Magdalen College: Waynflete Site Redevelopment Unveiled

Magdalen College, a cornerstone of Oxford’s historic landscape, is embarking on a significant redevelopment project known as The Waynflete Project. This ambitious undertaking aims to revitalise the Waynflete site, a crucial gateway into the city, aligning with the College’s long-term vision for enhanced sustainability, improved student facilities, and deeper community engagement. The plans represent a forward-thinking approach to urban development, seeking to harmonise modern needs with the rich heritage of its surroundings.

The College’s commitment to this redevelopment stems from a Masterplan commissioned in 2019, which identified the Waynflete site as a prime opportunity to address several strategic objectives. Magdalen College is genuinely enthusiastic about the potential this project holds, viewing it as a chance to unlock significant benefits for its students, the wider Oxford community, and the environment. At its heart, the scheme is designed to deliver high-quality, truly sustainable student accommodation, with student and community wellbeing placed firmly at the forefront of every decision.

The Vision Behind The Waynflete Project

The core of The Waynflete Project is Magdalen College’s desire to meet its evolving long-term needs, improve its environmental footprint, and foster greater interaction with the local community. The Masterplan highlighted the Waynflete site as an ideal location to achieve these goals, offering a unique chance to support the College's strategic objectives. This is not merely about constructing new buildings; it's about creating a holistic environment that respects its past while embracing the future.

Key Benefits of the Redevelopment

The proposed redevelopment of the Waynflete site offers a multifaceted array of benefits, addressing various aspects from historical preservation to ecological enhancement.

Heritage Enhancement

One of the project's primary aims is to enhance the setting of iconic landmarks such as St Clement’s Church, Magdalen Bridge, and The Plain. By replacing the existing structure with a building designed to fit more appropriately within this important heritage context, the College seeks to improve the visual relationship with the townscape, the serene River Cherwell, and the surrounding natural landscape. This thoughtful approach underscores a deep respect for Oxford’s architectural and historical significance.

Best in Class Sustainability

Sustainability is not just an aspiration but a fundamental principle of The Waynflete Project. The redevelopment presents a unique opportunity to create a best-in-class, low-energy building. The design adheres to rigorous Passivhaus standards and draws upon other esteemed guidance and accreditation bodies, including Well, LETI, and BREEAM. The goal is to establish an exemplar sustainable development that sets a new benchmark for environmentally responsible construction within an urban setting.

Improved Accessibility

The existing Waynflete Building poses several significant accessibility challenges. The new project is meticulously designed to overcome these hurdles, ensuring full accessibility to all areas of the site. This commitment ensures that the facilities will be inclusive and welcoming for everyone, removing barriers that currently exist within the 1960s structure.

Landscape and Ecology Opportunities

Beyond the buildings themselves, the redevelopment offers a significant opportunity to create a high-quality landscape. This includes substantially improving site-wide ecology, opening up previously obscured views to the River Cherwell, and enhancing the site's role as a green gateway into Oxford. The integration of natural elements is crucial to the project's vision, aiming to create a more vibrant and ecologically rich environment.

Addressing the Local Context

The project also specifically addresses the site’s relationship with its immediate surroundings. There is a particular focus on improving the frontage to The Plain, Magdalen Bridge, and York Place, ensuring the new development seamlessly integrates with and positively contributes to the local urban fabric. This attention to local context demonstrates a commitment to being a good neighbour within the community.

Demolition and New Facilities

Central to The Waynflete Project is the proposed demolition of the existing Waynflete Building in St Clement's, along with extensions at the rear of 9-13 St Clements. In their place, Magdalen College plans to construct new, modern facilities. These will include 76 new student bedrooms, significantly boosting the College's accommodation capacity. Additionally, the scheme will feature new buildings accommodating shops at ground level, fronting St Clements, replacement student flats, and a versatile multipurpose space. This comprehensive approach aims to create a vibrant mixed-use development that serves both the College and the wider community.

Community and Stakeholder Reactions

As with any significant urban development, The Waynflete Project has elicited a range of reactions from local residents and stakeholders. By Thursday, October 3, eight objections and three supporting comments had been submitted, reflecting the diverse perspectives within the community.

Objections Raised

The York Place Residents’ Association, representing six local residents, expressed strong concerns. They argued that the proposed buildings are not of a sufficiently high standard for such an important historic setting. A key objection centred on the "overbearing nature" of the proposed buildings, citing their height, mass, and proximity as detrimental to the residential amenity currently enjoyed by 1-7 York Place. The Association conveyed disappointment that their views, particularly regarding the harm to residential amenity discussed during public consultations, had not been acknowledged, and suggested compromises had not been explored. They concluded that the development would lead to "significant unacceptable impacts" on their amenities.

Another objector, Duncan Fallowell, an alumnus of the College, voiced his strong disapproval, describing the proposal as dumping a "bloated ugly mess on a site of world heritage importance." He urged Magdalen, a "very rich institution," to strive for a much better design.

Support for the Project

Conversely, Magdalen College School submitted a supporting comment, expressing conviction that the College's proposals were informed by a thorough understanding of the site, its history, and broader context. They praised the plans as a "thoughtful and imaginative response" to the needs of the College and the surrounding St Clement's area. The School particularly welcomed the inclusion of a multipurpose room, which offers the opportunity for community use and creates potential for the public and the school to engage with the River Cherwell and the site's landscape. The proposed retail frontage also met with their approval, indicating a positive view of the project's broader community benefits.

Where is the Waynflete Building?

The current Waynflete Building is situated on the other side of Magdalen Bridge, a short two to three-minute walk from the main Magdalen College site in Oxford. From this location, guests and students can enjoy stunning views of the College's main buildings and the iconic 'Dreaming Spires' of Oxford. Although a 1960s structure, it has offered a good standard of facilities. It's important to note that accommodation in the Waynflete Building is typically offered on a 'room only' basis, meaning breakfast is not included, though numerous dining options are available within a few minutes' walk.

Magdalen College Accommodation Overview

Magdalen College prides itself on offering some of the best accommodation in Oxford, ensuring a comfortable and supportive environment for its students.

Undergraduate Accommodation

All undergraduate students at Magdalen College are guaranteed single College accommodation throughout the duration of their degree. First-year undergraduates are typically housed either in the Waynflete Building or in properties located on High Street and Longwall Street, which are approximately a five-minute walk from the main College walls. Second and third-year undergraduates predominantly reside 'inside-walls' in prestigious locations such as Grove Buildings, New Building, Cloisters Attic, St Swithun’s Quad, Longwall Quad, and Chaplain’s Quad, though some also occupy High Street and Longwall Street properties.

The College charges a flat daily rate for all undergraduate rooms. For the 2024-25 academic year, this rate is £28.07. Since 2015-2016, Magdalen has used its own resources and the Student Support Fund to subsidise room rates, aiming to keep them affordable and around the cross-collegiate median for undergraduate accommodation. Terms typically span 58 or 59 nights, with costs varying slightly per term. The accommodation charge is comprehensive, including weekly cleaning, heating, electricity, bed linen (changed weekly), telephone port, Ethernet connection, and Wi-Fi, representing excellent value. Approved vacation residence is charged at the same daily rate. Many of Magdalen’s rooms are located within architecturally significant buildings, offering breathtaking views.

Postgraduate Accommodation

Postgraduate students at Magdalen are guaranteed housing in their first two years (clinical medical students are housed in their first and third years), provided they request it by a specific deadline. Postgraduates live 'outside walls' in modernised complexes such as Holywell Ford, 1 Rose Lane, Cowley Place, the Daubeny Building, and other High Street or Longwall Street properties.

Postgraduate rooms are provided on a nine-month continuous licence period, from October 1st to June 30th, with the option to request residence during July, August, and September. These rooms are graded, with daily charges varying accordingly. Similar to undergraduate accommodation, the College subsidises these rates to keep them affordable and competitive with the cross-collegiate median for postgraduate accommodation. Charges for all postgraduate rooms include weekly cleaning, heating, lighting, power, Ethernet port and Wi-Fi, telephone port, bed linen, and an in-room mini-refrigerator. Pets are not permitted in College accommodation.

Postgraduate Accommodation Rates (Oct 2024 – June 2025)

The nine-month continuous licence period is billed in three amounts, and no relief is offered for days out of residence. Long Vacation accommodation must be requested in advance. All students occupying College accommodation must sign a ‘Licence to Occupy’ document.

History to the Present Day

Magdalen College was founded in 1458 by William Waynflete, Bishop of Winchester and Lord Chancellor, on the site of the Hospital of St. John, just outside Oxford’s East Gate. Significant additions were made after Waynflete’s death in 1486, including the grand new bell tower, 144 feet high, which commenced construction in 1492 and was ready by 1505, becoming one of Oxford’s most iconic images. The College also completed the High Street range and erected the large allegorical gargoyles in the Cloister. In the early 1730s, Edward Holdsworth designed a new quadrangle in the Palladian style, though only the north range, the New Building, was completed. This rich history underscores the sensitivity required for any new development on College grounds.

College Facilities and Services

Magdalen College offers a range of facilities and services to enhance the experience of its students and guests.

Dining and Drinking

English Breakfast is served in the medieval Hall, offering a full selection of cooked items, cereals, fresh fruit, and continental pastries. The Old Kitchen Snack Bar, with its riverside terrace, is open for light lunches and afternoon teas. Most evenings, the Old Kitchen Bar serves drinks. A wireless internet hot spot is available in the Old Kitchen.

Other Conveniences

Guests have access to Ethernet connections in each study bedroom, requiring a cable and password from the Porters' Lodge. Oxford University phone cards can be purchased for telephone use. Launderettes with ironing facilities are available, with pre-paid cards obtainable from the Porters' Lodge. The Porters' Lodge, staffed 24 hours a day, is a hub of assistance, with staff always ready to help with queries, provide directions, and even assist guests in booking a taxi for convenient travel around Oxford.

Getting to Magdalen College

Magdalen College is conveniently located for various modes of transport. Coaches stop on High Street, opposite Queen's Lane, a mere four-minute walk from the Porters' Lodge. While the main Coach Station (Gloucester Green) is about a fifteen-minute walk, London and Airport coaches often stop closer on High Street. The Rail Station is a twenty-minute walk, with local buses also running from the station to Queen's Lane. For those travelling by car, the Thornhill Park and Ride on the A40 east of Oxford is advised, with buses stopping opposite Queen’s Lane. The College regrets it cannot provide on-site parking.

Customer Feedback on Waynflete Accommodation

Feedback from previous guests staying in the Waynflete Building provides valuable insights into the experience. Many consistently praise the helpfulness and friendliness of the porters, often citing their willingness to assist with check-ins, mail, and general queries. The location is frequently highlighted as excellent, offering easy access to the city centre, food, and entertainment. Guests appreciate the cleanliness of the rooms and shared facilities, as well as amenities like towels, toiletries, tea/coffee making facilities, and mini-fridges.

However, some feedback points to the Waynflete Building being a "tired 1960s hall of residence" lacking modern en-suite facilities, with furnishings described as basic. The shared bathroom setup, while clean, occasionally presented issues with availability or cleanliness depending on fellow guests. Noise from High Street was also mentioned by some. Despite these points, many guests found the accommodation to be good value for money, especially given its central Oxford location, and would recommend it for a budget-friendly stay, particularly for those not seeking hotel standards.

Frequently Asked Questions (FAQs)

Will Magdalen College redevelop the Waynflete site?

Yes, Magdalen College is actively pursuing the redevelopment of the Waynflete site through 'The Waynflete Project', based on a Masterplan commissioned in 2019.

What are the main goals of The Waynflete Project?

The project aims to serve the College’s long-term needs, improve its sustainability (targeting Passivhaus standard), enhance interaction with the wider community, deliver high-quality student accommodation, improve accessibility, and enhance the site's heritage and ecological value.

Will the existing Waynflete Building be demolished?

Yes, the plans include the demolition of the current Waynflete Building and existing extensions at the back of 9-13 St Clements.

What new facilities will be built as part of the project?

The redevelopment will include 76 new student bedrooms, shops at ground level fronting St Clements, replacement student flats, and a multipurpose space designed for community use.

Where is the Waynflete Building located in relation to Magdalen College?

The Waynflete Building is located on the other side of Magdalen Bridge, a short 2-3 minute walk from the main College site, offering views of the College and Oxford's spires.

Does Magdalen College offer accommodation generally to its students?

Yes, Magdalen College guarantees single College accommodation for all undergraduates throughout their degree and for postgraduates in their first two years (or first and third for clinical medical students).

What are the community views on The Waynflete Project?

Views are mixed. Some residents' associations have objected, citing concerns about the proposed buildings' scale, height, and impact on residential amenity. Conversely, Magdalen College School has expressed support, praising the project's thoughtful design, community focus, and retail opportunities.

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