developed in the 1960’s, on an alluvial flood plain, located close to the city centre and just five minutes walk from the railway station.

• Local sources Indicate that two 45 metre wind turbines at South Hinksey Golf Club sould generate enough power for 7000 well insulated and solar responsive homes.• A new built environment can correct for zonal utilitarian design - disparate and fragmented effects can be addressed with remedial design and intervention• Opportunity to attenuate the flood risk with widespread on-site SUD’s and additional uptake that will mitigate the caveats and foster a united landscape


Fig 01: The industrial site indicated:

Fig 02: Existing electricity pylons on site

Fig 03: Existing electricity pylons

Fig 04: The site


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na

le 1 1 Create a supporting structure – an urban design to support the

community based on the integration of eco-agricultural principles

The land required for food production informs this rationale in terms of providing a more effective use of land. A supporting urban design is composed of intensive eco-agricultural and bio-regional principles. As designers we are obligated to make efficient use of the land and this factor is of paramount importance and influence in terms of the overall design.

Fig 01: Food? Land required to support the proposed housing on the proposed industrial area

Fig 02: Axonometric of Osney Community gardens - first render of model

830 m


Fig 02: In detail

1. Site of community eco-farm for inclusive ecology workshops

2 Flexible space for area market and integration with local craft - public realm - orchards, raised beds, arbors, pergolas, trellis

3 Productive courtyards - echoes Oxford collegiate tradition

In-built courtyard management and – access controlled through ground floor block corners (commercial units).

Integrate into the perimeter block with Intensive green roofs and energy harvesting glass roofs

Community as well as private allotments

Respond to depleted national orchards in-tune with new initiatives by encouraging private food production with plot design and structure

4. River market - local character and identity defined by food speciality and workshops

Initiatives to promote healthy competition with food production contests

Diversity within type for maximum harvest period and variety and derivatives

food festivals

city-wide connected food markets

Redefine the term ‘living within our means’ by establishing local practice

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Intensive green roofs and energy harvesting greenhouses

diverse mix of orchards arbors and trellices

Movement of produce into and distributed throughout the city and community

sites of raised beds / polytunnels

Productive Boundaries - barriers - opportunity for agriculture - raised beds throughout the site:See rationale 3

produce -

Community Action GroupsLow carbon West Oxford

Fig 03 - 06: Vegetation and produce integrated within the urban stucture

Fig 02: A mix of agricultural potential integral

3 4 5 6

• Community supported – 26 Action Groups in Oxford (Low carbon West Oxford)• Student supported• Local co-operative* Case study: Bristol - Horfield Organic Community Orchard


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22 An urban design for productive boundaries boundary typologies – raised beds, stone planter walls, pergola, trellis, arbors, espalier

Fig 5b (& 5a) above: Communities not boundaries: Production enriches the public realm, re-vitalises the diverse residents and their subjectivity.

Fig 05a

Fig 03: Raised beds at Chimney Pot Park in new configuration

Fig 02: Limestone Planters for an Oxford identity

Fig 01: Supported growth: Natural materials such as wood Planters

Fig 04: Raised beds in the courtyards: A variety of produce including provision of herbs and aromatics

Fig 07: above – Raised beds will feature as architectural and urban design elements

Fig 06: top – Fruit arbors and pergolas

Fig 01: Boundaries are composed of limestone planters that also double as supports for arbors to span segments of public and semi-private space

Espalier: symbolises a human environment that achieves abundance working with nature – designedly – the motif is echoed and represented in soft and hard landscaping as well as soft and hard elements of architecture – ie: in the perimeter block functional facade – installation of green floors, pods, intensive, extensive roofs, hydroponics. Espalier will also influence public art (see Fig 3 & 6 in Drawings section: pages 20 – 21), surfaces, water run-off facility, street furni-ture, irrigation, canopies and varied supporting structures will echo the espalier and design code

• geometric meets organic • synthesis result of symbiosis of natural and human intervention • Used in medieval times – south facing interior citadel walls• Walls and boundaries offer opportunity for micro-climates and protection“...a well grown espalier represents a happy commingling of art and science, The science is applied artfully resulting in a plant that pleases not only the eye, but also the palate. This science is applied artfully (or the art scientifically) by pulling exuberant stems downward to slow their growth and increase their fruitfulness; by cutting notches just above buds to awaken them where a stem threatens to remain bear...”(Reich, L. Fruiting Espaliers: A Fusion of Art and Science)

Design Motif – Espalier tree

Fig 02 - 4: Coral form is described with hyperbolic geometry. Coral is an intrinsic element of limestone – The Oxford built environment and heritage is crafted with rock from the Corallian range - Oxfordshire and Wiltshire. Here technology and structure induces coral growth – a supported ecology

Fig 07: Espaliered tree require good care but reward is an abundance of fruit – 300% – com-pared to an orchard tree

Fig 05: Candelebra espalier Fig 06: Espalier shape has infromed the architecture for this project

Fig 06: top – Fruit arbors and pergolas


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Local waste re-directed as fuel for CHPincluding food waste and all potential brought back into ecological loop

Old inefficient electic supply supercededby stae of the art CHP

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1CHP facility future ready for biomass produced regionally such as prolific coppice (carcbon neutral) and other sources

Site of CHP permanent- (temporary CHP for building phase - renewable sources)

4 Lower ground community electric car club - reduces car ownership and save valuable space given over to car parking

5

Hydro-electric potential tapped - Osney Weir - energy 245 KWhrs per year - 60 – 100 homes - can also power water features

On-site food production for self sufficiencyand carbon footprint of external supply chain

Waste vaccuum system - saves space -underground system directs recyclables and and food wate for processing into CHP fuel

Fig 02: Temporary CHP for building phase

Efficient use of land and energy, for an enriched public realm

The formation of a local energy profile combined with the deployment of, and balance with, available building techniques will determine the built environment for Oxford and the sustainable settlements of the future


“Property developers The development of new residential property has emerged rapidly as a focus for car clubs. The main reasons include: Their ability to provide cars for residents on-site and so reduce their need to own a second or even first car. The resulting freedom to tighten parking ratios without risking problems of overflow parking onto surrounding streets. The liberty to be more flexible with development space, using that released from parking for community/amenity/green space, additional residential units or (often) a combination of the two The potential to market apartments as part of the city living experience providing the car club as an integral service.”(London Borough of Kensington, Guide for Local Authorities 2007)

Research Oxford Brookes University: Nationally, 85 per cent of travel by members of car-owning households is as a car driver or a car passenger. In non-car owning households, this drops to 29 per cent. Car owners opting for car pool or car share activities can reduce their car mileage by about 70 per cent.

Fig 05: Graph illustrates car ownership in Oxfordshire (source: Oxfordshire Futures)Fig 02: Temporary CHP for building phase Fig 04: Vacuum waste system integrated with CHP into resi-

dential units via service cores

Space to relax and take in Oxpens Green

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Cherwell Oxford WestOxford

Vale of WhiteSouthOxford

109 car parking spaces - including 53 spaces - lower ground block A. Plus on street loading allocation.Oxford local plan max 1 car per dwelling parking allocation

Flat/apart 1 per dwelling maxRetail 1 space per 50 sq mPub restaurant café 1 space per 20 sq m

Source: Oxford Local Plan 2001 – 2016 3.5 June 2005 – Parking Standards

Underground examples in Oxford

• Gloucester green (100 spaces) - Underground• Westgate Shopping centre proposed development• Jericho residential car parking sold for £20 000 each• Town houses Basement levels – house in Jericho

Any Future accommodation for students the Oxford Local Plan stipulates that no parking allocation.

The development seeks to promote use of public transport through physical dimensions and walkable, healthy environment welll connected to the rest of the city.and also a life-style marketing strategy will

Green Audit action points addressed• Reduce CO2 / hydrocarbon emissions• Identify and harness local sources of renewable energy• Reduce CO2 produced by globalised food production and integrate with concentrated local urban food production - Reduce dependency on current disparate globalised food production.• Sequestration of locally produced CO2 for hydroponic / horticulture produce• Increased planting (300%) from Studio 1allocation• Green the courtyard and boundaries

Above all a responsible programme of urban designEcologically closed loop that repels profligacy • Live within our means in terms of local / regional potential• Transitional town principles of local currency in terms of local exchange – enriching the sense of place and inviting back the local ecology• Waste system such as Envac – will direct food waste for anaerobic digestion to provide additional fuel for CHP - save considerable space traditionally taken up by service provision

• Potential – sewage waste processing – anaerobic system

Electric community car club - batteries included: charged via CHP (combined heat and power)

Home Energy Energy Sources Renewables Renewables Explained Wind Windspeed Database

Windspeed Database Query Results

for the 1km grid square 448 202 (SP4802)

Wind speed at 45m agl (in m/s)

7.1 7.1 6.6

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Blank squares indicate areas outside the land area of the UK - i.e. areas at sea or of neighbouring countries.

agl = above ground level.

Squares surrounding the central square correspond to wind speeds for surrounding grid squares.

© Crown copyright 2009

Windspeed Database Query Results - BERR http://www.berr.gov.uk/cgi-bin/nre/noabl1.pl

1 of 1 2/4/09 22:09

Fig 03: Electric cars are ready for mass market with political backing - charging via permanent CHP

Fig 05: Above - Wind power potential at Hinksey Heights with 45 metre + turbines purported to have potential to power 7000 homes.

Fig 06: Right - Hydro-electricity - set for Osney weir: up to 150 homes powered. 245 KW hours per year potential


finan

cial The Group 3 Economic feasibility study for the

West End of Oxford development area set out to achieve a residual land value of at least £5 million per hectare.Group 3 demonstrated (that within the constraints of the-then current financial parameters) that the overall design scheme has the appropriate mix of elements of programme - being rooted within a viable framework . Office and Commercial Values for both offices other commercial units (including storage) have been attained from online property websites using the OX2 and OX1postcodes. An overall site density of 78 DPH has been set with 50% affordable housing. The Osney Community masterplan can achieve a maximum of 86 dwellings per hectare and will contribute toward providing the additional housing needs - in-accordance with Government and the Oxfordshire Partnership (Sustainable Community Strategy paper) forecasting.Studio flats have separate sleeping area and defined as such rather than as 1 bed flats due to 3 metre width of living space (10 - 11 metre depth).The buyers price of penthouses has been reduced to accommodate green roof intensive practice and therefore occupants will not ‘enjoy’ an ‘exclusive existence’ or ‘exclusive’ marketing strategy.Additional costs accounted for include lower ground parking and storage and intensive green roofs.

Fig 01: Studio 2 Osney CommunityMastetplan excerpt - full document available - see Appendices

FINAL_OSNEY_COMM_GARDENS.xls 25/04/2009 17:53

Financial Feasibility Spreadsheet, to explore residual valuation.

Project: OSNEY COMMUNITY GARDENS PT Group 3. December 2008. NumberStudio 2 (edited by OS) Last edited 01/05/2009

Residential numbers, areas and values (VAL1) type numbers in shaded areas

Type UNIT NUMBER NETT GROSS SALES sub- Value / M2

area m2 of UNITS area m2 area m2 PRICE TOTALS

2 bed house 77 0 0.0 0.0 325,000 0 #DIV/0!

3 bed house 93 0 0.0 0.0 425,000 0 #DIV/0!

4 bed house 106 0 0.0 0.0 500,000 0 #DIV/0!

2 bed house river 77 0 0.0 0.0 375,000 0 #DIV/0!

4 ded duplex 120 9 1080.0 1080.0 380,000 3,420,000 £3,167

Affordable 4 bed duplex 120 9 1080.0 1080.0 250,000 2,250,000 £2,083

Affordable studio 30 39 1170.0 1404.0 105,000 4,095,000 £2,917

1 bed flat 34 0 0.0 0.0 222,000 0 #DIV/0!

2 bed flat 60 0 0.0 0.0 300,000 0 #DIV/0!

3 bed flat 90 0 0.0 0.0 375,000 0 #DIV/0!

1 bed flat river 30 0 0.0 0.0 255,000 0 #DIV/0!

2 bed flat river 65 146 9490.0 11388.0 345,000 50,370,000 £4,423

3 bed flat river 95 10 950.0 1140.0 430,000 4,300,000 £3,772

Affordable 2 bed flat or house 60 93 5580.0 6696.0 156,000 14,508,000 £2,167

Affordable 3 bed flat 90 11 990.0 1188.0 187,500 2,062,500 £1,736

Affordable 3 bed house 106 0 0.0 0.0 245,000 0 #DIV/0!

penthouse 133 5 665.0 798.0 600,000 3,000,000 £3,759

Total units 322.00 24,774.00 £84,005,500

Residential Building Costs (BCOST1)

Type cost/m2 COST (based on GROSS AREAS)

2 bed house 1,270 0

3 bed house 1,270 0

4 bed house 1,270 0

2 bed house river 1,270 0

4 bed duplex 1,100 1,188,000

Affordable 4 bed duplex 1,100 1,188,000

studio 1,100 1,544,400

1 bed flat 1,100 0 Value divided by costs

2 bed flat 1,100 0 This figure might be around 3, ±15%

3 bed flat 1,100 0 3.17

1 bed flat river 1,100 0

2 bed flat river 1,100 12,526,800

3 bed flat river 1,100 1,254,000

Affordable 2 bed flat or house 1,000 6,696,000

Affordable 3 bed flat 1,000 1,188,000

Affordable 3 bed house 1,000 0

penthouse 1,100 877,800

SUM (BCOST1) 26,463,000

Osney Community Garden - financeSite area 3.9 HaBasic area breakdown

3 X perimeter Block and interior total = 1.4 Ha

Public realm and carriageways = 1.6 Ha

canal = 0.26 Ha

CHP / Urban farm = 0.6 Ha

5 storey except South facing = 4 storey

DPH (dwellings per hectare) of 86.4

Additional space = costed into figures - Underground storage and electric car club parking and Intensive green roofs

£5,244, 745 residual land value - (RLV)

The plots and block dimensions are designed for flexibility and robustness.

The plot width of 6 metres enables a mix of uses and intervention.

The 86.4 DPH is a maximum.

There is scope for reducing block height to 4 storeys, but not any lower as this would allow fro the CHP plant to dominate the site.

Block A - Locavore Court

residential units types - 1 bed, 2 bed, 3 bedMixed use perimeter block ground / part - commercial ground and 1st storey. Remainder residential.Chamfered corner ground storey units - double height - for flexible use - mezzanine option. Underground parking for lease to community electric car club - 40 spaces (plus 10 commercial spaces leased)Block B - Candela Court

units types - Duplexes, 1 bed, 2 bed, 3 bedresidential - riverside flats - premium priced properties - other units generally affordable unitsChamfered corner ground storey units - double height - for flexible use - mezzanine option.

A

A

B

B CC

Candela CourtEspalier Court

Locovore Court

Fig 03: Courtyard indicative of development proposal

Fig 03: Block identification

Southfacing chamfered units - intended for mixed retail and A3 use (grocers and spill-out activity)North facing units - commercial. Minimum courtyard parking provision for disabled and residents occasional use- car club vehiclesBlock C - Espalier Courtresidential units types - Duplexes, 1 bed, 2 bed, 3 bedCommercial / retail ground – commercial first – Chamfered corner ground storey units - double height - for flexible use - mezzanine option.20% student accommodation for University take-up* see appendices for accommodation unit paletteand comprehensive breakdown of accommodation


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design realisation

conceptual sketchesFig 04: Early design exploration - Plan and section (North facing)

Fig 02: Ferry Hinksey Road imagined

Fig 5: public art sketches inspired by espalier

Fig 6: Perimeter block concept

Fig 01: Early hand-drawn masterplan Fig 03: Early block design - has been re-configured in the final masterplan, but retains general structure that recalls Barcelona’s (Cerda’s) grid structure - the corners of the Barcelona block traverse at 45º to each cardinal point.


Ferry Hinksey Road

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boardwalk / cycle route

buildings raised to 58 m

raised bed runs parallel with ramp up to ground level

Electric community car club - electricity produced by CHP

raised bed in gardens and courtyard -

Fig 02: Plan and section (South facing) of Osney Community gardens


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Fig 03 - 05 Sections in detail: the street function and dimensions


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Ferry Hinksey Road - Mixed tree species - Maple / Rowan / Alder / Birch / Cedar

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Main bus route and entrance to community electric car club


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6m narrows to 5 approach to bridge (East to West)

Primary routeFerry Hinksey Road

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tertiary route pedestrian / cycling shared

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2 WAY STREET - MAX SPEED 20 MPH (Dimension = metres)all - carriageways minimum kerb except at bus stops (none on individual site)

Public realm function: The whole site has a maximum speed of 20 MPH

except for flexible surfaces such as Candela Square (5 MPH) that can be opened up for over spill parking facility.

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Solar analysis: Raised beds and increased depth for private space to North of courtyards for solar south facing exposure

SpringEquinox

09:00 hrs Midday 16:30 hrs

Summer solstice

Autumnal solstice

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Diagram 02: Sun penetrates into the block - Winter solstice 15º Sun angle for Oxford


Fig 01. Early render: Axonometric of the proposal - depicts the south facing glasshouses on fourth floor of South face of perimeter blocks for horticulture and to allow extra light penetration into the courtyards.

Fig 02: Below – CHP boundary : configured with integrated friuit arbors and climbers with hydroponic interior

Visualisation orientation: Fig 01 & 2 to the left, 03 – 07 overleaf

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Renders: Fig 03: Above – majority of the site expressed in 3-D. Arbors and fruit vines / hydroponic units soften the presence of the CHP. Block height to ensure CHP does not over-imposeFig 03: Below Flexible Osney Community Market space - with motif inspired public art / water feature designed for this project


Fig 05: Above – looking East, car parking rear of CHP for staff and deliveries. Fig 06: Above right – Poly tunnel and CHP adjoining the urban farm with public art inspired by motif to be used a sun shade for classes in summer when design complete with full structure. Fig 07: Below-left interior of block. Fig 08: Below right – interior of block A.


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FIG 01: Studio 1 masterplan section

The new primary public transport route has edge of site impact - but preserves ecological and environmental qualities of the central canal the new extended block creates a built form united with victorian urban fabric. Studio 2 masterplan makes clear provision for retention of existing vegetation in this area consid-erable and to be retainededge of original masterplan block layout

Public art / water features

Existing vegetation to be retained

Flexible space - markets -spill-out - festivals - parking - work-shops

Significant changes have been made to the Studio 1 masterplan as outlined below

The Osney Community Gardens Studio 2 makes provision for:

• tripling of vegetation density

• retention of existing mature vegetation (waters-edge and East of Ferry Hinksey Road

• Mobility hierarchal network established

• pedestrian mobility and sense of people primacy – with home zone design principles such as maximum speed 20 MPH and

• flexible space for local food and craft produce market

• public art inspired by espalier 2–D & 3–D and coral (hyperbolic geometry) sited in green verge running along new canal

• a defined continuity with existing urban settlement - of paramount importance is breaking the sense of isolation that Osney Mead currently exhibits. The relationship with Oxford City is weak physically and psychologically. Studio 2 masterplan has the dimensions and organisation of space to foster a relationship with a concerted links between the different character areas by acknowledging existing building line and fabric

• An attractive inviting public realm: Studio 1 design proposals are consolidated with Osney Community Gardens Studio 2

FIG 02: The extra road has made little impact in terms of overall connectivity with the rest of the city

pedestrian cycing mixed

tertiary streetsecondary


CONCLUSION & REFLECTIONThe Osney Community Gardens masterplan is a synthesis for integration – a high quality pervasive urban network will be enmeshed with the ecological whole.The stark contrast between the existing utilitarian, zoned and impoverished landscape will be blurred for a reconnected landscape – the objective is to administer a programme of targeted amelioration within a participatory framework that sustains the communities support.Drivers of this programme include:Accommodation and facilities for Oxford’s knowledge industries to integrate with makers - skilled industries, local crafts and food productionNew function: A 24 hour community, contrary to the predominantly day time only occupancy of the existing site. A strategy of planting of locally identified and diverse vegetation such as fruit trees in courtyards and the urban realm - a blend of organic techniques, re-emergent and zeitgeist technologies.Where over time barriers have become perceived as negatively compounded these will be re-imagined as gateways - the edges of the Osney Mead Industrial estate through the introduction of the urban farm will foster a sense of arrival. Moreover, the development will be connected with the existing urban fabric.The masterplan attenuates flood risk utilising SUD’s landscape systems, intensive green roofs in conjunction with the new canal take-up capacity.‘Transitional’ area designation for a local currency in terms of tangible goods and product derived by food produce and local crafts is achievable.The design aim is to form an attractive urbanity through a re-constitution, that has at its core ambition, common principles – of sharing a high quality public realm that is facilitated with the means for sustainable productivity and integration.The wider development will encourage the human volition – a propensity and affordance for healthy and environmentally positive lifestyles, mobility choices.Optimisation of land useHuman existential activity will have a common contrapuntal base - in harmony with the landscape, ecologically.The holistic built environment will be festooned with a tangible opportunity for experiential participation and learning that is dynamic, enigmatic, legible and robust. The masterplan has the qualities to maintain a reciprocal ecology and to be enriched by natures time-giving efflorescence – an ecology that is plausibly sustainable and life-giving.

ReflectionThe cumulative nature of Studio 2 is expansive – The complexities of organising 3–Dimensional space have been exercised and expressed.The relationships that connect building use, the functions of street, private and public space have been considered, coupled with ecological issues, the organic nature of urban morphology and energy efficiency. Most notable is a sense of heightened observation, a more progressive reading of 3-D space has emerged throughout the delivery of this course. I consider myself enabled to corroboratively provide a more informed and measured appreciation of urban contexts for successful, sustainable, urban design.


Appe

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es

rescaled detail as provided on A1 sheet - 1:500

8 m 5 m

6 m

32 m

19 m

56.7 m

56.7 m

58 m

58 m

58 m

58 m

58 m

59.2 m

59.2 m

59.2 m

58.0 m

58.0 m

58.0 m

20 m

7 m CHP

Flexible public space / market function / seating /

Water fountain and seating and hard landscaping elements

commercial

commercial

commercial

commercial

A3 / retail

A3 / retail

Detail as provided on A1 sheet - 1:200Unit typology key (T1, T1b, T2 etc...) see page 29

KEY

bicycle parking

private bicycle parking

tree grill on SUD’s surface

community poly-tunnel

water fountain& seating

raised beds

pedestriancrossing

site for envacfood wasteand recycling

private spacerear gardenswith built-inraised beds


Appe

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es



Project: OSNEY COMMUNITY GARDENS PT Group 3. December 2008. NumberStudio 2 (edited by OS) Last edited 01/05/2009

Residential numbers, areas and values (VAL1) type numbers in shaded areas

Type UNIT NUMBER NETT GROSS SALES sub- Value / M2

area m2 of UNITS area m2 area m2 PRICE TOTALS

2 bed house 77 0 0.0 0.0 325,000 0 #DIV/0!

3 bed house 93 0 0.0 0.0 425,000 0 #DIV/0!

4 bed house 106 0 0.0 0.0 500,000 0 #DIV/0!

2 bed house river 77 0 0.0 0.0 375,000 0 #DIV/0!

4 ded duplex 120 9 1080.0 1080.0 380,000 3,420,000 £3,167

Affordable 4 bed duplex 120 9 1080.0 1080.0 250,000 2,250,000 £2,083

Affordable studio 30 39 1170.0 1404.0 105,000 4,095,000 £2,917

1 bed flat 34 0 0.0 0.0 222,000 0 #DIV/0!

2 bed flat 60 0 0.0 0.0 300,000 0 #DIV/0!

3 bed flat 90 0 0.0 0.0 375,000 0 #DIV/0!

1 bed flat river 30 0 0.0 0.0 255,000 0 #DIV/0!

2 bed flat river 65 146 9490.0 11388.0 345,000 50,370,000 £4,423

3 bed flat river 95 10 950.0 1140.0 430,000 4,300,000 £3,772

Affordable 2 bed flat or house 60 93 5580.0 6696.0 156,000 14,508,000 £2,167

Affordable 3 bed flat 90 11 990.0 1188.0 187,500 2,062,500 £1,736

Affordable 3 bed house 106 0 0.0 0.0 245,000 0 #DIV/0!

penthouse 133 5 665.0 798.0 600,000 3,000,000 £3,759

Total units 322.00 24,774.00 £84,005,500

Residential Building Costs (BCOST1)

Type cost/m2 COST (based on GROSS AREAS)

2 bed house 1,270 0

3 bed house 1,270 0

4 bed house 1,270 0

2 bed house river 1,270 0

4 bed duplex 1,100 1,188,000

Affordable 4 bed duplex 1,100 1,188,000

studio 1,100 1,544,400

1 bed flat 1,100 0 Value divided by costs

2 bed flat 1,100 0 This figure might be around 3, ±15%

3 bed flat 1,100 0 3.17

1 bed flat river 1,100 0

2 bed flat river 1,100 12,526,800

3 bed flat river 1,100 1,254,000

Affordable 2 bed flat or house 1,000 6,696,000

Affordable 3 bed flat 1,000 1,188,000

Affordable 3 bed house 1,000 0

penthouse 1,100 877,800

SUM (BCOST1) 26,463,000



Commercial numbers, areas and values (VAL2)

TYPE NETT GROSS RENT/M2 RENTROLL YLD% sub-

M/2 M/2 by zone TOTALS

Cherwell zone a 0 0 320.00 0 6.50 0

Intensive Green Roof 400 400 0.00 0 6.50 0

Undercroft / stroage 2025 2025 20.00 40500 15.00 270000

Osney zone a 0 0 275.00 0 8.00 0

Osney zone b 0 0 137.50 0 8.00 0

Osney zone c 0 0 68.75 0 8.00 0

B1/A2 Osney 3316 3000 175.00 580300 8.00 7253750

B1/A2 Cherwell 0 0 250.00 0 8.00 0

B1/A2 Elsewhere 0 0 200.00 0 7.00 0

Medical Centre (4 GPs, 2 Dentists and a chemist) 700 700 0.00 0 15.00 0

Community Centre/Church 850 850 0.00 0 15.00 0

CHP/Urban Farm 1648 1648 nil nil 0.00 0

College 13720 13720 0.00 0 15.00 0

Canal 5680 5680 0.00 0 15.00 0

Station 1000 1000 0.00 0 15.00 0

A3 and A4 326 326 200.00 65200 8.50 767059

Class B8 use (Osney) 1000 1316 50.00 50000 8.00 625000

SUM(VAL2). . . . . . . . . £8,915,809

b/f(VAL1). . . . . . . £84,005,500

Total val. . . . . . . £92,921,309

Commercial Building Costs (BCOST2) Variables

TYPE COST/m2 Construction

m/2 COST

Cherwell zone a 775 0 ..........(with example inputs)

Intensive Green Roof 600 240000 contract,years 1.50

Undercroft / stroage 1,020 2065500 prof. fees%......... 12.00

Osney zone a 690 0 STF.,base rate+3%....... 7.50

Osney zone b 690 0 voids,in years...... 0.50

Osney zone c 690 0 siteworks %......... 20.00

B1/A2 Osney 1,300 3900000 return risk+profit%.................. 17.00

B1/A2 Cherwell 1,300 0 STF.,land. base+1%..... 5.50

B1/A2 Elsewhere 1,300 0 site area m2...?......... 37,258

Clinic 178 124600

Community Centre/Church 153 130050 RESERVED LAND

CHP/Urban Farm 2,122 3496232 private sector special projects

10% Contribution to College 18 246960 hotel, cinema, etc.. ........m2

Canal 19 107920 Ice Rink/MSCP 0

Station 225 225000

A3 and A4 1,600 521600

Class B8 use (Osney) 300 394800

total bcost2 11,452,662 tot reservd land m2 0

b/f bcost1 26,463,000 RESULTS(fixed formulae) Tests,% of GDV

total bcost 37,915,662

total value........... £92,921,309

totbcost & stwks £45,498,794 49%

Total Value divided by Total Bld Costs total siteworks........ £7,583,132

This figure might be around 3, ±15% total fees.............. £5,459,855

2.45 tot STF% excl land £2,968,796

tot voids exc land £2,022,279

Gross Residential Density 86.42 totdevcost exc land £55,949,725

as dwellings per hectare profit £15,796,623

totdevcost+profit £71,746,348

land value at completion........ £21,174,961 23%

STF% on land............................. £1,634,089



kl residual present value of land. . . . . . . £19,540,872

land value/hectare........ £5,244,745

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Fig2: breakdown of residential accommodation and commercial floor space - For commercial floor space Area = square metres

Fig 01: Final Financial Analysis


Espalier fruit Tree – motif• geometric meets organic

Fig 01: ESPALIER - apple, pear, cherry, plum, grapes, nectarines, lemons (interiors), figs, dates and more

French word, derived from the Italian – spalliera, • REST (O. Eng. rest, reste, bed, cognate with other Teutonic forms, e.g. Ger. Rast, Riiste, rest, and probably Gothic Rasta, league, i.e. resting or stopping place) to rest against; the word is ultimately the same as epauliere, a shoulder-piece) , a lattice-See also:• FRUIT (through the French from the Lat. fructus; frui, to enjoy)fruit trees, shrubs and See also:roses and creepers, are trained . Espaliers are usually made of– LARCHAdvantage of this method – training of dwarfed trees - the fruit receives more sun exposure, produces, larger fruit and with more flavour.

“...a well grown espalier represents a happy commingling of art and science, The science is applied artfully resulting in a plant that pleases not only the eye, but also the palate. This science is applied art-fully (or the art scientifically) by pulling exuberant stems downward to slow their growth and increase their fruitfulness; by cutting notches just above buds to awaken them where a stem threatens to remain bear...”(Reich, L. Fruiting Espaliers: A Fusion of Art and Science)

Fig 02: The espalier design motif matrix

The matrix illustrates the rudimentary analogous connections and the significant influence it will bear on the overall scheme for a detailed design code.For example larch as traditionally used as the supporting structure in espalier techniques can be used as a timber frame for the urbaneco-argiculture school centre and for cladding and other architectural detailing on the mixed use blocks as well as commissioned public art comissions

Fig 03: espalier shapes, from left to right: candelabra – double palmette – three spiraling cordons


Appe

ndic

es Materials pallette

Fig 01: Tactile surfaces

Fig 02: Material designated - SUD’s paving and grass reinforced for surface water take-up and additional greening

Fig 03: Natural granite stone-setts and flagstones for water elements

Sustainable Urban Drainage systems SUDS

Fig 04: Tree grills for sustainable root formation - Strategy will, however be, to grouptrees where possible.

Hazard warning pavingFor use in identifying any potential

hazard to pedestrians and warning

them to proceed with care.

Blister pavingFor use in identifying a crossing place for

the visually impaired. Guidelines exist

concerning the use, layout and colour of

blister paving.

Guidance pavingFor use in identifying a safe route for

pedestrians to travel, avoiding obstacles

and hazards.

Cycleway pavingUsed at the beginning of a shared

pedestrian/cycle route to denote the

path that each should follow.

5

BB A

BB

A

400mm sq. approx (see table)

5

400

400

30 70

Front

Back

400

400

45 3522.5

10

400

400

1.5

50 20 65

e.mail: [email protected] www.boddingtons-ltd.com

Paving Grids

PR11a-08 Issue 2


2 bed standard or river flat - option for ensuite configuration 65 square metresor single bathroom2 bed student premium or affordable 2 bed - All 65 sq’ m

4 bed DUPLEX 130 sq’ m

STUDIO 30 - 33 sq’ m

Budget 3 bed student 60 - 65 sq’ m

GROUND FLOOR PLANS SCALE 1:100 ALL UNITS DOUBLE ASPECT WITH OWN FRONT DOOR ON_STREET

Living room kitchen diner

(4 bed 1st floor)

3 BED

2 BED

3 DOUBLE BED 90 sq’ m

PENTHOUSE

T1

T3

T4

T5

T2

CHAMFERED CORNERS_ VARIOUS _ RETAIL ? COMMERCIAL DOUBLE HEIGHT _ MEZANINE. VARIOUS RESIDENTIAL CONFIGURATION ON UPPER FLOORS

T1b 60 sq’ m W- E

WITH BALCONIES

Active fronts - bedrooms to rear

FRONT

FRONT

BACK

BACK

BACK

BACK

BACK

BACK

FRONT

FRONT

FRONT

FRONT

All corner units are commercial on Ground floor - and manage the entrance for people working servicing (horticulture) the court-yards

45 metres

Fig 01: Lower ground car club and storage facility – spaces BLOCK A only – max 53 – shared with disabled parking(not to scale)

Unit typologies


Bibl

iogr

aphy Viljoen, A. 2006 CPULs - Continuous Productive Urban Landscapes.

Adler, D. 2006. Metric handbook. Oxford. Architectural Press

French, H.2008. Key Urban Housing of the Twentieth Century: Plans, Sections and Elevations. Laurence King Publishing. London.

Hayward, R, McGlynn, S, 1993. Oxford Brookes University. Joint Centre for Urban Design. Making better places : urban design now. Oxford. Butterworth

Architecture.

Web references

Reich, L. Fruiting Espaliers: A Fusion of Art and Science arnoldia.arboretum.harvard.edu/pdf/articles/1751.pdf

www.oxford.gov.uk/corestrategy

www.oxford.gov.uk/files/seealsodocs/61407/Adopted%20Parking%20Standards%20SPD.pdf - (Oxford Parking standards 2008)

http://www.urbandesigncompendium.co.uk/OrderACopy.aspx Urban Design Compendium. Roger Evans

http://transitionculture.org/ free download Hopkins, R. 2008. The Transition Handbook: From oil dependency to local resilience

Oxfordshire Futures: Oxfordshire partnership: Prepared for sustainable strategy workshops 2007

http://www.detail.de/thema_architecture-magazine-construction_57_En.htm

http://www.oxfordmail.co.uk/search/4104318.Hydro_power_plan_for_homes/

http://www.oxfordmail.co.uk/search/2067637.Two_new_sites_for_wind_turbines/

Venturi. 1966. Complexity and Contradiction in Architecture. Museum of Modern Art. New York

vancouver.ca/commsvcs/southeast/public/07mar3%2B4/sustainability1.pdf - (Urban Agriculture)

http://www.carplus.org.uk/Resources/pdf/fastrack_setting_up_car_club.pdf.

the Department for Transport (DfT) and Communities and Local Government. 2007 . Manual for Streets.

ma urban design - studio2

Documents