oxley woods outline context appraisal april 2013

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



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


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



sidents of Oxley Woods are

keen to encourage the construction of similarly high quality schemes. This Outline

have relevance for


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


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


Appendix 1: MKC New Residential Development Design Guide .................................. 24

Appendix 2: National Planning Policy Framework ..................................................... 27

Contact Information ............................................................................................ 28


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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/


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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.


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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.


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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).


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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


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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.


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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.


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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.


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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


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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


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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.


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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.


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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.


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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


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.


• 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.


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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


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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


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.


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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


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.


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• 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.


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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.


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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


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.


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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


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

oxley woods outline context appraisal april 2013

Documents

urban design

design principlesoxley

oxley woods estate

detailed design

design principlesappraisal

summary oxley woods

milton keynes oxley

importance good design