For anybody interested in the planning application for Clive Booth Hall at John Garne Way there is a drop in session on Thursday 22nd November 3-7pm at Post Grad Centre, John Garne Way.
Advice from planning enforcement is that the handover of the site from Winvic to the university is scheduled for this afternoon. This will hopefully see a noticeable reduction in the number of contractors involved with the site on a daily basis and a reduction in the number of vehicles at the site.
Short term parking should ease now that Winvic’s involvement is coming to an end. The disabled parking space is free and available for use.
The container on the road will be removed today along with the plant machinery as well so the road and site should be a little more clear. The skip onsite will be exchanged today in preparation for the final phase of planting/landscaping which is scheduled from 16th February 2018.
All of Winvic’s involvement with the 36-40 London Road site is being handed over today. Site manager Mark Wait is onsite to oversee this. They will have obviously have some involvement with the tree planting but Brookes will be overseeing a lot of this.
Following the planting/landscaping, there is to be the resurfacing of ‘worn’ section of Latimer Road. This will leave the area looking much better and should be the last stage of disruptive work in the general area of the site. The date for this is yet to be confirmed. We are checking to see if damage to Latimer Grange will also be rectified.
We have asked UNITE about the impact on residential parking arising from a surge of student arrivals this weekend. This reply is positive and shows that staff have been allocated to traffic management – see details below.
We are obviously aware of the possible impact of check in on local residents – one of the reasons we have a private layby on Beech house to allow for an unloading zone only after which parents must then go and park in one of the local car parks. The message isn’t to park in local streets and we have flyers to hand out outlining suitable parking options. This weekend we will have staff outside the building helping with traffic management.
We have around two thirds of Dorset house to check in and most of Beech house – which would be not much more than Dorset house usually. As it’s the first time we have had the 2 buildings then we will of course review how it went and make any necessary changes for next year.
We understand that from today till 28 April Winvic will use a traffic marshall / spotter on the junction of Lime Walk and All Saints Road to assist with lorries turning in to All Saints Road and marshall pedestrians on the junction as and when required. The marshall will check lorries and turn away any unauthorised deliveries so there should be no more low loaders or other vehicles arriving at unauthorised times at the site and being turned back. This should reduce the amount of turning vehicles in Latimer Road and stop vehicles turning into/out of the Brambles or blocking driveways.
We are still awaiting the planning decision on whether to accept a revised construction access plan.
We have been contacted by a number of residents with concerns about the high volume of construction vehicles in various streets in Highfield. Residents have reported queues of construction vehicles in Latimer Road, a low loader in Stapleton Road, blocked access to driveways, use of a private road for construction vehicles turning and damage to trees.
The original construction access route approved with the planning consent specified entry and exit via London Road. London Road is now closed for three weeks for the energy pipe trench work. An application was sent to the City Council Planning Dept last week requesting alternative access to the site. There was recognition that this would entail the use of smaller vehicles. Councillors have not been sent a copy of this document so we don’t yet know the exact details.
The process for this type of variation application is for the planning officer to send out the revised scheme to County Council depts. for comment before making an informed decision under delegated authority.
The decision on whether or not to grant consent has not yet been made as comments are still being collated.
Until planning consent is given for a revised access plan, we are advised that access to the site other than via London Road is technically a breach of condition of planning consent. It is possible to request investigation by the Planning Enforcement team if a breach of condition can be substantiated. In the light of the above complaints from residents, both Ruth and Highfield Residents’ Association have made a request for enforcement action. We are awaiting a formal response from the City Council and will post it up on this site when we get it.
Ruth and Altaf have also written separately to the planning case officer to make sure that the impact on residents and particularly the safety of childen and families on their way to school is fully taken into account when the delegated decision is made on whether the revised plan should go ahead, and to ask for the County Networks Team to re-consider any comments they may already have made to reflect the experiences of today.
Frontier has sent the following statement following a full and frank discussion regarding construction traffic to/from the Winvic Beech House site.
We have spoken but to confirm I have spoken with our team and can report as follows:
The low loader that came today had not been booked and Winvic had no knowledge of its arrival. The vehicle has been removed and will not be returning to site and the contractor involved has been severely reprimanded.
There have been 2 lorries on Latimer Road and one is a stationary stud welding vehicle and needs positioning to carry out work. It will only be there today and will not be returning. The other deliveries are being called in as required.
Winvic are in touch with [redacted] at Oxfordshire and he is fully aware of what we have in place to manage construction traffic while the energy works are being carried out and the Construction Traffic Management Plan has been updated accordingly.
I can assure you that we will keep working to make sure our scheme runs smoothly with minimum disruption to the community. Please do let us know if there are any other issues.
We asked for a newsletter to be sent out for residents and here it is (dated today) from Steve Hatch, the Project Manager.
My intentions are to keep all stakeholders aware of what is happening on site at present and a 4 week look ahead. Currently on site the civil works are continuing to form the basement to the project which entails quite detailed construction methods, once the civil works are complete the steel frame to the building will commence from the 14th of November with the aid of a luffing tower carne to be installed on the 05.09.16, once the steel frame has been installed the floor slabs will be poured which will commence on the 21.01.17 with the aid of a concrete pump which will be sited within the compound, from the end of feb the external cladding, brickwork, windows etc will commence with the fit out internally commencing alongside the external works,
Progress to date
Completion of secant and load bearing piles
Bulk excavation ongoing
Cropping of piles
Installation of temp haul road
Installation of concrete blinding to basement
Work to be progressed over the next 4 weeks:
Complete bulk excavation
Commence installation of water proofing system to basement
Ongoing concrete blinding to basement prior to water proofing system
Commence installation of pile caps
Commence excavation for attenuation tank base
Install attenuation tank base
Commence capping beams to grid lines A1 and 1
Integrity tests to piles
Here are unconfirmed notes taken from yesterday’s meeting of the developers/construction company with the community. We are finding it progressively more difficult to help co-ordinate building works in what appears to be an absence of any work schedule for the Access to Headington project. We are bombarding the County Council’s A2H team with requests for information on what will happen when!
Issues so far
- Latimer Grange residents very upset by noise from piling work RW. Piling work will stop on Friday, machinery will be removed Mon/Tues next week
- Start times adjusted following complaint from RW
- Complaint from RW re car in Latimer Grange private space into which a worker on site had driven into at speed and parked displaying a notice “car broken, waiting AA” had been resolved by site manager
- County Networks had complained the road needed wetting and cleaning, this has been done
- Winvic staff very helpful in helping elderly residents cross the road (McMaster House and RW)
- Had met Planners this morning, useful meeting. Need to look at resolving some issues incl. ramp from London Road entrance – concerns about tree roots, bin storage areas, waiting for reply from Headington School re fins/window treatments
- Promised to reinstate pavement for McMaster House – have already tarmacked the other side and McMaster House warmly appreciative
- Promised to sort out the half-block wall outside which now looks unattractive
- Contribution towards Latimer Grange barrier ready to be made but don’t know who is going to do the work. (RW chase Hastoe Housing Association manager)
- Newsletters have ceased after the one in May, site manager will issue a brief sheet explaining what has been done so far and what will happen over the next 4 weeks
- For the following 6-8 weeks, Cairncross will deal with ‘civil works’ within the curtilage
- Storm water drain connection will necessitate works in London Road. Likely to be Jan/Feb but plans still to be drawn up
- Co-working in close proximity with other major projects needs to be more joined up (RW chase County again for Access to Headington plan and speak to County Networks about tie-ing in works with Vital Energi if the pipe application gets consent)
- Drainage/sewerage issues – existing pipework may be insufficient diameter, certainly in Latimer Road and Brookside (RW asking Drainage team for advice before contacting Thames Water)
- Tower crane needed end Oct/early Nov. Jib needs to be assembled in 36m of space before attaching to mast. There may not be enough room on site to do this so likely to ask Networks for road and footway closure at top of Latimer Road on a Saturday (date to be confirmed, could be beg. November)
Contacts on site
- Site Manager is going on holiday 17/8
- Mick Walsh taking over rest of this week, we have his contact number
- He goes on holiday for Bank Holiday week so there will be a relief manager sent there for the 3 working days of that week, details not yet known. Mick will inform stakeholders
All questions to Ruth (RW) please.
We have received the first newsletter from Winvic and reproduce it in full for our residents’ information.
Project title – Beech House, Latimer Road, Oxford, OX3 7PF Project duration – 59 Weeks
Current Week No. -1
Winvic have been appointed to construct the Beech House student accommodation development on Latimer Road, Oxford.
The project comprises of the demolition works to 4 existing dwellings inclusive of external walls and garden sheds.
A temporary heras fence will be installed to the perimeter of site to allow the external walls to be demolished to allow the permanent timber hoarding to be installed.
The main development consists of the construction of a five storey Student Accommodation ground with basement & a 4 storey Residential Accommodation in a separate apartment block, adjacent to main development.
The main elements of the development will consist of secant piling and tanking works to the basement, steel frame, brick work, render, external windows and roof works.
Works and phasing will take into account the neighbourhood and congestion.
HOW TO CONTACT US…
We will keep you regularly updated on the status of the works with a monthly newsletter, however should you have any queries or concerns regarding the project please do not hesitate to contact our Project Manager, Nick Lakin 077209 71948.
The associated Demolition works for the Project are due to commence on site during week commencing 31st May 2016.
However, the initial works which comprise of the erection of temporary Fencing to allow the boundary walls to be removed and the installation of the permanent timber hoarding are due to commence during week commencing 23rd May 2016.
Throughout our works we will liaise closely with the surrounding Businesses and Residents and issue regular newsletters highlighting our forthcoming works.
- Vehicular traffic will be monitored and major deliveries booked in to minimise any disruption caused to local businesses and close neighbours.
- Site logistic plans will be posted at the front of site and updated within the newsletters.
- Dust and noise will be monitored throughout our works working closely with the local authorities to manage our construction works as efficiently as possible.
Project Manager Winvic Construction Ltd Brampton House, 19 Tenter Road Moulton Park, Northampton NN3 6PZ
T +44 (0)1604 678960 F +44 (0)1604 671021 E firstname.lastname@example.org
- At Winvic we believe in working closely with community to minimise any disturbance our works may cause and will be enrolling in the considerate constructor’s scheme to ensure only the highest standards are achieved.
CONSIDERATE CONSTRUCTORS SCHEME
As another element of our quality control, we aim to reduce the impact of our work on the neighbours by following the codes of practice set out in the Considerate Constructors Scheme [CCS], to which all Winvic projects are entered. This automatically measures how we deal with public questions and complaints.
BEECH HOUSE, LATIMER ROAD, OXFORD, OX3 7PF
Latest figures released to us show that:
Oxford’s two universities – Oxford Brookes and the University of Oxford – between them had over 32,000 students enrolled for fulltime study in 2014/15 according to the Higher Education Statistics Agency. Just over 11,000 more students were enrolled for parttime study, a significant portion of whom were studying a modular course rather than a full degree. Not all of these students were living in the city or even studying in it – Oxford Brookes, for example, has three campuses outside the city and some of its students study at franchise organisations elsewhere.
Since the 2000/01 academic year the total number of students has grown at both universities, but in different ways. At Brookes the full-time undergraduate population was 2,500 larger by 2007/08, with little growth since. At the University of Oxford the full-time undergraduate population has changed little in size, whereas the number of full-time postgraduates has grown by 3,000.
The application to demolish residential houses at 36, 38, and 40 London Road and 2 Latimer Road and erect 167 student study rooms etc and 4 maisonettes was refused by East Area Planning Committee this evening on grounds associated with planning policies CP1, CP8. CP12 and CS18
We now wait to see if this application will be called in to the Planning Review Committee which would need the support of 12 councillors
The next scheduled meeting of the Planning Review Committee is 23/12/15 at 6.00pm at the Town Hall
The applicant has agreed to include funding for a parking barrier in Latimer Grange subject to agreement with Hastoe.