190903_GB Report DRAFT

Phase 2 Student Accommodation DESIGN ENGINE ARCHITECTS\\SEPTEMBER 2019 Stage 1 Feasibility Design Report



Introduction Following the Stage 1 Feasibility Report issued in June 2019, further information regarding additional constraints on the site has been gained which further determines the areas of the site able to be developed. Understood site constraints include; areas within flood risk zones, existing sewer main positions, root protection and canopy areas of trees which must be retained and an 8m protected zone from the bank of the River Cherwell. After a period of design exploration and a series of design workshops with SHC, two main approaches are presented in this report. Option 1 proposes to retain the existing Principal’s Lodgings and include the maximum amount of development reasonably possible adjacent to the JdP. Option 2 proposes to relocate the existing Principal’s Lodgings and utilise more of the available site. Currently, both options are reduced risk in terms of consent by not encroaching on the flood risk zones, sitting outside of a certain proximity from sewer lines and tree root protection areas. These constraints may be able to be further reviewed with relevant consultants and bodies in order to include more elements required by the College brief. In this report, both Option 1 and Option 2 are also presented in three configurations with different possible mixes of bedrooms and communal facilities. The original student bedroom design, which allows for flexibility in room layout and summer school functionality, is still shown in the building layouts and has not been changed. Building layouts also include a mixture of standard and wheelchair accessible bedrooms as previously and also the required student kitchens. Towards the end of this report we include a summary table and our recommendations.

OPTION 1 brick wallcl 56.50gravelgravel cl 58.38 pavinglpg rubber mattingpinerwp/ggravelicconcrete retaining wall 0.30ht ic brficlokwwear lbl e0d.70ht1.50Øgmarqueecl 58.46 cl 58.32 g concrete 14ht rwp conc concrete duct cylinder mh grass grass mat stone wall store cl 56.83 well d sycamore gravel up ic 0.15Ø g cl 58.45 10ht Option 1 looks to maximise use of the site whilst retaining the chainlink fence 1.80ht paving tiles stone ic ic ic Principal’s Lodgings in their current form and location. bushes up paving cl 58.45 cl 58.35 cl 58.45 3.0ht We tested site layout options incorporating the existing praavminpg up grwp/g ic Principal’s Lodgings into a design or placing new student whitebeam gravel cl 58.42 accommodation either side of the Lodgings but did not feel 0.60Ø that this was appropriate or successful. The site available 14ht concrete paving ic when the Principal’s Lodgings are retained in their current up cl 58.64 form and location is mapped in the diagram to the right. ash croanmcrpetuep beech tarmac ic gravel The proposed accommodation building is four floors in (2)0.15Ø 0.70Ø cl 58.56 height with the top floor being a partial floor in order to 16ht ic improve views outwards from the lawn and in line with 10ht cl 58.56 recommendations from the planning consultant. beech ic mh GARDEN BUILDING 0.25Ø cl 58.68 cl 58.34 brick building 12ht ic cl 58.42 lp lp grass poplar RIVER CHERWELL 0.20Ø 1.80ht flow 12ht chainlink fence track beech hedge 2.00ht ic cl 58.30 yew grass 0.20Ø 8ht flower bed grass paving pine ret wall 0.30ht 0.65Ø magnolia laurel concrete (4)0.10Ø 16ht 8ht stone ret wall 0.50ht ic ic 0.40Ø trellis 1.80ht flower bed cl 58.18 cl 58.30 life ring chestnut flower bed g 10ht 1.05Ø alder grass 14ht up overgrown (3)0.45Ø willow lp 1.30Ø paving 16ht timber fence 1.15ht 11ht beech 8m zone from top of riveralder lp 1.15Ø 0.50Ø elec apple grass 0.30Ø 16ht 8ht 16ht liquid amber cl 58.38 grass bank.alder walnut paving beech hedge 2.00ht 0.60Ø ic 0.35Ø flower bed 12ht cl 58.38 0.60Ø apple 16ht 12ht 0.35Ø 8ht alder alder cedar flower bed 0.60Ø 0.20Ø 1.20Ø 16ht 14ht ic 8ht cl 58.32 horse chestnut ic 0.15Ø alder timber fence 1.35ht cl 57.99 0.10Ø Tree root protection areas circled 8ht 3ht plastic matting 0.60Ø 16ht in green. sp tarmac ash ic g ic (2)0.20Ø cl 57.58 cl 57.64 14ht g ic conc cover vent cl 58.54 cl 58.41 beech hedge 3.00ht gravel pine 0.80Ø grass 16ht g up paving ic hawthorn ic paving cl 57.62 0.30Ø cl 58.59 d paving paving 8ht grass paving g up lp d Flood Risk Zone 3A. d ic grass mh grass up d ic cl 57.63 cl 58.56 cl 57.67 ic d cellar lp cl 58.28 access buddleia g WOLFSON BUILDING brick building (6)0.06Ø 3ht g grass bt gravel drainage channel silver gd timber fence 1.35ht bushes birch Redo constraintspaving g plastic matting conc cover paving g 2ht 0.15Ø cl 58.40 re 8ht 0.06Ø PRINCIPAL'S LODGINGS paving conc cover 3ht grass brick building d cl 58.40 ic bushes tarmac laurel 6ht lp cl 58.27 2ht g ridge level 64.95 mh sv drainage channel g (6)0.06Ø cl 58.54 d 6ht grass g snowy mespilus g ic timber fence 1.35ht cl 58.27 g ic paving 0.07Ø g cl 57.64 4ht d d plan foreaves level 63.28 up L option drainage up g gravel brick up housing 2.10ht g paving paving tarmac fence g steel post & gravel wire mesh beech hedge 2.50ht up channel rwp d re ic cl 57.57 paving mh gravel cl 58.49 plastic matting JACQUELINE DU PRE MUSIC BUILDING lp brick building g brick wall 0.40ht after SJS treebeechhedge3.00ht re d gravel gravel lp parapet level 66.32 ic ic g cl 58.29 tarmac ic concrete slabs 0.45ht cl 58.29 cl 58.45 d ic gravel cl 58.29 tarmac sycamore sycamore sycamore 0.20Ø 0.25Ø 12ht 12ht tarmac 1.80ht sycamore 0.25Ø 0.25Ø 12ht 12ht gravel steel post & wire mesh fence 3.10ht gravel s3emwoefrfsmeat ifnrotmak1e.n2mfrowmidseurevxeiystinga/cwire mesh fence timber fence 1.35ht surveyflowerbed flower bed d a/c sycamore sycamore water tank 0.20Ø conc 0.35Ø brick building up 12ht brick wall 1.25ht d post & pvg 0.10Ø(2) steel 10ht 3ht conc cover net cl 58.32 information. Building further posts tarmac towards or over the sewer is subjectfruit paving paving gravel tarmac 0.15Ø g 6ht water c/b fence 1.80ht (1)0.40Ø tank (1)0.25Ø steel 10ht to consultation with Thames Water.tenniscourt pvg post bin store & wire water sign yew stone feature re 0.35Ø mreetashinifnegncwea3ll.100.5h5tht stone retaining wall 0.95ht gravel 10ht roof level 59.14 net lime 0.50Ø d posts ridge level 59.39 12ht eaves level 57.82 indian bean tree portacabin paving 0.25Ø concrete poplar 10ht greenhouse conifers 3ht chainlink fence 2.40ht 0.35Ø grass 14ht poplar 0.35Ø 14ht grass flower bed tarmac steel post & wire mesh fence 3.10ht poplar d 0.75Ø paving 16ht beech poplar chainlink fence 1.80ht 0.80Ø 0.75Ø 12ht 16ht grass white mulbery (2)0.40Ø 9ht railing 0.95ht silver birch oak lime concrete Site boundary to follow; 0.40Ø 0.20Ø 0.40Ø ramp Christchurch site boundary, line of ash 13ht 5ht up Flood Zone 3A, 8m offset from the 0.50Ø 14ht River Cherwell, 3m offset from the 14ht overgrown d 1.2m wide sewer main. The corrugated iron 1.35ht boundary along sewer line may be railing 0.95ht grass able to extended outwards to the east. chainlink fence 1.80ht concrete d portacabin chestnut 0.20Ø chainlink fence 1.80ht 6ht Site Constraints Plan

A NOTE: The contractor is responsible for the checking of all site dimensions and levels. These should be checked prior to ordering of any components and before commencement of the works on site. All discrepancies should be brought to the immediate attention of the Contract Administrator. SO TSG SAFETY, HEALTH AND ENVIRONMENTAL INFORMATION B VERSION 1 includes:In addition to the hazards / risks associated with the types of Include LUC work detailed on this drawing, note the following: landscape design CONSTRUCTION background Student Bedroom Rooms = 48MAINTENANCE / CLEANING DECOMMISSIONING / DEMOLITION 100sqm Gym Music Teaching RoomIt is assumed that all works will be carried out by a competent contractor working, where appropriate, to an approved method statement. JdPKEY:Manager Office MusOFliPocToIrOFfoNarBcalTliylSpiutibciea-ol spUtpiOopnesfrfice Welfare Suite with Welfare + Medical Rooms VERSION 2 includes: Student Bedroom Rooms = 52 100sqm Gym SO TSG SO TSG SO TSG VERSION 3 includes:01 19.08.19 Issued for Information 00 09.08.19 Issued for Information AM JR AM JR Typical upper floor plan. rev date notes drawn chkd Student Bedroom Rooms = 57 project title date of origin scale St Hilda's College August 2019 1:200 @ A1 client drawing title St Hilda's College OPTION C1 Site Plan: 2 Villa Option colour views status drawing reference revision SKETCH 1913-SK_044 01 SO TSG View A View B

Landscape design strategic diagram

Landscape References

OPTION 2 brick wallcl 56.50 paving rubber mattingpinegravelrwp/ggravelicgravelconcrete retaining wall 0.30htcl 58.38 brficlokwwear lbl e0d.70ht1.50Ølpgmarqueecl 58.46g g ic concrete 14ht rwp cl 58.32 concrete cylinder mh grass grass conc stone wall store cl 56.83 duct sycamore gravel up mat 0.15Ø g well d 10ht ic chainlink fence 1.80ht paving tiles stone ic ic cl 58.45 bushes up paving cl 58.45 cl 58.35 3.0ht ic Option 2 proposes to relocate the existing Principal’s Lodgings praavminpg up grwp/g ic cl 58.45 closer to the river in order to unlock more of the site. The site whitebeam gravel cl 58.42 available when the Principal’s Lodgings are relocated is mapped 0.60Ø in the diagram to the right. 14ht concrete paving ic up cl 58.64 The proposal includes two four-floor accommodation buildings. One is located adjacent to the JdP and one is of a similar size and ash croanmcrpetuep beech tarmac ic gravel orientation to the Garden Building. A generous gap is afforded (2)0.15Ø 0.70Ø cl 58.56 between the accommodation and the JdP to allow delivery 16ht ic access and to improve light access into the windows within the 10ht cl 58.56 end wall of the JdP. beech ic mh GARDEN BUILDING 0.25Ø cl 58.68 cl 58.34 brick building 12ht ic cl 58.42 lp lp grass poplar RIVER CHERWELL 0.20Ø 1.80ht flow 12ht chainlink fence track beech hedge 2.00ht ic cl 58.30 yew grass 0.20Ø 8ht flower bed grass paving pine ret wall 0.30ht 0.65Ø magnolia laurel concrete (4)0.10Ø 16ht 8ht stone ret wall 0.50ht ic ic 0.40Ø trellis 1.80ht flower bed cl 58.18 cl 58.30 8m zone from top ofalder river life ring chestnut flower bed 10ht (3)0.45Ø grass 1.05Ø g 14ht up lp willow paving 16ht timber fence 1.15ht 1.30Ø beech 11ht 1.15Ø bank. alder apple liquid amber 16ht cl 58.38 grass 0.50Ø elec 0.30Ø 16ht 8ht 0.60Ø flower bed ic 12ht cl 58.32 walnut paving beech hedge 2.00ht grass ic 0.35Ø flower bed cl 58.38 apple 12ht 0.35Ø 8ht alder alder alder cedar 0.60Ø 0.20Ø 1.20Ø 16ht 0.60Ø 14ht 16ht 8ht horse chestnut ic 0.15Ø alder timber fence 1.35ht cl 57.99 0.10Ø 8ht 3ht 0.60Ø 16ht Tree root protection areas circledplasticmatting ash ic tarmac sp lp in green. (2)0.20Ø cl 57.58 ic pine 14ht cl 57.64 0.80Ø ic conc cover 16ht cl 58.54 cl 58.41 beech hedge 3.00ht gravel g g vent grass up g ic hawthorn ic paving paving cl 57.62 0.30Ø cl 58.59 d The Rose Garden is removed and a garden of a similar tranquil paving paving 8ht grass paving g nature is provided between the new Principal’s Lodgings and the square accommodation building. Student access to both d up ic grass mh grass lp accommodation buildings is from the southern garden space. up d d cl 57.63 cl 58.56 g d ic cl 57.67 cellar access Flood Risk Zone 3A. buddleia WOLFSON BUILDING brick building (6)0.06Ø 3ht g grass bt lp ic gravel drainage channel cl 58.28 paving conc cover gd cl 58.40 g timber fence 1.35ht bushes g plastic matting paving re 2ht conc cover PRINCIPAL'S LODGINGS paving d cl 58.40 0.06Ø brick building 3ht lp ic g cl 58.27 bushes 2ht tarmac laurel 6ht (6)0.06Ø Redoridgelevel64.95 mh channel g 6ht d withsnowymespilus newcl58.54 sv drainage timber fence 1.35ht 0.07Ø grass g 4ht g ic cl 58.27 The new Principal’s Lodgings is a three-floor building and further g ic paving g information regarding its design approach can be found later in cl 57.64 d this report. d eaves level 63.28 up up g paving brick up housing 2.10ht g paving tarmac fence steel post & gravel gravel mesh beech hedge 2.50ht up channel g rwp wire d re ic drainage cl 57.57 gravel silver paving mh surveyplasticmatting cl 58.49 birch tree 0.15Ø tarmac g brick wall 0.40ht 8ht lp re grass JACQUELINE DU PRE MUSIC BUILDING gravel gravel brick building fruit ic 0.15Ø d cl 58.29 6ht lp parapet level 66.32 concrete slabs 0.45ht ic beech hedge 3.00ht d cl 58.29 gravel ic cl 58.29 g sycamore sycamore 0.20Ø tarmac ic sycamore 0.25Ø cl 58.45 12ht 12ht tarmac 1.80ht sycamore 0.25Ø 0.25Ø 12ht 12ht gravel steel post & wire mesh fence 3.10ht gravel a/c wire mesh fence timber fence 1.35ht flower bed flower bed d a/c sycamore sycamore water tank 0.20Ø conc 0.35Ø brick building up 12ht d brick wall 1.25ht pvg post & 0.10Ø(2) steel 10ht 3ht conc cover net cl 58.32 posts tarmac paving paving gravel tarmac water g (1)0.40Ø tank (1)0.25Ø c/b fence 1.80ht steel 10ht post tennis court pvg & wire water bin sign yew stone feature store 0.35Ø net lime posts gravel 0.50Ø re 10ht mreetashinifnegncwea3ll.100.5h5tht stone retaining wall 0.95ht 12ht d roof level 59.14 indian bean tree ridge level 59.39 portacabin paving 3m offset from1.2m wide existing 0.25Ø eaves level 57.82 concrete sewer main taken from survey poplar 10ht greenhouse conifers 3ht chainlink fence 2.40ht information. Building further 0.35Ø grass 14ht poplar 0.35Ø 14ht grass flower bed tarmac steel post & wire mesh fence 3.10ht towards or over the sewer is subject to consultation with Thames Water. poplar d 0.75Ø paving 16ht beech poplar chainlink fence 1.80ht 0.80Ø 0.75Ø 12ht 16ht grass white mulbery (2)0.40Ø 9ht railing 0.95ht silver birch overgrown oak lime concrete 0.40Ø chainlink fence 1.80ht 0.20Ø 0.40Ø ramp ash 13ht 5ht up 0.50Ø 14ht 14ht overgrown d corrugated iron 1.35ht railing 0.95ht grass concrete d Site boundary to follow; portacabin Christchurch site boundary, line of chestnut Flood Zone 3A, 8m offset from the 0.20Ø chainlink fence 1.80ht River Cherwell, 3m offset from the 6ht 1.2m wide sewer main. The boundary along sewer line may be able to extended outwards to the east.

A NOTE: The contractor is responsible for the checking of all site dimensions and levels. These should be checked prior to ordering of any components and before commencement of the works on site. All B discrepancies should be brought to the immediate attention of the Contract Administrator. TSG SO Include LUC TSG VERSION 1 includes:SAFETY, HEALTH AND ENVIRONMENTAL INFORMATION landscape design SO In addition to the hazards / risks associated with the types of TSG background work detailed on this drawing, note the following: SO CONSTRUCTION TSG Student Bedroom Rooms = 73MAINTENANCE / CLEANING SO DECOMMISSIONING / DEMOLITION TSG SO 100sqm Gym Music Teaching RoomIt is assumed that all works will be carried out by a competent TSG SO contractor working, where appropriate, to an approved method statement. JdP Manager Office KEY: MusFOliPocToIrOFfoNarAcalTliylSiputibice-aolspUtpiOopnesfrfice Welfare Suite with Welfare + Medical Rooms VERSION 2 includes: Student Bedroom Rooms = 79 100sqm Gym SOVERSION 3 includes:01 19.08.19 Issued for Information TSGAM JR Typical upper floor plan. SO00 09.08.19 Issued for Information AM JR TSG rev date notes drawn chkd Student Bedroom Rooms = 83 project title date of origin scale St Hilda's College August 2019 1:200 @ A1 client drawing title St Hilda's College OPTION C1 Site Plan: 2 Villa Option status drawing reference revision SKETCH 1913-SK_042 01 colour views View A View B

OPTION 2 Landscape Strategy Landscape diagram 1 updated 2 COLLEGE BOUNDARY 5 U NDERSTOREY 3 G MEADOW HTO U MEADOW 9 R O VISTA H EY MEADOW T UNDERSTOR 7 VISTA THROUGHTO CIRCUIT CLEARING MEADOW 8 6 4 MEADOW

references to be updated 1. Soft materials in landscape 2. Woodland garden / buffer 3. Undulating / sculptural landform 4. Terracing and active spaces 7. Grass paths / rides in meadow 5. Prospect for Principal’s garden overlooking the river 6. Snakehead fritillary meadow 8. Soft boundary treatment to meadow 9. Discreet entrances (beech hedge)

Proposed Principal’s Lodgings Zoom in on landscape plan around Lodgings. The proposed Principal’s Lodgings within Option 2 include a ground floor which is able to be used independently of the Principal’s private accommodation for social and dining functions. We understand that this separation is not currently possible within the current Principal’s Lodgings. The Principal’s private accommodation occupies the two upper floors. We feel that the new location could afford spectacular river views and would propose that the side of the building which faces the river opens out with large windows to make the most of these views. Privacy will also be a key consideration and there is a significant level change between the proposed location of the Lodgings and the river which will help along with strategic planting plans. In developing the architecture, materials would need to be sympathetic to the site and the surrounding existing buildings. Nab House by Design Engine Architects uses natural materials found locally including knapped flint and blackened cedar. Slimline glazing systems help to link the inside to the external landscape.

REDUCE BACKGROUND COLOUR STRENGTGHROU,ND ROOM LABELS GROUND FLOOR GROUND NOTE: The contractor is responsible for the checking of all site dimensions and levels. These should be Diagrammatic floor plans. FIRST FLOOR checked prior to ordering of any components and before commencement of the works on site. All discrepancies should be brought to the immediate attention of the Contract Administrator. SAFETY, HEALTH AND ENVIRONMENTAL INFORMATION In addition to the hazards / risks associated with the types of work detailed on this drawing, note the following: CONSTRUCTION MAINTENANCE / CLEANING DECOMMISSIONING / DEMOLITION It is assumed that all works will be carried out by a competent contractor working, where appropriate, to an approved method statement. KEY: Principal's Lodgings FIRST SECOND FLOOR

SUMMARY AND RECOMMENDATIONS Boundary Buildings Existing Principal’s Lodgings Pavilion Buildings A summary table can be seen on the opposite page which compares the two Option 1 Aerial View options. Boundary Buildings Pavilion Buildings Riverside Buildings Option 1 demonstrates what can be achieved on the site if the existing Principal’s Lodgings remain in their current form and location. It is clear that with the site constraints, and also advice from the planning consultants regarding building massing and height, Option 1 cannot accommodate a large proportion of the full brief. We are also concerned that an ‘L’-shaped or linear building would create a sense of enclosure on the site rather than promote permeability in terms of views and access into the adjacent meadow. This issue may likely be accentuated in the future if the Principal’s Lodgings were relocated in order to develop more of the site. The likely design move would be to extend the ‘L’- shaped block further in the direction of the river. Permeability is something we understand is important to the College and St Hilda’s is unique in its proximity and outlook onto the river and landscape without enclosed gardens or quads. Option 2 is able to more closely meet the brief within the current site constraints. There may be some further improvement in terms of the amount of site available with further consultation with others regarding flood zones, tree root protection areas, sewer restrictions and planning constraints. We feel that Option 2 makes better use of the site and allows more development to be included. Permeability is encouraged within the scheme in terms of views and access out into the landscape. In terms of planning we also understand that this option carries a lower risk due to the generous spaces between the buildings and the relationship between the central student accommodation building and the Garden Building. The construction of this scheme could potentially be phased, although this is subject to risks including cost and programme. Our recommendation is to proceed with the development of Option 2 and, in parallel, to explore options to adjust the site constraints where possible so that more of the SHC brief can be included. Option 2 Aerial View

Key Characteristics Advantages Disadvantages Planning Risk Cost £12.0m (£7.5m construction) Option 1 • Existing Principal’s • Scheme maximises • Bedroom number required not • Low to medium risk • Option 2 development to south of anywhere close to being • Could be seen as urbanising £18.0m (£11.5m construction) Lodgings retained Principal’s Lodgings • achieved with or without and closing off the site’s main • communal facilities lawn. Risk is mitigated by having • Additional double-banked Site at risk of feeling enclosed only a partial fourth floor and and views out being blocked could also be justified by L-shaped building located Future development may comparing to height of existing continue to enclose the site buildings on the site. between 3m offset from further Phased development may sewer main and Flood carry financial and other risks Zone 3A • Creates level of enclosure around lawn • • Existing Principal’s • Scheme provides generous • Additional cost of demolition • Low risk • new Principal’s Lodgings to • and erection of new Principal’s • Generous gaps provided Lodgings and Rose include dining, social and Lodgings between buildings, central guest facilities which are Bedroom number required with pavilion unifies site through Garden replaced separate to the Principal’s all communal facilities may not strong connection to Garden accommodation. be able to be fully achieved Building. • Additional double-banked Permeability through site with current site constraints, maintained (prior to further consultation building added adjacent to Clear dialogue between with others). existing and proposed JdP and square building of boundary buildings and garden buildings similar orientation and • Required minimum bedroom number can be layout as the Garden achieved. Building • •