botley centre supplementary planning document botley... · 2015-11-20 · five main settlements, s1...

Botley Centre Supplementary Planning Document

November 2015

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Section 1.1 The Opportunity and Section 1.5 Your Feedback removed and section numbers updated

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NOVEMBER 2015 2 BOTLEY CENTRE SPD

3

LOCAL VISION & OBJECTIVES

3.1 Local Vision for Botley Centre 213.2Objectives 22

1

INTRODUCTION

1.1 The Purpose of the SPD 41.2 Planning Status 41.3Consultation 41.4 The Site Study Area 6

2

BOTLEY CONTEXT

2.1 Regional Context 9 2.2ExistingBaseline 10 Socio-Economic 10 HistoricEnvironment 10 Connectivity 11 Setting 12 Building Quality and Heights 142.3IssuesandOpportunities 162.4 Policy Context 18

4

DEVELOPMENT PRINCIPLES

4.1BotleyLocalServiceCentre 244.2 Access, Linkages and Legibility 254.3 Public Space and Streetscape 264.4 Density, Scale and Massing 284.5 Design Quality and Character 294.6ParkingandServicing 314.7DevelopmentFramework 32

CONTENTS

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1

INTRODUCTION

Section 1.1 The Opportunity removed and section numbers updated

Section 1.5 Your Feedback removed and section numbers updated

Text Deleted from 1.1.1

In order to achieve this, the SPD includes:

• Anexcitingandboldvisiontoinspireregenerationandensuretheneedsofexistingandfuturecommunitiesaremet

• Anaspirationalsetofobjectivestoaddressissuesandcapitaliseonopportunities

• Aclearsetofdevelopmentprinciplestoguidethedetailednatureanddesignofdevelopment

1.1.1 The Botley Centre SPD creates aflexiblestrategytoguidehigh quality prestigiousdevelopmentthatsupportstheexistingandfuturelocalcommunityandattractsinvestmenttoservethewiderdistrictandmeetlocalregenerationaspirations.

1.1.2 AplanningapplicationforthecomprehensiveredevelopmentoftheBotleyCentrewasmetwithasignificantleveloflocaloppositionandwasunanimouslyrefusedatcommitteeinDecember2014.

1.1.3 ItistheaspirationoftheValeLocal Plan2011toenhanceBotleyCentre’sofferingandrangeofusestobetterreflectitsstatusasaLocalServiceCentreinakeylocationonthewesternedgeofOxfordwithimmediateaccesstothestrategichighwaysnetwork(A34).

1.2.1 Inaccordancewithparagraph153oftheNationalPlanningPolicyFramework(NPPF)(March,2012)andregulations11–16ofTheTownandCountryPlanning(LocalPlanning)(England)Regulations2012,theSPDhasbeenpreparedinaccordancewithpolicyobjectivessetoutintheNPPFandtheVale’sLocalPlan2011(July,2006)(SavedPolicies).InparticulartheSPDbuildsuponLocalPlanSavedPolicies,including:GS1-DevelopmentinExistingSettlements,H10DevelopmentintheFiveMainSettlements,S1NewRetailProvisionand S12 Local Shopping Centres. The SPD is a materialconsiderationinassessingplanningapplicationswithintheSPDboundary.

1.2.2 The SPD is supported by the Botley Centre SPD Sustainability Appraisal Report (November,2015),whichconsidersthelikelyenvironmentalandsustainabilityeffectsofimplementingtheSPDandoutlinesmeasurestoreduceanysignificantadverseeffects.

1.2.3 The SPD has also considered and alignswithdraftpolicies, including Core Policy 11:BotleyCentre, contained in the Vale’s emergingLocalPlan2031,whichisanticipatedforadoptionSeptember2016.FollowingadoptionoftheemergingLocalPlan,theValehascommittedtoreviewtheSPDandupdatewherenecessarytoensureconsistencywiththe more recent Local Plan policies.

1.3.1 TheValehaveproducedtheSPDthroughacollaborativeprocess.ThishasincludedconsultationtoensurethereisaclearunderstandingoftheissuesandopportunitiesfacingBotley,whichinturninformandunderpinanappropriateframeworktoguidedevelopment.

1.3.2 Theconsultationprocesshasconsistedofawiderangeofeventswithavarietyofdifferentorganisations,thesehaveincluded:

• IndividualmeetingswithlocalstakeholdersthroughoutthepreparationoftheSPD,including:WestWayCommunityConcern,North Hinksey Parish Council, Cumnor Parish Council,BotleyBaptistChurch,St.PeterandSt.PaulChurchandlandowners.

• PresentationtoNorthHinkseyParishCouncilon21May2015.

• Aworkshopwithlocalorganisationsonthe2June2015todevelopthevisionanddesignprinciples .

• PresentationtotheWestWayConcerneventon22June2015.

• Aworkshopwithlocalorganisationson28July2015todiscusstheviabilityanalysisforthe study area.

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

1.3.3 The formal statutory public consultationwasundertakenforafiveweekperiodbetween21August2015tothe25September2015.Thisstageofconsultationsoughttocaptureawideraudiencefromacross the community as part of the Vale’s commitment to undertake a statutory public consultationonthedraftSPD.FurtherdetailsofthisstatutorystageofconsultationarecontainedwithintheConsultationReport(November2015)whichaccompaniestheBotley Centre SPD.

NOVEMBER 2015 4

CHAPTER 1 INTRODUCTION

BOTLEY CENTRE SPD

1.1 PURPOSE 1.2PLANNINGSTATUS 1.3 CONSULTATION

NOVEMBER 2015 5


BOTLEY CENTRE SPD

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

WEST WAY

A 34

ARTHRAY ROAD

ELMS ROAD

POPLAR ROAD

NOVEMBER 2015 6


BOTLEY CENTRE SPD

1.4.1 The Botley Centre site study area is situatedwithintheValeofWhiteHorseandformsaLocalServiceCentrefortheValeandOxfordfringearea,approximately2kmwestof the City of Oxford. Botley Centre is the area containedwithintheredlineboundaryinFigure2.

1.4.2 The three hectare site study area comprisesarangeofretail,residential,officeandcommunityusesincludingtheWestWayShoppingCentre,twosupermarkets,offices,communityhalls,alibrary,BotleyBaptistChurch, the Church of St. Peter and St. Paul, Elms Parade, three public car parks, a post office,banks,cafesandrestaurants,care home day centre and sheltered housing.

1.4.3 Thesouthernandwesternboundariesof the site study areaareborderedbytwostoreyresidentialpropertiessetwithinmediumsizedgardens.Thenorthwestofthesite study areaisborderedbytheWestWaywithBotleyPrimary School and Seacourt Bridge Public House on the northern side of the road. To the eastofthestudyarealiesWestminsterWay,andthe raised A34 Oxford bypass and the Botley interchange.

1.4.4 FurthertotheeasttheWestWayextendsintoBotleyRoadandprovidesdirect access to Oxford City Centre. In close proximity to the site study area, Botley Road accommodates a range of uses including SeacourtTowerbusinessesandSeacourtRetailPark.

Figure 2 Botley Centre Site Study Area Boundary

STUDY AREA

EXISTINGBUILDINGS

WESTWA

Y

WESTM

INSTERWAY

ARTHRAY ROAD

A34

Vale House & FieldHouseday centre and sheltered housing

WestwayHouse

WestwayCentre

BaptistChurch

Elms Parade

St. Peter & Paul’s Church

Library

OfficeCourt

Seacourt Hall

1.4 THE STUDY AREA

0 50 100 150 m

GREENSPACE

EXISTINGTREESWITHINTHE SITE

NOVEMBER 2015 7


BOTLEY CENTRE SPD

Figure 3 Mature Site Trees

Figure 7 West Way Centre & West Way House

Figure 4 Elms Parade Car Park

Figure 8 Elms Parade Rear Elevation

Figure 5 St. Peter & St. Paul Church

Figure 9 West Way House

Figure 6 Elms Parade Frontage

Figure 10 West Way Centre

2

BOTLEY CONTEXT

CHAPTER 2 BOTLEY CONTEXT

NOVEMBER 2015 BOTLEY CENTRE SPD 9

2.1.1 Botley Centre is situated in the north east of the Vale. Botley is designated as one ofthefivemainLocalServiceCentresintheVale’s Local Plan 2011(July,2006),alongwithAbingdon,Faringdon,GroveandWantage.IntermsofretailprovisionBotleyisdesignatedas a Local Shopping Centre, second in the retail hierarchytothedesignatedTownCentres,theclosestofwhichisAbingdonapproximately8km to the south.

2.1.2 BotleyCentreservesanumberofsmallersettlementsacrosstheVale,includingNorthHinksey,Cumnor,Wytham,Farmoor,AppletonandEaton,andprovidesagoodleveloflocalfacilities,servicesandemploymenttothis catchment.

2.1.3 Botley Centre is located approximately 2km eastwest of Oxford City Centre.BotleyiswellconnectedbyroadlinksregionallyandacrossthecountryviatheadjacentA420,A34andtheM4tothesouthandtheM40tothenorth.OxfordRailwayStationislocatedasevenminutebusjourneyfromBotleyCentreandprovidesdirecttrainlinkstoLondon,Hereford,Worcester,Reading,Bicester,Manchester,NewcastleandBirmingham, and also enables accessible rail connectionstoallmajorcitiesacrossEngland,WalesandScotland.

2.1REGIONALCONTEXT

2.1.4 InparalleltoBotleyCentre’sfunctionasaLocalServiceCentrewithintheVale,italsofunctionsasacentreontheoutskirtsofOxfordCityCentre(RetailandTownCentreStudy;March2013).Inthisregard,ahighlevelof Botley’s retail and leisure demand is being met in Oxford City Centre.

2.1.5 Botley’spositionintheregionalandlocalcontextpresentsopportunitiestocapitaliseonconnectionstosurroundingcentres, to retain and encourage commerce to supportlocaleconomicgrowth,andimprovefacilitiesandservicestomeettheneedsoftheexistingandfuturecommunity.Inachievingthis, it is important that a careful balance is struckbetweentheprovisionofimprovedandexpanded retail and leisure uses and Botley’s roleasaLocalServiceCentre.

Figure 11 Regional Context

Oxford City

MainSettlements

BotleyLocalServiceCentre

Oxford Suburban Centres

SmallerSettlements

A Roads

Motorways

RailConnections


NOVEMBER 2015 BOTLEY CENTRE SPD10

2.2EXISTINGBASELINE

2.2.1 The SPD is underpinned by a thoroughunderstandingoftheexistingphysical,socialandeconomicpositionof Botley Centre. This ensures the SPD is asrelevantandrealisticaspossible.Thisunderstanding has been informed through sitevisits,anurbandesignanalysis,atransportandmovementanalysis,areviewofthesurroundingdevelopmentcontextandviability,andacomprehensivereviewofbaselineinformation,includingcensusdata,InterdepartmentalBusinessRegister(IDBR),environmentalrecords,basemappingdataandstatutory records.

2.2.2 Thissectionprovidesanoverviewof the key messages to emerge from the baseline analysis undertaken in preparing the SPD and Sustainability Appraisal. The baseline analysis has also been informed by a transport andmovementanalysis,andareviewofthesurroundingdevelopmentcontextandviability.

Socio-Economic

2.2.4 Botley and the surrounding area are experiencingpopulationgrowth.ThelocalpopulationoftheBotleyCore Areagrewby4.5percentfrom10,849to11,341between2001and2011,whichiscomparabletothepopulationgrowthintheVale(Census,2001&2011).Thecharacteristicsare:

•An age structure of the Botley Core Area similartothatoftheVale(Census,2011).

• Ahighlevelofeducationalattainmentwith50.7percentoftheBotleyCatchmentAreapopulationhavingattainedaLevel4qualificationorabove(i.e.ordinaryorhigherdegrees, higher diplomas and professional qualifications),comparedto37.2percentfortheVale(Census,2011).

• AsimilarlevelofpopulationwithalongtermhealthproblemordisabilitytotheValeat10percent(Census,2011).

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

2.2.5 Botleybenefitsfromastrongeconomy,supportedbyaneconomicallyactiveworkforceandawiderangeofbusinesses.Thisconsistsofthefollowingkeycharacteristics:

• AstablelevelofactivebusinessesoverthepastfiveyearsintheBotleyCoreArea(IDBR,2010-2014).

• In the Botley Core Area 86 per cent of businessesaredefinedasmicrobusinesseswithnineorlessemployeesin2014(IDBR,2014).

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

• ThepopulationcontainsahighlyskilledworkforcewithahigherthanaverageproportionofmanagersandprofessionalsthantheVale(Census,2011).

• Lowlevelofunemploymentat2percentcompared to 2.5 per cent for the Vale and 3.4percentforthewiderSouthEastregion,indicatingBotley’spositivecontributiontotheVale’srankingwithinthetop10percentinthecountryintheUKCompetitivenessIndex(Census,2011).

Historic Environment

2.2.6 ThedevelopmentofBotleysuburbbeganintheearly20thCenturywithfurtherexpansioninthemid20th Century.

2.2.7 There are no listed buildings, scheduled monumentsorhistoricparksandgardenswithinthestudyarea.TherearealsonoConservationAreaswithinorneartheareaSPD site. Elms Parade(1937),St.PeterandSt.Paul’sChurch(1958)andSeacourtBridgePublicHouse(1936)arewithinoradjacent to the study area and areconsideredtocontributetotheidentityandcharacter of Botley.

2.2.3 Toprovideanindicationofthesocio-economiccharacteristicsofBotley,censusdatawascollectedforthetwowardswithinwhichBotley is located being the North Hinksey and WythamWardandtheAppletonandCumnorWard.ForeaseofreferencewerefertothisareaastheBotleyAreainthefollowingtext.As a comparison and to broadly align to the areacoveredbytheWestWayDevelopmentSurvey(June,2015)undertakenbyWestWayCommunity Concern, an area referenced as theBotleyCatchmentAreawhichincludestheNorthHinkseyandWythamWard,theAppletonandCumnorWard,andOxfordCityCouncil’sJerichoandOsneyWardhasalsobeen considered.

Botley Core Area

Botley Catchment Area

Botley Centre Study Area

Figure 12 Botley Core Area and Botley Catchment Area



0 50 100 150 m

A-Road(A34) Vehicular and pedestrian linkwithinthestudy areaPedestrianlinkwithinthestudy areaVehicular entrance to the study area

Primaryroad(B4044)

Secondary road

TertiaryroadStudy area

Connectivity

2.2.8 The site study areaiswellconnected to the local and strategic roadnetwork,withtheA34trunkroadtotheeastprovidinggood,ifsometimescongested,accessbetweentheM4tothesouthandtheM40tothenorth.TheB4044WestWayactsasaprimaryvehicularrouteofferingconnectionstothewiderareaincluding Oxford City Centre.

2.2.9 AlthoughthereisnorailwaystationintheBotleyarea,OxfordStationiswalkablefromBotleyofferingregionalandnationalrailconnections.BotleyalsobenefitsfromgoodbusconnectionswithbusstopslocatedalongWestWayandWestminsterWay.TheseofferaccesstoAbingdon,Carterton,Oxford,Swindon,WantageandWitney.InadditionopportunitiesforaBusRapidTransitrouteconnectingBotleytoOxfordaresetoutinConnectingOxfordshire:LocalTransportPlan2015-2031andtheOxfordTransportStrategyadoptedSeptember2015.

2.2.10 Pedestrianroutesthroughthestudyareagenerallylacknaturalsurveillanceandarenotwellusedbeyondworkinghours, leading to personal security concerns andattractinganti-socialbehaviour.

2.2.11 Thepopulationofthewider Botley Core Area places considerable reliance oncarusewith35percentofhouseholdsowningonecar/vanand55percentofhouseholdsowningtwoormorecars,whichiscomparabletocarownershipwithintheVale(Census,2011).

2.2.12 The site frontages of the study areaarevehicledominatedandpresentagenerallyunfriendlypedestrianenvironmentwiththewideWestWaycarriageway,largecar park, fenced footpaths, pedestrian guardrailingandelevatedA34roadincloseproximity. In general access is circuitous and ofvariablequality.TheWestWayjunctionsaresubjecttocongestionatpeaktimesbutgenerallyoperatesatisfactorily.

2.2.13 CyclistshavethebenefitofsharedbuslaneuseeastboundonWestWay,though a short length of cycle lane is their onlyprovisionwestwards.Thiseast-westaxisoffersaccesstomostofOxfordcitycentrewithin10minutescycleride.TheBotleyCentreisalsothereforeanattractivepropositionforsustainableaccessonfootandcyclefromthesurroundingresidentialhinterland.

Figure 13 Transport and Access PlanPublic car park

Pedestrian crossing

Buslanesharedwithcycleuse

Bus stop

Privatecarpark

Servicing

Bus lane



2.2EXISTINGBASELINESetting

2.2.14 The site study area predominantly consistsofdevelopedlandorhardstanding,howeverthereareanumberofmaturetreesand fragmented open green spaces.

2.2.15 Botley Centre is surrounded by Oxford GreenBeltwithareasofancientwoodland,includingMarleyWood,CammoorCopseand Higgins’s Copse, located to the north and north-west.TheseareasprovideahighqualitylandscapesettingtoBotley.

2.2.16 Thereareseveralprotectednatureconservationsitesincloseproximitytothesite study area,twoSitesofSpecialScientificInterest(SSSIs)intheVale(WythamWoods650mnorthandHurstHill1.6kmsoutheast)and theOxfordMeadowsSSSIinOxford(1.7kmnortheast)whichisalsoaSpecialAreaforConservation,partofwhichincludesPortMeadowwithWolvercoteCommonandGreenSSSI. TheHutchcombeCopseLocalWildlifeSiteisalsoincloseproximity(450msouth).Thesedesignatedareasarerichinbiodiversityandare of ecological importance.

2.2.17 The majority of the site study area is locatedatapproximately65mAboveOrdnanceDatum(AOD),withgroundlevelsrisingtoover100mAODinMarleyWoodtothenorthandCumnor Hill and Harcourt Hill in the south. This variationintopographymeansthestudyareaispartiallyvisiblefromanumberofelevatedlongrangeviews.Theseviewshavebeenselectedprimarilyduetotheirpotentialsensitivitytochangewithredevelopment, taking into

considerationthenatureoftheview,theconditionoftheexistingviewandthepotentialnumberofviewers.

2.2.18 The site study area is prominent in localstreetscapeviews,particularlythosefromtheWestWay,theA34andsurroundingresidentialstreetstothesouthandeastanditwillalsobeimportanttocarefullyconsidertheimpactonlocalviews.

2.2.19 Due to the proximity of Oxford City Centre,itisalsoimportanttoconsiderviewsfromover Oxford City Centre, including the viewconefromSouthParkinwhichSeaCourtTowerappearsinthebackground(OxfordCityCouncil,AssessmentoftheOxfordViewCones,2015).

2.2.20 Thesite study areadoesnotliewithinfloodzone2or3asdefinedintheEnvironmentAgency’sFloodMapForPlanning(RiversandSea,2015)buthasexperiencedsurfacefloodinginthepastduetoextremeweatherconditions.

2.2.21 TherearetwoAirQualityManagementAreas(AQMA)incloseproximityto the site study area.Thefirstisapproximately260msoutheast,neartheA34duetotrafficemissions.ThesecondisablanketAQMAcoveringtheentireOxfordCityarea,approximately300meastofthestudyarea.

2.2.22 There is a moderately high baseline noise levelenvironment in the study area, specificallyinrelationtotheareasincloseproximitytotheA34andWestWay.

Figure 14 Topography and Views Plan

Indicativeviewingarea

Study Area

70

70

80

90

100

80

65

HARCOURT HILL

CUMNOR HILL

MARLEY WOOD

OXFORD

80 metresAboveOrdnanceDatum(AOD)

110

90

100



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

Figure 16 View north from Crabtree Road (Harcourt Hill)

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

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

Study Area

Study Area

Study Area



Building Quality and Heights

2.2.23 PiecemealdevelopmenthasledtoavariedandgenerallylowqualityenvironmentacrosstheSPDarea,consistingofamixofarchitecturalstylesandpoorrelationshipsbetweenbuildingsandpublicspaces. Much of the site study areaisinwardfacing,withapoorqualitypublicrealmandahighproportionof dead spaces and surface car parking.

2.2.24 Manyofthebuildings,includingtheWestWayShoppingCentreandHinkseyCourt,haveagedinrecentyearsandareinneedofredevelopmentorrefurbishmenttomeetexistingandfuturecommunityneeds.However,therearealsoanumberofbuildingswhichplayaroleindefiningthecharacterandidentityofBotley,includingElm’sParade,St.Peterand St. Paul Church and the Seacourt Bridge Public HouselocatedonthenorthernsideoftheWestWay.

2.2.25 Theexistingbuildingson site in the study areavaryinscale,withElmsCourtandWestWayHousestandingat17 metres and20metresrespectively. The majority of the rest of the study area variesbetweenfourtoeightmetres.

2.2.26 The surrounding area consists of mainly residentialdevelopment,rangingbetweenfourtoeightmetres,howeverthereareacollectionof commercial buildings to the north east of the site,whicharetallerwithSeacourtTowerrisingtoapproximately55metresabovegroundlevel.

Figure 18 Building Heights Plan

>16.0m

≥10-16.0m

≥8.0-10.0m

0-4.0m

Study area

≥4.0-8.0m

0 50 100 150 m

2.2EXISTINGBASELINE



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



Main busy road

Elevatedmainbusyroad(A34)

Poor frontage

Poorqualityexistingbuildings

Riskofsurfacewaterflooding

Residentialstreet

Residentialgardens

Back of Elms Parade

Poor quality pedestrian routes

Poor quality streetscape

Study area Figure 23 Issues Diagram

Poor quality pedestrian crossing

NarrowStreet

Issues

2.3.1 The urban design analysis has identifiedthefollowingmainissuesfacingthefuturedevelopmentofBotley:

• Piecemealdevelopmenthascreatedadisjointedenvironmentdominatedbycarparks, poor pedestrian routes and dead spaces.

• Theexistingbuildingsinthesite study area are generallyoflowarchitecturalqualityandhaveapoorrelationshipwiththeirsurroundings,lackingactivefrontages.

• Pedestrian routes are of poor quality and sufferfromalackofactivefrontagesandnaturalsurveillance.

• Circuitousvehicleroutesandmultiplesurfacecarparkscontributetoavehicledominatedenvironmentwithinthesite study area.

• TheelevatedA34roadformsavisualandphysicalbarriertotheeast,whichnegativelyeffectsthecharacteroftheWestminsterWayStreetscape.

• TheA34andWestWayareasourceofnoiseand airpollution.

•WestWaytothenorthisawide,busyroadwhichinhibitssafepedestrianmovementandresultsinseverancetothenorth.

• The existingsite Botley CentreispartiallyvisiblefromsurroundinghillsandOxfordandanyredevelopmentwillneedtoconsiderthepotentialforimpactsontheseviews.

• Limitedretailofferandlackofcafes,restaurantsandaneveningeconomy.

• ThepositionofElmsParadeon the site creates alargeinactivefacadefacingthecentreofthesite.

• TheleveldifferencebetweenSt.PeterandStPaulsChurchandtheexistingsurfacecarparkformsabarriertopedestrianmovement.

• Lowrisesurroundingresidentialdevelopmentrequiressensitivetreatmentofboundaries.

• There is a lack of public open space.

Differenceinlevel

0 50 100m

2.3 ISSUES AND OPPORTUNITIES



Figure 24 Opportunities Diagram

0 50 100mOpportunities

2.3.2 The urban design analysis has identifiedthefollowingmainopportunitiesforthefuturedevelopmentofBotley:

• Previouslydevelopedlandprovidesanopportunity to re-use land in a more efficientandsustainableway.

• The site study areaisasevenminutebusjourneyfromOxfordtrainstation,whichoffersawidevarietyoftransportservicesand links.

• TheexistingElmsParadeandSt.PeterandSt.PaulsChurchcontributetotheidentityand character of Botley.

• There is a mix of uses on site in Botley Centre, including a range of community facilitiesandbusinesses,howeverthereisanopportunitytoimprovethediversityofusesandextendactivityintotheevening.

•Opportunity to retain and enhance the activeretailfrontagealongtheWestWay.

• Theexistingmaturetreeson siteprovidesoftlandscapeelementsandcontributetotheattractivenessofthesite study area.

SCHOOL

• The east of the site study area is a suitable locationforincreasedbuildingheightsduetoitslocationonalargeopenjunctionandthe adjacent A34.

• The size of the site study area is of a significant scale whichcanto help the deliveryofregenerationprinciples.

• Improvepermeabilitythroughthesite study area,andprovidepedestrianandcyclelinkswhichfollowdesirelinesandaresupportedbyactivefrontages.

• Createnewandimprovedpublicspacesacross the site study area,creatingamoreusableandattractiveenvironment.

• Createahighqualitybuiltenvironmentthroughcomprehensivedevelopment.

• ImprovepedestrianenvironmentandcrossingsontheWestWaytoreduceseveranceandcardominance.

Largeareaforpotentialre-development

Opportunity for landmark building

Vehicular routes

Buildingscontributingtotheidentityandcharacter of Botley

Existingmaturetrees

Existingbusstop

Potentialtocreatenewfrontagesalongexistingroutes

Create pedestrian permeability through the site

Potentialforpublicrealmimprovements

Study area Opportunity for increasing heights



2.4PLANNINGCONTEXT

2.4.1 Thepolicyreviewprovidesahigh-leveloverviewofthekeypolicythemeswhichinformtheBotleyCentreSPD.ThereviewdoesnotformanexhaustivecatalogueofpoliciesbutfocusesonthemesmostrelevanttothedevelopmentofBotleyCentre.

Adopted Planning Policy Framework

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

2.4.3 The Vale’s Local Plan is supported byanumberofSPDs,whichprovidefurtherguidance on policies contained in the Local Plan.OfparticularrelevancetotheSPDaretheDesignGuideSPD(March,2015)andtheSustainableDesignandConstructionSPD(December,2009).

Supporting Growth

2.4.4 Paragraph18oftheNPPFhighlightstheGovernment’scommitmenttoensuringeconomicgrowthinordertocreatejobsandprosperity and tackle the challenges of climate changeandglobalcompetition.

2.4.5 SavedPolicyGS1DevelopmentsinExistingSettlementsestablishesthespatialstrategyfordevelopmentacrosstheValeanddesignatesBotleyLocalServiceCentreasoneofthefivemainsettlementsinwhichtoconcentratedevelopmentandcontributetothegrowthoftheVale.

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

2.4.6 TheNPPFrecognisestowncentresare at the heart of the community and their developmentshouldsupporttheviabilityandvitalityofsurroundingcommunities.TheNPPFidentifiestheimportantrolearangeofusesplayincontributingtowardstowncentres and states sites should be allocated tomeetthedevelopmentneeded,includingretail,leisure,commercial,office,tourism,cultural,communityandresidentialandpromotecompetitivetowncentresthatprovidecustomerchoiceandadiverseretailoffer,whichreflectindividuality.

2.4.7 Inordertopromotecompetitivetowncentreslocalplanningpolicyshouldidentifyprimaryshoppingareas.SavedPolicyS1HierarchyofRetailProvision,setsoutastrategyforlocatingretaildevelopmentacrosstheVale.The allocated Local Shopping Centre at Botley comprisesofWestWayShoppingCentre,ElmsParade,WestWayHouse,theLibrary,SeacourtHallandtheofficecourtandsurroundingpublic car parks. Botley is designated as a Local Shopping Centre, second in the retail hierarchy tothedesignatedTownCentres,theclosestofwhichbeingAbingdon.

2.4.8 SavedPolicyL6:MajorCommercialLeisureFacilitiesandT1:TourismidentifyBotleyCentreasasuitablelocationforhotelandcinemadevelopment.

2.4.9 SavedPolicyE2Economy:BotleyAreaseekstoconcentratebusinessdevelopmentinthe Cumnor Hill and Minns Business Park areas ofBotley.However,paragraph23oftheNPPFandSavedPolicyGS1DevelopmentsinExistingSettlementsrecognisesthebenefitsoflocatingofficeandemploymentusesintowncentrelocations,toimproveviabilityandreducetheneedtotravel.SavedPolicyS12identifiesthe allocated Local Shopping Centre Botley Centre asasuitablelocationforofficedevelopmentonupperfloors.

Botley: a Place to Live

2.4.10 SavedPolicyH10DevelopmentintheFiveMainSettlementsrecognisesBotleywillcontributetodeliveringtheVale’shousingneed,subjecttowardstheretentionoffacilitiesimportant to the local community, including areasofinformalopenspace;efficientuseofland;andalayout,massanddesignwhichwouldnotharmthecharacterofthelocalarea.

2.4.11 SavedPolicyH16SizeofDwellingandLifetimeHomesseekstoprovideavarietyofdwellingsizestenuresandtypesthatwillmeettheneedsofexistingandfutureresidentsandrequires50percentofnewdwellingstohavetwobedroomsorless,insitessuchas Botley Centre. However, Paragraph 173 oftheNPPF(March,2012)statespolicyrequirementsshouldnotthreatentheviabilityofdevelopment.Onthisbasisanalternativehousingmix,supportedbyarobustviabilityappraisal could be considered.

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

2.4.13 SavedPolicyH19:HousingtoMeet

Emerging Planning Policy paragraphs 2.4.25 - 2.4.49 deleted



theNeedsoftheElderlyandotherDefinedGroups,identifiestheBotleyCentreasasuitablelocationforelderly, disabled and studentaccommodation, amongst other groups.FurthermoretheNPPGclarifiesstudenthousing contributes to local housing need, basedontheamountofaccommodationitreleases in the housing market.

Supporting a Healthy Community

2.4.14 SavedPolicyDC8InfrastructureandServicesseekstoensurenewdevelopmentprovidesthenecessaryphysicalandsocialinfrastructuretomeettheneedsofexistingandfuturecommunities,throughonsiteprovisionoranappropriatefinancialcontribution.Inordertoachievethis,SavedPolicyCF1ProtectionofExistingServicesandFacilitiesresiststhelossofcommunityfacilitiesandseeks to encourage their enhancement unlessalternativeprovisionexistsorismadeavailableelsewhere.Furthermore,SavedPolicyCF2ProvisionofNewCommunityServicesandFacilitiesstatesthatprovisionofnewcommunityfacilitiesandserviceswillbepermittedwheretheymaximiseaccessanddonothaveanadverseeffectontheexistingcharacter and scale of the area.

Movement, Access and Parking

2.4.15 TheNPPFstatesthepresumptioninfavourofsustainabledevelopmentandtheactivemanagementofgrowthpatternssuch

thatthefullestusemaybemadeoflocationsintermsofwalking,cyclingandpublictransport,maximisingaccesstosustainabletraveloptionsandminimisingtheneedforprivatevehiclesand major transport infrastructure.

2.4.16 The Oxfordshire County Council Local TransportPlan,2011–2030supportsthesustainabletransportimperativealongwiththeobjectiveofsupportingthelocaleconomy,accesstojobsandservicesandreducingtheenvironmentalimpactoftransport.

2.4.17 SavedPolicyTR5NationalCycleNetworkprotectstheexistingfootpathandcyclenetworkfromanydevelopmentproposals that may compromise their use and effectivenessunlessalternativeequivalentprovisioncanbemade.SavedPolicyTR6PublicCarParkinginMainSettlementsresiststhelossof public car parking should it be considered toadverselyimpactthecentre’svitalityandviability.

2.4.18 Thisindicatestheneedtosensitivelybalancetheprovisionandpromotionofsustainabletransportmodeswithsufficientparkingsupplyinprovidingcomprehensivesiteaccessibility.

Design and Heritage

2.4.19 Paragraph56oftheNPPFplacesgreat importance on the design of the built environmentandstatesgooddesignisa

keyaspectofsustainabledevelopment,isindivisiblefromgoodplanningandshouldcontributepositivelytomakingplacesforpeople.SavedPolicyDC1Designseekstoensure proposals are of an appropriate layout, scale, mass, height, detailing and materials that donotadverselyimpactthecharacterandlocaldistinctivenessofthesurroundingarea.ThisissupportedbytheDesignGuideSPDwhichsetsoutclearprinciplesbasedonbestpracticeinorder to encourage a design-led approach to developmentandachievehighqualitydesign.

2.4.20 TallerbuildingscouldsupportthegrowthofBotleyCentre.Welldesignedtallerbuildings can create landmarks and help to optimisethesite study areabyachievinghigherdensities.TheLocalPlanseekstoensurebuildings are of an appropriate height and scale tothesiteandsurroundingarea(PolicyDC1).

2.4.21 BotleyCentreisnotincludedwithinanydesignatedviewsintheVale’sLocalPlanalthoughitisvisibleinthebackgroundoftheOxfordCityCouncilSouthParkViewConeidentifiedinOxfordCityCouncil,AssessmentoftheOxfordViewCones,2015.Duetothelocationofthesite study area and the surrounding topography, the site study area is alsopartiallyvisibleinanumberofviewswhichareconsideredtobesensitivetochangeasaresultoftheredevelopmentofthesite study area.

2.4.22 WhilstBotleyCentreisnotlocatedwithinaconservationareaanddoesnotinclude any listed buildings, Elms Parade and St. Peter and Pauls Church are considered to contribute to the built heritage and character of Botley.

Natural Environment and Open Spaces

2.4.23 Botley Centre does not include any protecteddesignations.However,thereareseveralprotectednatureconservationsiteswithin2kmofBotleyCentre,twoSitesofSpecialScientificInterest(SSSIs)includingtwointheVale(WythamWoods650mnorthandHurstHill1.6kmsoutheast)andaSpecialAreaforConservation,whichembodiesaSSSIinOxford(OxfordMeadows1.7kmnortheast).Thesedesignatedassetsarerichinbiodiversityandecologicalimportanceandconsiderationshouldbegiventotheirconservationandenhancement, bearing in mind the distance and potentialforimpact.

2.4.24 SavedPolicyH23seekstodeliveradequateprovisionofsuitableopenspace,includingoutdoorplayandinformalrecreationspaceinnewhousingdevelopment.Theamountandtypeofprovisionwilldependon the nature and the scale of the scheme, althoughdevelopmentswillusuallyberequiredtoprovide15percentoftheresidentialarea laid out as public open space, along withsuitablearrangementsforitsfuturemanagement and maintenance.

3

LOCALVISION&OBJECTIVES

CHAPTER 3 LOCAL VISION & OBJECTIVES

NOVEMBER 2015 21BOTLEY CENTRE SPD

3.1 LOCAL VISION FORBOTLEYCENTRE

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

grow old.• A safe and attractive place.’

3.1.1 WestWayCommunityConcernhavepreparedtheirownvisionforBotleyCentre.ThecommunityaspirationsreflectedintheWestWayCommunityConcernvisionhaveinformed the Local Vision for the SPD Botley Centresetoutabove.

Figure 25 Vision Sketch, view from north

CHAPTER 3 LOCAL VISION & OBJECTIVES

NOVEMBER 201522 BOTLEY CENTRE SPD

3.2OBJECTIVES

02. Respect the Character and Identity Of Botley

03. A Distinctive Place

04. Appropriate Scale & Massing

05. Strengthen the Retail Centre

06. Transforming the Public Realm

07. Improve Access, Permeability and Parking

08. Enhance Community Facilities

09. A Vibrant Mix Of Uses

Providean expanded anddiverserangeofland uses that meet the needs of people of all agesfromtheexistingandfuturecommunity.

RecogniseandreflecttheexistingcharacterofBotley,andwherepossiblebetterintegratebuildingswhichcontributetothearea’sidentity,suchasElmsParadeandSt.Peterand St. Paul Church. The character and appearanceofnewdevelopmentshouldreferencetheexistinglocalvernacular,whilstnotlimitinghighqualitycontemporarydesign.

Encouragedevelopmentofthehighestarchitecturalqualitycreatingbuildings,spacesandstreetswhichmeetpeople’sneedsandincludedistinctivelandmarksandgatewaysforBotleyCentre.

Developmentshouldrelatetothescaleandmassingoftheareaandcreateavariedandintegratedroofscape,whichcontributespositivelytothevisualamenity.

Improvetheretailofferbycreatingretailcircuits that incorporate a range of unit sizes,avarietyofretailtypesincludingcafes/restaurantsandpromoteaneveningeconomy.

Createanattractiveunifiedpublicrealmwitharangeofsocialspacesforavarietyofactivitiesandprovidefriendly,activeandsaferoutes and streets.

Createahighlypermeablearea,whichencouragespedestrianmovement,improvesaccess to and from the study area and providesappropriatelevelsofcarparking.

Rationaliseandenhancecommunityfacilitiesacrossthestudyareatobetterservetheneedsoftheexistingandfuturecommunity.

01. A Deliverable Improvements Regeneration SchemeAdopt a comprehensivepragmatic approach toredevelopment,whichencouragestheeffectiveuseoflandandanappropriatebalanceoflandusesthatdeliversmaximumcommunitybenefitandensuresaviableanddeliverabledevelopmentscheme.

3.2.1 Thevisionisunderpinnedbynineoverarchingobjectives,whichseektoaddressissues,embraceopportunitiesanddeliverthevisionforBotleyCentre.

a place to growold

a place to

meet

a place to do

business

a place to

shop and eat

a safe and attractive

place

A vibrant mix of uses

BOTLEY CENTRE

Respect character

and identity

A distinctive place

Appropriate scale and massing

Strengthen the retail

centreTransforming

the public realm

Improving access,

permeability, parking

Enhance community

facilities

Deliverable improvements

4

DEVELOPMENT PRINCIPLES

CHAPTER 4 DEVELOPMENT PRINCIPLES


4.1BotleyLocalServiceCentre4.1.1Developmentshouldsupport

Botley’sroleasaLocalServiceCentrewithintheValeandasanimportantlocationtoaccommodate growth concentratedevelopment withinthecontextoftheValeandOxford. This will couldbeachievedbyprovidingthroughtheprovision of improvedfacilitiesandservices,anupgradedenvironmenttomeettheneedsoftheexistingandfuturecommunities,andattractpeopletosupportaviableandsuccessfuldevelopment.

4.1.2 Provideacomprehensivemixedusedevelopment. Based on adopted planning policy, an assessment of viablelanduses,transportimpactsandcommunityaspirations,a the mix of land uses whichmaybeappropriatecouldinclude:• a range of retail units including

food stores;• businessandofficespaces;• a hotel; • avarietyofresidentialunits,includingon-siteaffordablehousing;

• studentaccommodation;• accommodationforolderpeople

a care home;• a nursery; • anewcommunityhubincluding

for example a library;

• leisure uses such as a cinema; • cafes and restaurants; and• placesofworship.

4.1.3 Focuslanduseswithhigherlevelsofactivityin terms of numbers ofpeoplevisitingandmovingthrough the area, such as retail, leisure, cafes and restaurants in the east of the study area, in linewiththeroleoftheexistingallocated Local Shopping Centre. Moreprivateloweractivitylanduseswhichattractfewervisitors,suchasresidentialandcommunityuses, should be located such as leisure and retail, in the east of thesite,withagradualtransitiontoloweractivitylanduses,suchasresidentialandcommunityuses inthewestofthestudyarea,asillustrated on the adjacent diagram.

4.1.4Thenatureoftheexistingbuildingswithintheeasternpartofthestudyareaandtheanticipatedhigheractivitylandusesaresuchthat a piecemeal approach to developmentisunlikelytorealisethevision.However,thewesternpart of the study area is not a priorityforredevelopment,andanyfuturedevelopmentshouldjustifyanylossoffacilitieswithinFieldHouse.

Figure 28 Activity Diagram

WestW

ay

Westm

insterWay

A34

Arthray Road

study area

mainactivityzone loweractivityzone

loweractivityzonewithactivefrontage

0 50 100m

Policy S12 Local Shopping Centre



Inordertocreateawelcomingpublicrealm,theoverallapproachtomovementwillmaximiseattractiveroutesthroughthesiteforpedestrianandcycleaccess,whilstlimitingvehicleaccesstocarparkingandserviceareasonly.

4.2.1 Pedestrian permeability across the site study areashouldbeimprovedthroughclearlydefinednorth/southandeast/westroutesenhancingconnectionsbetweenWestWay,WestminsterWayandArthrayRoad.

4.2.2 Thelayoutofdevelopmentshouldencouragemovementalongkeyretailroutesbycreatingcircuitsthroughstrategicallylocatinganchoruses,carparksand bus stops.

4.2.3 Reducetheexistingnorth-southseveranceacrossWestWay,throughremovalof the staggered ‘sheep pen’ crossing improvementstopedestriancrossings and removalofstreetclutter.

4.2.4 Encourageuseoftheexistinglocalcycleroutes,notablyNationalCycleRoute57.ImprovementtothecycleenvironmentonWestWayshouldbeconsideredintermsofmaximisingeast-westcyclistprovisionwhetherthroughcontinueduseofthesharedbuslane(eastbound)onthenorthernsideofWestWay,orthediscontinuouscyclelane(westbound)onthe south side.

4.2.5 Bus access and use should be encouraged through the alignment of pedestrian routesthroughthearea,withbusstop

locationsonWestWayandWestminsterWayfacilitatingappropriateandconvenientroadcrossings.

4.2.6OpportunitiesshouldbesoughttoimprovethequalityofbusstopfacilitiesonWestminsterWayandoptimisebusstoplocationinrelationtothedevelopmentrelateduseandthewiderresidentialarea.

4.2.7 Developmentshouldrespondtotheconstraintsofthelocalroadnetwork,including complementary land uses and themaximisationofsustainabletravelmodes. Usesshouldseektomitigatetrafficmovementpeakswhereverpossible. Thetrafficandtransportimpactsofthedevelopmentproposalswillneedtoberobustlyassessedandmitigationreviewed.ThescopeofthisworktobeagreedwithOxfordshireCountyCouncilasHighway’sAuthorityinconsultationwithHighwaysEnglandwhereappropriate.

4.2.8 Proposalsforvehicleaccessshouldseektominimiseaccesspointswiththenumberand scale similar to those presently in use.Wherepossible,effortsshouldbemadetoimproveroadcrossingconditionsforpedestriansandcyclistsinrelationtomovementgeneratedfromandthroughthe study area.

4.2.9 Generaltraffic Vehicle access to car parking andserviceareasshouldbeviaWestWayandWestminsterWaywithArthrayRoadprovidingaccessforlowlevelresidentialaccesstrafficonly.

study area

improvedpedestrianandcycleexperience

improvedpavements

improvedpedestriancrossings,trafficslowingdownmeasures

Space in front of the Elms Parade, potentiallocationforcycleparking

carparkingandservicing

Figure 29 Access Diagram

WestW

ay

Westm

insterWay A34

Arthray Road

5 mins drivingtoOxford

main pedestrian access to the study area

improvedprimarypermeabilityacross the study area

improvedbusstopsettings

improvedgateway

4.2 Access, Linkages and Legibility

vehicularaccess(leftin,leftout)

vehicularentranceandegress

0 50 100m



4.3.1 The opportunity exists toprovideaseriesofpublicopenspacesvariedincharacter to form the ‘heart’ of the development,thesecouldincludea commercially focused space and a community orientated space. These spaces could be designed to accommodatearangeofactivitiessuchasamarketandevents.

4.3.2 Aunifiedandcohesivedesignlanguageshould be applied throughout the publicrealmwithinthesite study area andextendingalongWestWayandWestminsterWay.

4.3.3 Any public open spaces and key routesshouldbedelineatedbyactivefrontagesandusesatgroundlevel,such as retail, restaurants, cafes, communityfacilities,andleisureandresidentialentrances.

4.3.4 Public open spaces should be supportedbyarangeofopportunitiesforformalandinformalseating,suchasoutdooreatingareasandbenches.

4.3.5 Public open spaces should be proportionedtobehumaninscaleandtakeintoconsiderationinternal and externalviewsandsolarorientationto avoidovershadowingofspaces.

4.3.6 Landscaping proposals should integrate retained buildings and enhance their settings.

4.3.7 A shared surface to the north of Elms Paradecouldprovideawelcomingpedestrianenvironment,whichretainsitsfunctionasalocalcarparkandimprovesthesettingofElmsParade.

4.3.8Developmentshouldretainexistingmaturetreeswherepossibleandenhance green infrastructure through anetincreaseintreesandplanting,and green landscape elements such as permeablepavingandgreenroofs.

4.3.9DevelopmentshouldincorporateSustainableUrbanDrainage(SUDs).

4.3.10Publicopenspaceshouldrelatewellto context including building height in order to form a sense of enclosure whilstretainingpermeability,asillustrated by the sketches on page 27.

WestW

ay

Westm

insterWay

A34

Arthray Road

Figure 30 Spaces Diagram

study area

high quality pedestrian linkages

residentialcourtyardsarea

streetscape and pedestrian crossingimprovements

social space

townsquare

existingmemorialgarden

potentialforlandscapedspacemixedwithfewcarparkingspaces

primary frontages

secondary frontages

4.3 Public Space and Streetscape

newfrontages

back gardens boundary

existingtrees

0 50 100m



4.3 Public Space and Streetscape

Figure 31 Enclosure Sketches

Figure 33 Landmark precedents deleted



study area

up to 8 storeys

up to 5 storeys

up to 4 storeys

up to 3 storeys

heights going up

streetscapeviews

viewsfromhighersurroundings

landmark

Figure 32 Scale and Massing Diagram

4.4.1Developmentshouldrespondtotheexistingscaleandmassingofthesite study area and surrounding area as stated in PrincipleDG51:ScaleoftheVale’sDesignGuide(March2015).Taller buildings are most appropriate in the east of the site, withlowerbuildingslocatedtothesouthandthewest.

4.4.2Aframeworkforheightsasshownonthe Scale and Massing Diagram has been establishedthroughconsiderationofurbandesignprinciples,townscapecontext,localviewsandcharacter,thesurroundingcontext,sensitivesiteboundariesandvisualgatewaystothestudyarea.Howeverthese heights are subject to the detailed buildingdesignsmeetingalloftherelevantDevelopmentPrinciplescontainedwithinSection4.4Density,ScaleandMassingandSection4.5DesignQualityandCharacterinordertoachievedevelopmentofthehighest quality.

4.4.3 The north east corner of the site study area should formprovidestheopportunityforavisuallandmarkthatsignalsarrival,invitespeople into the site study area and creates apositivefirstimpression.Thiscouldbeachievedthroughahighquality taller building, distinctivearchitecture, an open space or the use of public art.

4.4.4Thedensityofdevelopmentshouldbecarefullyconsideredandjustifiedtoavoid

WestW

ay

Westm

insterWay

A34

Arthray Road

4.4 Density, Scale and Massing

overdevelopmenton withinthe site study areawhichcouldresultinexcessivedemandsoninfrastructureandservices,and/orinappropriateimpactonlocalamenity, character and placemaking.

4.4.5Considerationshouldbegiventotheappearance of the site study area from surroundingsensitiveviews,including comprising closerangeviews,elevatedlongrangeviewsandthosefromOxfordCity CentreincludingtheviewconefromSouth Park. Developmentproposalswillberequired to be subject to a Visual Impact Assessmentinaccordancewithcurrentindustry guidelines.

4.4.6Developmentshouldincludeamixofbuilding forms, and buildings should break up massing,toavoidthecreationoflargeoroverbearingsinglevolumesandensureavariedandvisuallyinterestingroofscape.

4.4.7Scaleandmassingofdevelopmentshouldconsidereffectsonsurroundingdevelopment,specificallyovershadowingof public spaces, sunlight and daylight impacts, windmicro-climateand residentialamenity.

4.4.8BuildingsfrontingWestminsterWayshouldseektolimitthelevelofnoiseandairpollutionenteringthestudyareafromthe adjacent A34.

IfElmsParadeisredeveloped,buildingheightscouldextenduptofivestoreys.

0 50 100m



4.5.1DevelopmentshouldfollowthedesignapproachsetoutintheVale’sDesignGuide(March,2015)to ensure proposals respond to the surroundings andseektodeliversustainabledevelopment.

4.5.2 Buildingandpublicrealmmaterialsandfinishesshould be of the highest quality to create a cohesiveenvironmentandenhancetheexistingcharacterandidentityofBotley.

4.5.3 Elms Parade is considered to contribute to the characterandidentityofBotleyandshouldwherepossibleberetainedaspartoftheregenerationofBotley.Howeverthereisaneed toimprovetherelationshipbetweenthesouthernelevationofElmsParadeandtherestof the site study area,thiscouldbeachievedthroughanappropriateextensionincorporatingasouthfacingactivefrontage.

4.5.4 RefurbishmentworksorachangeofuseswithinofunitscontainedwithinElms Parade should be encouragedwherethey this will ensure the long termviabilityofthebuilding.

4.5.5 St Peter and St Paul Church is considered to contributetothecharacterandidentityofBotleyandshouldwherepossibleberetainedaspartoftheregenerationofBotley.Developmentshouldcarefullyconsidertheleveldifferencesandseektobetterintegratethebuildingintothesite surrounding area.

4.5.6 Thelayoutofdevelopmentandthedesignofbuildingsshouldbeflexibletoallowthemtobeadaptedtoaccommodatedifferentuseswhereappropriateandpracticable.

Figure 33 Character Diagram

Elms P

arade

St Peter a

nd

Paul’s ChurchWe

stWay

Westm

insterWay

A34

Arthray Road

Poplar Road

study area

existingbuildingcontributingtothecharacterandidentityof Botley

character area A

character area B

landmark opportunity

4.5 Design Quality and Character

0 50 100m4.5.7Thelossofbuildingscurrentlyidentifiedto

contributetothecharacterofBotleywillneedtobejustified,includingthroughahighlevelof architectural quality that enhances the characterandidentityofBotley.

4.5.8Developmentshouldseektoincorporateclimatechangeadaptationanddesignmitigation measurestocombattheeffectsofchangingweatherpatterns.Thiscouldincludemeasuressuchas:• plantingandglazingtoregulateheat;• sustainablematerialsincludinggreenwalls

androofstoreduceheatpenetrationandflooding;

• maximisingnaturalventilation;• buildingandwindowlocationand

orientation;and• Sustainable Urban Drainage.

4.5.9Whereappropriateandpracticabledevelopmentshouldseektominimiseenergyconsumptionandcarbonemissionsthroughsensitivedesignandtheincorporationofrenewableenergyandheatingsources.Whereappropriate proposals could consider solar orientation,lowenergymaterials,photovoltalcs,solarandthermalheatingandimplementationorfutureconnectiontoawiderdistrictheatingnetwork.

4.5.10AssetoutintheVale’sDesignGuidetheCouncilaspirestonewnon-residentialdevelopmentachievingalevelofperformanceequivalenttoBREEAMexcellent.



Character Area A Character Area B4.5.12 Mixedusecommercialcharacter,benefitingfromcontemporarydesignwithreferences

to retained architectural styles and materials.4.5.11 Predominatelyresidentialcharacter,whichincorporatessensitivecontemporary

architectureandreflectsexistingresidentialtypologies.

4.5 Design Quality and Character

Figure 34 Quiet attractive open spaces and pedestrian routes supported by natural surveillance and planting

Figure 35 Low rise contemporary residential architecture reinterpreting local features

Figure 36 Sensitive contemporary architecture incorporating traditional local styles and materials

Figure 38 Mixed use development incorporating retail at the ground floor and residential units above

Figure 39 Architecture reflecting existing architectural features such as pitched roofs

Figure 40 High quality public realm to attract people into the site and support activity

Figure 41 Inviting entrance to retail loop or street drawing footfall through the site

Figure 37 Sensitive architectural treatment to incorporate new development and enhance retained buildings

Figure 45 Updated image



4.6.1 Cycle parking should be in accordance withtheOxfordshireCountyCouncilcycleparking standards. Proposals should also reflectsitespecificparkingdemandwithflexibilitytoincreaseprovisioninrelationtomonitoredcycleparkinguptakewithinanagreedpost-completiontimescale.

4.6.2 Cycleparkingfacilitiesshouldbeconvenientlysitedanddistributedthroughthesitetoprovideparkingatallkeyarrivalpointsanddestinations.

4.6.3 Vehicle parking should support the variousdevelopmentusesdemandwhilstrecognisingtheneedtoprovideahighquality public realm. Sharing of parking betweenlandusesistobeencouragedthroughsensitivesiteplanningandactivesitemanagementinordertominimisedemand.Considerationshouldbegiventothepossibilityofoverspillparking on surrounding streets and the needtoresolvesuchimpactthroughimplementationofmeasuressuchasacontrolledparkingzone(CPZ).

4.6.4 ServicevehicletrafficshouldbedirectedtoadedicatedaccessandservicingfacilityaccessedfromWestminsterWaythusavoidingpublicareasandminimisingservicevehiclemovementsonresidentialstreets.SecondaryservicevehicleaccessmaybemadefromWestWay,thoughlimitedtosmallerservicevehicles.

4.6ParkingandServicing

Figure 42 Cycle parking Facilities

Figure 43 Shared surfaces

Figure 44 High quality bus stop and pavements

Figure 45 Permeable parking surfaces

4.6.5 AServiceandDeliveryManagementPlanwillberequiredtoaccompanydevelopmentproposals any planning application to minimise impacts on the publichighwayandsurroundingresidentialarea impact.

4.6.6 ConsiderationshouldbegiventoanybenefitsaccruingfrompossiblelocalisedwideningofWestWayadjacenttotheeasterndevelopmentsiteboundarysuchas it may further facilitate access for servicevehicles,carparkingandbuses,aswellasfacilitatingapossibleimprovementinpedestrianfootwayandroadcrossingconditions.

4.6.7 AlldevelopmentproposalsshouldbeaccompaniedbyaTravelPlanwhichshould set sustainable mode share transfer targets and indicate the means for monitoring performance and managing performancegoaldelivery.TravelPlansshouldbeimplementedtoactivelyencourage all using the site to consider andtakeopportunitiestotravelbysustainabletravelmodesratherthanbyprivatecar.Thisisparticularlyimportantfor any Student Housing proposals wheretravelplanningwillplayakeyroleinmanagingtravelbehaviourandensuringcar-freestudentdevelopmentissuccessfullydelivered.IntheeventofcomprehensivedevelopmentofthestudyareaaFrameworkTravelPlanshouldbedeveloped.

Figure 48 Illustrative view of a potential Botley Centre redevelopment deleted



4.7DEVELOPMENTFRAMEWORK

Figure 46 Development framework

Westm

insterWay

Arthray Road

Elms P

arade

St Peter and

Paul’s Church

mainactivityzone

preferred space for car parking andservicing

heights going up

landmark marking study area gateway

streetscapeviews

4.7.1 ThedevelopmentframeworkprovidesanoverarchingstrategyforthefuturedevelopmentofBotleythattiestogetherthedevelopmentprinciplesandsetsoutthekeyspatialpriorities.Thedevelopmentframeworkwillplayanimportantroleinshapingfuturedevelopmentproposalsforthestudyareaandprovidesaflexiblestrategywhichallowsvariousformsofdevelopmenttocomeforward,whilstensuringthevisionandobjectivesarestillachieved.

WestW

ay

social space

townsquareBotley Centre study area

potentialforlandscapedspacemixedwithcarparkingspaces

main pedestrian access to the study area

vehicularaccesstothestudyarea

main frontage

secondary frontage

pedestrianactivityfrontage

sensitiveedgeofthestudyareafacingexistinggardens

primarynewroutesthroughthe study area

existingbuildingcontributingtothecharacterandidentityofBotley

streetscape and pedestrian crossingimprovements

loweractivityzone

loweractivityzonewithactivefrontage

0 50 100m

16 Brewhouse Yard

London EC1V 4LJ

020 7812 8000

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