botley centre supplementary planning documentdemocratic.whitehorsedc.gov.uk/documents/s28436... ·...

Botley Centre Supplementary Planning Document

October 2015

OCTOBER 2015 2 BOTLEY CENTRE SPD

3

VISION & OBJECTIVES

3.1 Vision 223.2Objectives 23

1

INTRODUCTION

1.1 TheOpportunity 41.2ThePurposeoftheSPD 41.3PlanningStatus 41.4Consultation 41.5TheSite 5

2

BOTLEY CONTEXT

2.1RegionalContext 92.2ExistingBaseline 10 Socio-Economic 10 HistoricEnvironment 10 Connectivity 11 Setting 12 BuildingQualityandHeights 142.3IssuesandOpportunities 162.4PolicyContext 18

4

DEVELOPMENT PRINCIPLES

4.1BotleyLocalServiceCentre 254.2Access,LinkagesandLegibility 264.3PublicSpaceandStreetscape 274.4Density,ScaleandMassing 294.5DesignQualityandCharacter 304.6ParkingandServicing 324.7DevelopmentFramework 33

CONTENTS

1

INTRODUCTION

1.1.1 BotleyCentrepresentsarareopportunityfortheValeofWhiteHorseDistrictCouncil(theVale)toprovidenewandimprovedfacilitiestomeettheexistingandfutureneedsofthelocalcommunityandtheValethroughahighlysustainabledevelopment.

1.1.2 TheredevelopmentofBotleyCentrewouldenabletheeffectivere-useofpreviouslydevelopedland,withinanexistingsettlementthatishighlyaccessiblebypublictransport,walkingandcycling.

1.1.3 Itisimportantthatredevelopmentisco-ordinatedinamannerwhichbalancestheinterestsofstakeholdersandtheconstraintsofthesite,inordertomaximisethebenefitsandlimitanydetrimentalimpacts.

1.1.4 Tocapitaliseonthisopportunityandguidetrulysustainabledevelopmentwhichisinformedbycommunityaspirationsandgroundedinevidence,theValehavepreparedtheBotleyCentreSupplementaryPlanningDocument(SPD)toprovideaframeworkforthefuturedevelopment.

1.2.1 TheBotleyCentreSPDcreatesaflexiblestrategytoguideahighquality,prestigiousdevelopmentthatsupportstheexistingandfuturelocalcommunityandattractsinvestmenttoservethewiderdistrictandmeetlocalregenerationaspirations.Inordertoachievethis,theSPDincludes:

• Anexcitingandboldvisiontoinspireregenerationandensuretheneedsofexistingandfuturecommunitiesaremet

• Anaspirationalsetofobjectivestoaddressissuesandcapitaliseonopportunities

• Aclearsetofdevelopmentprinciplestoguidethedetailednatureanddesignofdevelopment

1.2.2 AplanningapplicationforthecomprehensiveredevelopmentoftheBotleyCentrewasmetwithasignificantleveloflocaloppositionandasaresultwasunanimouslyrefusedatcommitteeinDecember2014.

1.2.3 ItistheaspirationoftheValetoenhanceBotleyCentre’sofferingandrangeofusestobetterreflectitsstatusasaLocalServiceCentreinakeylocationonthewesternedgeofOxfordwithimmediateaccesstothestrategichighwaysnetwork(A34).

1.3.1 Inaccordancewithparagraph153oftheNationalPlanningPolicyFramework(NPPF)(March,2012)andregulations11–16ofTheTownandCountryPlanning(LocalPlanning)(England)Regulations2012,theSPDhasbeenpreparedinaccordancewithpolicyobjectivessetoutintheNPPFandtheVale’sLocalPlan2011(July,2006)(SavedPolicies).InparticulartheSPDbuildsuponLocalPlanSavedPolicies,including:GS1-DevelopmentinExistingSettlements,H10DevelopmentintheFiveMainSettlements,S1NewRetailProvisionandS12LocalShoppingCentres.TheSPDisamaterialconsiderationinassessingplanningapplicationswithintheSPDboundary.

1.3.2 TheSPDissupportedbytheBotleyCentreSPDSustainabilityAppraisalReport(October,2015),whichconsidersthelikelyenvironmentalandsustainabilityeffectsofimplementingtheSPDandoutlinesmeasurestoreduceanysignificantadverseeffects.

1.3.3 TheSPDhasalsoconsideredandalignswithdraftpolicies,includingCorePolicy11:BotleyCentre,containedintheVale’semergingLocalPlan2031,whichisanticipatedforadoptionSeptember2016.FollowingadoptionoftheemergingLocalPlan,theValehascommittedtoreviewtheSPDandupdatewherenecessarytoensureconsistencywiththemorerecentLocalPlanpolicies.

1.4.1 TheValehaveproducedtheSPDthroughacollaborativeprocess.ThishasincludedconsultationtoensurethereisaclearunderstandingoftheissuesandopportunitiesfacingBotley,whichinturninformandunderpinanappropriateframeworktoguidedevelopment.

1.4.2 Theconsultationprocesshasconsistedofawiderangeofeventswithavarietyofdifferentorganisations,thesehaveincluded:

• IndividualmeetingswithlocalstakeholdersthroughoutthepreparationoftheSPD,including:WestWayCommunityConcern,NorthHinkseyParishCouncil,CumnorParishCouncil,BotleyBaptistChurch,St.PeterandSt.PaulChurchandlandowners.

• PresentationtoNorthHinkseyParishCouncilon21May2015.

• Aworkshopwithlocalorganisationsonthe2June2015todevelopthevisionanddesignprinciples.

• PresentationtotheWestWayConcerneventon22June2015.

• Aworkshopwithlocalorganisationson28July2015todiscusstheviabilityanalysisforthesite.

• ReviewofinformationpreparedbyWestWayCommunityConcern,includingtheWestWayDevelopmentSurvey(June,2015,AVisionforBotleyandWestWay,andBotleyCharacterStatement(March,2014).

OCTOBER 2015 4

CHAPTER 1 INTRODUCTION

BOTLEY CENTRE SPD

1.1THEOPPORTUNITY 1.2PURPOSE 1.3PLANNINGSTATUS 1.4CONSULTATION

1.4.3 Theformalstatutorypublicconsultationwasundertakenforafiveweekperiodbetween21August2015tothe25September2015.ThisstageofconsultationsoughttocaptureawideraudiencefromacrossthecommunityaspartoftheVale’scommitmenttoundertakeastatutorypublicconsultationonthedraftSPD.FurtherdetailsofthisstatutorystageofconsultationarecontainedwithintheConsultationReport(October2015)whichaccompaniestheBotleyCentreSPD.

OCTOBER 2015 5


BOTLEY CENTRE SPD

1.5THESITE

Figure 1 SPD Site Boundary (source: Microsoft Bing Maps 2015)

WEST WAY

A 34

ARTHRAY ROAD

ELMS ROADPOPLAR ROAD

OCTOBER 2015 6


BOTLEY CENTRE SPD

1.6.1 BotleyCentre(site)issituatedwithintheValeofWhiteHorseandformsaLocalServiceCentrefortheValeandOxfordFringearea,approximately2kmwestoftheCityofOxford.BotleyCentreistheareacontainedwithintheredlineboundaryinFigure2.

1.6.2 Thethreehectaresitecomprisesarangeofretail,residential,officeandcommunityusesincludingtheWestWayShoppingCentre,twosupermarkets,offices,communityhalls,alibrary,BotleyBaptistChurch,theChurchofSt.PeterandSt.Paul,ElmsParade,threepubliccarparks,apostoffice,banks,cafesandrestaurants,daycentreandshelteredhousing.

1.6.3 Thesouthernandwesternboundariesofthesiteareborderedbytwostoreyresidentialpropertiessetwithinmediumsizedgardens.ThenorthwestofthesiteisborderedbytheWestWaywithBotleyPrimarySchoolandSeacourtBridgePublicHouseonthenorthernsideoftheroad.TotheeastofthesiteliesWestminsterWay,andtheraisedA34OxfordbypassandtheBotleyinterchange.

1.6.4 FurthertotheeasttheWestWayextendsintoBotleyRoadandprovidesdirectaccesstoOxfordCityCentre.Incloseproximitytothesite,BotleyRoadaccommodatesarangeofusesincludingSeacourtTowerbusinessesandSeacourtRetailPark.

Figure 2 Botley Centre Site Boundary

STUDYAREA

EXISTINGBUILDINGS

WESTWA

Y

WESTM

INSTERWAY

ARTHRAYR

OAD

A34

ValeHouse&FieldHousedaycentreandshelteredhousing

WestwayHouse

WestwayCentre

BaptistChurch

ElmsParade

St.Peter&Paul’sChurch

Library

OfficeCourt

SeacourtHall

1.6THESITE

0 50 100 150 m

GREENSPACE

EXISTINGTREESWITHINTHESITE

OCTOBER 2015 7


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

BOTLEYCONTEXT

CHAPTER 2 BOTLEY CONTEXT

OCTOBER 2015 BOTLEY CENTRE SPD 9

2.1.1 BotleyCentreissituatedinthenortheastoftheVale.BotleyisdesignatedasoneofthefivemainLocalServiceCentresintheVale’sLocalPlan(July,2006),alongwithAbingdon,Faringdon,GroveandWantage.IntermsofretailprovisionBotleyisdesignatedasaLocalShoppingCentre,secondintheretailhierarchytothedesignatedTownCentres,theclosestofwhichisAbingdonapproximately8kmtothesouth.

2.1.2 BotleyCentreservesanumberofsmallersettlementsacrosstheVale,includingNorthHinksey,Cumnor,Wytham,Farmoor,AppletonandEaton,andprovidesagoodleveloflocalfacilities,servicesandemploymenttothiscatchment.

2.1.3 BotleyCentreislocatedapproximately2kmeastofOxfordCityCentre.ThesiteiswellconnectedbyroadlinksregionallyandacrossthecountryviatheadjacentA420,A34andtheM4tothesouthandtheM40tothenorth.OxfordRailwayStationislocatedasevenminutebusjourneyfromBotleyCentreandprovidesdirecttrainlinkstoLondon,Hereford,Worcester,Reading,Bicester,Manchester,NewcastleandBirmingham,andalsoenablesaccessiblerailconnectionstoallmajorcitiesacrossEngland,WalesandScotland.

2.1REGIONALCONTEXT

2.1.4 InparalleltoBotleyCentre’sfunctionasaLocalServiceCentrewithintheVale,italsofunctionsasacentreontheoutskirtsofOxfordCityCentre(RetailandTownCentreStudy;March2013).Inthisregard,ahighlevelofBotley’sretailandleisuredemandisbeingmetinOxfordCityCentre.

2.1.5 Botley’spositionintheregionalandlocalcontextpresentsopportunitiestocapitaliseonconnectionstosurroundingcentres,toretainandencouragecommercetosupportlocaleconomicgrowth,andimprovefacilitiesandservicestomeettheneedsoftheexistingandfuturecommunity.Inachievingthis,itisimportantthatacarefulbalanceisstruckbetweentheprovisionofimprovedandexpandedretailandleisureusesandBotley’sroleasaLocalServiceCentre.

Figure 11 Regional Context

OxfordCity

MainSettlements

BotleyLocalServiceCentre

OxfordSuburbanCentres

SmallerSettlements

ARoads

Motorways

RailConnections


OCTOBER 2015 BOTLEY CENTRE SPD10

2.2EXISTINGBASELINE

2.2.1 TheSPDisunderpinnedbyathoroughunderstandingoftheexistingphysical,socialandeconomicpositionofBotleyCentre.ThisensurestheSPDisasrelevantandrealisticaspossible.Thisunderstandinghasbeeninformedthroughsitevisits,anurbandesignanalysis,atransportandmovementanalysis,areviewofthesurroundingdevelopmentcontextandviability,andacomprehensivereviewofbaselineinformation,includingcensusdata,InterdepartmentalBusinessRegister(IDBR),environmentalrecords,basemappingdataandstatutoryrecords.

2.2.2 ThissectionprovidesanoverviewofthekeymessagestoemergefromthebaselineanalysisundertakeninpreparingtheSPDandSustainabilityAppraisal.Thebaselineanalysishasalsobeeninformedbyatransportandmovementanalysis,andareviewofthesurroundingdevelopmentcontextandviability.

Socio-Economic

2.2.4 Botleyandthesurroundingareaareexperiencingpopulationgrowth.ThelocalpopulationoftheBotleyAreagrewby4.5percentfrom10,849to11,341between2001and2011,whichiscomparabletothepopulationgrowthintheVale(Census,2001&2011).Thecharacteristicsare:

• AnagestructureoftheBotleyAreasimilartothatoftheVale(Census,2011).

• Ahighlevelofeducationalattainmentwith50.7percentoftheBotleyCatchmentAreapopulationhavingattainedaLevel4qualificationorabove(i.e.ordinaryorhigherdegrees,higherdiplomasandprofessionalqualifications),comparedto37.2percentfortheVale(Census,2011).

• AsimilarlevelofpopulationwithalongtermhealthproblemordisabilitytotheValeat10percent(Census,2011).

• AlowlevelofdeprivationwithinBotley,contributingtotheVale’srankingonthetop20leastdeprivedlocalauthoritiesinEngland(IndexofMultipleDeprivation,2010).

2.2.5 Botleybenefitsfromastrongeconomy,supportedbyaneconomicallyactiveworkforceandawiderangeofbusinesses.Thisconsistsofthefollowingkeycharacteristics:

• AstablelevelofactivebusinessesoverthepastfiveyearsintheBotleyArea(IDBR,2010-2014).

• IntheBotleyArea86percentofbusinessesaredefinedasmicrobusinesseswithnineorlessemployeesin2014(IDBR,2014).

• Thereiswidevarietyofindustriespresentintheareawiththelargestsectorbeing‘professional,scientificandtechnical’at21percent(IDBR,2014).

• ThepopulationcontainsahighlyskilledworkforcewithahigherthanaverageproportionofmanagersandprofessionalsthantheVale(Census,2011).

• Lowlevelofunemploymentat2percentcomparedto2.5percentfortheValeand3.4percentforthewiderSouthEastregion,indicatingBotley’spositivecontributiontotheVale’srankingwithinthetop10percentinthecountryintheUKCompetitivenessIndex(Census,2011).

Historic Environment

2.2.6 ThedevelopmentofBotleysuburbbeganintheearly20thCenturywithfurtherexpansioninthemid20thCentury.

2.2.7 Therearenolistedbuildings,scheduledmonumentsorhistoricparksandgardenswithinthesite.TherearealsonoConservationAreaswithinorneartheSPDsite.ElmsParade(1937),St.PeterandSt.Paul’sChurch(1958)andSeacourtBridgePublicHouse(1936)arewithinorneartheSPDsiteandareconsideredtocontributetotheidentityandcharacterofBotley.

2.2.3 Toprovideanindicationofthesocio-economiccharacteristicsofBotley,censusdatawascollectedforthetwowardswithinwhichBotleyislocatedbeingtheNorthHinkseyandWythamWardandtheAppletonandCumnorWard.ForeaseofreferencewerefertothisareaastheBotleyAreainthefollowingtext.AsacomparisonandtobroadlyaligntotheareacoveredbytheWestWayDevelopmentSurvey(June,2015)undertakenbyWestWayCommunityConcern,anareareferencedastheBotleyCatchmentAreawhichincludestheNorthHinkseyandWythamWard,theAppletonandCumnorWard,andOxfordCityCouncil’sJerichoandOsneyWardhasalsobeenconsidered.

BotleyArea

BotleyCatchmentArea

BotleyCentreSite

Figure 12 Botley Area and Botley Catchment Area



0 50 100 150 m

A-Road(A34) VehicularandpedestrianlinkwithinthesitePedestrianlinkwithinthesite

Vehicularentrancetothesite

Primaryroad(B4044)

Secondaryroad

TertiaryroadStudyarea

Connectivity

2.2.8 Thesiteiswellconnectedtothelocalandstrategicroadnetwork,withtheA34trunkroadtotheeastprovidinggood,ifsometimescongested,accessbetweentheM4tothesouthandtheM40tothenorth.TheB4044WestWayactsasaprimaryvehicularrouteofferingconnectionstothewiderareaincludingOxfordCityCentre.

2.2.9 AlthoughthereisnorailwaystationintheBotleyarea,OxfordStationiswalkablefromthesiteofferingregionalandnationalrailconnections.ThesitealsobenefitsfromgoodbusconnectionswithbusstopslocatedalongWestWayandWestminsterWay.TheseofferaccesstoAbingdon,Carterton,Oxford,Swindon,WantageandWitney.InadditionopportunitiesforaBusRapidTransitrouteconnectingBotleytoOxfordaresetoutinConnectingOxfordshire:LocalTransportPlan2015-2031andtheOxfordTransportStrategyadoptedSeptember2015.

2.2.10 Pedestrianroutesthroughthesitegenerallylacknaturalsurveillanceandarenotwellusedbeyondworkinghours,leadingtopersonalsecurityconcernsandattractinganti-socialbehaviour.

2.2.11 ThepopulationoftheBotleyAreaplacesconsiderablerelianceoncarusewith35percentofhouseholdsowningonecar/vanand55percentofhouseholdsowningtwoormorecars,whichiscomparabletocarownershipwithintheVale(Census,2011).

2.2.12 ThesitefrontagesarevehicledominatedandpresentagenerallyunfriendlypedestrianenvironmentwiththewideWestWaycarriageway,largecarpark,fencedfootpaths,pedestrianguardrailingandelevatedA34roadinclosesiteproximitythoughaccessiscircuitousandofvariablequality.TheWestWayjunctionsaresubjecttocongestionatpeaktimesbutgenerallyoperatesatisfactorily.

2.2.13 CyclistshavethebenefitofsharedbuslaneuseeastboundonWestWay,thoughashortlengthofcyclelaneistheironlyprovisionwestwards.Thiseast-westaxisoffersaccesstomostofOxfordcitycentrewithin10minutescycleride.Thesiteisalsothereforeanattractivepropositionforsustainableaccessonfootandcyclefromthesurroundingresidentialhinterland.

Figure 13 Transport and Access PlanPubliccarpark

Pedestriancrossing

Buslanesharedwithcycleuse

Busstop

Privatecarpark

Servicing

Buslane



2.2EXISTINGBASELINE

Setting

2.2.14 Thesitepredominantlyconsistsofdevelopedlandorhardstanding,howeverthereareanumberofmaturetreesandfragmentedopengreenspaces.

2.2.15 BotleyCentreissurroundedbyOxfordGreenBeltwithareasofancientwoodland,includingMarleyWood,CammoorCopseandHiggins’sCopse,locatedtothenorthandnorth-west.TheseareasprovideahighqualitylandscapesettingtoBotley.

2.2.16 Thereareseveralprotectednatureconservationsitesincloseproximitytothesite,twoSitesofSpecialScientificInterest(SSSIs)intheVale(WythamWoods650mnorthandHurstHill1.6kmsoutheast)andtheOxfordMeadowsSSSIinOxford(1.7kmnortheast)whichisalsoaSpecialAreaforConservation,partofwhichincludesPortMeadowwithWolvercoteCommonandGreenSSSI.TheHutchcombeCopseLocalWildlifeSitealsoincloseproximity(450msouth).Thesedesignatedareasarerichinbiodiversityandareofecologicalimportance.

2.2.17 Themajorityofthesiteislocatedatapproximately65mAboveOrdnanceDatum(AOD),withgroundlevelsrisingtoover100mAODinMarleyWoodtothenorthandCumnorHillandHarcourtHillinthesouth.Thisvariationintopographymeansthesiteispartiallyvisiblefromanumberofelevatedlongrangeviews.Theseviewshavebeenselectedprimarilyduetotheirsensitivitytochangeas

partoftheredevelopmentofthesite,takingintoconsiderationthenatureoftheview,theconditionoftheexistingviewandthepotentialnumberofviewers.

2.2.18 Thesiteisprominentinlocalstreetscapeviews,particularlythosefromtheWestWay,theA34andsurroundingresidentialstreetstothesouthandeastanditwillalsobeimportanttocarefullyconsidertheimpactonlocalviews.

2.2.19 DuetotheproximityofOxfordCityCentre,itisalsoimportanttoconsiderviewsoverOxfordCityCentre,includingtheviewconefromSouthParkinwhichSeaCourtTowerappearsinthebackground(OxfordCityCouncil,AssessmentoftheOxfordViewCones,2015).

2.2.20 Thesitedoesnotliewithinfloodzone2or3asdefinedintheEnvironmentAgency’sFloodMapForPlanning(RiversandSea,2015)buthasexperiencedsurfacefloodinginthepastduetoextremeweatherconditions.

2.2.21 TherearetwoAirQualityManagementAreas(AQMA)incloseproximitytothesite.Thefirstisapproximately260msoutheast,neartheA34duetotrafficemissions.ThesecondisablanketAQMAcoveringtheentireOxfordCityarea,approximately300meastofthesite.

2.2.22 Thereisamoderatelyhighbaselinenoiselevelinthestudyarea,specificallyinrelationtotheareasincloseproximitytotheA34andWestWay.

Figure 14 Topography and Views Plan

Indicativeviewingarea

SITE

70

70

80

90

100

80

65

HARCOURTHILL

CUMNORHILL

MARLEYWOOD

OXFORD

80 metresAboveOrdnanceDatum(AOD)

110

90

100



Figure 15 View from the tower of the University Church of St. Mary the Virgin (Oxford)

Figure 16 View north from Crabtree Road (Harcourt Hill)

Figure 17 View north from Louie Memorial Field on Arnold’s Way (Cumnor Hill)

*Figures15,16and17areverifiedexistingviewsfromtheMacgregorSmith,LandscapeandVisualImpactAssessment(May,2014)submittedinsupportofplanningapplicationP13/V2733andhavebeenagreedwiththeValeasimportantlocationstoassessthevisualimpactonlongrangeviewssurroundingthesite.Theseviewshavebeenselectedprimarilyduetotheirsensitivitytochange,takingintoconsiderationthenatureoftheview,theconditionoftheexistingviewandthepotentialnumberofviewers.

Site

Site

Site



Building Quality and Heights

2.2.23 PiecemealdevelopmenthasledtoavariedandgenerallylowqualityenvironmentacrosstheSPDarea,consistingofamixofarchitecturalstylesandpoorrelationshipsbetweenbuildingsandpublicspaces.Muchofthesiteisinwardfacing,withapoorqualitypublicrealmandahighproportionofdeadspacesandsurfacecarparking.

2.2.24 Manyofthebuildings,includingtheWestWayShoppingCentreandHinkseyCourt,haveagedinrecentyearsandareinneedofredevelopmentorrefurbishmenttomeetexistingandfuturecommunityneeds.However,therearealsoanumberofbuildingswhichplayaroleindefiningthecharacterandidentityofBotley,includingElm’sParade,St.PeterandSt.PaulChurchandtheSeacourtBridgePublicHouselocatedonthenorthernsideoftheWestWay.

2.2.25 Theexistingbuildingsonsitevaryinscale,withElmsCourtandWestWayHousestandingat20metres.Themajorityoftherestofthesitevariesbetweenfourtoeightmetres.

2.2.26 Thesurroundingareaconsistsofmainlyresidentialdevelopment,rangingbetweenfourtoeightmetres,howeverthereareacollectionofcommercialbuildingstothenortheastofthesite,whicharetallerwithSeacourtTowerrisingtoapproximately55metresabovegroundlevel.

Figure 18 Building Heights Plan

>16.0m

≥10-16.0m

≥8.0-10.0m

0-4.0m

Studyarea

≥4.0-8.0m

0 50 100 150 m

2.2EXISTINGBASELINE



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



Mainbusyroad

Elevatedmainbusyroad(A34)

Poorfrontage

Poorqualityexistingbuildings

Riskofsurfacewaterflooding

Residentialstreet

Residentialgardens

BackofElmsParade

Poorqualitypedestrianroutes

Poorqualitystreetscape

Studyarea Figure 23 Issues Diagram

Poorqualitypedestriancrossing

NarrowStreet

Issues

2.3.1 TheurbandesignanalysishasidentifiedthefollowingmainissuesfacingthefuturedevelopmentofBotley:

• Piecemealdevelopmenthascreatedadisjointedenvironmentdominatedbycarparks,poorpedestrianroutesanddeadspaces.

• Theexistingbuildingsonsitearegenerallyoflowarchitecturalqualityandhaveapoorrelationshipwiththeirsurroundings,lackingactivefrontages.

• Pedestrianroutesareofpoorqualityandsufferfromalackofactivefrontagesandnaturalsurveillance.

• Circuitousvehicleroutesandmultiplesurfacecarparkscontributetoavehicledominatedenvironmentwithinthesite.

• TheelevatedA34roadformsavisualandphysicalbarriertotheeast,whichnegativelyeffectsthecharacteroftheWestminsterWayStreetscape.

• TheA34andWestWayareasourceofnoiseandairpollution.

•WestWaytothenorthisawide,busyroadwhichinhibitssafepedestrianmovementandresultsinseverancetothenorth.

• TheexistingsiteispartiallyvisiblefromsurroundinghillsandOxfordandredevelopmentwillneedtoconsiderthepotentialforimpactsontheseviews.

• Limitedretailofferandlackofcafes,restaurantsandaneveningeconomy.

• ThepositionofElmsParadeonthesitecreatesalargeinactivefacadefacingthecentreofthesite.

• TheleveldifferencebetweenSt.PeterandStPaulsChurchandtheexistingsurfacecarparkformsabarriertopedestrianmovement.

• Lowrisesurroundingresidentialdevelopmentrequiressensitivetreatmentofboundaries.

• Thereisalackofpublicopenspace.

Differenceinlevel

0 50 100m

2.3ISSUESANDOPPORTUNITIES



Figure 24 Opportunities Diagram

0 50 100mOpportunities

2.3.2 TheurbandesignanalysishasidentifiedthefollowingmainopportunitiesforthefuturedevelopmentofBotley:

• Previouslydevelopedsiteprovidesanopportunitytore-uselandinamoreefficientandsustainableway.

• ThesiteisasevenminutebusjourneyfromOxfordtrainstation,whichoffersawidevarietyoftransportservicesandlinks.

• TheexistingElmsParadeandSt.PeterandSt.PaulsChurchcontributetotheidentityandcharacterofBotley.

• Thereisamixofusesonsite,includingarangeofcommunityfacilitiesandbusinesses,howeverthereisanopportunitytoimprovethediversityofusesandextendactivityintotheevening.

• OpportunitytoretainandenhancetheactiveretailfrontagealongtheWestWay.

• Theexistingmaturetreesonsiteprovidesoftlandscapeelementsandcontributetotheattractivenessofthesite.

SCHOOL

• TheeastofthesiteisasuitablelocationforincreasedbuildingheightsduetoitslocationonalargeopenjunctionandtheadjacentA34.

• Thesizeofthesiteisofasignificantscaletohelpthedeliveryofregenerationprinciples.

• Improvepermeabilitythroughthesite,andprovidepedestrianandcyclelinkswhichfollowdesirelinesandaresupportedbyactivefrontages.

• Createnewandimprovedpublicspacesthroughoutthesite,creatingamoreusableandattractiveenvironment.

• Createahighqualitybuiltenvironmentthroughcomprehensivedevelopment.

• ImprovepedestrianenvironmentandcrossingsontheWestWaytoreduceseveranceandcardominance.

Largeareaforpotentialre-development

Opportunityforlandmarkbuilding

Vehicularroutes

BuildingscontributingtotheidentityandcharacterofBotley

Existingmaturetrees

Existingbusstop

Potentialtocreatenewfrontagesalongexistingroutes

Createpedestrianpermeabilitythroughthesite

Potentialforpublicrealmimprovements

Studyarea Opportunityforincreasingheights



2.4PLANNINGCONTEXT

2.4.1 Thepolicyreviewprovidesahigh-leveloverviewofthekeypolicythemeswhichinformtheBotleyCentreSPD.ThereviewdoesnotformanexhaustivecatalogueofpoliciesbutfocusesonthemesmostrelevanttothedevelopmentofBotleyCentre.

Adopted Planning Policy Framework

2.4.2 TheplanningpolicyframeworkofrelevancetotheBotleyCentreSPDconsistsoftwotiers.AtthenationalleveltheNationalPlanningPolicyFramework(NPPF)(March,2012)andtheNationalPlanningPracticeGuidance(NPPG)(March,2014)whichsetoutoverarchingnationalplanningpolicy.Thelocallevel,comprisestheVale’sLocalPlan2011(July,2006)(SavedPolicies).

2.4.3 TheVale’sLocalPlanissupportedbyanumberofSPDs,whichprovidefurtherguidanceonpoliciescontainedintheLocalPlan.OfparticularrelevancetotheSPDaretheDesignGuideSPD(March,2015)andtheSustainableDesignandConstructionSPD(December,2009).

Supporting Growth

2.4.4 Paragraph18oftheNPPFhighlightstheGovernment’scommitmenttoensuringeconomicgrowthinordertocreatejobsandprosperityandtacklethechallengesofclimatechangeandglobalcompetition.

2.4.5 SavedPolicyGS1DevelopmentsinExistingSettlementsestablishesthespatialstrategyfordevelopmentacrosstheValeanddesignatesBotleyLocalServiceCentreasoneofthefivemainsettlementsinwhichtoconcentratedevelopmentandcontributetothegrowthoftheVale.

Encouraging a High Quality Retail Offer Supported by Leisure Facilities and Employment Space

2.4.6 TheNPPFrecognisestowncentresareattheheartofthecommunityandtheirdevelopmentshouldsupporttheviabilityandvitalityofsurroundingcommunities.TheNPPFidentifiestheimportantrolearangeofusesplayincontributingtowardstowncentresandstatessitesshouldbeallocatedtomeetthedevelopmentneeded,includingretail,leisure,commercial,office,tourism,cultural,communityandresidentialandpromotecompetitivetowncentresthatprovidecustomerchoiceandadiverseretailoffer,whichreflectindividuality.

2.4.7 Inordertopromotecompetitivetowncentreslocalplanningpolicyshouldidentifyprimaryshoppingareas.SavedPolicyS1HierarchyofRetailProvision,setsoutastrategyforlocatingretaildevelopmentacrosstheVale.BotleyisdesignatedasaLocalShoppingCentre,secondintheretailhierarchytothedesignatedTownCentres,theclosestofwhichbeingAbingdon.

2.4.8 SavedPolicyL6:MajorCommercialLeisureFacilitiesandT1:TourismidentifyBotleyCentreasasuitablelocationforhotelandcinemadevelopment.

2.4.9 SavedPolicyE2Economy:BotleyAreaseekstoconcentratebusinessdevelopmentintheCumnorHillandMinnsBusinessParkareasofBotley.However,paragraph23oftheNPPFandSavedPolicyGS1DevelopmentsinExistingSettlementsrecognisesthebenefitsoflocatingofficeandemploymentusesintowncentrelocations,toimproveviabilityandreducetheneedtotravel.SavedPolicyS12identifiesBotleyCentreasasuitablelocationforofficedevelopmentonupperfloors.

Botley: a Place to Live

2.4.10 SavedPolicyH10DevelopmentintheFiveMainSettlementsrecognisesBotleywillcontributetodeliveringtheVale’shousingneed,subjecttowardstheretentionoffacilitiesimportanttothelocalcommunity,includingareasofinformalopenspace;efficientuse

ofland;andalayout,massanddesignwhichwouldnotharmthecharacterofthelocalarea.

2.4.11 SavedPolicyH16SizeofDwellingandLifetimeHomesseekstoprovideavarietyofdwellingsizestenuresandtypesthatwillmeettheneedsofexistingandfutureresidentsandrequires50percentofnewdwellingstohavetwobedroomsorless,insitessuchasBotleyCentre.However,paragraph173oftheNPPF(March,2012)statespolicyrequirementsshouldnotthreatentheviabilityofdevelopment.Onthisbasisanalternativehousingmix,supportedbyarobustviabilityappraisalcouldbeconsidered.

2.4.12 LocalPlanSavedPolicyH17AffordableHousingsupportsdevelopmentof40percentaffordablehousing.TheNPPF(March,2012)includesalevelofflexibilitywithregardtothemixofdwellingsandlevelofaffordablehousing,statinganalternativemixmaybeconsidered,whereitcanbedemonstratedthatthelevelrequiredthroughtheLocalPlanisunviable.

2.4.13 SavedPolicyH19:HousingtoMeettheNeedsoftheElderlyandotherDefinedGroups,identifiestheBotleyCentreasasuitablelocationforstudentaccommodation.FurthermoretheNPPGclarifiesstudenthousingcontributestolocalhousingneed,basedontheamountofaccommodationitreleasesinthehousingmarket.



Supporting a Healthy Community

2.4.14 SavedPolicyDC8InfrastructureandServicesseekstoensurenewdevelopmentprovidesthenecessaryphysicalandsocialinfrastructuretomeettheneedsofexistingandfuturecommunities,throughonsiteprovisionoranappropriatefinancialcontribution.Inordertoachievethis,SavedPolicyCF1ProtectionofExistingServicesandFacilitiesresiststhelossofcommunityfacilitiesandseekstoencouragetheirenhancementunlessalternativeprovisionexistsorismadeavailableelsewhere.Furthermore,SavedPolicyCF2ProvisionofNewCommunityServicesandFacilitiesstatesthatprovisionofnewcommunityfacilitiesandserviceswillbepermittedwheretheymaximiseaccessanddonothaveanadverseeffectontheexistingcharacterandscaleofthearea.

Movement, Access and Parking

2.4.15 TheNPPFstatesthepresumptioninfavourofsustainabledevelopmentandtheactivemanagementofgrowthpatternssuchthatthefullestusemaybemadeoflocationsintermsofwalking,cyclingandpublictransport,maximisingaccesstosustainabletraveloptionsandminimisingtheneedforprivatevehiclesandmajortransportinfrastructure.

2.4.16 TheOxfordshireCountyCouncilLocalTransportPlan,2011–2030supportsthesustainabletransportimperativealongwiththeobjectiveofsupportingthelocaleconomy,accesstojobsandservicesandreducingtheenvironmentalimpactoftransport.

2.4.17 SavedPolicyTR5NationalCycleNetworkprotectstheexistingfootpathandcyclenetworkfromanydevelopmentproposalsthatmaycompromisetheiruseandeffectivenessunlessalternativeequivalentprovisioncanbemade.SavedPolicyTR6PublicCarParkinginMainSettlementsresiststhelossofpubliccarparkingshoulditbeconsideredtoadverselyimpactthecentre’svitalityandviability.

2.4.18 Thisindicatestheneedtosensitivelybalancetheprovisionandpromotionofsustainabletransportmodeswithsufficientparkingsupplyinprovidingcomprehensivesiteaccessibility.

Design and Heritage

2.4.19 Paragraph56oftheNPPFplacesgreatimportanceonthedesignofthebuiltenvironmentandstatesgooddesignisakeyaspectofsustainabledevelopment,isindivisiblefromgoodplanningandshouldcontributepositivelytomakingplacesforpeople.SavedPolicyDC1Designseekstoensureproposalsareofanappropriatelayout,scale,mass,height,detailingandmaterialsthat

donotadverselyimpactthecharacterandlocaldistinctivenessofthesurroundingarea.ThisissupportedbytheDesignGuideSPDwhichsetsoutclearprinciplesbasedonbestpracticeinordertoencourageadesign-ledapproachtodevelopmentandachievehighqualitydesign.

2.4.20 TallerbuildingscouldsupportthegrowthofBotleyCentre.Welldesignedtallerbuildingscancreatelandmarksandhelptooptimisethesitebyachievinghigherdensities.TheLocalPlanseekstoensurebuildingsareofanappropriateheightandscaletothesiteandsurroundingarea(PolicyDC1).

2.4.21 BotleyCentreisnotincludedwithinanydesignatedviewsintheVale’sLocalPlanalthoughitisvisibleinthebackgroundoftheOxfordCityCouncilSouthParkViewConeidentifiedinOxfordCityCouncil,AssessmentoftheOxfordViewCones,2015.Duetothelocationofthesiteandthesurroundingtopographythesiteisalsopartiallyvisibleinanumberofsurroundingviewswhichareconsideredtobesensitivetochangeasaresultoftheredevelopmentofthesite.

2.4.22 WhilstBotleyCentreisnotlocatedwithinaconservationareaanddoesnotincludeanylistedbuildings,ElmsParadeandSt.PeterandPaulsChurchareconsideredtocontributetothebuiltheritageandcharacterofBotley.

Natural Environment and Open Spaces

2.4.23 BotleyCentredoesnotincludeanyprotecteddesignations.However,thereareseveralprotectednatureconservationsiteswithin2kmofBotleyCentre,twoSitesofSpecialScientificInterest(SSSIs)includingtwointheVale(WythamWoods650mnorthandHurstHill1.6kmsoutheast)andaSpecialAreaforConservation,whichembodiesaSSSIinOxford(OxfordMeadows1.7kmnortheast).Thesedesignatedassetsarerichinbiodiversityandecologicalimportanceandconsiderationshouldbegiventotheirconservationandenhancement,bearinginmindthedistanceandpotentialforimpact.

2.4.24 SavedPolicyH23seekstodeliveradequateprovisionofsuitableopenspace,includingoutdoorplayandinformalrecreationspaceinnewhousingdevelopment.Theamountandtypeofprovisionwilldependonthenatureandthescaleofthescheme,althoughdevelopmentswillusuallyberequiredtoprovide15percentoftheresidentialarealaidoutaspublicopenspace,alongwithsuitablearrangementsforitsfuturemanagementandmaintenance.



2.4PLANNINGCONTEXT

2.4.28 TheLocalPlanPart1willalsosupersedeanumberoftheLocalPlan(July,2006)SavedPolicies.InrelationtothepolicieswhichunderpintheSPD,theSavedPoliciestobesupersededinclude:T1Tourism,H10DevelopmentintheFiveMainSettlements,H16SizeofDwellingandLifetimeHomes,H17AffordableHousing,H19SpecialHousingNeeds,DC8InfrastructureandServicesandDC1Design.

2.4.29 Initscurrentform,specificallyinrelationtoBotleyCentre,emergingLocalPlanPart1(November,2014)Policy11:BotleyCentresetsouttheoverarchingstrategyforBotleyandstates:

“Proposals for a comprehensive retail-led redevelopment and upgrading of Botley Central area, as defined on the Adopted Policies Map, will be supported provided that:

1. taken as a whole, the proposals support the role and function of Botley as a Local Service Centre, providing a well-integrated mix of shops and services to meet day-to-day shopping needs of the local area

2. effective use is made of development potential above ground level and on more peripheral parts of the site for a mix of uses that may include, but are not limited to, office, community, residential, hotel and leisure activities

3. existing community facilities, including the community hall, library and Baptist Church are replaced with facilities of an appropriate size and quality to meet current and likely future local needs

4. it can be demonstrated that proposals will not harm the character or appearance of the local area, particularly West Way, Arthray Way and Westminster Way

5. proposals for the site are prepared through a comprehensive masterplanning process providing an integrated solution to site access, traffic management, air quality management, servicing and sufficient car parking whilst prioritising the pedestrian customer environment, and

6. proposals that seek to demolish Elms Parade should demonstrate that its successor is of at least equal architectural merit and particular attention should be given to provide at least the same level of active frontage.”

Emerging Planning Policy

2.4.25 TheBotleyCentreSPDhasalsoconsideredtheemergingplanningpolicycontainedintheVale’sDraftLocalPlan2031Part1(November,2014).TheemergingLocalPlanwassubmittedtotheSecretaryofStateinMarch2015andtheexaminationcommencedinSeptember2015.Followingexamination,draftpoliciescontainedintheemergingLocalPlanPart1(November,2014)maybesubjecttochangeandonthisbasishavebeenaffordedlimitedweightwithintheSPD.

2.4.26 TheemergingLocalPlanPart1isanticipatedforadoptioninsummer2016.Onceadopted,anumberoftheSavedPolicieswillremaininplaceuntiltheyarereviewedaspartoftheLocalPlan2031Part2.Forafulllistofthepoliciestoremaininplace,pleaserefertoAppendixGofthePublicationversionoftheLocalPlan2031Part1(November,2014).

2.4.27 OncetheemergingLocalPlanPart1hasbeenadoptedtheValewillundertakeareviewoftheSPDandupdatewherenecessary,toensureconsistencywiththemostrecentLocalPlan.

National Planning Policy Framework

www.communities.gov.uk community, opportunity, prosperity

Figure 25 National Planning Policy Framework

Figure 26 Emerging VOWDC Local Plan

3

VISION&OBJECTIVES

CHAPTER 3 VISION & OBJECTIVES

OCTOBER 201522 BOTLEY CENTRE SPD

3.1VISION

‘The redevelopment of Botley will create a thriving and welcoming centre, which is recognisably ‘Botley’, and responds to the existing local character and surrounding scale. Botley will provide a heart for the existing and future community which includes human scale buildings and spaces that are distinctive, flexible and sustainable. Above all, Botley will be: • A good place to meet.• A good place to do business.• A good place to shop and eat.• A good place to live, grow up and

grow old.• A safe and attractive place.’

3.1.1 WestWayCommunityConcernhavepreparedtheirownvisionforBotleyCentre.ThecommunityaspirationsreflectedintheWestWayCommunityConcernvisionhaveinformedthevisionfortheSPDsetoutabove.

Figure 27 Vision Sketch, view from north

CHAPTER 3 VISION & OBJECTIVES

OCTOBER 2015 23BOTLEY 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

Provideanexpandedanddiverserangeoflandusesthatmeettheneedsofpeopleofallagesfromtheexistingandfuturecommunity.

RecogniseandreflecttheexistingcharacterofBotley,andwherepossiblebetterintegratebuildingswhichcontributetothearea’sidentity,suchasElmsParadeandSt.PeterandSt.PaulChurch.Thecharacterandappearanceofnewdevelopmentshouldreferencetheexistinglocalvernacular,whilstnotlimitinghighqualitycontemporarydesign.

Ensuredevelopmentisofthehighestarchitecturalqualitycreatingbuildings,spacesandstreetswhichmeetpeople’sneedsandincludedistinctivelandmarksandgatewaysforBotleyCentre.

Developmentshouldrelatetothescaleandmassingoftheareaandcreateavariedandintegratedroofscape,whichcontributespositivelytothevisualamenity.

Improvetheretailofferbycreatingretailcircuitsthatincorporatearangeofunitsizes,avarietyofretailtypesincludingcafes/restaurantsandpromoteaneveningeconomy.

Createanattractiveunifiedpublicrealmwitharangeofsocialspacesforavarietyofactivitiesandprovidefriendly,activeandsaferoutesandstreets.

Createahighlypermeabledevelopment,whichencouragespedestrianmovement,improvesaccesstoandfromthesiteandprovidesappropriatelevelsofcarparking.

Rationaliseandenhancecommunityfacilitiesacrossthesitetobetterservetheneedsoftheexistingandfuturecommunity.

01. A Deliverable Regeneration Scheme

Adoptacomprehensiveapproachtoredevelopment,whichencouragestheeffectiveuseoflandandanappropriatebalanceoflandusesthatdeliversmaximumcommunitybenefitandensuresaviableanddeliverablescheme.

3.2.1 Thevisionisunderpinnedbynineoverarchingobjectives,whichseektoaddressthesiteissues,embraceopportunitiesanddeliverthevisionforBotleyCentre.

aplacetogrowold

aplacetomeet

aplacetodobusiness

aplacetoshopand

eat

asafeandattractiveplace

A vibrant mix of uses

BOTLEY CENTRE

Respect character

and identity

A distinctive place

Appropriate scale and massing

Strengthen the retail

centreTransforming

the public realm

Improving access,

permeability, parking

Enhance community

facilities

A deliverable regeneration

scheme

4

DEVELOPMENTPRINCIPLES

CHAPTER 4 DEVELOPMENT PRINCIPLES


4.1BotleyLocalServiceCentre

4.1.1DevelopmentwillsupportBotley’sroleasaLocalServiceCentrewithintheValeandasanimportantlocationtoaccommodategrowthwithinthecontextoftheValeandOxford.Thiswillbeachievedbyprovidingimprovedfacilitiesandservices,andanupgradedenvironmenttomeettheneedsoftheexistingandfuturecommunities,andattractpeopletosupportaviableandsuccessfuldevelopment.

4.1.2 Provideacomprehensivemixedusedevelopment.Basedonadoptedplanningpolicy,anassessmentofviablelanduses,transportimpactsandcommunityaspirations,themixoflandusescouldinclude:

Figure 28 Activity Diagram

WestW

ay

Westm

insterWay

A34

ArthrayRo

ad

siteboundary

mainactivityzone loweractivityzone

loweractivityzonewithactivefrontage

• arangeofretailunitsincludingfoodstores;

• businessandofficespaces;

• ahotel;

• avarietyofresidentialunits,includingon-siteaffordablehousing;

• studentaccommodation;

• accommodationforolderpeople;

• anursery;

• anewcommunityhubincludingforexamplealibrary;

• leisureusessuchasacinema;

• cafesandrestaurants;and

• placesofworship.

4.1.3 Focuslanduseswithhigherlevelsofactivityintermsofnumbersofpeoplevisitingandmovingthroughthesite,suchasretail,leisure,cafesandrestaurantsintheeastofthesite.Moreprivateloweractivitylanduseswhichattractfewervisitors,suchasresidentialandcommunityuses,shouldbelocatedinthewestofthesite,asillustratedontheadjacentdiagram.

4.1.4Thenatureoftheexistingbuildingswithintheeasternpartofthesiteandtheanticipatedhigheractivitylandusesarelikelytorequireacomprehensiveapproachtodevelopment.However,thewesternpartofthesiteisnotapriorityforredevelopment,andanyfuturedevelopmentshouldjustifyanylossofcarehomefacilitieswithinFieldHouse.

0 50 100m



4.2.1 Inordertocreateawelcomingpublicrealm,theoverallapproachtomovementwillmaximiseattractiveroutesthroughthesiteforpedestrianandcycleaccess,whilstlimitingvehicleaccesstocarparkingandserviceareasonly.

4.2.2 Pedestrianpermeabilityacrossthesiteshouldbeimprovedthroughclearlydefinednorth/southandeast/westroutesenhancingconnectionsbetweenWestWay,WestminsterWayandArthrayRoad.

4.2.3 Thelayoutofdevelopmentshouldencouragemovementalongkeyretailroutesbycreatingcircuitsthroughstrategicallylocatinganchoruses,carparksandbusstops.

4.2.4 Reducetheexistingnorth-southseveranceacrossWestWay,throughimprovementstopedestriancrossingsandremovalofstreetclutter.

4.2.5 Encourageuseoftheexistinglocalcycleroutes,notablyNationalCycleRoute57.ImprovementtothecycleenvironmentonWestWayshouldbeconsideredintermsofmaximisingeast-westcyclistprovisionwhetherthroughcontinueduseofthesharedbuslane(eastbound)onthenorthernsideofWestWay,orthediscontinuouscyclelane(westbound)onthesouthside.

4.2.6 Busaccessanduseshouldbeencouragedthroughthealignmentofpedestrianroutesthroughthesite,withbusstop

locationsonWestWayandWestminsterWayfacilitatingappropriateandconvenientroadcrossings.

4.2.7OpportunitiesshouldbesoughttoimprovethequalityofbusstopfacilitiesonWestminsterWayandoptimisebusstoplocationinrelationtothedevelopmentrelateduseandthewiderresidentialarea.

4.2.8 Developmentshouldrespondtotheconstraintsofthelocalroadnetwork,includingcomplementarylandusesandthemaximisationofsustainabletravelmodes. Thetrafficandtransportimpactsofthedevelopmentproposalswillneedtoberobustlyassessedandmitigationreviewed.ThescopeofthisworktobeagreedwithOxfordshireCountyCouncilasHighway’sAuthorityinconsultationwithHighwaysEnglandwhereappropriate.

4.2.9 Proposalsforvehicleaccessshouldseektominimiseaccesspointswiththeirnumberandscalesimilartothosepresentlyinuse.Wherepossible,effortsshouldbemadetoimproveroadcrossingconditionsforpedestriansandcyclistsinrelationtositegeneratedmovementandthroughmovements.

4.2.10GeneraltrafficaccessshouldbeviaWestWayandWestminsterWaywithArthrayRoadprovidingaccessforlowlevelresidentialaccesstrafficonly.

siteboundary

improvedpedestrianandcycleexperience

improvedpavements

improvedpedestriancrossings,trafficslowingdownmeasures

SpaceinfrontoftheElmsParade,potentiallocationforcycleparking

carparkingandservicing

Figure 29 Access Diagram

WestW

ay

Westm

insterWay A34

ArthrayRo

ad

5minsdrivingtoOxford

mainpedestrianaccesstothesite

improvedprimarypermeabilitythroughoutthesite

improvedbusstopsettings

improvedgateway

4.2Access,LinkagesandLegibility

vehicularaccess(leftin,leftout)

vehicularentranceandegress

0 50 100m



4.3.1 Provideaseriesofpublicopenspacesvariedincharactertoformthe‘heart’ofthedevelopment,thesecouldincludeacommerciallyfocusedspaceandacommunityorientatedspace.Thesespacescouldbedesignedtoaccommodatearangeofactivitiessuchasamarketandevents.

4.3.2 AunifiedandcohesivedesignlanguageshouldbeappliedthroughoutthepublicrealmwithinthesiteandextendingalongWestWayandWestminsterWay.

4.3.3 Publicopenspacesandkeyroutesshouldbedelineatedbyactivefrontagesandusesatgroundlevel,suchasretail,restaurants,cafes,communityfacilities,andleisureandresidentialentrances.

4.3.4 Publicopenspacesshouldbesupportedbyarangeofopportunitiesforformalandinformalseating,suchasoutdooreatingareasandbenches.

4.3.5 Publicopenspacesshouldbeproportionedtobehumaninscaleandtakeintoconsiderationsolarorientationtoavoidovershadowingofspaces.

4.3.6 Landscapingproposalsshouldintegrateretainedbuildingsandenhancetheirsettings.

4.3.7 AsharedsurfacetothenorthofElmsParadecouldprovideawelcomingpedestrianenvironment,whichretainsitsfunctionasalocalcarparkandimprovesthesettingofElmsParade.

4.3.8Developmentshouldretainexistingmaturetreeswherepossibleandenhancegreeninfrastructurethroughanetincreaseintreesandplanting,andgreenlandscapeelementssuchaspermeablepavingandgreenroofs.

4.3.9DevelopmentshouldincorporateSustainableUrbanDrainage(SUDs).

4.3.10Publicopenspaceshouldrelatewelltocontextincludingbuildingheightinordertoformasenseofenclosurewhilstretainingpermeability,asillustratedbythesketchesonpage28.

WestW

ay

Westm

insterWay

A34

ArthrayRo

ad

Figure 30 Spaces Diagram

siteboundary

highqualitypedestrianlinkages

residentialcourtyardsarea

streetscapeandpedestriancrossingimprovements

socialspace

townsquare

existingmemorialgarden

potentialforlandscapedspacemixedwithfewcarparkingspaces

primaryfrontages

secondaryfrontages

4.3PublicSpaceandStreetscape

newfrontages

backgardensboundary

existingtrees

0 50 100m



4.3PublicSpaceandStreetscape

Figure 31 Enclosure Sketches



siteboundary

upto8storeys

upto5storeys

upto4storeys

upto3storeys

heightsgoingup

streetscapeviews

viewsfromhighersurroundings

landmark

Figure 32 Scale and Massing Diagram

4.4.1DevelopmentshouldrespondtotheexistingscaleandmassingofthesiteandsurroundingareaasstatedinPrincipleDG51:ScaleoftheVale’sDesignGuide(March2015).

4.4.2 AframeworkformaximumheightsasshownontheScaleandMassingDiagramhasbeenestablishedthroughconsiderationofurbandesignprinciples,townscapecontext,localviewsandcharacter,thesurroundingcontext,sensitivesiteboundariesandvisualgatewaystothesite.HoweverthesemaximumheightsaresubjecttothedetailedbuildingdesignsmeetingalloftherelevantDevelopmentPrinciplescontainedwithinSection4.4Density,ScaleandMassingandSection4.5DesignQualityandCharacterinordertoachieveadevelopmentofthehighestquality.

4.4.3 Thenortheastcornerofthesiteshouldformavisuallandmarkthatsignalsarrival,invitespeopleintothesiteandcreatesapositivefirstimpression.Thiscouldbeachievedthroughahighqualitytallerbuilding,distinctivearchitecture,anopenspaceortheuseofpublicart.

4.4.4 Thedensityofdevelopmentshouldbecarefullyconsideredandjustifiedtoavoidoverdevelopmentonthesitewhichcouldresultinexcessivedemandsoninfrastructureandservices,and/orinappropriateimpactonlocalamenity,characterandplacemaking.

WestW

ay

Westm

insterWay

A34

ArthrayRo

ad

4.4Density,ScaleandMassing

4.4.5 Considerationshouldbegiventotheappearanceofthesitefromsurroundingsensitiveviews,comprisingcloserangeviews,elevatedlongrangeviewsandthosefromOxfordCityCentreincludingtheviewconefromSouthPark.DevelopmentproposalswillberequiredtobesubjecttoaVisualImpactAssessmentinaccordancewithcurrentindustryguidelines.

4.4.6Developmentshouldincludeamixofbuildingforms,andbuildingsshouldbreakupmassing,toavoidthecreationoflargeoroverbearingsinglevolumesandensureavariedandvisuallyinterestingroofscape.

4.4.7 Scaleandmassingofdevelopmentshouldconsidereffectsonsurroundingdevelopment,specificallyovershadowingofpublicspaces,sunlightanddaylightimpacts,windmicro-climateandresidentialamenity.

4.4.8 BuildingsfrontingWestminsterWayshouldseektolimitthelevelofnoiseandairpollutionenteringthesitefromtheadjacentA34.

0 50 100m



4.5.1DevelopmentshouldfollowthedesignapproachsetoutintheVale’sDesignGuide(March,2015)toensureproposalsrespondtothesurroundingsandseektodeliversustainabledevelopment.

4.5.2 BuildingandpublicrealmmaterialsandfinishesshouldbeofthehighestqualitytocreateacohesiveenvironmentandenhancetheexistingcharacterandidentityofBotley.

4.5.3 ElmsParadeisconsideredtocontributetothecharacterandidentityofBotleyandshouldwherepossibleberetainedaspartofthedevelopmentofthesite.HoweverthereisaneedtoimprovetherelationshipbetweenthesouthernelevationofElmsParadeandtherestofthesite,thiscouldbeachievedthroughanappropriateextensionincorporatingasouthfacingactivefrontage.

4.5.4 RefurbishmentworksorachangeofuseswithinElmsParadeshouldbeencouragedwherethiswillensurethelongtermviabilityofthebuilding.

4.5.5 StPeterandStPaulChurchisconsideredtocontributetothecharacterandidentityofBotleyandshouldwherepossibleberetainedaspartofthedevelopmentofthesite.Developmentshouldcarefullyconsidertheleveldifferencesandseektobetterintegratethebuildingintothesite.

4.5.6 Thelayoutofdevelopmentandthedesignofbuildingsshouldbeflexibletoallowthemtobeadaptedtoaccommodatedifferentuseswhereappropriateandpracticable.

Figure 33 Character Diagram

ElmsPara

de

StPete

rand

Paul’sC

hurch

WestW

ay

Westm

insterWay

A34

ArthrayRo

ad

PoplarRoad

siteboundary

existingbuildingcontributingtothecharacterandidentityofBotley

characterareaA

characterareaB

landmarkopportunity

4.5DesignQualityandCharacter

0 50 100m4.5.7Thelossofbuildingscurrentlyidentifiedto

contributetothecharacterofBotleywillneedtobejustified,includingthroughahighlevelofarchitecturalqualitythatenhancesthecharacterandidentityofBotley.

4.5.8Developmentshouldseektoincorporateclimatechangeadaptationandmitigationmeasurestocombattheeffectsofchangingweatherpatterns.Thiscouldincludemeasuressuchas:• plantingandglazingtoregulateheat;• sustainablematerialsincludinggreenwalls

androofstoreduceheatpenetrationandflooding;

• maximisingnaturalventilation;• buildingandwindowlocationand

orientation;and• SustainableUrbanDrainage.

4.5.9Whereappropriateandpracticabledevelopmentshouldseektominimiseenergyconsumptionandcarbonemissionsthroughsensitivedesignandtheincorporationofrenewableenergyandheatingsources.Whereappropriateproposalscouldconsidersolarorientation,lowenergymaterials,photovoltalcs,solarandthermalheatingandimplementationorfutureconnectiontoawiderdistrictheatingnetwork.

4.5.10AssetoutintheVale’sDesignGuidetheCouncilaspirestonewnon-residentialdevelopmentachievingalevelofperformanceequivalenttoBREEAMexcellent.



CharacterAreaA CharacterAreaB4.5.12 Mixedusecommercialcharacter,benefitingfromcontemporarydesignwithreferences

toretainedarchitecturalstylesandmaterials.4.5.11 Predominatelyresidentialcharacter,whichincorporatessensitivecontemporary

architectureandreflectsexistingresidentialtypologies.

4.5DesignQualityandCharacter

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



4.6.1 CycleparkingshouldbeinaccordancewiththeOxfordshireCountyCouncilcycleparkingstandards.Proposalsshouldalsoreflectsitespecificparkingdemandwithflexibilitytoincreaseprovisioninrelationtomonitoredcycleparkinguptakewithinanagreedpost-completiontimescale.

4.6.2 Cycleparkingfacilitiesshouldbeconvenientlysitedanddistributedthroughthesitetoprovideparkingatallkeyarrivalpointsanddestinations.

4.6.3 Vehicleparkingshouldsupportthevariousdevelopmentusesdemandwhilstrecognisingtheneedtoprovideahighqualitypublicrealm.Sharingofparkingbetweenlandusesistobeencouragedthroughsensitivesiteplanningandactivesitemanagementinordertominimisedemand.Considerationshouldbegiventothepossibilityofoverspillparkingonsurroundingstreetsandtheneedtoresolvesuchimpactthroughimplementationofmeasuressuchasacontrolledparkingzone(CPZ).

4.6.4 ServicevehicletrafficshouldbedirectedtoadedicatedaccessandservicingfacilityaccessedfromWestminsterWaythusavoidingpublicareasandminimisingservicevehiclemovementsonresidentialstreets.Secondaryservice

4.6ParkingandServicing

Figure 42 Cycle parking Facilities

Figure 43 Shared surfaces

Figure 44 High quality bus stop and pavements

Figure 45 Permeable parking surfaces

vehicleaccessmaybemadefromWestWay,thoughlimitedtosmallerservicevehicles.

4.6.5 AServiceandDeliveryManagementPlanwillberequiredtoaccompanyanyplanningapplicationtominimiseimpactsonthepublichighwayandsurroundingresidentialarea.

4.6.6 ConsiderationshouldbegiventoanybenefitsaccruingfrompossiblelocalisedwideningofWestWayadjacenttotheeasterndevelopmentsiteboundarysuchasitmayfurtherfacilitateaccessforservicevehicles,carparkingandbuses,aswellasfacilitatingapossibleimprovementinpedestrianfootwayandroadcrossingconditions.

4.6.7 Asite-wideFrameworkTravelPlanshouldbedevelopedandimplementedtoactivelyencourageallusingthesitetoconsiderandtakeopportunitiestotravelbysustainabletravelmodesratherthanbyprivatecar.IndividualsubsidiaryTravelPlansshouldsetsustainablemodesharetransfertargetsandindicatethemeansformonitoringperformanceandmanagingperformancegoaldelivery.ThisisparticularlyimportantforStudentHousingwheretravelplanningwillplayakeyroleinmanagingtravelbehaviourandensuringcar-freestudentdevelopmentissuccessfullydelivered.



4.7DEVELOPMENTFRAMEWORK

Figure 46 Development framework

Westm

insterWay

ArthrayRo

ad

ElmsPara

de

StPete

rand

Paul’sC

hurch

mainactivityzone

preferredspaceforcarparkingandservicing

heightsgoingup

landmarkmarkingsitegateway

streetscapeviews

4.7.1 ThedevelopmentframeworkprovidesanoverarchingstrategyforthefuturedevelopmentofBotleythattiestogetherthedevelopmentprinciplesandsetsoutthekeyspatialpriorities.Thedevelopmentframeworkwillplayanimportantroleinshapingfuturedevelopmentproposalsforthesiteandprovidesaflexiblestrategywhichallowsvariousformsofdevelopmenttocomeforward,whilstensuringthevisionandobjectivesarestillachieved.

WestW

ay

socialspace

townsquare

additionalstudyareaforresidentialdevelopment

BotleyCentrestudyarea

potentialforlandscapedspacemixedwithcarparkingspaces

mainpedestrianaccesstothesite

vehicularaccesstothesite

mainfrontage

secondaryfrontage

pedestrianactivityfrontage

sensitiveedgeofthesitefacingexistinggardens

primarynewroutesthroughthesite

existingbuildingcontributingtothecharacterandidentityofBotley

streetscapeandpedestriancrossingimprovements

loweractivityzone

loweractivityzonewithactivefrontage

0 50 100m




Figure 47 Illustrative view of a potential Botley Centre redevelopment

16 Brewhouse Yard

London EC1V 4LJ

020 7812 8000

www.bdp.com

botley centre supplementary planning documentdemocratic.whitehorsedc.gov.uk/documents/s28436... ·...

Documents