Proposal:
Proposal number 24/01344/FUL. Redevelopment of the site comprising the demolition of the Waynflete Building and the existing extensions at the rear of 9-13 St Clements. Erection of new buildings to accommodate commercial uses at ground level fronting St Clements, replacement student accommodation and sub-dean flats, and provision of a multipurpose space. Installation of comprehensive landscaping scheme.
Waynflete Building, 1 - 8 St Clement's Street And 9-13 St Clements Street, Oxford, Oxfordshire, OX4 1DN
Our Response:
The application seeks to demolish the existing Waynflete building, a 5/6-storey accommodation block built for Magdalen College in the early 1960s. Although it not listed, it is of historic interest, as one of the earliest Modernist buildings in Oxford. It has never been critically acclaimed, although the work of its architect Judith Ledeboer, (of Booth, Ledeboer & Pinckheard) is currently undergoing reassessment. Its layout and design have resulted in a less than ideal environment for student accommodation. It is also of a scale and design which makes little reference to the traditional buildings that characterise this area.
Adjoining the Waynflete building is an attractive group of Grade II-listed 18th-century townhouses (9-13 St Clement’s Street). These buildings have historic street elevations which contribute significantly to the wider character of The Plain/St Clements.
The application site is highly sensitive, as it forms part of the distinctive ‘Plain’ area of St Clements. It sits within the St Clements and Iffley Road Conservation Area and on the boundary of the Central Conservation Area which comprises the city’s historic core. Magdalen Bridge, which immediately adjoins the application site, is Grade II listed, with attractive views from this public vantage point towards the historic city centre.
The listed Magdalen College Bell Tower, built in 1492, is the tallest of Oxford’s medieval towers. It stands apart from other towers in many views due, to the College’s historic position outside the city’s walls. It currently marks the eastern entrance to the city centre.
The Assessment of the Oxford View Cones report (2015) emphasises the historic, architectural and aesthetic importance of Magdalen Tower. It is specifically mentioned as a key feature in a number of the protected view cones, such as South Park, Headington Hill, Pullens Lane and John Garne Way Allotment and the Doris Field Memorial Park view. From a number of these views (including views from the western hills, including Hinksey Hill, A34 Interchange) Magdalen Tower marks the eastern limit of the City against the rising shoulder of the hill. Any new ‘tower’ element beyond this historic eastern outlier of the city centre has the potential to significantly alter the historic significance of the views. All of this means that whatever is proposed on the old Waynflete site must not detract from these important, and nationally designated, heritage assets.
OPT is generally supportive of the principles of redevelopment of the site but offers the following points for consideration.
Demolition of the Existing Building
OPT acknowledges that the demolition of any building should only be a last resort once options for refurbishment have been ruled out. OPT attended a pre-application meeting at which the question of retention vs demolition was discussed in detail. It is evident that the building has failed to provide a suitable standard of student accommodation for many years, due to fundamental aspects of its construction and internal structural configuration. OPT considers that options for retaining and refurbishing the existing Waynflete building were thoroughly assessed as part of the design process.
Design & Impact on Surrounding Area
OPT considers that the application represents an opportunity to make a positive contribution towards the wider streetscape at this gateway to the historic centre.
The proposed redevelopment comprises separate ‘blocks’ across the site, varying in height from 4-storey (River Building) to 7-storey (Tower Building). The Design & Access Statement, and Heritage Statement establish that the proposals have been informed by a thorough analysis of the site and its historic surroundings. OPT considers that, with high quality materials and detailing, the proposed new elevations and massing will work well within the local context.
The works to 9-13 St Clements are sensitive to the listed buildings and will improve the overall appearance within the street. This in turn will benefit the wider character and appearance of the surrounding Conservation Area.
Impact on Views
The application site sits within the Crescent Road/Temple Cowley View Cone, as identified on the Policies Map within the adopted Local Plan. It is also very close to the South Park View Cone. Policy DH2 is clear that planning permission should not be granted for development within a view cone if it would harm the special significance of the view.
Whilst the South Park view has been assessed within the submitted verified views report, it appears that the Crescent Road/Temple Cowley view has not. OPT ask the applicants to assess this view so that the impact of the taller elements, especially the Tower Building, can be fully understood.
The 4 visual tests within the High Buildings Technical Advice Note (2018) should be used and OPT would like reassurance that the proposed Tower Building will not result in visual competition with Magdalen Tower when viewed from this vantage point.
Public Realm
This application offers the opportunity to improve the wider public realm in St Clements. While the scheme will undoubtedly provide more spacious and attractive access to the riverside for college members, this benefit will not be experienced by members of the public. The position and scale of the proposed new tower means that pedestrians are likely to be more aware of its volume and massing than they are of the existing Waynflete building.
It is disappointing, therefore, that no specific measures, such as additional landscaping within St Clements public realm have been proposed. In addition, OPT would like to see a real commitment by the applicants to ensure that the proposed multipurpose space proposed is publicly accessible with frequent events. OPT ask that the College considers providing public access to the riverside area.
The existing retail provision at ground floor level (currently a Sainsburys Local shop) is a wellused and valuable resource for local residents and students. Whilst a retail element is still proposed in the new scheme, this is smaller than before. Whatever replaces the existing unit should meet the needs of local residents.
Conclusion
It is evident that an extensive design process has preceded the submission of the application, including an assessment of options for retention rather than demolition. The proposed replacement building and the works to the adjoining listed buildings have been carefully designed to ensure that what is proposed makes a positive contribution to the wider surrounding area on this important gateway into the city centre.
OPT has some reservations about the scale and visual impact of the proposed Tower Building and would like reassurance that when this element is viewed from the identified view points highlighted above that there will be no visual competition with Magdalen Tower, nor a fundamental change in how the wider views are perceived with Magdalen Tower acting as the eastern gateway to the historic centre.
It is also regretful that the scheme does not propose more improvements to the public realm that immediately adjoins the site. Due to the footprint and siting of the building, very limited space is available for improvements to the public realm which immediately adjoins the site. Whilst the landscaping within the site does provide attractive landscaped areas – these are only for the benefit of students who can access the site.