Oxford High Buildings

Technical Advice Note

October 2018
 Foreword
Oxford is an international city. It has a buoyant and strong
economy, world class educational institutions, vibrant cultural
sector, rich historic heritage and is blessed with outstanding
countryside that surrounds and permeates the city.

Oxford is a special place…to live, to work, to

spend time.
However, Oxford, like many other cities within the United
Kingdom, is under pressure. There is increasing demand for
housing, infrastructure, education and resources to meet the
needs of today and also in future. To remain an international
city at the forefront on the world stage Oxford must adapt and
continue to grow sustainably. It is a formidable challenge and
one that Oxford must rise to.

High buildings and densification within the city is an important

part of the solution to these complex challenges. By making
better and more efficient use of land, a more compact and
sustainable city can be developed. This need not be high
rise tower blocks or skyscrapers but more likely sensitive
densification of existing higher areas.

By thinking innovatively and creatively, new successful places

can be created and existing ones enhanced to the benefit of all.
The Oxford Vision 2050 sets out this new visionary thinking and
the Oxford High Buildings Guidance is a key part of this strategy,
helping to protect that which is important and shape positively
that which is new.

By thinking long term, being ambitious in our aspirations for the

city and adopting a visionary and creative approach, Oxford will
continue to a be a successful, world class international city now
and in the years to come.

All Souls College

3
 Contents
1 Introduction 2
2 Process 10
3 Understanding Oxford 14

4 Identifying Opportunity 28

5 Managing Change 34
6 Overarching Guidelines 42

Appendices 50

Appendix 1:
Recommended Planning
Application Checklist 50

Appendix 2:
Indicative Building Height Thresholds 52

Appendix 3:
Glossary of Terms 56

St Mary’s Church

This document has been prepared and checked in accordance with ISO 9001:2008 5
1 Introduction
“And that sweet city with her dreaming spires.
She needs not June for beauty’s heightening.”
Matthew Arnold Thyrsis
View northwest from St Mary’s Church
Introduction
1.1. The Oxford High Buildings Technical Advice
Note (TAN) seeks to inform decisions regarding
the growth and intensification of Oxford in a
positive and structured way. It seeks to identify
and protect what is important and provide
opportunity for positive change and growth.
The TAN takes a flexible approach to allow for
the changing policy and development context.
The TAN cannot expect, and does not seek, to
cover every development scenario but instead
provide an advisory framework and common
base for understanding in which officers,
developers, decision makers and stakeholders
can make judgements and decisions with greater
confidence.
1.2. The TAN encourages a positive and creative
approach to be taken to the planning and design
of high buildings, supporting innovative and
imaginative design that enhances the city’s
environment and built fabric.
What is a High Building?
It is neither necessary nor helpful to precisely
define what a high building is. The height at
which a building is considered to be high will be
dependent on its surrounding context and is likely
to vary across the city. Even an increase in height
of a single storey may constitute a high building
that could include consideration of some of this
guidance. An understanding of context is critical.
For the purposes of the TAN, the term ‘high
building’ is used to mean both high buildings and
densification of built form acknowledging the two
are separate and very different in nature.
3

1.3. The TAN has been developed in consultation with
a wide range of stakeholders including Historic
England, Oxford Preservation Trust, Oxford
Civic Society and other heritage groups, the
Universities, Oxford Colleges and Officers from
Oxford City and County Council. It has also taken
into consideration economic and planning drivers
that will exert a strong influence on the future
growth of Oxford.
1.4. The ‘Carfax Datum’ and protected View Cones
enshrined in Local Plan policy has historically
sought to protect the city’s significant skyline
and the settings of internationally important
architecture. Whilst these policies have
been successful in part, they have resulted
in unintended consequences that have been
less positive, including the homogenisation of
roofscapes and lack of variety of built form.
1.6. The Oxford High Buildings TAN is supported
1.5. The need for the TAN is recognised by Oxford City
Council for the following reasons:
`` The need to establish a new benchmark for
development and deploy a more nuanced and
granular approach to the consideration of
design and how it may be guided, particularly in
relation to heritage and high buildings.
1 Introduction
The Shard, London
`` The future of the city depends on continued
economic prosperity which should be
supported by proportionate guidance and well
controlled development.
`` A mindset that change can and should be good
and positive if properly considered.
`` To inform the next Local Plan period, the
2050 Vision for the city and secure a state
of readiness for the ongoing planning of the
county resulting from the Oxford - Cambridge
Growth Arc.
`` To establish a structured and comprehensive
understanding of the city’s urban fabric,
heritage and high buildings to support
developers in the promotion of good
development.
by The Oxford High Buildings Evidence Base
Report (EBR) which provides further detail and
analysis underpinning the TAN. Both the Oxford
High Buildings TAN and EBR should be read
together and in conjunction with other guidance
documents such as the Assessment of the Oxford
View Cones 2015 report and the Historic England’s
Advice Note 4: Tall Buildings Guidance.
Purpose
1.7. The purpose of the TAN, in combination with
Local Plan policies and other guidance documents,
is to set out a framework to assess a site’s or
area’s potential for change and its ability to
accommodate high buildings.
1.8. The TAN seeks to:
`` Allow the city to grow whilst protecting its key
character and heritage, including listed heritage
assets and conservation areas.
`` Secure opportunity for positive change
including the establishment of development
parameters to enable new placemaking
policies.
`` Understand and define how the city as a
historic asset is appreciated, including its wider
landscape setting.
`` Support exploration of the development
capacity of the city to inform growth scenarios,
including those in development as part of the
Local Plan.
1.9. The TAN is directed at Oxford City Council officers
and councillors, developers, architects, planners,
urban designers and landscape architects
and those involved in the shaping of the built
environment within the city to assist in the
understanding of the context in which they are
operating.
1.10. Oxford is a complex city and there are complex
multi-discipline interactions that need to be
recognised when considering high buildings. The
Oxford High Buildings TAN supports a thorough
understanding of the city context and likely
issues of importance that should inform any
high building proposal. It is neither practical nor
possible for the TAN to address every scenario
and a tailored, informed and proportionate
response is required in each instance informed by
this guidance. The TAN provides advisory guidance
in relation to the consideration of high buildings
supporting policies within the Local Plan.
What is ‘Good’ Design?
CABE’s (now Design Council) essay Good Design:
The Fundamentals defines ‘good’ design as:
“There are three important principles that make
it possible to recognise good design when we
see it, regardless of style. They are variously
described as robustness, or durability; usefulness,
or efficiency; and beauty, or the ability to delight
people.
Applying the three principles, we will know that
buildings and public spaces are well designed if:
`` They are useful, built to last and easy to care
for.
`` You can find your way and move around
easily, regardless of whether or not you are
disabled, in a place in which you feel safe.
`` They relate well to the place where they are
built; this might mean fitting in quietly or
creating new context and new landmarks,
depending on circumstances.
`` They are flexible and their use can change
over time.
`` They are environmentally efficient and will
help us all to live and work sustainably.
`` The people who use them tell you that they
help them to work more effectively and
deliver services more efficiently.
`` The people who live there tell you that their
quality of life has improved, and they continue
to say this over time.
`` People tell you that they are proud of where
they live because their building or place has
real identity, character and beauty.”
5
 1.11. The TAN is structure as follows:

`` The Importance of Process: Setting out

guidelines for the process that should
be followed for high building planning
applications.

`` Understanding Oxford: Summarising the

findings of The EBR report and highlighting the
key characteristics of Oxford.

`` Managing Change: Identifying ‘Areas of

Opportunity’ and ‘Dynamic Areas’ within
Oxford where there is greater potential for high
buildings.

`` Overarching Guidelines: Setting out a list of

criteria for the consideration of high buildings
and how high buildings should respond to
these.

Carfax Tower View from South Park

High Buildings in Oxford

St Mary's Church Radcliffe Camera The Sheldonian Tom Tower Plowman Tower Templars Square 1.12. Much of the city comprises two storey residential and imaginative design that enhances the city’s
suburbs and even in the city centre, where environment and built fabric and promotes and
St Georges Tower building heights are generally higher including delivers positive benefits beyond the immediate
100
Carfax and St George’s tower, the maximum brief, particularly where improvements or
90
heights of buildings are relatively low in enhancements can be made.
80 comparison to cities of similar size. Areas of
70 taller buildings exist at district centres including 1.14. The TAN has been shaped in consultation with
Summertown, Headington and Temple Cowley. key stakeholders including Historic England,
Height A.G.L.(m)

60
To the east the John Radcliffe Hospital represents
50
one of the most prominent buildings in the city.
40 Cowley Motor Works in the southeast and Oxford
30
Science Park in the south also represent areas of
Carfax higher buildings within the city associated with
20 Datum
commercial land uses.
10
0 An Innovative Approach
Exis�ng Consented
High Buildings in Oxford 1.13. The Oxford High Buildings TAN seeks to dovetail
and complement the established and trusted
Oxford View Cones and Carfax datum policies and
also support new policies within the Local Plan.
The TAN also seeks to take a more nuanced and
responsive approach to the consideration of the
impact of high buildings, encouraging innovative
Oxford Preservation Trust, Oxford Civic Society,
University Colleges and officers and councillors
from Oxford City and County Council, further
information of which is provided in Appendix 3 of
the EBR. The TAN has been informed by a strong
heritage underpinning and has also taken into
consideration economic and planning drivers
that will exert influence on the future growth of
Oxford.
1.15. Analysis has been undertaken, allowing for the
first time, an appreciation of the city and its
context including the mapping of existing building
heights across the whole of the city. This data has
also been used to create 3D models of the city and
test building heights in parts of the city that have
greater potential to accommodate high buildings
and where emerging Local Plan policy envisages
change.

1 Introduction 7
1
Local Plan Policy Other Policy and
Guidance
Introduction 1.16. The TAN document supports and provides
further information and guidance in relation
to high buildings and supports place shaping
policies within the Local Plan, in particular
1.17. The TAN forms part of a suite of documents that
provide guidance in support of Local Plan policies.
those within Chapter 6 and notably Policy DH2: The diagram below illustrates the policy and
Views and Building Heights and Policy DH3: guidance framework in which the High Buildings
Designated Heritage Assets. High buildings Guidance sits.
will be considered against these policies and
a thorough understanding of them and their
inter-relationships is critical for any high building
proposal.

Policy and Guidance Hierarchy

Oxford Vision
2050

Oxford Local Plan

2016 -2036

Supplementary Planning
Documents Guidance Documents

Oxford High
Conservation Oxford View Buildings Oxford in its Other
Area Cones Technical Landscape Guidance
Appraisals Assessment Advice Setting Documents
Note

Oxford High
Buildings
Evidence
Base
Report

Tom Tower, Christ Church College

9
Introduction
2
Process
“Beautiful city! . . . spreading her gardens to the
moonlight, and whispering from her towers the
last enchantments of the Middle Age . . . her
ineffable charm. . . . Adorable dreamer, whose
heart has been so romantic!”
Matthew Arnold, Preface to Essays in Criticism
Process
2.1. Oxford City Council places great importance
on the planning application process for all
development proposals within the city. A robust
pre-application process is fundamental in
limiting planning risk for applicants and ensuring
appropriate, well designed and considered
proposals are brought forward. This is particularly
the case for applications for high buildings given
the potential they have to cause significant harm
to heritage assets, impact views and the character
of Oxford; as well as the potential they have to
contribute to securing positive outcomes, for
example establishing vibrant district centres,
supporting the ongoing economic success of
the city in meeting housing need and securing
opportunities for positive architectural legacy.
Illustrative Application Process
Stakeholder
Consultation
Oxford Design
Pre-Application
Review Panel
Discharge of
Determination
Conditions
2.2. Oxford City Council support the use of a Planning
Performance Agreement (PAA) by parties
especially where development proposals are of
a size or complexity that would benefit from a
planned pre-application process or where Oxford
City Council recommend it.
2.3. The use of ‘working’ material such as initial
massing studies and visualisations is encouraged
in early consultation with additional design
information provided throughout the application
process. This layering of information provision
allows a clear demonstration of the design
evolution allowing Councillors and Officers to
appreciate how the design has responded to
issues as they have arisen.
Public Consultation
Submission
Post Application
Amends
11
Pre-Application
2.4. Applicants for high buildings are encouraged
to enter into pre-application discussions with
Oxford City Council at the earliest opportunity
and a collaborative approach between parties is
encouraged.
2.5. Before entering into the pre-application process,
it is strongly recommended applicants for any
development proposal are familiar with policy and
guidance and understand its relevance. Applicants
should also be cognisant of any other relevant
contextual information, such as designations and
documented appraisals, that may influence their
proposal.
2.6. The exact number and timing of pre-application
meetings will depend on the nature and
complexity of the proposal. It is likely that several
meetings will be required before submission of
a planning application to support an iterative
design process and interactive engagement from
principle of development through to planning
application. The use of 3D modelling and appraisal
tools, such as landscape and visual appraisal, is
promoted so that key matters can be identified
early and addressed as part of iterative design
process.
2.7. Engagement with Councillors through Oxford
City Council Officers is encouraged to allow
Councillors the proper opportunity to understand
the proposals in more detail and in advance of
planning committee decision making.
Design opinion and the role of the
Oxford Design Review Panel
2.8. Oxford City Council Planning Officers have been
engaged in the process of developing the TAN
in conjunction with attendance at consultation
workshops including the Design Council, Historic
England and local heritage groups which has
contributed to the development of this guidance.
Officers will deploy this guidance in supporting
pre-application discussions for proposals for high
buildings.
2 Process
2.9. The Oxford Design Review Panel (ODRP) has an
important role in supporting the pre-application
process, raising the standards of design within
the city and providing independent design advice.
It is likely that applications for high buildings
will require at least one review by the ODRP
and applicants should view this as a positive
opportunity to improve both the design and
robustness of the proposal. The advice and
comment provided by ODRP is considered by
Oxford City Council as part of the decision-making
process.
Stakeholder Engagement
2.10. A well planned strategy for stakeholder
engagement with statutory and non-statutory
consultees is expected and encouraged,
particularly where specific historic assets or
groups of assets may be affected. Engaging with
these groups allows specific issues to be identified
and explored that may not have been previously
identified. Specialist heritage groups such as
the Historic England, Oxford Preservation Trust,
Oxford Civic Society and Oxford Architectural and
Historic Society should be consulted.
Public Consultation
2.11. A well planned strategy for public consultation
should be developed and undertaken as part
of any proposal for high buildings. The level of
public consultation should be proportionate to
the nature of proposal. For larger, more complex
proposals a greater level of public consultation is
likely to be needed, particularly where a number
of communities and groups may be affected.
2.12. The opportunity to deliver benefits and
enhancements to local communities through
development is encouraged. These opportunities
should be informed by the communities affected
and seek to respond to local needs as well as
wider city wide strategies.
Submission Post Application
2.13. The nature of submission documentation 2.18. By undertaking a sound pre-application process
accompanying a planning application will vary the need for post application amendments should
depending on the development proposed. The be reduced. The post application period allows
information submitted should be proportionate for minor amendments to the scheme should
to nature and complexity of the proposal and they be needed before determination. Post
should provide sufficient information to allow application amendments may be recommended
Councillors and Officers at Oxford City Council to to address matters that require further attention
make an informed decision. The nature and extent or clarification. Oxford City Council may also ask
of application information should be discussed for further information to be submitted to allow
and agreed with the Officers prior to submission an informed decision to made.
and be proportionate to the nature of the
proposed development. A checklist of potential Determination
documentation required for a planning submission
for a high building is set out in Appendix 1. 2.19. Given the nature of high buildings and the nature
of affects that may arise, it is likely that most
2.14. Information submitted should demonstrate how applications will be determined by planning
consultation has informed the design and reflect committee. However, it may be appropriate in
the design evolution through the pre-application some circumstances for smaller, less complex
process. schemes to be determined under delegated
authority. It is for Oxford City Council to decide
2.15. The Design and Access Statement (DAS) is the most appropriate and suitable decision-
an important supporting document for an making mechanism.
application. The DAS should illustrate sufficient
analysis and understanding of the site and its
context and the design concept and its evolution. Post Determination
Design information is expected to address the
topics set out in Section 6 of the TAN. 2.20. It is possible planning conditions and post
determination design development will be
necessary to ensure that good design is delivered.
2.16. Accurate visualisations of development proposals
Applicants for high buildings should continue
are considered helpful and necessary to inform an
working collaboratively with Oxford City Council
understanding of the final design proposal and 3D
to ensure that post determination detailed
modelling of high buildings is required under Local
matters are properly considered.
Plan policy. The location and level of detail of
such visualisations should be agreed during pre-
application discussions and it may be a number of
visualisations at different times and seasons may
be required.
2.17. Visualisations should be produced to
recommended standards set out within relevant
guidance produced by the Landscape Institute
(LI), including Guidelines for Landscape and
Visual Impact Assessment, LI Advice Note 1/11
Photography and Photomontage and LI Guidance
Note 02-17 Visual Representation. Other images,
visualisations and drawings are also useful in
conveying the concept of a design. The purpose
and limitations of visualisations should be set
out clearly with the accompanying image and a
comprehensive methodology provided.
13
3 Understanding
Oxford
“I wonder anybody does anything at Oxford but
dream and remember, the place is so beautiful.
One almost expects the people to sing instead of
speaking. It is all like an opera.”
William Butler Yeats in a letter to Letter to Katharine Tynan
Understanding Oxford
3.1. Oxford’s location, character and rich architectural
legacy have been shaped by centuries of habitation
and development related to defence, the growth of
academic institutions, industry and commerce. Any
application for development of high buildings should
demonstrate a proportionate appreciation and
understanding of Oxford and how this has influenced
the development proposal.
3.2. The EBR which accompanies this TAN provides details
describing Oxford under the following themes:
`` Place - Illustrating how Oxford has grown, its
character through the identification of townscape
character areas; how the city is structured,
identifying the location of the city centre, district
centres and the main transport routes as well as
through the current nature of building heights
across the city.
Oxford from Boars Hill
`` Heritage - The geographical distribution of
heritage assets within the city; the character
of views from the surrounding landscape to
heritage assets within the historic city centre
and views out from the historic city centre
to the surrounding landscape; and the inter-
relationship between heritage assets and their
potential to be affected by high buildings.
`` Growth - Identifying where future growth
within the city is planned or may be anticipated
as part of the emerging Local Plan; areas within
and beyond the city boundary in neighbouring
districts where development may come
forward; and areas that may be reasonably
expected to come under pressure for high
buildings in future.
3.3. The following characteristics of Oxford are
highlighted for consideration in development
proposals under these three themes.
15
 LE G E N D
X:\JOBS\6208_Oxford Tall Buildings\8gis\Projects\Oxford City\Stakeholder_Workshop\6208_002_Geography.mxd

Oxford City Boundary

Beckley Hill Elevation (m AOD)

> 170 105 - 110

Elsfield
165 - 170 100 - 105

160 - 165 95 - 100

Wolvercote

155 - 160 90 - 95
Summertown
Marston
150 - 155 85 - 90
Wytham
145 - 150 80 - 85

140 - 145 75 - 80

135 - 140 70 - 75

130 - 135 65 - 70

Wytham Hill 125 - 130 60 - 65

Headington
120 - 125 55 - 60

115 - 120 < 55 Port Meadow Cornmarket Street

Contains Ordnance Survey data © Crown copyright. All rights reserved. Licence number 0100031673 [2018]

Oxford
Shotover Hill 110 - 115

Botley
Place
North Hinksey
3.4. Key to Oxford’s character is the relationship of the
city to surrounding landscape. The river floodplain
and valley sides provide an important backdrop to
PROJE CT TI T LE

OXFORD HIGH BUILDINGS

Cumnor Hill
Oxford’s cityscape. Oxfords’ setting is defined by
LE G E N D LE G E N D
agricultural vales to the north and south, wooded
Cowley
hills to the east and the west and rivers valley
DRAWI NG TI TL E
Oxford CitySouth
Boundary
Hinksey Oxford City Boundary
Geography
Beckley Hill Elevation (m AOD) Beckley Hill Elevation (m AOD)
floodplains extending through the urban core of
the city.
> 170 105 - 110 > 170 105 - 110
ISSUED BY Oxford T: 01865 887 050
Elsfield DATE Nov 2017 DRAWN SG
165 - 170 LE G E N D 100 - 105 165 - 170 100 - 105 SCALE @A3 1:35,000 CHECKED BC
Boars Hill STATUS Draft APPROVED AK
160 - 165 95 -Oxford
100 City Boundary 160 - 165 95 - 100
LE G E N D
DWG. NO. 6208_002
Littlemore
Beckley
Oxford Hill
City Boundary 155 - 160 Elevation (m90 - 95
AOD) 155 - 160 90 - 95
No dimensions are to be scaled from this drawing.
Kennington
Marston All dimensions are to be checked on site.
Beckley Hill Elevation (m AOD) 150 - 155 85 ->90
170 150- 110
105 - 155 85 - 90 Area measurements for indicative purposes only.
Elsfield © LDA Design Consulting Ltd. Quality Assured to BS EN ISO 9001 : 2008
> 170 145 - 150
LE G E N D 105 - 110
80 -165
85 - 170 145- 105
100 - 150 80 - 85 0 1km
Sources: Ordnance Survey
No r th

Datasets may include information under Local Government licence

165 - 170 140
100 - -105
145City Boundary 75 -160
80 - 165 95140 - 145
- 100 75 - 80
Oxford
This drawing may contain: Ordnance Survey material by permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright, All rights reserved. 2017 Reference number 0100031673.
from Oxford City Council
Oxford Canal
Figure 1: Topography
OS Open data / © Natural England / © DEFRA / © DECC / © Historic England. Contains Ordnance Survey data © Crown copyright and database right 2017.
Beckley Hill 135 - 140 70 -155
75 - 160 90135
- 95- 140 70 - 75
LE G E N D 160 - 165 Elevation (m95 - 100
AOD)
LE G E N D

Oxford City Boundary 155 - 160 130

90 - 135
>- 95
170 -150
65105 - 155
70- 110 85130
- 90- 135 65 - 70
Oxford City Boundary

Elevation (m AOD) 150 - 155 125

85 - 130
- 90
165 - 170 -145
60100 - 150
65- 105 80125
- 85- 130 60 - 65
Elevation (m AOD)
n Headington

> 170 145- 110

- 150 120
80 - 125
- 85 5595-140
60 - 145 75120
- 80- 125 55 - 60
> 170 LE G E N D 105
105 - 110
160 - 165 - 100

165 - 170 140

100 - 145City Boundary
- 105
Oxford 115
75 - 120
- 80
155 - 160 < 90
55
135
- 95- 140 70115 - 120
- 75 < 55
165 - 170 100 - 105

Shotover Hill 110 - 115 Shotover Hill

Beckley Hill 160 - 165 Elevation (m95 - 100
135
AOD) - 140 70 - 75
150 - 155 85130
- 90- 135 65110 - 115
- 70
160 - 165 95 - 100

155 - 160 90130

>- 95
- 135
170 65 - 70
145
105 - 150
- 110 80125
- 85- 130 60 - 65
155 - 160 90 - 95
Headington

150 - 155 85125

- 90- -130
165 170 60 - 65
140
100 - 145
- 105 75120
- 80- 125 55 - 60
150 - 155 85 - 90

145 - 150 80120

- 85- -125
160 165 55 - -60
95135 - 140
100 70115 - 120
- 75 < 55
145 - 150 80 - 85

Shotover
PROJE CT Hill
TI T LE PROJE CT TI T LE
140 - 145 75115
- 80
155- 120
- 160 <90
55
130
- 95- 135 65110 - 115
- 70
140 - 145 75 - 80
OXFORD HIGH BUILDINGS OXFORD HIGH BUILDINGS
Shotover Hill 135 - 140 70110 - 115
- 75
150 - 155 85125
- 90- 130 60 - 65
135 - 140 70 - 75
on

Cowley 130 - 135 65 145

- 70 - 150 Cowley
DRAWI NG 120
TI TL E80 - 85- 125 55 - 60 DRAWI NG TI TL E
130 - 135 65 - 70
Geography Geography
125 - 130 60 140
- 65 - 145 75115 - 120
- 80 < 55
125 - 130 60 - 65

120 - 125 Shotover Hill 55 135

PROJE CT TI T LE
- 60 - 140 70110 - 115
- 75
120 - 125 55 - 60
ISSUED BY Oxford OXFORDT:HIGH
01865BUILDINGS
887 050
ISSUED BY Oxford T: 01865 887 050
PROJE CT TI T LE DATE Nov 2017 DRAWN SG
DATE Nov 2017 DRAWN SG
115 - 120 < 55
130 - 135 65 - 70
115 - 120 < 55 SCALE @A3 1:35,000 CHECKED BC
SCALE @A3 1:35,000 CHECKED BC
OXFORD HIGH BUILDINGS
STATUS Draft APPROVED AK
STATUS Draft APPROVED AK

3 Understanding Oxford
l 110 - 115 Cowley 125 - 130 60 - 65 DRAWI NG TI TL E
110 - 115
DWG. NO. 6208_002Geography DWG. NO. 6208_002
Littlemore 120 - 125 55 - 60
17
DRAWI NG TI TL E
No dimensions are to be scaled from this drawing. No dimensions are to be scaled from this drawing.
Kennington Geography All dimensions are to be checked on site. All dimensions are to be checked on site.
PROJE CT TI T LE
115 - 120 Area measurements
< 55 for indicative purposes only. Area measurements for indicative purposes only.
X:\JOBS\6208_Oxford Tall Buildings\8gis\Projects\Oxford City\Stakeholder_Workshop\6208_004_Townscape_NO KEY.mxd

10B
10A

5H
5G Elsfield

3G 3G

Wolvercote

4F Summertown
Marston
10A 10A
10C
Wytham 3A

9C

9A
5F
4A 5K
3B
9B 7C
Westgate Shopping Centre Residential Suburbs
5M
11A
4B Headington 5E
2A 4H

3.5. Oxford’s character is also defined by its unique

10D 4G
3H

2A built environment with a large number of

Contains Ordnance Survey data © Crown copyright. All rights reserved. Licence number 0100031673 [2018]

5J
1A Oxford 7A attractive suburbs and urban areas designated
Oxford City Boundary
8C 4E 2B as Conservation Areas. The iconic skyline and
Botley
8C
Townscape Character Areas
Historic Core: 6B
architecture characterised by the limestone
North Hinksey 4D
1A Historic City Core
7B
5D Pastoral Floodplains: college buildings and towering spires create a
Historic Fringe:
9A Thames (Isis) north
9B Cherwell Valley rich urban environment with buildings spanning
2A University Fringe
9E
4C 2B Western Fringe
6C
9C Bayswater Brook
9D Thames (Isis) south every major period of British architectural history
9E Hinksey / Bulstake StreamsPROJE CT
Historic Village Cores:
TI T LE
from the 11th century to the present day. The city
9D 3A Old Marston Core Open River Terraces: OXFORD HIGH BUILDINGS
10E 3B Old Headington Core
3C Temple 5CCowley
3C
5B
10A North Oxford Open River Terrace
10B Peartree Open River Terrace
contains 9 scheduled monuments and 15 Historic
Oxford City Boundary
3D Church Cowley Core
3E Littlemore Village
10C Marston Open River Terrace
10D St Clements Open River Terrace
Parks and Gardens. There are 17 Conservation
5I
Townscape Character Areas
South Hinksey
Historic Core:
3F Iffley Village
3G Wolvercote
Cowley DRAWI NG TI TL E
10E New Hinksey Open River Terrace
Townscape Character
Areas within Oxford and approximately 1,500
Garden Suburbs:
1A Historic City Core
3F
3H Headington Quarry
3D Floodplains:
Pastoral
8A
11A Headington Hill Listed Buildings, with the proportion of Grade I
Historic Fringe:
Victorian Suburbs9Aand
4A North Oxford 9B Cherwell5B
Villages:
Thames (Isis) north
Valley and II* more than twice the national average for
2A University Fringe 4B Jericho
2B Western Fringe
9C Bayswater Brook
4C Grandpont 9D Thames (Isis) south ISSUED BY Oxford any
T: 01865 887 050 city in the UK.
4D5A East Oxford 9E Hinksey / Bulstake Streams DATE Nov 2017 DRAWN SG
Historic Village Cores: 4E New Osney SCALE @A3 1:35,000 CHECKED BC
3A Old Marston Core 4F Summertown Open River Terraces:

Oxford City Boundary

3B Old Headington Core
3C Temple Cowley
4G New Headington
4H New Marston10B
10A North Oxford Open River Terrace
Village
Peartree Open River Terrace
STATUS Draft APPROVED
3.6. Fifty two detailed Townscape Character Areas
AK

3D Church Cowley Core

3E Littlemore Village Inter-war / Post-war 10D
5L
3E10C Marston
Suburbs:
Open River Terrace
St Clements Open River Terrace
Littlemore
6A DWG. NO. 6208_004 (TCAs) have been identified for the whole of
Townscape Character Areas
Historic Core:
3F Iffley Village
3G Wolvercote Kennington
5A Rose Hill 10E New Hinksey Open River Terrace
5B Cowley Residential Suburb
No dimensions are to be scaled from this drawing. Oxford as part of the Oxford and its Landscape
5C Florence ParkGarden Suburbs: All dimensions are to be checked on site.
1A Historic
Oxford City Core
City Boundary
3H Headington Quarry
Pastoral Floodplains: 5D The Slade 11A
and Cowley Marsh
8B Headington Hill Area measurements for indicative purposes only. Setting Report (2002) produced by Land Use
9A Thames (Isis) north 5E New Headington
Townscape CharacterHistoric
AreasFringe:
Victorian Suburbs and Villages:
4A North Oxford 9B Cherwell Valley 5F New Marston
0 1km
Consultants allowing an appreciation of character
© LDA Design Consulting Ltd. Quality Assured to BS EN ISO 9001 : 2008
2A University Fringe 4B Jericho 9C Bayswater Brook 5G Cutteslowe / Sunnymead
Historic Core: Fringe
2B Western 9D Thames (Isis) south across the city at a detailed level. The TCAs are
Sources: Ordnance Survey, Countryside Agency, Land Use Consultants
No r th

4C Grandpont 5H North Oxford Fringes

1A Historic City Core Datasets may include information under Local Government licence
4D East Oxford 9E Hinksey / Bulstake Streams 5I New
Oxford CityHinksey
Boundary
Historic
This drawing may contain: Ordnance SurveyVillage
materialCores:
by permission of Ordnance Survey on 4E behalf
New of the
Osney
Pastoral Floodplains:
Controller of Her Majesty’s Stationery Office © Crown 5J
9A Thames (Isis) north Botley All
Copyright, Road
rights reserved. 2017 Reference number 0100031673.
from Oxford City Council
used as a framework for the Oxford High Buildings
OS Open data / © Natural England 3A
/ © Old
HistoricDEFRA Marston
Fringe:/ © DECCCore/ © Historic England. Contains Ordnance
4F Summertown Figure 2: Townscape Character
Survey data © Crown copyright
9B Open
Cherwell
and database
River Terraces:right 2017. 5K Barton
Valley
3B Old Headington Core
2A University Fringe
3C Temple Cowley
4G New Headington 9C10A
4H New Marston Village9D10B
North
Bayswater Brook
Peartree
Townscape
Oxford Open Character
River Terrace
5L Areas
Littlemore Guidance and are summarised in Appendix 1 of
2B Western Fringe Thames (Isis)Open
southRiver Terrace 5M Sandhills
Historic Core: and Risinghurst
3D Church Cowley Core
3E Littlemore
Historic Village
Village Cores: Inter-war / Post-war Suburbs:
9E10C Marston
Hinksey Open River
/ Bulstake Terrace
Streams 1A Historic City Core
10D St Clements Open River Terrace Post 1960s Suburbs: Pastoral Floodplains:
the EBR. An understanding of context, informed
by the TCAs is a key theme underpinning the
3F Iffley Village
3A Old Marston Core 5A Rose Hill 10ERiver
New Terraces:
Hinksey Open River Terrace 6A Blackbird Leys 9A Thames (Isis) north
Open
3B3G OldWolvercote
Headington Core 5B Cowley Residential Suburb 10A North Suburbs: Historic
Oxford Open River Terrace Fringe:
6B Wood Farm 9B Cherwell Valley
Garden
3C3H Headington
CowleyQuarry
Temple
3D Church Cowley Core
5C Florence Park and Cowley
5D The Slade
10B Marsh Open River Terrace
Peartree
11A Headington Hill
2A University
6C Horspath
2B Western Fringe
Fringe
Road Area 9C Bayswater Brook
9D Thames (Isis) south Oxford High Buildings Guidance and developers
3EVictorian Suburbs
Village and Villages:
10C Marston Open River Terrace
5E New Headington 10D St Clements Open River Terrace Sheldonian Theatre
are encouraged to use this information to inform
Littlemore Open Hills (with Institutions): 9E Hinksey / Bulstake Streams
3F4A North
Iffley Oxford
Village 5F New Marston Historic Village Cores:
7A Headington Hill
10E New Hinksey Open River Terrace
3G4B Jericho
Wolvercote 5G Cutteslowe / Sunnymead 3A Old Marston Core
7B Southfield Park and Hospitals Complex Open River Terraces:
3H4C GrandpontQuarry
Headington
4D East Oxford
5H North Oxford Fringes Garden Suburbs:
11A Headington Hill
3B Old Headington
7C John
3C Temple Cowley
RadcliffeCore
Hospital 10A North Oxford Open River Terrace their proposals. The LI’s Townscape Character
5I New Hinksey 10B Peartree Open River Terrace
4E New Osney
Victorian Suburbs and Villages: 5J Botley Road 3D
3E
Church Cowley Core
20th Century Fringe Business, Industry and Retail:
Littlemore Village
10C Marston Open River Terrace Assessment Technical Advice Note (TIN 05/2017)
4A4F Summertown
North Oxford 5K Barton 8A Cowley Motor Works 10D St Clements Open River Terrace
4B4G
4C4H
New Headington
Jericho
New Marston Village
Grandpont
5L Littlemore
5M Sandhills and Risinghurst
3F Iffley Village Business and Science Parks
8B Littlemore
3G Wolvercote
8C Botley Industrial and Retail Parks
10E New Hinksey Open River Terrace and Natural Engalnd’s An Approach to Landscape
4D East Oxford
Inter-war / Post-war Suburbs:
4E New Osney Post 1960s Suburbs:
3H Headington Quarry Garden Suburbs:
11A Headington Hill Character Assessment (2014) also provides helpful
guidance in terms of assessing character.
5A Rose Hill 6A Blackbird Leys Victorian Suburbs and Villages:
4F Summertown
5B Cowley Residential Suburb 6B Wood Farm 4A North Oxford
4G New Headington
5C Florence Park and Cowley Marsh 6C Horspath Road Area 4B Jericho
4H New Marston Village
5D The Slade 4C Grandpont
5E New/ Post-war
Inter-war Headington Suburbs: Open Hills (with Institutions): 4D East Oxford
5A5F NewHill
Rose Marston 7A Headington Hill 4E New Osney
5B5G Cutteslowe
Cowley / Sunnymead
Residential Suburb 7B Southfield Park and Hospitals Complex 4F Summertown
5C5H North Oxford
Florence Park and Fringes
Cowley Marsh 7C John Radcliffe Hospital 4G New Headington
5D5ITheNew Hinksey
Slade 4H New Marston Village
5E5J NewBotley Road
Headington 20th Century Fringe Business, Industry and Retail:
5F5KNew Barton
Marston 8A Cowley Motor Works Inter-war / Post-war Suburbs:
5G5L Littlemore/ Sunnymead
Cutteslowe 8B Littlemore Business and Science Parks 5A Rose Hill
5M Sandhills
5H North Oxford Fringesand Risinghurst 8C Botley Industrial and Retail Parks 5B Cowley Residential Suburb
5I New Hinksey 5C Florence Park and Cowley Marsh
Post 1960s
5J Botley Road Suburbs: 5D The Slade
5K6A Blackbird Leys
Barton 5E New Headington
5L6B Wood Farm
Littlemore 5F New Marston
5M6C Horspath
Sandhills Road
and Area
Risinghurst 5G Cutteslowe / Sunnymead
5H North Oxford Fringes
Open Hills
Post 1960s Suburbs:(with Institutions): 5I New Hinksey
6A7A Headington
Blackbird LeysHill 5J Botley Road
6B7BWoodSouthfield
Farm Park and Hospitals Complex 5K Barton
6C7C John Radcliffe
Horspath Road Area Hospital 5L Littlemore
5M Sandhills and Risinghurst

3 Understanding Oxford
20th Century Fringe
Open Hills (with Institutions): Business, Industry and Retail:
7A8A Cowley Motor
Headington Hill Works Post 1960s Suburbs:
19
7B8B Littlemore
Southfield ParkBusiness and Science
and Hospitals Parks
Complex 6A Blackbird Leys
7C8C Botley
John Industrial
Radcliffe and Retail Parks
Hospital 6B Wood Farm
6C Horspath Road Area
20th Century Fringe Business, Industry and Retail:
 LE G EN D
3.7. The general height of buildings across the city is
X:\JOBS\6208_Oxford Tall Buildings\8gis\Projects\Oxford City\Stakeholder_Workshop\6208_003_Existing_Building_Heights.mxd

Oxford District Boundary between 2 - 4 storeys. Where higher buildings

Notable High Buildings
occur, they are rarely above 6 storeys. However,
there is a clustering of higher buildings in the
Existing Building Heights city centre, including St Mary’s Church and Tom
Elsfield
1m
Tower; at district centres; and at the edge of the
city associated with commercial and industrial
Wolvercote
land uses, including the offices of the Cowley
Summertown
38m
Motor Works and the John Radcliffe Hospital.
Marston
There are also isolated locations in the suburbs
Wytham
of the city where residential high buildings
are located, including Plowman Tower in New
Plowman Tower Marston and Evenlode Tower in Blackbird Leys.

3.8. The table below details the heights of notable

John Radcliffe Hospital buildings within the city and Appendix 1 of the
Radcliffe Observatory
EBR sets out the existing built form heights for
Engineering and Technology Building Headington
each of the TCAs. These existing building heights
in the city form an important reference point
when exploring the potential for high buildings.
Contains Ordnance Survey data © Crown copyright. All rights reserved. Licence number 0100031673 [2018]

Sheldonian Theatre
Radcliffe Camera
Seacourt Tower Nuffield College Spire St Marys Church
St Georges Tower Carfax Tower

Botley
Tom Tower
St Marys Church, High Street 54.86m

North Hinksey Radcliffe Camera, 42.7m Radcliffe Camera

Carfax Tower, Queen Street 23m

PROJ ECT T IT LE

OXFORD HIGH BUILDINGS Tom Tower, Christchurch College 45.75m

The Sheldonian Theatre, Broad Street 28.16m

Cowley DRAWING TI T LE
South Hinksey
Templars Square Existing Building Heights
Cowley Motors Works St George’s Tower, Oxford Castle 24.4m

Nuffield College Spire, New Road 45.75m

ISSUED BY Oxford T: 01865 887 050
DATE Nov 2017 DRAWN SG
SCALE @A3 1:35,000 CHECKED Ploughman Tower, New Marston
BC 62.6m
STATUS Draft APPROVED AK
Windrush Tower
Evenload Tower
DWG. NO. 6208_002 John Radcliff Hospital, Headington 39.1m
Littlemore
No dimensions are to be scaled from this drawing.
Kennington
Oxford Science Park
All dimensions are to be checked on site. Templars Square, Temple Cowley 52m
Area measurements for indicative purposes only.
© LDA Design Consulting Ltd. Quality Assured to BS EN ISO 9001 : 2008
0 1km
Sources: Ordnance Survey
No rt h

Datasets may include information under Local Government licence

from Oxford City Council
This drawing may contain: Ordnance Survey material by permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright, All rights reserved. 2017 Reference number 0100031673.
Figure 3: Existing Building Heights
OS Open data / © Natural England / © DEFRA / © DECC / © Historic England. Contains Ordnance Survey data © Crown copyright and database right 2017.

LE G EN D

Oxford District Boundary

Notable High Buildings

Existing Building Heights

1m
Engineering and Technology Building

38m

3 Understanding Oxford 21
 LE G EN D
X:\JOBS\6208_Oxford Tall Buildings\8gis\Projects\Oxford City\Stakeholder_Workshop\6208_005_Heritage.mxd

Oxford City Boundary

Listed Building - Grade:

Elsfield II*

II
Wolvercote with Godstow
Scheduled Monument

Conservation Area

Wytham Marston Central Conservation Area

Registered Park and Garden

North Oxford Victorian Suburb

Binsey Old Headington

Walton Manor

Headington Quarry
Jericho

Binsey Oxford Castle Motte

Headington Hill
Contains Ordnance Survey data © Crown copyright. All rights reserved. Licence number 0100031673 [2018]

Central Area

Osney Island
St Clements and Iffley Road
Heritage 1. A new high building adjacent to a heritage
asset (including individual buildings and areas)
Bartlemas 3.9. Oxford has a rich cultural heritage and it is this diminishes the historic, architectural or artistic
North Hinksey
richness that underpins its quality and distinct interest of the asset due (at least in part) to
PROJ ECT T IT LE character. Historically, conservation of the city’s its height relative to existing buildings. This
OXFORD HIGH BUILDINGS heritage in relation to high buildings has been harm could occur for various reasons including
Temple Cowley addressed through the recognition of the Oxford obstruction of valued views to or from the asset,
DRAWING TI T LE View Cones and the Carfax datum in planning visual competition and incongruous design.
Designated Heritage Assets policies. In this well-established approach to
Iffley Beauchamp Lane
conservation, the historic centre of Oxford has 2. A new high building at some distance from an
been treated as a single complex heritage asset, asset obstructs valued views towards that asset
Oxford Stadium, Sandy Lane ISSUED BY
DATE
Oxford
Nov 2017
T: 01865 887 050
DRAWNexperienced
SG from vantage points around the city. (due to its height) such that the obstruction
SCALE @A3
STATUS
1:35,000
Draft
CHECKED
APPROVED
BC
AK
diminishes the artistic or historic interest of the
Littlemore 3.10. Research undertaken during the preparation of asset.
LE G EN D DWG. NO. 6208_005
the TAN and presented in the High Buildings EBR
Oxford City Boundary No dimensions are to be scaled from this drawing.
All dimensions are to be checked on site. has re-examined this approach to high buildings 3. A new high building at some distance from an
Listed Building - Grade:
Area measurements for indicative purposes only.
in the context of our current understanding of asset changes informative views towards that
© LDA Design Consulting Ltd. Quality Assured to BS EN ISO 9001 : 2008
I 0 1km
the setting of heritage assets. It has analysed how
Sources: Ordnance Survey, Historic England, Natural England
asset, introducing visual competition in either the
foreground or background such that it diminishes
No rt h

II* from Oxford City Council heritage assets relate to their settings in Oxford,
Datasets may include information under Local Government licence

the historic or artistic interest of the asset.

This drawing may contain: Ordnance Survey material by permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright, All rights reserved. 2017 Reference number 0100031673.
Figure 4: Designated Heritage Assets
OS Open data / © Natural England / © DEFRA / © DECC / © Historic England. Contains Ordnance Survey data © Crown copyright and database right 2017.
the contribution that settings make to heritage
LE G EN D
II
significance and the potential for high buildings
Oxford City Boundary Scheduled Monument to affect that contribution. This understanding 4. A new high building at some distance from an
provides a more proactive policy context for high asset changes the historic character of informative
Listed Building - Grade:
Conservation Area
buildings supported by this TAN. views from that asset such that it diminishes the
I
Central Conservation Area
historic or artistic interest of the asset.
II*
3.11. Five circumstances can be described where
II
Registered Park and Garden
the addition of a high building to the setting of 5. A new high building within a Conservation Area
a heritage asset in Oxford could, in principle, or other area valued for its historic character and
Scheduled Monument
diminish the positive contribution that setting appearance is out of character due (at least in
Conservation Area makes to the heritage significance of that asset part) to its height relative to existing buildings.
and these should be borne in mind by any This diminishes the historic, architectural or
Headington Quarry Central Conservation Area
developer seeking to promote a high building: artistic interest of the asset.
Registered Park and Garden

3 Understanding Oxford
PROJ ECT T IT LE

OXFORD HIGH BUILDINGS 23

 LE G EN D
3.12. The Oxford High Buildings EBR offers continued
X:\JOBS\6208_Oxford Tall Buildings\8gis\Projects\Oxford City\Stakeholder_Workshop\6208_008A_Allocations_Emerging_Sites.mxd

Oxford City Boundary support for the treatment of central Oxford as a

Townscape Character Areas
unified heritage asset but shows that the Oxford
View Cones are only one part of a more complex
West End AAP
relationship between the historic city centre and
Elsfield
Barton AAP
its setting.
Wolvercote Northern Gateway AAP
3.13. The relationship between the historic city centre
Summertown Other Potentially Emerging Sites and its setting, and its contribution to heritage
Marston
significance, can be appreciated in three main
Wytham
ways:

`` Views towards the city from the surrounding

landscape with a distinctive cluster of historic
buildings signalling the location of the historic
core of the city in its landscape setting
(including those identified within the Oxford
Headington
View Cones).

`` Views out from elevated viewpoints within the

Contains Ordnance Survey data © Crown copyright. All rights reserved. Licence number 0100031673 [2018]

Oxford historic city centre revealing the topographic

position of Oxford in its landscape setting.
Botley
`` Views between the edge of the historic city
North Hinksey
centre and the floodplains of the Thames and
Nuffield College
Cherwell to the south and east of the city,
PROJ ECT T IT LE illustrating the original siting of the city on dry
OXFORD HIGH BUILDINGS ground adjacent to an early river crossing point.

South Hinksey
Cowley DRAWING TI T LE
Site Allocations: Area Action Plans and 3.14. These different aspects of the setting of the
Emerging Sites historic city centre are described in greater
detail in Section 2 of the EBR. Whilst the heritage
ISSUED BY Oxford T: 01865 887 050 significance of the historic city centre remains a
DATE Nov 2017 DRAWN SG
SCALE @A3 1:35,000 CHECKED BC key issue in relation to the design and siting of
STATUS Draft APPROVED AK
high buildings in Oxford, it is important to note
Littlemore
DWG. NO. 6208_008A that there is potential for high buildings to affect
Kennington
No dimensions are to be scaled from this drawing. the heritage significance of many other heritage
All dimensions are to be checked on site.
LE G EN D
Area measurements for indicative purposes only. assets. The significance of all heritage assets is
Oxford City Boundary
0 1km
© LDA Design Consulting Ltd. Quality Assured to BS EN ISO 9001 : 2008
derived to some degree from their settings but
Sources: Ordnance Survey
in most cases the sensitive area will be relatively
No rt h

Townscape Character Areas Datasets may include information under Local Government licence
This drawing may contain: Ordnance Survey material by permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright, All rights reserved. 2017 Reference number 0100031673.
from Oxford City Council
small and therefore only affected by high buildings
Figure 5: Site Allocations and Emerging SitesWest End AAP
OS Open data / © Natural England / © DEFRA / © DECC / © Historic England. Contains Ordnance Survey data © Crown copyright and database right 2017.
LE G EN D in close proximity.
d
Oxford City Boundary Barton AAP
3.15. Some heritage assets derive significance from a
Townscape Character Areas Northern Gateway AAP
wider area and are therefore much more likely
West End AAP Other Potentially Emerging Sites to be affected by high buildings. These include
all 18 of Oxford’s Conservation Areas along with
Barton AAP

St George’s Tower
two Conservation Areas in the adjoining Vale
Northern Gateway AAP of White Horse District (Wytham and North
Hinksey). More information on these and other
Other Potentially Emerging Sites
sensitive designated heritage assets is provided
in Appendix 1 and 2 of the EBR which provides
information on the location and links to the entire
suit of Conservation Area Appraisals.
ngton

3 Understanding Oxford PROJ ECT T IT LE

25

OXFORD HIGH BUILDINGS

 3.16. The EBR identifies a complex pattern across the Growth
LE G EN D
X:\JOBS\6208_Oxford Tall Buildings\8gis\Projects\Oxford City\Stakeholder_Workshop\6208_009_District_Centres_Transport.mxd

Oxford City Boundary city of overlapping settings and views where

Townscape Character Areas
change resulting from the construction of high 3.18. Oxford has grown over time and will continue
Cutteslowe buildings could affect heritage significance of to grow if it is to remain a prosperous and
Arterial Routes
multiple heritage assets. This complex asset- successful international city. Well designed
Wolvercote
District centres
focussed information has been organised into new development and carefully considered
a series of area-based summaries identifying regeneration present the greatest opportunities
Major road junctions ‘key’ heritage considerations, for each of the for growth and for the sensitive integration of
52 TCAs (Appendix 1 of EBR). A ‘key heritage high buildings within the city. Adopted Area
Park & Rides
Summertown
consideration’ is defined here as an issue affecting Action Plans (AAPs) identify the largest and most
Railway Station and Bus Station the significance of heritage assets that is likely certain locations for change within the City (Figure
to be relevant to the siting and design of a high 5). They may, however, also be sensitive to high
Northway
building in Oxford and could be an important buildings.
New
Barton
consideration in the determination of any
Marston
subsequent planning application. 3.19. District centres and transport interchanges
(Figure 6) are also areas that are likely to be
3.17. The resulting list of considerations for each able to accommodate high buildings given their
Headington
TCA should not be treated as an exhaustive sustainable transport links. The TAN considers
statement of all heritage matters that will be areas of potential growth within the city in more
relevant in that area but does form a guide for detail in Section 4.
Contains Ordnance Survey data © Crown copyright. All rights reserved. Licence number 0100031673 [2018]

Oxford
Botley developers to secure an appreciation of the main
Road
Botley
cultural heritage issues within an area of the
Cowley
Road city. It must be recognised that not all of the key
considerations will apply to every development
in a given area and other heritage issues may be
Iffley raised by a specific development proposal in that
Road PROJ ECT T IT LE

New OXFORD HIGH BUILDINGS area.

Hinksey

Temple DRAWING TI T LE
Cowley
Distirct Centres and Transport Infrastructure
Rose
Hill

ISSUED BY Oxford T: 01865 887 050

DATE Nov 2017 DRAWN SG
SCALE @A3 1:35,000 CHECKED BC
STATUS Draft APPROVED AK
Littlemore Blackbird
Leys DWG. NO. 6208_009
Kennington
No dimensions are to be scaled from this drawing.
All dimensions are to be checked on site.
Area measurements for indicative purposes only.
© LDA Design Consulting Ltd. Quality Assured to BS EN ISO 9001 : 2008
LE G EN D 0 1km
Sources: Ordnance Survey
No rt h

Datasets may include information under Local Government licence

Oxford City Boundary from Oxford City Council
This drawing may contain: Ordnance Survey material by permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright, All rights reserved. 2017 Reference number 0100031673.
Figure 6: District Centres and Transport Infrastructure
OS Open data / © Natural England / © DEFRA / © DECC / © Historic England. Contains Ordnance Survey data © Crown copyright and database right 2017.

LE G EN D Townscape Character Areas

Oxford City Boundary Arterial Routes

Townscape Character Areas District centres

Arterial Routes
Major road junctions

District centres
Park & Rides

Major road junctions

Railway Station and Bus Station

Park & Rides

Barton Railway Station and Bus Station

ngton

3 Understanding Oxford 27
4 Identifying
Opportunity
“In Oxford you may see it all - century by century,
or face by face. She is an England in miniature; an
essence of England, drawing from the wood.
It is the variety of the shapes which makes the
skyline. And as for “dreaming”? Stupor say the
enemies, inertia say even some of the friends,”
Nickolaus Pevsner Buildings of England
All Souls College
Identifying
Opportunity
Areas of Greater Potential
4.1. The EBR analysis has identified three ‘Areas of Greater
Potential’ where proposals for new high buildings
are more likely to be appropriate. These areas are
less constrained by heritage considerations and also
represent areas where there is more potential for
them to contribute to regeneration opportunities, are
areas with significant connectivity and are existing
district centres. Areas of Greater Potential identified
are:
`` The Northern Suburbs
`` The Eastern Suburbs
`` The South-Eastern Suburbs
Dynamic Areas
4.2. In addition to the ‘Areas of Greater Potential’
Oxford City Council has identified ‘Dynamic Areas’
where growth and regeneration is envisaged as
part of the Local Plan. Dynamic areas are the
areas of the city where significant change is
expected or best directed. These areas include
the district centres and also areas where there
are significant clusters of potential development
sites. The impact of development of sites in these
areas needs to be considered in terms of the
wider context of the area and other potential
developments. Many Dynamic Areas are within
the Areas of Greater Potential. Both Areas of
Greater Potential and Dynamic Areas have been
tested individually as part of the TAN.
29
 6. Summertown
7. Headington Hill
8. Temple Cowley
9. Blackbird Leys
10. Northern Gateway
11. Botely Retail Area
12. BMW / Unipart
13. Hospital Sites
14. Royal Mail Sorting Office
15. Osney Mead

X:\JOBS\6208_Oxford Tall Buildings\8gis\Projects\Oxford City\Stakeholder_Workshop\6208_013C_Dynamic Areasv2.mxd

LE G E N D LE G EN D
X:\JOBS\6208_Oxford Tall Buildings\8gis\Projects\Oxford City\Stakeholder_Workshop\6208_008E_Areas_Greater_Opportunity.mxd

Oxford City Boundary Ox

Northern Suburbs Dynamic Areas

10B
10A
10B
10A
5H 5H Eastern Suburbs Dyn
5G 5G Elsfield
1. West End and
South-Eastern Suburbs 2. Cowley Road C
3G 3G Elsfield 3. Marston Road
Wolvercote 4. Old Road Area
Wolvercote
5. Headington Ce
6. Summertown
Summertown 7. Temple Cowley
4F 4F

Q6
Summertown
8. Cowley Branch
10A Marston Marston
10A 10A 9. Blackbird Leys
10A 10C
Wytham 3A Wytham

9C

9A
Note

5F Dynamic Areas m
4A 5K 5K
email of 29.03.18
3B
9B 7C 7C

4B
11A
5E 5E
5M 5M
Headington
Q5
2A 4H
10D 4G
Headington
4G 3H

2A Oxford
Q3 Q4

Contains Ordnance Survey data © Crown copyright. All rights reserved. Licence number 0100031673 [2018]

Contains Ordnance Survey data © Crown copyright. All rights reserved. Licence number 0100031673 [2018]
1A Oxford 7A

8C
5J
4E 2B
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7B
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North Hinksey North Hinksey

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PROJE CT TI T LE PROJ ECT T IT LE

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OXFORD HIGH BUILDINGS OXFORD HIGH
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Areas of Greater Opportunity South Hinksey Dynamic Area
8A
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5B 5B
ISSUED BY Oxford T: 01865 887 050 ISSUED BY O
1. London Road 5A DATE May 2018 DRAWN SG DATE J
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2. Banbury Road SCALE @A3 1:35,000 CHECKED BC SCALE @A3 1
3. Woodstock Road
STATUS Draft APPROVED AK STATUS

Q8 Q9
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4. Cowley Road
5. Between Towns Road 5L
6A 6A
6. Summertown 3E 5L DWG. NO. 6208_008E DWG. NO. 6
7. Headington Hill Littlemore Littlemore
8. Temple Cowley No dimensions are to be scaled from this drawing. No dimensions are
Kennington Kennington
9. Blackbird Leys All dimensions are to be checked on site. All dimensions are
10. Northern Gateway Area measurements for indicative purposes only. Area measuremen
11. Botely Retail Area 8B 8B
Boars Hill © LDA Design Consulting Ltd. Quality Assured to BS EN ISO 9001 : 2008 © LDA Design Consu
12. BMW / Unipart
13. Hospital Sites 0 1km 0 1km
Sources: Ordnance Survey, Countryside Agency, Land Use Consultants Sources: Ordnance Su
14. Royal Mail Sorting Office
No r th

No rt h
15. Osney Mead Datasets may include information under Local Government licence Datasets may include
from Oxford City Council from Oxford City Co
This drawing may contain: Ordnance Survey material by permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright, All rights reserved. 2018 Reference number 0100031673. This drawing may contain: Ordnance Survey material by permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright, All rights reserved. 2017 Reference number 0100031673.
Figure 7: Areas of Greater Potential
OS Open data / © Natural England / © DEFRA / © DECC / © Historic England. Contains Ordnance Survey data © Crown copyright and database right 2018.
Figure 8: Dynamic Areas
OS Open data / © Natural England / © DEFRA / © DECC / © Historic England. Contains Ordnance Survey data © Crown copyright and database right 2017.

LE G E N D LE G E N D

Oxford City Boundary Oxford City Boundary

X:\JOBS\6415_Wandle Valley Regional Park Trust\8gis\Projects\6208_013C_Dynamic Areasv2.mxd

Northern Suburbs Dynamic Areas

Eastern Suburbs Dynamic Area

Elsfield
1. West End and Osney Mead
South-Eastern Suburbs 2. Cowley Road Centre
3. Marston Road
4. Old Road Area
Wolvercote
5. Headington Centre
6. Summertown
7. Temple Cowley Centre

Q6
Summertown
8. Cowley Branchline
Marston 9. Blackbird Leys

Wytham

Note

Dynamic Areas mapped as directed by S Harrison

email of 29.03.18.

Headington
Q5
Oxford
Q3 Q4
4 Identifying Opportunity Q1 Q4 Q4
31

Botley Dynamic Areas mapped as directed by S Harrison

 Identifying Thresholds 4.4. Oxford City Council will assess every planning
application case on its individual merits and
4.3. Appendix 2 provides a summary table of individual encourages developers to follow design guidance
height thresholds for Areas of Opportunity and pre-application practice set out in this TAN.
and for Dynamic Areas based on 3D modelling,
identifying at what height new built form is likely
to become visible from some of the city’s View
Cone locations and also from the city centre.
The threshold schedule provides an indication of
heights at which high building proposals are likely
to start to change the character and composition
of views looking towards the Areas of Opportunity
and Dynamic Areas. These heights should be used
as an initial reference point for consideration of
high building proposals located within these areas.
St Mary’s existing view to Dynamic Area 2 The heights identified do not represent areas with
agreed development height parameters that will
be automatically considered acceptable by Oxford
City Council.

Example of St Mary’s 3D model existing view to Dynamic Area 2

Example of St Mary’s 3D model view to Dynamic Area 2 with 18m building heights Example image illustrating 3D modelling

4 Identifying Opportunity 33
5 Managing
Change
“The world surely has not another place like
Oxford; it is a despair to see such a place and
ever to leave it, for it would take a lifetime and
more than one to comprehend and enjoy it
satisfactorily.”
Nathaniel Hawthorne
View north from St George’s Tower
Potential Visual Effects
The Visual Characteristics of Oxford
5.1. The composition of views within, out from and
across Oxford vary greatly in their content and
character and can change within a matter of
metres from one location to another. Views
within the city centre are generally enclosed and
short distance. Views from more open areas on
the floodplains or surrounding hills allow wide
panoramic views of the city in its landscape
setting to be appreciated.
5.2. The diversity of views and the visual experience is
a positive feature of the city and the opportunity
for creating new views and vantage points to
appreciate the city and its landscape setting
should be promoted where these do not cause
unacceptable change. The visual characteristics
within Oxford are diverse and depend not only on
location but also viewing direction. The illustrative
sections below show the general characteristics
west to east and north to south across the city.
5.3. In views east to west (and west to east) across
the River Thames and River Cherwell valleys,
the city appears to be contained by the largely
undeveloped valley sides. The rising land
establishes a sense of natural containment to
the city and a green backdrop to views out from
it. This is sense of containment is an important
characteristic of views out and across the city and
contributes to the appreciation of Oxford in its
landscape setting.
5.4. Views north and south (and south to north) are
longer distance in nature being unconstrained due
to the relative flat topography of the valley floor.
The horizon to these views is formed by distant
hills to the north around Begbrook and south
around Garsington and beyond. From elevated
locations looking towards the city, built from is
characteristic within the valley floor, softened and
punctuated in areas by vegetation within the city’s
built up area and by the largely undeveloped river
floodplains.
35
 5.5. The TAN identifies four principal visual
characteristics of the city:
`` The iconic spires and silhouette of the historic
city centre.
`` The open and natural character of the river
floodplains.
`` The green (wooded or agricultural) backdrop to
the city formed by the surrounding hills.
`` The enclosed and often intimate views within
the city centre.
5.6. These visual characteristics contribute to the city’s
distinct character and sense of place. The erosion
or harm to these characteristics has the potential
to affect the visual amenity and character of
Oxford and also the setting and, consequently,
heritage significance of heritage assets within
it. Any effects to these characteristics should
be understood in relation to proposals for high
buildings by using the four visual tests detailed.
The Four Visual Tests
5.7. High buildings within Oxford have the potential to
affect the visual amenity and character of the city,
as well as the significance of its many heritage
assets. This is primarily through visual change
affecting important visual features such as built
and / or natural landmarks, the setting of heritage
assets or change to the built and natural fabric
visible in views to, out from and across the city.
The effect may be positive, negative or neutral
depending on the existing context and the nature
of the visual change.
5.8. For a heritage asset, the effect of any visual
change in its setting on heritage significance
will depend on the ways in which that setting
contributes to significance. The analysis of the
effects of visual change must therefore be based
on an understanding of how setting contributes to
heritage significance of an individual asset.
5.9. Four principal visual effects have been identified
that may result from the introduction of a high
building. Applicants for high buildings should
use the four tests as part of the design iteration
process and for the final submission proposal to
demonstrate the potential effects a high building
may have to the character, visual and heritage
resource (refer to EBR).

Cumnor Hill A34 Hinksey St Mary’s South Park Headington A4142 Shotover Hill

West East

Green City City City Green Eastern Green

Ridgeline Centre Centre Centre Ridgeline Suburbs Ridgeline
Fringe Fringe

Illustrative City Section West to East

Visual Obstruction
5.10. Visual obstruction is the physical obstruction of
a feature or component in the view caused by
Cutteslowe Summertown University St Mary’s Rose Hill Littlemore
Parks a high building. This may result in full or partial
blocking of the feature or component and may
affect the interpretation of the feature and / or
the legibility or character of the townscape. If the
affected view makes a positive contribution to the
significance of a heritage asset, obstruction may
harm that significance.
North South 5.11. Visual obstruction may be beneficial in obscuring
views of perceived detracting features within
Northern City City River Southern the townscape, however this may lead to other
Suburbs Centre Centre Floodplain Suburbs unintended effects and the enhancement of the
Fringe
detractor itself is likely to be a more effective of
Illustrative City Section North to South means of improvement.

5 Potential Visual Effects 37

 Visual Competition / Complement
5.12. Visual competition / complement is the siting of a high
building within the same view as the feature such that
the two are viewed together. The high building may
be perceived to compete with the feature either in
the foreground, middle ground or background of the
view affecting the ability to discern or interpret the
feature. If a heritage asset is currently appreciated
as a prominent feature in views, the introduction of a
high building that distracts the attention of a viewer,
could harm the heritage significance of the asset.
5.13. Visual competition / complement resulting from
high buildings may also occur as part of sequential
views along routes that allows appreciation of the
townscape. This may be along a historic approach
road, revealing a sense of arrival to the city from
its hinterland, or an important route, for example
a route between two locations that has cultural
meaning. Sequential views are spatially dynamic and
their consideration and how they may be affected by
high buildings, requires careful and comprehensive
consideration.
5 Potential Visual Effects
Skylining
5.14. Skylining is when high buildings break the skyline,
horizon or silhouette, which may be formed by built
form or vegetation. Topography is often a critical
factor with skylining and is most likely to occur
around ridgelines of the surrounding hills although
it can also occur beyond these areas where building
heights interrupt the existing silhouette of built areas
or vegetation. Skylining represents the breaching
of an existing perceived ‘threshold’ and can often
result in the high building acting as eye-catching
feature within views drawing the viewer’s attention
and increasing visual competition. The potential for
harm to heritage assets created through increased
visual competition and distraction must always be
considered.
5.15. Skylining can add diversity and accent to views. The
careful consideration of the existing modulation of
buildings in a view or sequence of views and the
potential of a new building to positively enhance
silhouette should be encouraged.
39
 Change of Character
5.16. Change of character occurs when the composition
of a view is altered to the extent the character
of the view is discernibly different to that of the
existing. This may be a result of an individual high
building strongly influencing the composition
or cumulative small incremental changes within
the view leading to a notable change. Change
of character may include a combination of
obstruction, competition / complement and
skylining. If the existing character of an area of
townscape makes a positive contribution to the
significance of a heritage asset, any change has
the potential to harm that significance.

5.17. The improvement of the character of a view, for

example by the removal of detracting features, or
possibly enhancement through the introduction
of high buildings should be carefully considered
and encouraged where enhancement can be
demonstrated. Appendix 2 provides an indication
of building heights in Areas of Opportunity and
Dynamic Areas at which change of character has
the potential to occur.

View northeast from St Mary’s Church

41
6 Overarching
Guidelines
“Oxford still remains the most beautiful thing
in England, and nowhere else are life and art so
exquisitely blended, so perfectly made one.”
Oscar Wilde
Overarching Guidelines
6.1. This section provides a set of overarching
criteria against which high buildings should be
considered. Applicants for high building should
ensure a strong rationale and justification for
their proposals and deploy these criteria to
structure their design response during pre-
application consultation and as part of the final
planning application submission. A glossary of the
terms used is provided in Appendix 3.
Understanding Context
6.2. High buildings have the potential to significantly
change the environment in which they are
located. Understanding the context of a high
building proposal is critical to understanding
potential change and ensuring high buildings
respond positively to their surroundings.
It is important that an appreciation and
demonstration of an understanding of the context
and potential effects is provided as part of any
high building proposal so informed decisions can
be made.
View southwest from St Mary’s Church
6.3. Heritage is an important component of
understanding context and the receiving
environment, particularly in relation to the setting
of heritage assets. Further heritage analysis is
contained in the EBR with Appendix 1 providing
summary details of heritage considerations for all
52 TCAs of the city.
6.4. The opportunity for improvements to the area
subject to a high building proposal should be
considered. Opportunities should be identified
and informed by local needs and an appreciation
of any wider city-wide aspirations. Improvements
as part of a proposal may include new or
improved public realm and public open space,
contribution to the improvement of the quality
of built form in an area, enhancement of existing
positive features, enhancing connectivity, or
delivering new or enhanced community facilities.
43

Blavatnik School of Government
Architectural Quality and Design
6.5. High buildings in Oxford are expected to be
of high architectural quality in terms of their
design and materials. They should also function
effectively for their intended use, allowing for
flexibility and adaptability over time. Functionality
considerations such as car parking and internal
amenity are important aspects of the design of
high buildings.
6.6. It is accepted that architectural ‘styles’ will change
over time and that different design approaches
in the same area may be justifiable. All high
buildings should demonstrate quality and deliver
a positive addition to the city. Innovation and
diversity of architectural expression is encouraged
where it is considered appropriate and provided
it is underpinned by a strong understanding and
appreciation of the context in which it is being
proposed. The role of the city’s Design Review
Panel is considered key to permit judgements
on design merit to be assessed and support
provision of direction to applicants during the pre-
application process (refer to Section 2).
6 Overarching Guidelines
Profile / Silhouette 6.11. Opportunities for enhancement of Oxford’s
skyline through innovative and interesting profiles
6.7. Oxford’s skyline is internationally renowned and and shapes should be considered provided they
proposed high buildings have the potential to do not detract from the historic skyline or an
affect the silhouette of Oxford. The four visual existing feature of merit.
tests set out within this TAN should be used to
support design development including building 6.12. The consideration of the profile of a building not
sitting and pre-application discussions. only relates to its relative height and general form
but also the nature and articulation of its façade
6.8. The effect of high buildings on protected View design, approach to framing and the inclusion
Cones identified within the Local Plan, and any of balconies / set backs etc. These elements
other relevant important viewing location(s) can influence the extent and nature of shadow
identified by Oxford City Council should be generated on an elevation and can support the
considered as part of any high building proposal. integration of a building and express or reduce its 20 Fenchurch Street, London
New high buildings should not detract from scale.
existing landmark buildings visible on the Oxford
skyline. Judgements on this should be informed by Height / Scale / Massing Green Infrastructure
comprehensive modelling and in agreement with
Oxford City Council. 6.13. The height, scale and massing of high buildings 6.16. Proposals for high buildings should contribute
are separate but interconnected issues. High positively to the Green Infrastructure of the city.
6.9. The articulation of built form should clearly buildings should be of a height, scale and mass This could include provision of green walls, green
respond and contribute positively to Oxford’s that responds positively to their surroundings. A or biodiverse roofs (accessible or not), sustainable
skyline. The scope for diversity of profile / degree of variation in height, scale and mass of drainage systems or other environmental benefits
silhouette will depend on demonstrating a any single proposal or its relationship to adjoining that support natural and ecological processes.
clear understanding of the context and positive development is encouraged to promote an
contribution to the modulation of the city’s interesting and diverse townscape, provided it 6.17. Green infrastructure associated with high
skyline. does not conflict with the surrounding context, buildings should contribute positively to wider
appears incoherent, or leads to the fragmentation Green Infrastructure networks across the city.
6.10. The former high building datum policy has of townscape resulting in poor legibility.
resulted in the design of a number of buildings Streetscene / Streetscape
with unattractive roof environment and profiles. 6.14. Where greater than existing variations of height,
High building designs should provide well scale and mass are proposed, for example in 6.18. The interaction of high buildings and the street /
organised and designed roof environments and creating new centres or visually prominent public realm is an important design consideration
contribute to the modulation of the city’s skyline. buildings that would act as focal points in views, that should be given early consideration. Issues
evidence should be presented on how the design such as the location and nature of entrances,
has developed and responded to its surroundings. servicing, utilities, vehicle and cycle parking,
organisation of mixed tenure access, animation of
6.15. Simple block 3D images along with sections ground floor areas and relationship to open space
and elevations and verified photomontages are and public /private realm should be properly
often helpful in understanding the height, scale considered. High buildings have the potential to
and massing of high buildings relative to their affect the legibility, movement, character and
surroundings. visual amenity of adjacent streets.
Image © Rienhad Kraasch (wikimedia Creative Commons)
6.19. Opportunities for high buildings to enhance the
streetscene improving legibility, connectivity,
activation of public realm and improvement to
visual amenity should be secured.
Hamburg
45

Sky Garden, London
Public Realm / Open Space
6.20. High buildings have the potential to affect the
character, visual and recreational amenity of
the public realm and open space by virtue of
their scale, proximity, ground floor uses and the
contribution they make to place making. High
buildings including, or near to, existing public
realm and open space should consider how these
spaces are addressed appropriately by the design.
6.21. Good design of private and public space is key to
the success of any development and provision
of both types of space are considered likely for
any high building proposal. The scale, character
and content of spaces should be explored as
part of the design process. The design should
demonstrate a clear relationship to proposed uses
and residential mixes where appropriate.
6.22. Proposals that harm the amenity of the public
realm and / or open spaces should be resisted. An
assessment on the potential effects on existing
public realm / open space should be undertaken
as part of any high building proposal.
6.23. The creation of public space as part of high
building proposals is encouraged particularly
where it can demonstrate additional contributions
to existing local need.
6 Overarching Guidelines
Urban Grain
6.24. An understanding of the urban grain and how
it may be affected by a high building proposal
should be considered as part of the design
process. High buildings should consider the
existing urban grain structure and secure
enhancements to it by improving connectivity,
legibility and interfaces between spaces where
appropriate.
Microclimate
6.25. High buildings have the potential to modify
microclimate creating unpleasant and inhospitable
environments. Effects may include the tunnelling
of wind, partial or permanent shading of adjacent
areas and / or intensification of solar irradiation.
6.26. Proposals for high buildings should demonstrate
effects on shading of adjoining areas using
modelling and appropriate public realm design.
Other potential microclimate effects should be
identified during consultation and supporting
technical information should be provided in
support of the design where requested.
Materials
6.27. The selection of materials and their potential
effects should be given careful consideration
early in the design process. The colour, variation,
reflectivity, texture of materials and the extent
and character of glazing will all influence the
appreciation of a building. Certain colours
and materials lend themselves to being more
visually prominent than others. Muted colours
that respect the existing character of Oxford
are considered appropriate. Substantially
glazed elevations should demonstrate sensitive
appreciation of orientation and reflectance.
6.28. New and innovative materials should be
explored, particularly where they are low carbon
technologies or have energy efficient properties. Islip House, Banbury Road
6.29. A clear understanding of the context and design
rationale needs to be made when considering
materials.
6.30. The way materials are seen and appreciated may
alter under different atmospheric conditions,
for example in bright sunshine and at different
times of the day and night. The consideration
of materials under different weather conditions
should be tested through the provision of
visualisations agreed during pre-application
consultation.
6.31. Consideration of how materials will change over
time, the performance life of materials and their
maintenance requirements should also inform
the design and material palette chosen. The
maintenance and upgrading of existing high
buildings, such as the recladding of external
facades, should have due regard to the selection
of materials for similar reasons. Materials should
meet the required safety standards.
47

Lighting
6.32. Lighting plays an important role in creating safe
places within and around high buildings and the
creation of safe environments at all times of
the day is fundamental to any design proposal.
Internal and external lighting should not be overly
intrusive nor result in spill or glare into adjacent
areas. Energy efficient and smart lighting should
be encouraged.
6.33. The lighting of high buildings should be
considered during the pre-application stage
and should consider ecology, light intrusion on
neighbouring environments and avoiding drawing
unnecessary or inappropriate attention to a single
structure especially in the city centre where this
may challenge the character of the night time
environment and experience of the city. A clear
design rationale for the lighting design of high
buildings should be made.
6.34. A lighting strategy, which may include night-time
visualisations, should be developed to understand
the ambient lighting levels and the potential
lighting effects of a high building proposal.
6 Overarching Guidelines
Westgate Roof Terrace
Roofscape
6.35. Roofscape contributes to the appreciation of the
profile and silhouette of Oxford. High buildings
that help articulate the silhouette of the city
and add interest and diversity are encouraged
provided they do not conflict with the surrounding
context or appear incoherent. The integration
of services into the roofscape is an important
consideration of high buildings to ensure they are
not overly obtrusive.
Services and Utilities
6.36. The location and design of services and utilities
such as air conditioning units, lift overruns,
electrical substations, telecommunications and
bin and bike stores can have a significant effect on
the quality of a high building and its environment.
These issues should be considered as part of the
design process to ensure they are fully integrated
with the proposal.
Cumulative and Incremental Effects
6.37. The cumulative effects of new high buildings on
the city’s existing skyline or on the character of
any townscape character area of the city should
be considered as part of the pre-application
process and assessed within the planning Oxford Roofscape
application.
6.38. Small changes in the height of proposed buildings
relative to existing adjacent buildings or within
the wider townscape character area may be
considered inappropriate.
6.39. The use of computer modelling including the use
of verified wireline photomontages and as the
design progresses, fully render photorealistic
photomontages, may be requested by the council
where appropriate. Modelling information should
include the modelling of any extant approvals that
have not yet been constructed to allow for proper
cumulative effects to be understood.
6.40. Enhancement to the city’s townscape through
positive cumulative and incremental changes
such as creating a more varied and interesting
roofscape or clustering of high buildings to aid
legibility should be encouraged, particularly
where they contribute to the policy aspirations for
that area.
49
Appendices
Recommended Planning Application Checklist
The list below provides and indication of documents that may be required for a high building planning application.
Additional documents may also be required subject to specific proposals.

Appendix 1:
`` Completed Application Form `` Daylight / Sunlight Assessment
Recommended Planning `` Location Plan at 1:1250 or 1:200 scale `` Lighting Assessment

Application Checklist `` Block Plan at 1:100 or 1:200 scale `` Noise Impact Assessment

`` Certificates of Ownership and / or Notices `` Air Quality Statement

`` Planning Fee `` Water and Sewerage Infrastructure

`` Planning Statement `` Utilities Assessment

`` Statement of Community Involvement (SCI) `` Contaminated Land Assessment

`` Design and Access Statement (DAS) `` Arboricultural Implications Assessment and

Like to a queen in pride of place, she wears Method Statement
`` Sections
The splendour of a crown in Radcliffe’s dome. `` SuDs design Strategy
`` Elevations
Well fare she, well! As perfect beauty fares; `` Floor and Roof plan
`` Landscape / Public Realm Strategy Document

And those high places, that are beauty’s home.” `` Landscaping details
`` Natural Resources Impact Analysis (NRIA)

`` Energy / Sustainability Statement

`` Illustrative drawings and vignettes
Lionel Johnson, Oxford `` Parking Information
`` Material samples
`` Waste Management Details
`` Townscape and Visual Impact Assessment
(TVIA) `` Construction Management Plan including Code
of Construction Practice
`` Verified photomontages (wireframe and
rendered) `` Viability Report

`` Heritage and Archaeology Statement `` Affordable Housing Statement

`` Transport Assessment and Travel Plan `` Community Infrastructure Levy (CIL)

`` Flood Risk Assessment `` Planning Obligations – Draft Heads of Terms

`` Economic Statement

`` Biodiversity and Geodiversity Assessment

`` Microclimate Assessment

51
Appendices
Height Threshold Analysis
Based on 3D modelling and calibration with field study and photography, the tables below identify thresholds to
understand at what point change is likely to occur as a result of high buildings and the nature of that change to views
out, in and across the city based on the four visual tests:

Appendix 2: `` Skylining: The potential breaking of the skyline / horizon / ridgeline at this location in the view by built form at
the height indicated.
Indicative Building Height Thresholds `` Competition / Obstruction: The potential obstruction / competition with existing built form visible at this
location at the height indicated.

`` Change of character: The potential change of character of the view at this location at the height indicated.

`` Not visible: Development would not be visible from this location.

The table indicates the most likely potential effect to occur. This does not imply that other effects are absent or not
of importance. The table in no way suggests heights (or below) that indicated are acceptable. Equally nor does it seek
to preclude automatically building heights above those indicated. Oxford City Council will assess every case on its
individual merits, which should be underpinned by a sound understanding of context, convincing design rationale, and
robust consideration of likely effects.

To assist in appreciation of the potential number of storeys, an indicative table of number of storeys to building height is
provided below.

No of Storeys 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 20 25 30
Indicative Height (AGL) 6 9 12 15 18 21 24 27 30 33 36 39 42 45 48 63 78 93

A 3D model of built form within Oxford has been generated, using the Bluesky Heighted Building data. This is a
commercially available nationwide dataset that provides the heights of structures and built form derived from LiDAR data
using Ordnance Survey’s mastermap. The 3D model also includes data from the National Tree Map allowing the screening
effects of vegetation to be incorporated.

Heights for each TCA within Areas of Opportunity and indivisual Dynamic Areas were then tested by increasing building
heights incrementally to establish at what height built form results in change to views using the four visual tests as set out
in Section 5. Three views were used as locations for the modelling of views, these were:

`` St Mary’s Church: representing an elevated view from within the historic city centre and from where an
appreciation of Oxford in its landscape setting is possible.

`` Boards Hill: representing views east to west across the city and river valley outside of the historic city centre.
This view is identified within the Oxford View Cones Study and protected under Local Plan policy.

`` Elmsfields: representing views north to south across the city along the river valley outside of the historic city
centre. This view is identified within the Oxford View Cones Study and protected under Local Plan policy.

The analysis was calibrated using analysis from the 3D model and existing photography from each of the viewpoints.

53
3 Appendix
Areas of Greater Potential
View Location
Views out Views in / across
Townscape Character Area St Mary’s Boars Hill Elsfield
4F - Summertown Skylining at 24m Competition at 18m Competition at 18m
5G – Cuttleslow/Sunnymead Skylining at 24m Competition at 18m Competition at 15m
5H – North Oxford Fringes Skylining at 24m Competition at 15m Competition at 15m

Suburbs
10A – North Oxford Open River Terrace Skylining at 24m Change of character at 15m Competition at 15m

Northern
10B – Peartree Open River Terrace Skylining at 24m Competition at 15m Change of character at 18m
4G – New Headington Skylining at 39m Skylining at 18m Skylining at 24m
5E – New Headington Skylining at 24m Skylining at 18m Skylining at 15m
5K – Barton Skylining at 54m Skylining at 18m Competition at 12m

Suburbs
5M – Sandhills and Risinghurst Skylining at 45m Skylining at 18m Change of character at 12m

Eastern
7C – John Radcliffe Hospital Skylining at 21m Change of character at 18m Competition at 18m
5A – Rose Hill Skylining at 12m Not visible Skylining at 87m
5B – Cowley Residential Suburb Skylining at 15m Not visible Skylining at 54m
5L – Littlemore Skylining at 21m Not visible Skylining at 102m
6A – Blackbird Leys Skylining at 15m Not visible Skylining at 75m

Suburbs
8A – Cowley Motor Works Skylining at 15m Not visible Skylining at 45m

South Eastern
8B – Littlemore Business and Science Parks Skylining at 21m Not visible Skylining at 96m

Dynamic Areas
View Location
Views out Views in / across
Name St Mary’s Boars Hill Elsfield
1 – West End and Osney Mead Competition at 15m Competition at 18m Competition at 21m
2 – Cowley Road Centre Competition at 15m Not visible Change of character at 30m
3 – Marston Road Competition at 15m Change of character at 15m Skylining at 24m
4 – Old Road Area Skylining at 24m Not visible Skylining at 30m
5 – Headington Centre Skylining at 39m Skylining at 18m Skylining at 15m
6 – Summertown Skylining at 24m Competition at 18m Competition at 18m
7 – Temple Cowley Centre Skylining at 12m Not visible Skylining at 81m
8 – Cowley Branchline Skylining at 21m Not visible Skylining at 96m
Dynamic Areas

9 – Blackbird Leys Skylining at 15m Not visible Skylining at 75m

55
Appendices
Glossary of Terms
Architectural Quality
The quality of the design and physical built form.
Appendix 3: Architectural Style
The style in which a building is designed and constructed,
especially with regard to a specific period, place or
Glossary of Terms culture. (OED)
Building line
The line along street frontages formed by the layout of
buildings.
Built form
Buildings and structures.
Condition
The state of the townscape with regard to its appearance,
quality or working order (OED).
For example the presence / absence of derelict or vacant
land and / or buildings. Often closely linked to perceptual
qualities, such as level of maintenance, safety and how a
place is experienced.
Conservation Area
Conservation Areas are statutory designated, protected
areas on account of their special architectural or historic
interest, the character and appearance of which it is
desirable to preserve or enhance. Conservation Area
designation introduces protection for all aspects of
character or appearance, including landscape and public
spaces, that define an area’s special interest.
Cultural Expression
The inhabitants of the locality and how different cultural
backgrounds shape the built environment reflective of
their culture.
Cumulative Effects
Effects caused in combination with other development
proposals.
Edge
The boundary between two areas or features, these can
be natural topographical features or man-made features.
Enclosure
The use of buildings, structures and / or townscape to
create a sense of containment.
Gateway
The design of a building, site or landscape to symbolise
an entrance or arrival to a specific location.
Green Infrastructure
The network of green spaces and other natural features
within the built form such as parks, sports pitches, golf
courses, allotments, cemeteries, rivers, canals, village
greens, trees , green walls and roofs or vacant and re-
vegetated ground. It may have public or private access.
Heritage Asset
A building, monument, site, place, area or landscape
identified as having a degree of significance meriting
consideration in planning decisions because of its
heritage interest. Heritage asset include designated
heritage assets and assets identified by the local planning
authority (including local listing).
Historic Environment Record
Information services that seek to provide access to
comprehensive and dynamic resources relating to the
historic environment of a defined geographic area for
public benefit and use.
Incremental Effects
Effects caused as a result of repeated small changes.
Land Cover
The surface cover of the land, usually expressed in terms
of vegetation cover or lack of it but may be buildings or
surfaces. Related to but not the same as land use.
Land Use
What land is used for, based on broad categories of
functional land cover, such as industrial, residential or
commercial.
Legibility
The ability to navigate through or ‘read’ the urban
environment. Can be increased through a number
of means such as good connectivity, landmarks and
wayfaring signage. Within townscape low legibility and
the ability to become ‘lost’ can be a positive feature in
the right circumstances.
57
Listed Building
A listed building is one that has been placed on the
Statutory List of Buildings of Special Architectural or
Historic Interest. There are three categories of listed
buildings in the United Kingdom:
`` Grade I buildings, which are of exceptional
interest and make up 2.5% of all listed buildings
in the United Kingdom.
`` Grade II* buildings, which are particularly
important buildings of more than special
interest and make up 5.5% of all listed buildings
in the United Kingdom.
`` Grade II buildings, which are of special interest
and make up 92% of all listed buildings in the
United Kingdom.
Massing
The arrangement and shape of individual or combined
built form.
Materials
The matter used to create the built form, likely to include
brick, glass, concrete, stone, timber and metal.
Microclimate
The climate of a very small or restricted area within the
built form (OED). Can often be altered or modified by
built form often intensifying conditions (such as urban
wind canyons) but can also moderate conditions too.
Movement
The sense of travel and activity through and within a
place, often strongly influenced by the flows of people
and traffic, greater levels of which potentially creating a
‘busy’ and bustling feel.
Open Space
Space where an absence or limited amounts of built form
is characteristic. Open space does not always indicate
public accessibility.
Photomontages
A visualisation which superimposes line work or an
image(s) representing a proposed development upon a
photograph or series of photographs (GLVIA 3). May be
wireline or rendered.
Photomontages produced using set technical methods
ensuring the accuracy of the image and development
shown within it can also be referred to as Accurate Visual
Representations (AVRS).
4 Appendix
Public Realm
Areas accessible to the general public. Public realm
can take a variety of characters and form a number of
functions.
Registered Parks and Gardens
Are non-statutory protected ‘designed’ landscapes
including gardens, grounds and other planned open
spaces, such as town squares. Being designated a
Registered Parks and Gardens does not convey public
access.
Roofscape
The arrangement and appreciation of roofs, towers,
spires, etc.
Rural
Relating to, or characteristic of the countryside rather
than the town (OED).
Scale
The relative size or extent of built form (OED).
Setting (landscape)
The context or environment in which a feature sits and
contributes to its appreciation.
Setting of a Heritage Asset
The surroundings in which a heritage asset is
experienced. Its extent is not fixed and may change as
the asset and its surroundings evolve. Elements of a
setting may make a positive or negative contribution
to the significance of an asset, may affect the ability to
appreciate that significance or may be neutral.
Scheduled Monument
Scheduled monuments represent statutory protected
nationally important archaeological sites. Only
deliberately created structures, features and remains
can be scheduled and they may not always be ancient or
visible above ground.
Significance (for heritage policy)
The value of a heritage asset to this and future
generations because of its heritage interest. That interest
may be archaeological, architectural, artistic or historic.
Significance derives not only from a heritage asset’s
physical presence, but also from its setting.
Skyline / Profile
The outline of built form and land defined against the sky
(OED). Sometimes referred to as silhouette.
Streetscene/Streetscape
The view or scene of streets (OED). It can be shaped by a
number of factors such as buildings, open spaces, trees
/ vegetation, street furniture, signage, lighting, materials
used for paving and may vary during different times of
the day or night.
Suburban/Peri-urban
An edge, outlying or peripheral district of a city,
especially a residential one (OED).
Sustainability
The design and construction of development that seeks
to have minimal impact on the environment. Applicable
to the full lifecycle of the development.
Topography
The arrangement of the natural and artificial physical
features (OED). Likely to strongly influence the location
and characteristics of built form, drainage, movement
and routes, and Green Infrastructure.
Townscape
The character and composition of the built environment
including the buildings and the relationships between
them, different types of urban open space, including
green spaces, and the relationship between buildings
and open space (GLVIA 3).
Townscape Character
A distinct, recognisable and consistent pattern of
elements in the built environment that makes one
landscape different from another, rather than better or
worse (GLVIA 3).
Townscape Character Areas (TCAs)
Townscape Character Areas (TCAs) are unique areas
which are the discrete geographical areas of a particular
townscape type (GLVIA 3).
Townscape Character Types (TCTs)
Distinct townscape types that are relatively
homogeneous in character. They are generic in nature
in that they may occur in different areas in different
parts of the country, but wherever they occur they share
broadly similar combinations of geology, topography,
drainage patterns, vegetation and historical land use
and settlement pattern, and perceptual and aesthetic
attributes (GLVIA 3).
Tranquillity
A state of calm and quietude associated with peace,
likely to be highly valued in urban environments (GLVIA
3).
Tree Preservation Order (TPO)
A Tree Preservation Order is an order made by a local
planning authority in England to protect specific trees,
groups of trees or woodland in the interests of amenity.
Urban Grain
The arrangement or pattern of the buildings and streets
within the built form. It may be fine or course, formal
or informal, linear, blocky, planned, structured or
unstructured.
Utilities
The presence and prominence of service infrastructure
such as pylons, power lines, telecommunications, water
and waste infrastructure.
Vernacular
The way in which buildings are built in a particular place,
making use of local styles, techniques and materials and
responding to local economic and social conditions.
Views
A sight or prospect that can be taken in by the eye from a
particular place (OED).
Visual Amenity
The overall pleasantness of the views people enjoy of
their surroundings, which provide an attractive visual
setting or backdrop for the enjoyment of activities of the
people living, working, recreating, visiting or travelling
through an area (GLVIA 3).
59
London Glasgow
A
New Fetter Place A
Sovereign House
8-10 New Fetter Lane 158 West Regent Street
London EC4A 1AZ Glasgow G2 4RL
T
+44 (0) 20 7467 1470 T
+44 (0) 1412 229 780

Oxford Cambridge
A
Worton Rectory Park A
20 Station Road
Oxford OX29 4SX Cambridge CB1 2JD
T
+44 (0) 1865 887050 T
+44 (0) 1223 949054

Peterborough Exeter
A
17 Minster Precincts A
Kings Wharf, The Quay
Peterborough PE1 1XX Exeter EX2 4AN
T
+44 (0) 1733 310 471 T
+44 (0) 1392 260 430

Bristol Manchester
A
Boxworks 03 A
Beehive Lofts
Clock Tower Yard Beehive Mill
Temple Gate Jersey Street
Bristol BS1 6QH Manchester M4 6JG
T
+44 (0) 117 203 3628 T
+44 (0) 161 359 5684

W
www.lda-design.co.uk
LDA Design Consulting Ltd
Registered No: 09312403
17 Minster Precincts, Peterborough PE1 1XX