oxley woods outline context appraisal april 2013
DESCRIPTION
Document written by residents of the Oxley Woods estate, Milton Keynes. Aims to inform consideration of schemes for the completion of the estate and adjacent vacant sites.TRANSCRIPT
OXLEY WOODS: OUTLINE C
OXLEY WOODS:
OUTLINE CONTEXT A
April 2013
SUMMARY
Oxley Woods is a nationally significant and internationally award
with a diverse and friendly community. It is widely recognised as an example of Milt
Keynes’ innovative approach to architecture, urban design, energy policy and
environmental sustainability
A small area of the original estate remains undeveloped, while two adjoining vacant sites
will be marketed for development in the coming months. Re
keen to encourage the construction of similarly high quality schemes. Thi
Context Appraisal is our proactiv
We identify here key features of the Oxley Woods estate that
the consideration of the context, character and detailed design of any new schemes
proposed. We then outline design principles that we believe flow from these.
Planning policies at both local and national level
good design and the need for further improvements in building performance,
with respect to energy efficiency, low
As residents of Oxley Woods
development of new schemes that seek to advance these goals and Milton Keynes’
reputation for innovation.
CONTEXT APPRAISAL AND DESIGN PRINCIPLES
APPRAISAL AND DESIGN PRINCIPLES
Oxley Woods is a nationally significant and internationally award-winning housing estate,
community. It is widely recognised as an example of Milt
Keynes’ innovative approach to architecture, urban design, energy policy and
A small area of the original estate remains undeveloped, while two adjoining vacant sites
will be marketed for development in the coming months. Residents of Oxley Woods are
keen to encourage the construction of similarly high quality schemes. Thi
proactive contribution to these processes.
We identify here key features of the Oxley Woods estate that would have releva
the consideration of the context, character and detailed design of any new schemes
We then outline design principles that we believe flow from these.
Planning policies at both local and national level continue to highlight the importance
good design and the need for further improvements in building performance,
with respect to energy efficiency, low-carbon energy and quality of life.
esidents of Oxley Woods we reaffirm our willingness to actively support the
t of new schemes that seek to advance these goals and Milton Keynes’
RINCIPLES
RINCIPLES
winning housing estate,
community. It is widely recognised as an example of Milton
Keynes’ innovative approach to architecture, urban design, energy policy and
A small area of the original estate remains undeveloped, while two adjoining vacant sites
sidents of Oxley Woods are
keen to encourage the construction of similarly high quality schemes. This Outline
have relevance for
the consideration of the context, character and detailed design of any new schemes
We then outline design principles that we believe flow from these.
highlight the importance of
good design and the need for further improvements in building performance, particularly
carbon energy and quality of life.
reaffirm our willingness to actively support the
t of new schemes that seek to advance these goals and Milton Keynes’
OXLEY WOODS: OUTLINE CONTEXT APPRAISAL AND DESIGN PRINCIPLES
2
Contents
Summary ............................................................................................................. 1
Introduction to Oxley Woods .................................................................................. 2
Rationale for this Outline Context Appraisal .............................................................. 4
Location of Oxley Woods and adjacent development sites ........................................... 5
Oxley Woods and Milton Keynes’ reputation for innovation ....................................... 10
Planning policy and Oxley Woods ........................................................................ 10
Key principles for design solutions: ............................................................ 11
Oxley Woods within the Oxley Park grid square ....................................................... 13
Continuity of the High Street character area ........................................................ 14
Site layout and vistas ........................................................................................ 16
Character areas and design coherence ................................................................ 16
Key principles for design solutions: ............................................................ 17
Design features of the existing Oxley Woods estate ................................................. 18
House Types and Elevations ............................................................................... 18
Roof Forms ...................................................................................................... 19
Building Heights, Scale and Massing ................................................................... 19
Building Line and Setbacks, Continuity of Frontage ............................................... 20
Materials and Colour Palette .............................................................................. 21
Windows and ventilation doors ........................................................................... 21
Front Doors ..................................................................................................... 21
External items .................................................................................................. 22
Boundary Treatments and Landscaping ............................................................... 22
Key principles for design solutions: ............................................................ 23
Appendix 1: MKC New Residential Development Design Guide .................................. 24
Appendix 2: National Planning Policy Framework ..................................................... 27
Contact Information ............................................................................................ 28
OXLEY WOODS: OUTLINE CONTEXT APPRAISAL AND DESIGN PRINCIPLES
3
INTRODUCTION TO OXLEY WOODS
Oxley Woods is a nationally significant and internationally award-winning
housing estate, located in the new Oxley Park grid square in the West of Milton
Keynes. The estate was designed by architects Rogers Stirk Harbour and
Partners (RSHP) for George Wimpey PLC. It was selected for construction as a
winning entry to the national ‘Design for Manufacture’ (DfM) competition, which
sought to advance the use of Modern Methods of Construction (MMC). The estate
was built on Oxley Park Site 6 – an English Partnerships / Homes and
Communities Agency (HCA) site designated for the DfM competition.
The 122 houses are constructed from an innovative timber panel system and
clad with a mixture of white and coloured ‘Trespa’ panels. The two and three
storey homes each have flat and mono pitched roofs and include an ‘Ecohat’ for
ventilation. High standards of building performance were achieved in respect to
environmental impacts, energy usage, and liveability. As a consequence, Oxley
Woods has been recognised as a continuation of Milton Keynes’ strong
reputation for innovation in architecture, urban planning and building standards.
The distinctive contemporary design has won multiple national and international
awards, including the prestigious Manser Medal.1 The estate has received over
120 visits from international delegations and featured on BBC radio and TV.
A strong community has developed, with residents from a wide diversity of
backgrounds taking pride in the distinctive neighbourhood. Over recent years,
residents have organised community activities including annual ‘Big Lunch’ street
parties, picnics in the park, a fireworks evening and the group servicing of
ecohats. The community has its own online forum2 and regular newsletters.
Residents have also taken an active role in providing tours of their homes to
potential purchasers and other visitors – including architects, bankers, politicians
and project developers. Residents highlight how there is a positive sense of light
and space within homes that increases quality of life. This is matched by a
similarly successful approach to site layout that allows clear lines of sight while
maintaining privacy, giving cohesion to the site as a whole.
1 See http://www.architecture.com/NewsAndPress/News/AwardsNews/Press/2008/OxleyWoodsWinsTheManserMedal.aspx 2 See http://oxleywoodsliving.co.uk/
OXLEY WOODS: OUTLINE CONTEXT APPRAISAL AND DESIGN PRINCIPLES
4
RATIONALE FOR THIS OUTLINE CONTEXT APPRAISAL
122 homes have been constructed at Oxley Woods, of a total of 145 originally
intended for the estate. At present, two small land parcels from the original
Oxley Woods site remain undeveloped.
Following the merger of George Wimpey and Taylor Woodrow to form Taylor
Wimpey in 2007, the developer decided to pursue alternative designs for the
completion of the estate.3 A planning application was subsequently submitted for
the proposed construction of 26 homes to be built using traditional construction
methods. This application was unanimously refused planning permission in
March 2012 by Milton Keynes Partnership, following a similarly unanimous vote
by Milton Keynes Council Development Control Committee. Residents of Oxley
Woods had submitted detailed comments and over 40 letters of opposition to the
proposed scheme.
Subsequently, in April 2012, Milton Keynes Council (MKC) adopted a New
Residential Development Design Guide as a Supplementary Planning Document.
The guide underlines the importance of effective context appraisal to inform the
design of new residential developments, both for new estates and infill sites.
MKC officials therefore suggested to Taylor Wimpey that a full site context
appraisal should be carried out (and that residents should be consulted on key
design principles), ahead of any fresh design work being undertaken.
Unfortunately this approach has not been pursued by Taylor Wimpey, and a
revised planning application is due to be submitted to MKC4 in spring 2013.5
Residents of Oxley Woods were disappointed to not have had the opportunity to
provide early constructive input to this process.
Additionally, in summer 2013 the HCA intends to begin marketing Oxley Park
Sites 4 and 5 for sale. Site 5 lies alongside Oxley Woods on the other side of the
linear park. Site 4 has additional relevance for Oxley Woods as it sits adjacent to
the entrance to the estate, directly abuts existing Oxley Woods homes, and will
continue two existing street scenes. HCA intends to provide initial guidance to
potential developers that can help secure an effective design solution, and has
already sought input from residents of Oxley Woods.
This outline context appraisal has therefore been compiled by a group of
residents of Oxley Woods as a positive contribution to the consideration of
3 We note that HCA gave approval for a revision to the permitted scheme on the basis
that the inclusion of modern methods of construction would be maintained.
4 MKC is now the appropriate planning authority, following the transfer of powers from
MKP.
5 We understand that this submission will be for a full planning application, without any
pre-application discussions having taken place with officials. Given the previous refusal
of planning permission, the adoption of updated planning guidance, and a change in
planning authority, we are puzzled by this approach on the part of the developer.
OXLEY WOODS: OUTLINE CONTEXT APPRAISAL AND DESIGN PRINCIPLES
5
design solutions for the remainder of the Oxley Woods estate and the adjacent
vacant sites. The approach advocated in the MKC design guide has been followed
in that we consider the context of the Oxley Woods estate from the city level
down to specific design features.6
However we do not claim that this is a full context appraisal. Instead we have
concentrated here on identifying key elements of the existing site design and
layout that we believe should inform any comprehensive developer-led context
appraisal(s) and the subsequent consideration of any proposals for the
completion of Site 6 and adjoining sites. Residents will of course be pleased to
provide further input to any specific schemes proposed.
Residents are keen to see a high quality design solution in place for the
completion (and potential expansion) of Oxley Woods. While our preference
remains for Site 6 to be completed with the original RSHP designs (or a variation
of them), we would be willing and proactive participants in support of the
development of alternative innovative schemes.
LOCATION OF OXLEY WOODS AND ADJACENT DEVELOPMENT SITES
FIGURE 1: AERIAL VIEW OF OXLEY PARK, MILTON KEYNES
Oxley Park is located
on the West of Milton
Keynes, with the
edge of the estate
giving on to open
countryside.
The majority of the
grid square is now
under development,
with just two vacant
sites remaining.
A mature hedgerow
running through the
estate marks the
boundary of land
ownership between
HCA (Oxley Park
East) and Westbury
Homes (Oxley Park
West).
6 Appendix 1 below further identifies specific elements of the MKC design guide that we
believe have relevance for consideration of Oxley Woods and its surroundings.
OXLEY WOODS: OUTLINE CONTEXT APPRAISAL AND DESIGN PRINCIPLES
6
FIGURE 2: SITE DIVISIONS IN OXLEY PARK EAST
Source: Oxley Park East
Design Codes, p120
‘Phase 2’ refers to the
original intended
phasing of construction
in Oxley Park East from
South to North.
The mature hedgerow
to the West of Site 6
marks the boundary
with Oxley Park West.
FIGURE 3: AERIAL VIEW OF SITE 6, AND THE VACANT AREAS OF SITES 4 AND 5
Site 4 lies at the
entrance to Oxley Park
from V2 Tattenhoe
Street. It contains the
land in front of the
existing Ash Pole
Spinney and extends to
meet the existing Oxley
Woods homes in Site 6.
The linear park lies
between Site 6 and the
vacant Site 5.
The two remaining
undeveloped land
parcels of Site 6 are
visible to the South of
Milland Way and to the
North of the linear park
(as highlighted).
OXLEY WOODS: OUTLINE CONTEXT APPRAISAL AND DESIGN PRINCIPLES
7
FIGURE 4: OXLEY PARK EAST CHARACTER AREAS
Source: Oxley Park East Design
Codes, p26.
Site 4 lies almost entirely
within the ‘Oxley High Street’
character area, with potentially
a handful of plots within ‘The
Parks’ character area.
Site 5 lies within ‘The Parks’.
Site 6 (Oxley Woods) contains
both of these character areas,
together with the additional
‘Oxley Wood’ character area.
The remaining undeveloped
land parcels of Site 6 span both
‘Oxley High Street’ and ‘The
Parks’.
Figure 5 below provides an overview of the layout of the original permitted
scheme for Oxley Woods. The two remaining undeveloped land parcels are
located in the bottom left of this figure, and were intended to contain 23 homes.
FIGURE 5: THE ORIGINAL PERMITTED SCHEME FOR OXLEY WOODS, AS DESIGNED BY RSHP
OXLEY WOODS: OUTLINE CONTEXT APPRAISAL AND DESIGN PRINCIPLES
8
CLOSE PROXIMITY OF SITE 5, OXLEY WOODS, AND SITE 4
Linear Park | Site 5 | Linear Park | Existing Oxley Woods homes | Site 4
SITE 4 RELATIONSHIP TO EXISTING OXLEY WOODS HOMES
Site 4 abuts three existing frontages of the Oxley Woods estate. Detached homes to left (Murphy Road) lie in ‘The Parks’ character area.
The terraced homes in middle and right (Holden Avenue) lie in ‘Oxley High Street’ character area, which joins with V2 Tattenhoe Street.
OXLEY WOODS: OUTLINE CONTEXT APPRAISAL AND DESIGN PRINCIPLES
9
SITE 4 CONTINUES TO MEET ASH POLE SPINNEY
Development on Site 4 will link the existing Oxley Woods street scene back towards the V2. It would also include facing properties on
either side of the connector street. This can be seen branching left to reach Sites 2 and 3 (already under construction).
UNDEVELOPED LAND PARCELS OF OXLEY WOODS (SITE 6)
View from Linear Park towards Milland Way, illustrating position of remaining undeveloped land parcels within Oxley Woods boundary.
OXLEY WOODS: OUTLINE CONTEXT APPRAISAL AND DESIGN PRINCIPLES
10
OXLEY WOODS AND MILTON KEYNES’ REPUTATION FOR INNOVATION
The existing Oxley Woods estate is widely recognised as continuing Milton
Keynes’ reputation for innovation in architecture, urban design, energy policy
and environmental sustainability. Oxley Woods is featured prominently in the
MKC Core Strategy, which highlights it as an exception to recent residential
developments in Milton Keynes which lack local distinctiveness. In positive
contrast, Oxley Woods is seen as adding to the architectural creativity and
innovation that was evident in many early MK estates (2.31).
Oxley Woods was developed as one of ten sites across England under the Design
for Manufacture competition, which sought to accelerate innovation in
construction methods while improving building performance and reducing costs.
The distinctive exterior design of the existing Oxley Woods homes therefore
reflects the panellised construction methods used. The existing homes at Oxley
Woods achieved a front-running ‘Very Good’ rating under the Ecohomes scheme
in place at the time of project development, a Gold Standard under Building for
Life, and Lifetime Homes standards for accessibility and inclusivity.
The strong environmental performance and energy efficient construction
methods were reflected in the marketing of the site,7 further reinforcing links to
Milton Keynes’ continuing aspirations to be a leader in this field. As a
consequence, Oxley Woods regularly features in photographic and artistic
representations of contemporary Milton Keynes.
PLANNING POLICY AND OXLEY WOODS
MKC planning policy highlights the continued importance of innovation in design
and architecture. These are identified as key elements of the existing character
of Milton Keynes and as unique selling points that will help to position Milton
Keynes as one of the top ten cities on the national stage.8
MKC Core Strategy Policy 13 on ‘Ensuring High Quality, Well Designed Places’
highlights this importance in respect to both character and design:
Character of Place
All new development must be of high design quality in terms of layout, form and
appearance, and make a positive contribution to the character of the area in which it
is located.
All new development must be based on a thorough site appraisal and be sensitive to
its context.
7 The original Oxley Woods marketing material accurately proclaimed it to be “a truly
innovative and outstanding development of sustainable homes combining comfort and
character with an environmentally friendly lifestyle.” 8 As highlighted in the proposed MK Core Strategy.
OXLEY WOODS: OUTLINE CONTEXT APPRAISAL AND DESIGN PRINCIPLES
11
Design of Place
To ensure high design quality, all new developments should: [inter alia]
Provide a choice of contemporary, innovative, exemplar architecture that reflects
Milton Keynes’ reputation as an ambitious, forward thinking, innovative 21st Century
city
Integrate energy efficiency and solar performance in the layout and orientation of
buildings and neighbourhoods
Core Strategy Policy 14 on ‘Sustainable Construction’ likewise notes that “Milton
Keynes has a history of promoting leading edge, energy efficient buildings” and
seeks to extend this through setting high standards for new development
including the integration of renewable energy and sustainable design to help
tackle climate change.
Similarly, the New Residential Development Design Guide explicitly mentions the
existing Oxley Woods estate as a recent exemplar of this continued leadership in
innovation. Furthermore, the design guide states in its Design Aspirations /
Vision (p25) that:
The requirement for improved sustainability standards should be exploited and seen
as a positive way of influencing the character of a development with respect to layout,
landscaping and detailed design appearance.
We believe that the success of the existing Oxley Woods estate in meeting this
challenge presents an ideal opportunity for any future schemes to continue this
innovative approach – for example by seeking to achieve higher levels of
building performance, such as levels 5 or 6 of the Code for Sustainable Homes or
full Zero Carbon Home status.
Achievement of these levels of building performance requires close attention to
the use of materials and further favours the use of modern methods of
construction. Such an approach would be welcomed by residents of Oxley
Woods. Given the distinctive nature of the existing estate (and its national and
international reputation), it would be appropriate for any new developments to
seek to maintain and advance its innovative approach to improved building
performance.
KEY PRINCIPLES FOR DESIGN SOLUTIONS:
• Innovative in design and layout.
• Use of modern methods of construction.
• Front-running building performance on energy efficiency, environmental
impact and liveability.
• Commitment to delivering sustainable construction, including through the
integration of energy efficient and renewable energy technologies.
These elements have all been integral to the success of the existing Oxley
Woods estate, and create a clear link to the broader leadership aspirations of
OXLEY WOODS: OUTLINE CONTEXT APPRAISAL AND DESIGN PRINCIPLES
12
Milton Keynes on the national and international stage. They are also supported
by the government’s intentions for planning policy (as set out in the National
Planning Policy Framework),9 localism agenda, and Zero Carbon Homes.
Additionally, we would highlight that competitor cities such as Peterborough,10
Bristol11 and Brighton12 have already seen the construction of significant Zero
Carbon developments, including via the HCA’s Carbon Challenge.13 The existence
of Oxley Woods and the opportunities available for its completion (and expansion
into adjacent sites) provides a focal point for additional efforts to recover Milton
Keynes’ leadership in supporting innovative and energy efficient housing
developments.
9 Appendix 2 below provides further details of relevant aspects of the NPPF.
10 See http://www.morrisvista.co.uk/
11 See http://www.hanhamhall.co.uk/site/web/home
12 See http://www.onebrighton.co.uk/index.aspx
13 See http://www.homesandcommunities.co.uk/ourwork/carbon-challenge
OXLEY WOODS: OUTLINE CONTEXT APPRAISAL AND DESIGN PRINCIPLES
13
OXLEY WOODS WITHIN THE OXLEY PARK GRID SQUARE
The Oxley Park Development Framework supplementary planning guidance set
out a vision for the development of the new grid square (2.0, p15):
The development of Oxley Park provides an opportunity to create a new, highly
attractive community, on the western edge of Milton Keynes. The key design aims and
principles for Oxley Park are:
• to promote the objectives of sustainable development through the layout and
design of development;
• to create an attractive, high quality development;
• to create a place for people with a strong sense of character and identity...
Additionally, the Development Framework further encouraged developers to
come forward with innovative proposals that would deliver high quality designs:
Detailed design should adopt building techniques and material sources that allow for
greater sustainability. The concepts of 'experimentation', 'innovation' and 'best
practice', will allow for an increasingly progressive approach to design and
development. Greater energy efficiency and reduced depletion of finite resources will
be central to the development, achieved through the exploitation of the best modern
technology such as modular construction methods. (3.21, p23)
Designers and developers should consider the role that their particular proposal will
play in improving legibility within Oxley Park. They should also seek to create, identify
and maximise opportunities for landmark buildings, views and vistas and focal points.
(3.7, p21)
These requirements were further supported in the specific guidance set out for
Site 6 under the DfM competition.
We believe that the existing Oxley Woods estate has clearly achieved these
aims, and should be recognised as playing an important role in the Oxley Park
locality. Standing on higher ground along the northern edge of the grid square
the development provides a stunning backdrop – particularly from the linear
park that runs along the southern boundary of Oxley Woods. Similarly the Oxley
Woods homes are visible from the neighbouring Westcroft grid square and Childs
Way (H6).
In this section we consider how any future schemes can maintain and enhance
the legibility of Oxley Woods and the character and identity of the grid square as
a whole.
OXLEY WOODS: OUTLINE CONTEXT APPRAISAL AND DESIGN PRINCIPLES
14
CONTINUITY OF THE HIGH STREET CHARACTER AREA
On entering Oxley Park from Tattenhoe Street (V2), the currently vacant land of
Site 4 lies to the left. At present, Oxley Woods provides the first built element,
situated as it is on the main route or ‘High Street’ through the grid square.
Holden Avenue has matching RSHP houses on both sides.
This will be the immediate design context for any development on Site 4 (as
indicated by the pink hatched area in Figure 6 below), which will need to provide
a coherent continuation of the street scene back towards the entrance to Oxley
Park from the V2. The existing Murphy Road will likewise be continued into Site
4 alongside the linear park.
FIGURE 6: ‘HIGH STREET’ CHARACTER AREA ZONES FOR SITES 6 AND 4
Source: Oxley Park East Design Codes, p34
Current entrance to Oxley Woods. Site 4 includes a small land parcel to the right of the
above image, located between the existing building and redway.
OXLEY WOODS: OUTLINE CONTEXT APPRAISAL AND DESIGN PRINCIPLES
15
Moving along the ‘High Street’ (now Milland Way) there is a view of the Linear
Park to the left with terraced RSHP houses on the right, as indicated by the
green section in the centre of Figure 6.
View along Milland Way. Currently undeveloped land parcels lie at centre of image.
The final section of Milland Way has RSHP designed houses lining the northern
side. It was originally intended to have RHSP houses facing on the southern side
as well, reinforcing the entrance from the western gateway into Oxley Woods
from the other direction. This is the immediate design context for any
development proposed for the remaining areas of Site 6, as indicated by the
orange colouring on the left of Figure 6.
View of existing homes on Milland Way, facing the first of the remaining two vacant land
parcels belonging to Site 6.
The existing retained hedgerow defines the break point between Oxley Park East
and Oxley Park West, as indicated by the ‘Green Threshold’ on the left hand
edge of Figure 6. This clearly reinforces the need for a design solution for the
remainder of Site 6 that engages with the existing Oxley Woods estate, while
providing an appropriate gateway for the continuation of the High Street into
Oxley Park West.
OXLEY WOODS: OUTLINE CONTEXT APPRAISAL AND DESIGN PRINCIPLES
16
SITE LAYOUT AND VISTAS
Any schemes proposed for the remainder of Site 6 or for Site 4 and (to a lesser
extent) Site 5 will need to consider how to relate to existing vistas and sight
lines into the Oxley Woods estate.
For example, the pair of Type H
houses (plots 9 and 10) on
Swanson Drive at the top of
Welles Lane provides an
excellent vista when viewed from
Milland Way, framed by the
houses to either side of Welles
Lane. Any scheme for the
remainder of Site 6 should
therefore give thought to the
provision of a suitably matching
vista when viewed from the
other direction, which at present
overlooks an empty land parcel.
Similarly, the pair of Type H
houses (plots 110 and 111) on
Milland Way provides the same
focal point when looking up
the road that enters Oxley
Woods from the south (and
which divides the two
remaining undeveloped land
parcels of Site 6). The
originally intended RSHP Type
K houses (plots 123 and 145)
were placed to provide a
strong gateway to the
southern entrance to Oxley Woods through the Linear Park. Matching house
types beyond these plots were intended to reinforce this gateway.
CHARACTER AREAS AND DESIGN COHERENCE
The existing homes at Oxley Woods span three different character areas of the
Oxley Park East design codes (‘Oxley High Street’, ‘The Parks’, and ‘Oxley
Wood’). These are distinguished by alterations to the densities and placement of
the individual properties, while maintaining the overall legibility of the estate.
For example, the Oxley High Street character area (Holden Avenue and Milland
Way) uses terraces and linked properties to provide higher densities and strong
continuity of frontage (discussed further below). Out of 56 units in total, there
OXLEY WOODS: OUTLINE CONTEXT APPRAISAL AND DESIGN PRINCIPLES
17
are only two sets of semi-
detached properties and three
sets of three-building terraces,
with all other homes in longer
terrace combinations.14
Other properties of the same
types and size can be found in
both ‘The Parks’ and ‘Oxley Wood’
character areas, but are instead
placed as semi- or fully detached
properties to enable reduced
densities. For example, three such properties in Murphy Road are oriented
overlooking the linear park to provide the desired sense of ownership and
surveillance foreseen in the design codes.
Figure 5 above (p7) illustrates how the original RSHP houses proposed for the
southern edge of the remaining part of the site bordering the Linear Park were
therefore intended to be identical to those used elsewhere in Oxley Woods.
However a wider spacing and informal build line were used in accordance with
the requirements for ‘The Parks’ character area.
KEY PRINCIPLES FOR DESIGN SOLUTIONS:
• A holistic design across the the site(s) that addresses the immediate context
of Oxley Woods and the linear park through differences in density and
massing, not via differing building materials and elevational treatments.
• Continuity of the High Street character area between Site 4 and Site 6 (and
across Milland Way within Site 6), particularly with respect to built form,
massing, density, and continuity of frontage.
• Appropriate gateway buildings / alignment of built forms to delineate
thresholds.
• Integration of vistas between the existing Oxley Woods estate and the
remainder of Site 6, including via appropriate framing buildings on the
connector street into the south of Site 6.
• Use of variation in alignment, positioning and densities of houses to enable
buildings of similar size / design to be effectively deployed in different
character areas as a means of ensuring coherence and legibility across
schemes.
• Appropriate treatment of plots overlooking linear park, as per existing Oxley
Woods homes and ‘The Parks’ character area, through massing and density.
14 We note that the original RSHP designs for the remaining land parcels proposed a
departure from this use of longer terraces due to the need to encompass greater on-plot
parking provision. However the original RSHP designs proposed to use 5 double-fronted
detached homes and 3 sets of semi-detached properties to provide a continuation of the
building line along the southern side of the Oxley High Street character area.
OXLEY WOODS: OUTLINE CONTEXT APPRAISAL AND DESIGN PRINCIPLES
18
DESIGN FEATURES OF THE EXISTING OXLEY WOODS ESTATE
The MKC Residential Development Design Guide provides guidance on key areas
that should be considered prior to the development of proposals. Subsequent to
consideration of the context and layout, it sets out key questions relevant to the
detailing of designs:15
Detailing the Place
• Have elements including setbacks, continuity of frontage, boundary treatments,
privacy distances and the requirement for buildings to turn corners been considered?
• Has the detailed design appearance particularly regarding materials, windows and
roofs been carefully considered with respect to the context?
• Does the detailed design appearance help contribute to the character and identity
for the development?
• Has the need for energy efficient buildings helped to drive the design and
appearance of the building?
• Has the requirement for the provision of services such as bin storage been
integrated into the layout?
In an attempt to provide useful input that would assist in these questions being
answered more fully for any new intended scheme, the following section
identifies key features of the existing Oxley Woods design and layout. We
believe that these would be important considerations in any developer-led
assessment of local context and the subsequent identification of options for
detailed design development.
HOUSE TYPES AND ELEVATIONS
The Oxley Woods estate consists of a range of two and three storey, terraced,
semi-detached and detached house types. These house types are all part of a
design ‘family’, closely related in plan form and elevational treatment.
All the house types have a Service Zone containing front entrance, staircase,
utility room and bathrooms. The Living Zones, consisting of living rooms,
kitchens and bedrooms, are located to one or both sides of the Service Zone
depending on the size of the house. The Service Zones are recessed or project
beyond the Living Zones, depending on the house type, with a flat roof, ‘ecohat’
ventilation system and integrated roof light. Thus the elevations reflect the
arrangement of rooms within the house, as illustrated in Figure 7 below.
15 MKC New Residential Development Design Guide, p 110
OXLEY WOODS: OUTLINE CONTEXT APPRAISAL AND DESIGN PRINCIPLES
19
FIGURE 7 - FAMILY OF HOUSE TYPES DESIGNED BY RSHP FOR OXLEY WOODS
Source: Oxley
Woods marketing
materials – key for
plan of estate (see
Figure 5 above).
Note: Housing Association properties do not differ in design and layout from other house
types, but were coloured grey on original plan to indicate that they were not for sale.
Typically, Housing Association properties at Oxley Woods are Types A, C, G plus the
maisonettes located on Holden Avenue.
The houses are constructed from pre-fabricated structural timber panels with
integral insulation. The panels are faced with a rain-screen cladding consisting of
smooth-faced white and coloured Trespa panels. The shapes and sizes of the
Trespa cladding reflect the shapes and sizes of the structural panels, providing a
visual cue to construction methods. The exterior panels on the Service Zones are
always a different colour from the panels on the Living Zones, again reflecting
and reinforcing the arrangement of the rooms within the house. Houses are
typically two-tone in colour, with the deeper colour on the recessed service zone
to add depth to the street scene.
ROOF FORMS
The roofs are flat over the Service Zones and mono-pitched over the Living
Zones. The mono-pitched roofs slope from side to side or from front to back,
depending on plot orientation, enabling the inclusion of additional high level
windows to maximise solar gain. The roof gutters are concealed behind the roof
parapet. The single downpipe is recessed into the rear elevation of the Service
Zone. The roofing material is a single ply synthetic polymer membrane, which
allows for a shallower pitch to be used than is typically possible with traditional
construction methods.
BUILDING HEIGHTS, SCALE AND MASSING
As a consequence of this consistent treatment of the core elements across house
types and differing building footprints there is a coherent approach to estate
layout and design integrity. As noted above, this has enabled different densities
OXLEY WOODS: OUTLINE CONTEXT APPRAISAL AND DESIGN PRINCIPLES
20
to be constructed for different character areas, while using the same set of
house types.
The use of a membrane roof covering allows a lower roof pitch than can be
achieved using roof tiles. Additionally, only the Living Zones have a mono-pitch
roof, with the Service Zones having a flat roof. In other areas of Oxley Park
developers have used mono-pitched roofs, with traditional roof tiles and at
higher pitches, across the full width of the house.
In the existing Oxley Woods houses the panelised construction provides external
walls which are only 230mm thick overall. This results in a light, refined
external appearance for both overall building width and the depth of window and
door recesses. Traditional masonry construction, in which external walls
providing minimum thermal performance need to be at least 300mm thick,
results in wider frontages and a bulkier appearance.
Bulky masonry construction and wide, high pitched roofs should be avoided in
the remaining areas of Site 6 or areas of Site 4 abutting existing Oxley Woods
homes, as this would result in a comparatively overbearing street scene and
increased loss of light.
BUILDING LINE AND SETBACKS, CONTINUITY OF FRONTAGE
Throughout the existing Oxley Woods estate a consistent small set back from the
highway is used. Houses face onto the public highway to provide continuity of
frontage, with corner plots typically also having windows on side elevations.
Houses have been placed so as to provide a continuous building line along street
scenes. This is the case both within the straight street formations in the ‘Oxley
Wood’ character area and the curved formations along the ‘Oxley High Street’
character area.
As noted above, the plots proposed for the remaining undeveloped land parcels
in the original RSHP design would have maintained this approach through the
use of wide-frontage and semi-detached properties. These would have been
aligned so as to provide the appearance of a continuous build line to match the
facing terraced properties.
A similar approach
may also be required
for some parts of Site
4 given the small size
of some of the
individual land parcels
and revised planning
requirements for on
plot car parking.
OXLEY WOODS: OUTLINE CONTEXT APPRAISAL AND DESIGN PRINCIPLES
21
MATERIALS AND COLOUR PALETTE
The Trespa cladding panels provide clean, crisp facades, which reflect honestly
the underlying structural timber panel construction. They are therefore an
integral part of the design of the existing homes at Oxley Woods, and a key
element to be considered when appraising street scenes. Aside from windows
and doors, no other external material is used on elevations. Roofing materials
are rarely visible from street level (and again are of a single material).
MKP planning officials worked closely with the original architects and developers
to agree a limited palette of colours for use across the estate. The number of
panel colours on any one house is generally limited to two and the panels on the
Service Zones are a different colour from the panels on the Living Zones. Panel
colours are predominantly white, light grey and cream with occasional
contrasting shades of dark grey, brown and red. Front doors and window frames
are predominantly dark grey or dark brown with some tan.
This set of colours has further helped to give coherence and legibility to the
existing Oxley Woods estate as a whole, while enabling clear identification of
individual properties.
Any alternative designs for either Site 6 or Site 4 would need to carefully
consider the selection of external materials and associated colour palettes. The
success of the existing ‘family’ of building types would strongly suggest that any
new schemes should use a consistent material(s) selection across building types
and character areas.
WINDOWS AND VENTILATION DOORS
Large undivided fixed pane windows provide daylight to the Living Zones.
Corner windows provide surveillance to front doors and streets. Small, insulated
doors beside the windows in the Living Zones provide ventilation and fire escape.
Three storey houses have floor to ceiling fixed pane windows on landings in the
Service Zone. Some house types have glazed doors giving access to walk on or
Juliet type balconies. The balconies do not project beyond the face of the
building – all house styles have a crisp ‘ground to sky’ elevation. The use of
large windows further adds to the passive solar gain capacity of the existing
homes, while skylights provide additional natural light above stairwells.
The large window sizes on existing homes would need to be reflected in the
choice of windows for any new adjacent schemes. Window location and
orientation would also need to be considered to avoid overlooking.
FRONT DOORS
Front doors are flush with a paint or metal finish in dark grey or brown to match
window treatments. Doors are extra wide to provide disabled access and are as
OXLEY WOODS: OUTLINE CONTEXT APPRAISAL AND DESIGN PRINCIPLES
22
high as the internal floor to ceiling height. All front and rear entrances are
accessible at ground level without any steps. This forms part of the successful
achievement of the Lifetime Homes and Building for Life standards, which should
also be pursued in any new schemes.
EXTERNAL ITEMS
The existing homes at Oxley Woods are noted for their crisp contemporary
design. The use of Trespa as the sole exterior material is accompanied by an
absence of distracting details or materials – for example there are no visible
bargeboards, gutters, drainpipes, external wires, or meter cupboards.
Balcony frontages and doors to meter cupboards are all faced in Trespa panels
matching the surrounding panels. Door canopies are constructed from Trespa
panelling and house an external light. Houses with front doors under a first floor
balcony have a wall mounted external light with plain square diffuser. TV aerials
and satellite dishes are all connected via a single bracket located to the rear of
each property.
Such details are often overlooked in the development of standard housing
designs, but would need to be carefully considered in any schemes for Oxley
Park Sites 6 and 4 to maintain coherence in the street scene.
BOUNDARY TREATMENTS AND LANDSCAPING
Existing properties at Oxley
Woods have wooden fences
and gates supplemented by
‘live planting’ fences on key
elevations to provide softer
boundary treatments,
particularly for prominent
boundaries addressing the
public realm. These green
boundaries provide a
complementary contrast to
the trespa panels, which
would not be achieved
through the use of brick walls.
Source: MKC Residential Development Design Guide
The layout of the existing Oxley Woods estate has also maintained existing trees
and hedges, supplementing these with additional planting to create areas of
green space within the highway. This ‘urban square’ format could potentially be
replicated in any new schemes, while a similar approach to boundary treatments
would help tie existing and new developments together.
OXLEY WOODS: OUTLINE CONTEXT APPRAISAL AND DESIGN PRINCIPLES
23
KEY PRINCIPLES FOR DESIGN SOLUTIONS:
• A family of related house types with a consistent elevational approach, to
ensure coherence and legibility across street scenes and sites.
• Frontage widths, building footprints and roof heights similar to the existing
Oxley Woods houses.
• Flat and mono-pitched roofs consistently deployed across house types to aid
massing and avoid overbearing and loss of light.
• A consistent, simple elevational treatment should be deployed across all
house types, using durable and easy to maintain material(s).
• An appropriate colour palette should be developed, with variations used to
differentiate plots and / or zones of individual buildings.
• Careful detailing of roof edges, gutters, downpipes, meter cupboards,
balconies and external lights.
• Landscaping and boundary treatments that integrate with those of the
existing Oxley Woods estate.
FIGURE 8 – KEY FEATURES OF THE MILLAND WAY STREET SCENE
The elevations of houses along
Milland Way illustrate the
following key features:
• A family of related house
types with a consistent
elevational treatment.
• The Trespa cladding panels
provide clean, crisp facades,
which reflect honestly the
underlying structural timber
panel construction.
• The Service Zones and Living
Zones have different coloured cladding panels to emphasise the arrangement of the
accommodation. Service Zones have flat roofs, Living Zones have mono-pitched
roofs.
• Simple fixed pane windows with adjacent ventilator doors for Living Zones. Corner
windows provide surveillance to front doors and streets. Some three-storey houses
have floor to ceiling windows on the Service Zone landings.
• Other three-storey houses have balconies fronting the Service Zones. These do not
project beyond the face of the Living Zones but are expressed in a different panel
colour.
• Balcony frontages and doors to meter cupboards are all faced in Trespa panels
matching the surrounding panels.
• No visible gutters or downpipes.
OXLEY WOODS: OUTLINE CONTEXT APPRAISAL AND DESIGN PRINCIPLES
24
APPENDIX 1: MKC NEW RESIDENTIAL DEVELOPMENT DESIGN GUIDE
The New Residential Development Design Guide was adopted by MKC as
Supplementary Planning Guidance in April 2012. Its aim is to help ensure a high
quality of development for the future growth and regeneration of Milton Keynes.
It therefore serves as a Development Management tool in the assessment and
determination of planning applications.
The existing Oxley Woods estate features
prominently in the design guide as an exemplar
of good practice:
• The front cover of the guide features photograph
of Oxley Woods homes.
• The contemporary and detailed design of Oxley
Woods is highlighted as having helped create
identity for the estate (p17).
• Similarly, Oxley Woods is praised as being a
recent example of Milton Keynes’ continuing
efforts to support innovative energy efficient
housing schemes (p21).
• Photographs of Oxley Woods are also used to
illustrate good practice on boundary treatments,
corner windows, use of materials etc.
More broadly, the design guide encourages developers to undertake context
appraisals to inform the development and detailing of proposals. Section 2.5
highlights that this applies to smaller scale infill sites as well as larger scale
development:
2.5.2 The immediate context of the site is critical in the design of small-scale
residential schemes, particularly where development infills within an existing
streetscene. The ‘area character appraisal template’ (see Appendix C, Table C2)
should be used to assess the character of development adjoining the site. In
particular, account should be taken of the existing:
• Building line and setbacks;
• Building heights, scale and massing;
• Building types;
• Continuity of frontage;
• Roof form
• Materials;
• Fenestration;
• Front boundary treatments.
OXLEY WOODS: OUTLINE CONTEXT APPRAISAL AND DESIGN PRINCIPLES
25
2.5.3 The analysis of the immediate area should identify what aspects of the context
are important to reflect in the new development. It may be that there is a uniform use
of materials, a consistent building line, or predominant building type.
This guidance has been used to inform the Outline Context Appraisal and Design
Principles identified in this document. We note, however, that we have not
undertaken a full technical appraisal for the site as would be required to
complete Table C2 of the design guide. The intention here has instead been to
identify key issues that would be of relevance for further consideration by the
developer of any scheme(s) adjacent to the existing Oxley Woods estate.
Residents will of course be pleased to provide assistance to any such
consideration, including through the development of a more formal
neighbourhood design statement were this to be desired.
ADDITIONAL POINTS OF RELEVANCE
We identify here some additional issues raised by the design guide which we
believe to be relevant to the development and consideration of any scheme
intended to sit alongside the existing Oxley Woods estate:
Milton Keynes is defined by the following positive design characteristics which should
act as a design cue for the future: … Innovative and architectural interest and variety
of early estates... Innovative low energy housing and other projects designed to raise
energy efficiency. (Executive Summary, p4)
Regarding detailed design appearance of buildings, the Design Guide does not
advocate a particular style of architecture but as a new town with a history of
innovation it does not support poor quality pastiche types that do not add to the
character or identity of a development. (Executive Summary, p5)
2.2 Context Appraisal
2.2.2 The site’s relationship to its immediate surroundings should be analysed,
including important views into and out of the site, existing routes and access points,
and the character of adjoining development.
2.2.3 The character of the new development should also be developed from an
understanding of the context of the surrounding built and natural forms. A mix of high
quality materials and a contemporary approach to architectural design and detailing
which draws upon a history of innovation within Milton Keynes should be utilised. The
positive features of the surrounding local area that help create an identity or
character for the development should be used as design cues to be interpreted in the
new development.
Other key features of Milton Keynes: Innovation
2.3.24 Milton Keynes has led the way in low energy housing and other projects
designed to raise energy efficiency. Architects were attracted to Milton Keynes as a
city where it was possible to test innovative ideas for low energy and sustainable
homes.
2.3.26 The work on low energy housing since the early 1970s, and most notably in
Shenley Lodge during the late 1980s, has given rise to a wealth of experience upon
OXLEY WOODS: OUTLINE CONTEXT APPRAISAL AND DESIGN PRINCIPLES
26
which central government has based its ongoing work on Part L building regulations.
The work also led to the adoption of national standards ‘beyond the regs’ by HCA. It’s
important that Milton Keynes maintains this momentum and continues to provide
exemplar housing during the run-up to zero carbon homes nationally in 2016.
2.3.27 Other examples of innovative energy efficient housing schemes include ‘Future
World’ at Kents Hill, ‘Homeworld’ in Bradwell Common, and more recently Oxley
Woods in Oxley Park.
2.6 Character and Identity for the Future of MK – Lessons from the MK Context
Design Aspirations / Vision [extracted points of particular relevance]
• The character of new development must be developed from an understanding of
the positive attributes of the site itself and surrounding natural and built forms;
• The elements of a development that a developer can use to create and affect
character or identity of a place are primary street layout, densities, massing,
detailed design appearance and landscaping and public realm;
• Small infill sites might need to respond very closely to the existing development
within which it sits, while larger greenfield developments in particular may need
to generate a larger variety in terms of layout and design appearance;
• For a large development the ‘unit’ of character should be the street. So by
definition the character of a street should be uniform in terms of visual
distinctiveness. Other streets, and buildings that line them, within a large
development or new neighbourhood can have varying features but there should
be some common elements throughout the scheme (e.g. a landscaping feature,
street structure or building material) so that the development or neighbourhood
as a whole has a feeling of a common identity;
• With respect to the potential for design appearance (or architecture) to
influence the character of, in particular large greenfield developments, a careful
balance needs to be struck between too much variety in terms of building
appearance, which may give the impression of an architectural “zoo” and hence
undermine a coherent identity for the development from being created and not
enough variety which could lead to an overly monotonous character. As a general
rule, a limited palette of materials is believed to lead to the creation of a stronger
character for a development. Development briefs and/or design codes should
specify what the requirements are regarding the design appearance of the
development with a view to creating a strong character for the development;
• Character and identity is principally established and perceived in the most
public areas of a development, most notably the streets as well as the buildings
that enclose them. These areas require the most careful attention with respect to
design;
• This makes the features that comprise the streetscape fundamental in
influencing the character of the development. Table 2 outlines those features that
will vary according to street type and how the designer chooses to use /design
them;
• The requirement for improved sustainability standards should be exploited and
seen as a positive way of influencing the character of a development with respect
to layout, landscaping and detailed design appearance.
OXLEY WOODS: OUTLINE CONTEXT APPRAISAL AND DESIGN PRINCIPLES
27
APPENDIX 2: NATIONAL PLANNING POLICY FRAMEWORK
The National Planning Policy Framework (NPPF) attaches great weight to
design. Securing high quality design and a good standard of amenity is one of
the core planning principles. At paragraph 56 it states:
'Good design is a key aspect of sustainable development, is indivisible from
good planning, and should contribute positively to making places better for people.'
While there is at present no neighbourhood plan in place for Oxley Woods, this
outline context appraisal has sought to achieve the goals of paragraph 58 of the
NPPF by setting out “the quality of development that will be expected for the
area” and by sharing our own “understanding and evaluation of its defining
characteristics”. Paragraph 58 further notes:
Planning policies and decisions should aim to ensure that proposals:
• will function well and add to the overall quality of the area;
• establish a strong sense of place, using streetscapes and buildings to create
attractive and comfortable places to live, work and visit;
• respond to local character and history and reflects the identity of local
surroundings and materials;
• are visually attractive as a result of good architecture and appropriate
landscaping.
The local distinctiveness of the existing Oxley Woods homes is without question -
they feature on the cover of the MKC’s New Residential Development Design
Guide SPD and in the Core Strategy. Paragraph 60 of the NPPF says that “it is
proper to seek to promote or reinforce local distinctiveness.”
In seeking good design, the comments in this outline context appraisal echo
paragraph 61 of the NPPF that “although visual appearance and the architecture
of individual buildings are very important factors, securing high quality and
inclusive design goes beyond aesthetic considerations.”
Paragraphs 63 and 64 of the NPPF set out the intended approach to
consideration of design elements within a planning application:
63. In determining applications, great weight should be given to outstanding or
innovative designs which help raise the standard of design more generally in the area.
64. Permission should be refused for development of poor design that fails to take the
opportunities available for improving the character and quality of an area and the way
it functions.
Furthermore, Section 10 of the NPPF highlights the importance of planning in
meeting the challenge of climate change. Paragraph 93 states:
‘Planning plays a key role in helping shape places to secure radical reductions in
greenhouse gas emissions, minimising vulnerability and providing resilience to the
OXLEY WOODS: OUTLINE CONTEXT APPRAISAL AND DESIGN PRINCIPLES
28
impacts of climate change, and supporting the delivery of renewable and low carbon
energy and associated infrastructure. This is central to the economic, social and
environmental dimensions of sustainable development.
Energy efficiency and building standards are further underlined as essential
elements of delivering improved performance, and are key elements of the
government’s approach to zero carbon homes.
We therefore believe that there is a strong case for innovative proposals for the
remaining areas of Oxley Park Site 6 to be encouraged via the planning system.
We welcome efforts to date to promote the appropriate consideration of the
existing context, and continue to offer our assistance in the development of high
quality design solutions.
Similarly, the forthcoming marketing and sale of Oxley Park Sites 4 and 5 offers
further potential for innovative solutions, for example by seeking to achieve Zero
Carbon Homes standards. We believe that such efforts would be in keeping with
the existing Oxley Woods development, and would likewise receive the active
support of residents.
CONTACT INFORMATION
Residents of Oxley Woods will be pleased to provide further input into the
consideration of design solutions for the completion of the estate and adjacent
sites.
In the first instance, please contact:
Chris Littlecott [email protected] and / or
Barbara Swann [email protected]
Picture credits:
Many thanks to Oxley Woods residents for the use of the following photos:
Paul Mullett: p2 and p15
Gill Parker: p3
Andrew Grant-Reed: p20