CORNERSTONE LAND LTD

JERICHO WHARF REGENERATION COMPANY LTD

JERICHO WHARF
OXFORD
ADDENDUM TO
DESIGN AND ACCESS STATEMENT
FEB 2021
Stride Treglown /Jericho Wharf, Oxford / Design and Access Statement

2
Stride Treglown / Jericho Wharf, Oxford / Design and Access Statement

Contents 1.0 Addendum Overview 4

2.0 Omission of Bridge and Winding Hole 5

3.0 Boatyard and Community Centre Amendments 6

4.0 Residential Amendments 8

5.0 Church Entrance Amendments 10

6.0 Landscape Amendments 11

3
 Stride Treglown /Jericho Wharf, Oxford / Design and Access Statement

1.0
Addendum Overview JERICHO WHARF
REGENERATION COMPANY

Project Team
Since the submission of the original planning Clients:
application documents registered in June 2020, Cornerstone Land
there have been a number of points of discussion SIAHAF - Jericho Wharf Regeneration Company
and reviews in relation to the proposals. These
have been in liaison with Oxford City Planning Development Manager:
Department as well as statutory consultees and Future Heritage Group
the Jericho Wharf Trust.
Architect:
This document is provided as an addendum to Stride Treglown
the original Design and Aceess Statement, as
in the most part where the design is concerned, Planning Consultant:
the ethos is in the same vein as established in Turley
the original approach. However, this document
accompanies updated drawings providing a Structural Engineer:
narrative and a collated resource to describe the Momentum
amendments.
Cost Consultants:
McBains Cooper

Acoustic Design:
Gillieron Scott

Sunlight and Daylight: Canal side view

Rapleys

Habitat Survey:
Wharton Environmental Consultants

Arboricultural Survey:
Innovation Group

Transport Assessment:
Neil Brant

Flood Risk Assessment:

BWB Consulting

Viability and Affordable Housing:

Quod Planning

Energy:
Isopleth

Existing canal side view

4
 Stride Treglown / Jericho Wharf, Oxford / Design and Access Statement

Responsibility is not accepted for errors mad

All construction information should be t

STATUS REV DATE DESCRIPTION

2.0
Omission of Bridge and
Winding Hole
Statutory Consultation

Following substantial discussions and reviews with

the Canal and River Trust, they ultimately concluded
that they would not be able to support a bridge of
any form in the proposed location adjacent to the
Piazza. This was on the basis that they considered
the accumulation of various canal based activities
in this area i.e. a winding hole, entry and exit to the
boatyard, make the inclusion of a bridge potentially
hazardous in terms of navigational safety.

Furthermore, the bridge would require structural

abutments which posed an issue for the Environment
Agency in terms of flood management.

The Canal and River Trust have expressed concern

about the potential conflict generated by a Winding
Hole, between boats turning (uncontrolled) and
boats trying to access the 3 dock Boatyard
(controlled).

It has also been pointed out that the turning

manoeuvers have operated successfully for several
decades without a Winding Hole in this location. Controlled basin in front of boatyard
4300

for entry, exit and temporary mooring

As such, the current proposals are omitting the of 3 boats.
bridge and associated works for abutments, tow Double berth mooring for
path re-alignment and tree removals relating to College Cruisers
the bridge construction. The winding hole is also
omitted from the proposals, with the basin in front
the boatyard solely for manoeuvring boats in a
managed scenario into and out of the boatyard. Dashed line shows current extent
of College Cruisers mooring
Controlled Boatyard Basin

The drawing on the right depitcts the updated

proposal following the omission of the bridge and
winding hole. Existing visitors moorings

The basin is retained to enable access for the

longest narrow boats at 72ft. The area of the
basin will be controlled by the boatyard operators,
keeping the navigable canal free from potential
obstruction. The image portrays the ability for
the basin to temporarily moor 3 boats to allow
a smooth cross-over of dock operations without 0 5 10 15
congestion to the canal. The basin is capable of
containing 3 x 72ft boats, but depicted is a more
likely scenario of 2 x 60ft boats and 1 xTITLE:
72ft boat.
Boatyard Access and Mooring Management REVISED BY: OG SUITABILITY STATUS: S0 : Work in progress (Initial Satus) PROJECT - ORIGINATOR - VOLUME - LEVEL - TYPE - ROLE - CLASS. - NUMBER
PROJECT: Jericho Canalside, Oxford CHECKED BY: DA DRAWING USAGE: 150905-STL-09.04
CLIENT: The Jericho Wharf Regeneration Company Ltd & Cornerstone Land Ltd ORIGINATOR NO: 150905 SCALE: 1 : 250@A3 STATUS_REVISION:
5 www.stridetreglown.com © Stride
 Typical grille elevation 3D image of typical grille

+5
Stride Treglown /Jericho Wharf, Oxford / Design and Access Statement

7.6
Continuous vertical bars with 100mm gap

0
between +57.6 and +58.0
+ 57.50 + 58.02

3.0

Dry
Con

Do
Dry
Boatyard and Community Centre

ck
tinu

D
Amendments

ock
We
ous

tD
2890 1000 2000 1000 2480
low
Canal Edge +57.600(E)

ock
lev
Responsibility is not accepted for errors made by others in scaling from this drawing.
All construction information should be taken from figured dimensions only.

Canal Water Level +57.340

el o
0 5 10 15 20 25m 0mm 50mm

Amendments have been incorporated to the

pen

NORTH
West Elevation - Facing Canal PL
Responsibility is not accepted for errors made by others in scaling from this drawing.
AllP44 17/02/21 Revisedshould
permeability strategy.
Boatyard and Community Centre proposals in 1 : 200 Security roller shutters STATUS REV
construction
DATE
information
DESCRIPTION
be taken from figured dimensions only.

relation to flood0 mitigation and

5 reduction 10
in REVISED
gril

15 20 25m Openings with

CLIENT
0mm 50mm
d
massing. The Jericho Wharf Regeneration
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NORTH vertical bars Company Ltd & Cornerstone Land CHECKED

sw

d
The amendments do not affect the internal usable + 57.50 Ltd
+5
+ 57.50 ORIGINATOR
ith

7.6
space arrangement of the boatyard or community 15090
0

centre.
ver

CONSULTANT
tic

+ 57.50
Flood Mitigation
al b

www.stridetreglown.com © Stride Treglown Limited 20

PROJECT
The nature of the boatyard means elements of the Typical grille elevation 3D image of typical grille
ars

building are designed to allow controlled water + 57.50 Jericho Canalside, Oxford
4926
+5

4600 4900
33A Canal
gapsSt, Oxford OX2 6BQ
7.6

ingress enabling boats to enter the docks. However, Continuous vertical bars with 100mm
0

the location of the boatyard also has an impact as between +57.6 and +58.0
+ 57.50 + 58.02 500 500 500 500
it sits within an area which is currently available
as flood plain storage. As such, the strategy to + 57.50 57.600 DRAWING TITLE
Arrows indicate openings Boatyard Flood Mitigation
minimise the impact on the flood plain volume is South Edge Boatyard +57.500 Piazza +57.500
Dry
to be undertaken to construct the boatyard as a
in walls for permeability
Canal Water Level +57.340
Con

Do Typical grille elevation

floodable structure. This means setting the floor
Dry

3D image of typical grille

ck South Elevation
tinu

SUITABILITY STATUS SC
levels to avoid encroaching into the range of the
D

PL : PLANNING 1 : 200 @ A3
flood volume, andGround
creatingFloor_Boatyard_Internal Level + 57.50 1 : 200
+5

ock

permeable façades
We
ous
7.6

1 : 200
allowing for water ingress in flood conditions. Continuous vertical bars with 100mm gap
tD

2890 1000 2000 1000 2480

low
0

Canal Edge +57.600(E) between +57.6 and +58.0

PROJECT | ORIGINATOR | ZONE | LEVEL | TYPE | ROLE | CLASS. | NUMBER
REVISI
ock

Responsibility is not accepted for errors made by others in scaling from this drawing.

+ 57.50
All construction information should be taken from figured dimensions only.
+ 58.02 150905-STL-01.30 P4
lev

The images to right indicate opening to be

Canal Water Level +57.340
el o

incorporated
0mm to the elevations, at low level,
50mm allowing
pen

for water ingress in a format acceptable to the West Elevation - Facing Canal PL P44 17/02/21 Revised permeability strategy.
1 : 200 Security roller shutters STATUS REV DATE DESCRIPTION

requirements of the Environment Agency. REVISED BY

gril

CLIENT
Openings with
Dry

The Jericho Wharf Regeneration da

le

vertical bars Company Ltd & Cornerstone Land CHECKED BY

sw

As the size of openings required can pose a risk to + 57.50 Ltd

da
+5
Con

Do

+ 57.50 ORIGINATOR NO
ith

security, it is proposed they are made secure with

Dry

7.6

150905
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0

the incorporation of vertical bars at 100mm gaps.

ver
tinu

CONSULTANT
Do

This again is an acceptable approach from the

tica
We
ous

perspective of the Environment Agency.

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www.stridetreglown.com © Stride Treglown Limited 2017

l ba

PROJECT

+ 57.50 Jericho Canalside, Oxford

tD

rs

4600 4900 4926

2890 1000 2000 1000 2480
low

33A Canal St, Oxford OX2 6BQ

Canal Edge +57.600(E)
ock

500 500 500 500

lev

57.600 DRAWING TITLE

Arrows indicate openings
Canal Water Level
Edge+57.340 Boatyard Flood Mitigation
el o

South Boatyard +57.500 Piazza +57.500

in walls for permeability
Canal Water Level +57.340
pen

WestSouth
Elevation
Elevation- Facing Canal SUITABILITY STATUS
PL P44 SCALE
17/02/21 Revised permeability strategy.
PL : PLANNING 1 : 200REV
@ A3 DATE DESCRIPTION
Ground Floor_Boatyard_Internal Level + 57.50
1 : 200
1 : 200
1 : 200
Security roller shutters STATUS
REVISED
gril

CLIENT
3D image of typical grille Openings with The Jericho d
P44 Wharf Regeneration
PROJECT | ORIGINATOR | ZONE | LEVEL | TYPE | ROLE | CLASS. | NUMBER REVISION

150905-STL-01.30
le

vertical bars Company Ltd & Cornerstone Land CHECKED

sw

d
Continuous vertical bars with 100mm gaps + 57.50 Ltd
+5

+ 57.50 ORIGINATOR N
ith

7.6

between +57.6 and +58.0 15090

0
ver

6 CONSULTANT
tic a
 Stride Treglown / Jericho Wharf, Oxford / Design and Access Statement

Massing

The planning department raised concerns regarding

the massing of the Community Centre building
particularly on the north aspect adjacent to the
dwellings on Combe Road.

The design was reviewed to enable a lesser mass

by removing a quantity of roof void plant area
nearest to the neighbouring properties. The image
on the right depicts an aerial view of the originally
submitted proposals, whilst the image on the far
right, shows the incorporation of some flat roofing
closest to Combe Road. This reduces the impact
nearest the boundary, whilst allowing a area
of external plant to be incorporated within the
roofscape.

An updated Daylight and Sunlight Report identifies

improvements for the neighbouring properties in this
location following the amendment compared to the
original submission.

Elevations Responsibility is not accepted for errors made by others in scaling from this drawing.
All construction information should be taken from figured dimensions only.

0mm 50mm 100mm

The planning department also requested more

detailed information regarding the handling and
material treatment of the Boatyard and Community
Centre, which can be seen below as well as Aerial View - original proposal Aerial view - revised proposal
provided as new drawings within the application
pack.

South Elevation PL

PL
P46

P42
23/02/21 General design amendments following comments.
Omission of bridge and winding hole.
04/12/20 First Issue West Elevation
STATUS REV DATE DESCRIPTION
CLIENT REVISED BY

The Jericho Wharf Regeneration OG

Company Ltd & Cornerstone CHECKED BY

DA
Land Ltd ORIGINATOR NO
150905
CONSULTANT

www.stridetreglown.com © Stride Treglown Limited 2017

PROJECT

Jericho Canalside, Oxford

7
33A Canal St, Oxford OX2 6BQ
 Stride Treglown /Jericho Wharf, Oxford / Design and Access Statement

3D View_Dormer Configuration

4.0
Residential Amendments
Roof as submitted

S1 P2 23/02/21 Updated alignment of dormer windows

S1 P1 04/12/20 First Issue
Clear Glass STATUS REV DATE Obscured Glass
DESCRIPTION

Houses Facing Piazza VICARAGE CLIENT REVISED BY

SIAHAF OG
CHECKED BY
Alterations have been made to the rear of the DA
Piazza facing houses to reduce their scale and ORIGINATOR NO
150905
perceived height with particular reference to the
CONSULTANT
Vicarage.

The section to the right demonstrates the updated www.stridetreglown.com

VICARAGE © Stride Treglown Limited 2017
PROJECT

proposals with a lowered eaves (previous outline Jericho Canalside, Oxford

in red). To mitigate the area lost to the upper 33A Canal St, Oxford OX2 6BQ
bedrooms due to the lowered eaves, dormer
windows are now included.
DRAWING TITLE

Townhouse - Dormer Section

The dormer being set back in the roofscape are less PIAZZA
dominant than the previous eaves configuration.
Access Path
Glazing to the dormers and the bay windows of the SUITABILITY STATUS SCALE

S2 : SUITABLE FOR INFORMATION 1 : 100 @ A3

first floor rooms are obscured where overlooking
would occur. PROJECT | ORIGINATOR | ZONE | LEVEL | TYPE | ROLE | CLASS. | NUMBER REVISION

Section_B_NS (Townhouse) Dormer Configuration 3D View_Dormer Configuration 150905-STL-B-ZZ-DR-A-B_03.03 P2

Corner House 1 : 100

In response to the feedback that the elevations

of the house at the north-west corner appear
incongruous to the rest of the proposals, a simplified
elevation has been introduced in this location.

The image on the right showing the original

submission, while the image on the far right
showing the latest proposal.

View from towpath - original proposal View from towpath - revised proposal

PIAZZA

8
 12 St Barnabas St o
ct i
Se

Stride Treglown / Jericho Wharf, Oxford / Design and Access Statement

58.320 S
Canal 57.861

KEY_Plan (Sections)_03.04
Section 2 - Townhouses facing 12 St Barnabas 1 : 1000
1 : 100

Line of previously approved terrace

Apartments
Dashed line indicates walls , floor and pergola
structure as submitted.
A revised design has been incorporated to the east 68.669- ridge at pre-app 68.560- ridge of previously approved dwelling
elevation of the apartments to reduce the scale 68.125 1.5m high hit and miss timber cladding

and mass of elements nearest the boundaries of

properties on both Great Clarendon Street and St 1.8m high boundary wall
Barnanas Street.

The cross section on the right, shows the

2350
64.700(E)
amendments to move strutural elements away from
the boundary therefore reducing the general impact
of mass and scale on the adjacent properties.

59 Great Clarendon St

57.920

Access path

Section 1 - Through Apartments

1 : 100

9
 Stride Treglown /Jericho Wharf, Oxford / Design and Access Statement

5.0
Church Entrance Amendments Responsibility is not accepted for errors made by others
All construction information should be taken from fi

0mm 50mm

Revised drawings including details were submitted

in relation to the proposals creating new steps and
integrated level access into the existing Grade I
Listed church.

The fundamental alteration in this area was to

reduce the extent of the new ramp and podium
giving more space over to the Piazza.

CH_Proposed Heritage_Lower Elevation

1 : 50

Existing downpipes adjusted to

fit with new extended gully

Yorkstone paving at random

sizes up to 600mm x 900mm

Reclaimed stone rubble and

brick used to form wall
Alignment of previously surrounding new steps and
submitted proposals sloped path
6 10

PL P41 03/12/20 Updated church access - re

PL P37 18/08/20 Hertiage Stratergy_Church
STATUS REV DATE DESCRIPTION
CLIENT
1:21 incline path The Jericho Wharf Regenerati
Company Ltd & Cornerstone
9 00

Land Ltd

CONSULTANT

www.stridetreglown.com ©
PROJECT

Jericho Canalside, Oxford

33A Canal St, Oxford OX2 6BQ

DRAWING TITLE

Proposed Plan and Lower Elev

H
CH_Level 01_Ground Floor Plan RT
1 : 50 NO
SUITABILITY STATUS

S2 : SUITABLE FOR INFORMATION

0 5m

PROJECT | ORIGINATOR | ZONE | LEVEL | TYPE | ROLE | CLASS. |

10 150905-STL-X-ZZ-DR-A-XX-CH_02.2
 Stride Treglown / Jericho Wharf, Oxford / Design and Access Statement

6.0
Landscape Amendments

Hard Landscape

The external works drawing has been updated to

incorporate proposed hard landscape finishes and
their location.

Proposed Trees

The updated drawing also identifies the location

and species of proposed tree planting.

11
 Stride Treglown /Jericho Wharf, Oxford / Design and Access Statement

CONTACT

Dougal Anderson
+44 (0)1225 342 114
dougalanderson@stridetreglown.com

SERVICES SECTORS OFFICES FILE REVISION

ST_DAS_Addendum 1 Planning Application
ARCHITECTURE CIVIC, COMMUNITY & CULTURE BATH PROJECT

BIM & DIGITAL DESIGN DEFENCE BIRMINGHAM JERICHO Wharf, OXFORD 2

BRANDING & WAYFINDING EDUCATION BRISTOL CLIENT

BUILDING SURVEYING HEALTHCARE CARDIFF SIAHAF / Cornerstone Land 3

HISTORIC BUILDINGS & CONSERVATION HOTELS & LEISURE LONDON STRIDE TREGLOWN JOB No.

INTERIOR DESIGN OFFICE & WORKPLACE MANCHESTER 150905 4

LANDSCAPE ARCHITECTURE RESIDENTIAL PLYMOUTH PREPARED BY CHECKED BY
MASTERPLANNING & URBAN DESIGN RETAIL SOLENT DA DA/JLO 5
PRINCIPAL DESIGNER SPECIALIST LIVING TRURO DATE REVISION No.
PROJECT MANAGEMENT STUDENT LIVING 24.02.21 01 6
SUSTAINABILITY DESIGN TECHNOLOGY & INNOVATION
TOWN PLANNING TRANSPORT

12
Stride Treglown / Jericho Wharf, Oxford / Design and Access Statement

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