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Battersea Arts CentreStage C Report

April 2012

HaworthTompkins

Battersea Arts Centre Stage C Report April 20122

TEAM

Client

BAC

The Old Town Hall

166 Lavender Hill

London

SW11 5TN

Contact: David Jubb

Tel: 020 7223 6557

Architects

Haworth Tompkins Ltd

19-20 Great Sutton Street

London

EC1V 0DR

Contact: Imogen Long

Tel: 020 7250 3225

Quantity Surveyors

Bristow Johnson & Partners

89 Charlotte Street

London

W1T 4PU

Contact: Lindsay Cornock

Tel: 020 7636 1036

Theatre Consultants

Charcoalblue Ltd

17 Short Street

Bankside

London

SE1 8LJ

Contact: Andy Hayles

Tel: 020 7928 0000

Structural Engineers

Price & Myers

30 Newman Street

London

W1T 1LT

Contact: James Stevenson

Tel: 020 7631 5128

Services Engineers

Skelly & Couch

3rd Floor South

10a Belmont Street

London

NW1 8HH

Contact: Tristan Couch

Tel: 020 7424 7770

Acoustic Consultants

Paul Gillieron Acoustic Design

130 Brixton Hill

London

SW2 1RS

Contact: Paul Gillieron

Tel: 020 8671 2223

CDM Co-ordinator

PFB CM Services Ltd

Warwick House

65-66 Queen Street

London

EC4R 1EB

Contact: Duncan Boddy

Tel: 020 7329 1221

Haworth Tompkins Ltd 3

CONTENTS

DESIGN REPORT

Executive Summary 6

Design Statement 8

Collaboration to date

Client brief

Stage C brief development

Outline Design Proposals 18

Overview

Performance

Home

Access

Resilience

Heritage

Drawings 32

Plans

Sections

Elevations

Area Schedule

Programme & Phasing 46

Next Steps 58

Cost Summary 60

TECHNICAL REPORT

Theatre Consultant’s Report 65

Services Engineer’s Report 121

Structural Engineer’s Report 163

Acoustic Consultant’s Report 177

CDM Co-ordinator’s Report 187

APPENDICES

Appendix A Full cost report 192

Appendix B Savings Options 238

Appendix C Existing Drawings 257

Appendix D Proposed Drawings 271

Appendix E Relative Sensitivity Analysis Drawings 286

Appendix F Summary of Access Audit 294


DESIGN REPORT

“One of BAC’s strengths is that it is not based in a purpose built theatre but in a building with great civic values: its spaces act as a provocation for artists who are looking to reinvent the rules of theatre. It is one of the reasons why BAC has housed some of the UK’s most innovative and brilliant theatre artists over more than 30 years. It is also the reason why we want the building to continue to enable creative congregation and collaboration, a home for young and old to come together, hosting thousands of different events every year, a model for resilient theatres of the future that encourage neighbourliness, empathy and civic pride. We want to create a space that provides a home, including bedrooms for artists, and kitchens where artists and audiences can prepare food and eat together. We want BAC to reveal itself gradually, like an exciting story, rewarding those who peek behind the curtain, breaking the barriers between ‘front of house’ and ‘back stage’.”

David Jubb & David Micklem, BAC Joint Artistic Directors


EXECUTIVE SUMMARY

This report has been compiled by Haworth Tompkins, in detailed collaboration with Battersea

Arts Centre (BAC) and the design team. The report presents the Stage C Outline Design

masterplan for works to create a 21st century performance environment within the existing

nineteenth century Grade II* listed Town Hall building, which is home to BAC. Central to

achieving this aspiration has been a close dialogue between BAC and the design team,

feeding the results of experimentation, improvisation and debate into the design process to

establish the principal narratives of creative adaptability and resilience.

Key design moves are:

Provision of full accessibility including a new lift

Fabric upgrades and repairs to reduce maintenance costs and increase resilience

Refurbishment and protection of significant historic fabric

Improvement of physical connections and permutations for performance

Optimisation and rationalization of technical and services infrastructure

Redecoration and fit out of foyers and circulation spaces

Conversion and extension of attics for administration space

Provision of new technical and workshop spaces

Extension of artists residency space provision

Upgrading and re-modeling of Town Hall Rd for public/community amenity space

Capability for ongoing experiment and evolution of the spaces through artist and community

led projects

Together, these proposals will aim to realise the founding vision of a fluid creative

environment, warmly welcoming to visitors, attuned to the needs of artists, embedded in the

local community and capable of adapting with confidence to a fast changing world.

It is intended that the works will be completed in a number of phases, enabling parts of

the building to remain open throughout. These phases vary in size and complexity, with

some phases procured through a traditional construction contract and others carried out in-

house by BAC. The differentiation and coordination of these various work packages, along

with identifying best value and affordable scopes of work, has been a key task for Stage

C. A coordinated works programme has been developed alongside overall organisational

planning to dovetail all the various strands of ongoing activity, and the Stage C cost plan has

been constructed in some detail to reflect as accurately as possible the various overlapping

building operations. Best value studies, a detailed reappraisal of scope and careful work

packaging have resulted in the current construction cost estimate being substantially below

the figure for the advanced Stage B feasibility study.

Alongside the Stage C design development, a Conservation Management Plan for the Town

Hall has been researched and written, providing a reference framework for new works,

refurbishment, alterations and maintenance to the building.

Following review and sign off of the outline proposals, it is intended that the scheme will be

developed as a whole to RIBA Stage D, detailed design, and planning and listed building

applications submitted. A detailed phasing strategy will be developed and procurement

routes for each phase established.


Valuesimagination and stories

reasons to live

joy and celebration

play, intimacy, authenticity and collaboration

adaptation, flexibility and progressive change

BAC is the vital adventurous

creative well-spring of so much

that is exciting about the theatre.

Quite apart from its excellence as a

venue and its hospitable flexibility,

it has in recent years provided a

whole generation of theatre

makers without whom more

established venues like the

National would quickly atrophy.

Nick Hytner, Artistic Director,

National Theatre

“

”below:Don Juan by Kneehighphoto: A N Other


Collaboration to date

Haworth Tompkins and BAC have worked together since 2007. The collaboration began

with the transformation of the Town Hall for a building-wide performance, Masque of the

Red Death. Following this, a preliminary feasibility study, Fuzzy Logic, was undertaken.

This study explored the ways in which the architecture of BAC could become an even more

vivid and supple performance environment for audiences and artists. In 2008 an Advanced

Feasibility Study (AFS) took the key principles of Fuzzy Logic and developed them into

a scheme for the building which took a light-footed approach to creating an adaptable

performance environment.

Since 2008, BAC has secured development phase funding from the Heritage Lottery Fund,

and selected Haworth Tompkins through an OJEU process. As part of the selection process,

Haworth Tompkins proposed a number of ideas for exploration. These ideas, along with the

Advanced Feasibility Study, have formed the basis of the Stage C design.

Since the AFS, BAC has also secured funding from the Arts Council Renew programme and

have taken forward a number of ‘playground projects’ in-house. These have contributed

to BAC’s learning about the building and the way it could be used, for example, testing

artists’ bedrooms and flexible first floor performance spaces, and developing the building’s

welcome for audiences.

In November 2011, Haworth Tompkins began work with BAC developing the brief. In

December 2011, the design team were appointed to undertake design development to

Stage C.

DESIGN STATEMENT

Sketches from ‘29 Ideas for the Good Neighbour’ OJEU submission


BAC background

BAC was founded in 1980 after a long campaign by local people to save Battersea’s Old

Town Hall from demolition and preserve it as a hub for the community and for cultural

activity. Under the first Artistic Director, Jude Kelly, BAC sought to fulfil the original purpose

of the building embodied in the Battersea Council’s egalitarian motto of ‘Not for You, Not

for Me, But For Us’ and this remains central to our activity today. In 2008, after almost 30

years of short leases on the Old Town Hall ranging from six months to five years, BAC was

granted a 125 year lease from Wandsworth Borough Council. This places responsibility for

the long-term future of the building in the hands of the arts centre that has already brought

it to life for over three decades.

We deliver our charitable aims through BAC’s mission to ‘invent the future of theatre’,

delivering an extensive programme of activity each year that attracts over 220,000 visits by

100,000 people for theatre productions and participatory workshops, weddings, tea dances,

community support groups (e.g. Weightwatchers, domestic violence, English classes,

ante-natal and toddler groups, Sunday churches) and corporate events. Our theatre and

participation work engages over 400 artists each year to develop new forms of theatre

and connect with audiences and participants, including over 3,000 local children, young

people and older people through tailored learning activities. Since 2007, we have set about

restoring and redeveloping the Grade II* listed building to create greater access and use by

our audiences.

The Project

Our vision for the Town Hall is to create a 21st century theatre in a 19th century building

where you can both experience and create great art: a space that is profoundly owned by

its community. We will provide a home for an international and diverse community that

includes residential opportunities for artists and kitchens where artists and audiences can

prepare food and eat together. We will create a place to meet, perform, experience each

other and the world, a space where risk and adventure are celebrated. We will retain and

celebrate the ghosts of the original Town Hall. One of the key reasons why BAC has housed

some of the UK’s most innovative and brilliant theatre artists is due to it lack of purpose built

theatres and the inherent Civic nature of the building. We want the building to encourage

adventure and play: to be exciting, surprising, at times disorientating, inherently theatrical.

The journey of the building is for everyone – a building where relationships and ideas are

born and nurtured, a series of physical spaces in which the role of artist and audience, the

notions of work and play, will be blurred. The perfect place to hang out, to dream and create

the future.

CLIENT BRIEF


left: Bedroom and foyer

right: Aerial view from the north showing Town Hall Road

Through this project we will explore the future roleof theatre spaces working with artists, audiences,architects, staff, trustees and local people. Weunderstand theatre space as a critical andimportant character in every theatre experience.

We think our building is a more interesting space inwhich to achieve our mission because it was oncea Town Hall. We imagine a future for theatre thatinhabits spaces in communities that are owned bythat community or that become celebrated by all.

As new shows and creative projects are conceivedwe will use them to better understand how ourbuilding can work for us and how best it should beevolved. Some design ideas will be subject to pilotprojects to ensure they are the right fit and willachieve best value for money.

We will deliver some of the works in-houseenabling us to achieve better value than if wepackaged them all up as building contracts, we have proven that we can achieve considerableefficiencies this way through the first phase of works.

Howarth Tompkins(Architects)

Having been through a formal tendering

process to meet EU procurement guidelines

we are delighted to announce that Howarth

Tompkins will be collaborating with us no this

project.

Haworth Tompkins was formed in 1991 by

architects Graham Haworth and Steve

Tompkins and has gone on to become one the

UKs most celebrated designers of arts

centres and theatres. They were shortlisted

for The Stirling Prize for The Young Vic,

acclaimed for their re-development of The

Royal Court, and are currently working on

projects for the National Theatre, Everyman

Theatre in Liverpool and the Donmar

Warehouse.

Their buildings are influenced by the specific

chemistry of individual places and cultural

situations: ‘We put enormous effort into

understanding a building's context and the

needs of its users, a process which often

yields original or unconventional solutions.

What they have in common is an approach

rather than a stylistic signature.’

Professionalism and sustainability in the

widest sense underpins the creative output of

Howarth Tompkins. The combination of a

relatively small, close-knit team and a

carefully limited number of projects in

development at any one time enables them to

offer an exceptional level of service to clients.

Howarth Tompkins’ work has won over 50

design awards and is published

internationally.

left:Artists in BAC’s foyerphoto: A N Other


CLIENT BRIEF

Objectives

We have explored and tested five objectives since we began the project. We now want to

fully meet these objectives.

Performance

To create a promenade of a dozen flexible performance spaces on the first floor that can be

used together or individually, creating the UK’s most radical performance terrain and giving

artists and audiences an exciting set of possibilities for theatre.

Home

To create a home for artists and audiences. To provide residential accommodation for up

to 24 artists. To develop hosting and event spaces for eating and congregation. To provide

effective working accommodation for over 20 start-up companies to grow and thrive. To

provide creative and administrative space for developing new ideas in crafts and design,

performance, film and music.

Access

To make the building more accessible to more members of our community. To open up the

whole building for public use and introduce a lift that will provide level access to all floors.

To create a softer entrance to the building through gardens and a terrace at the top of Town

Hall Road, to create an excellent Café Bar space and re-open Mountford’s original courtyard

as a light well in the centre of the building.

Resilience

To restore the original fabric of the building and to create a sustainable infrastructure that

includes heating the building with wood burners set in original fireplaces, maximising natural

light and ventilation above and other non-mechanical solutions. To repair leaking roofs,

crumbling brickwork and masonry, and install thermal insulation in loft cavities and a new

energy efficient heating system.

Heritage

To bring artefacts and building history to life from the bee motif mosaic floors to the Grand

Hall Atrium and marble Grand Stair staircases. To repair the pipe organ in the Grand Hall

(the largest example of Robert Hope-Jones’s work who went on to invent the Wurlitzer) and

establish a digital archive.


Working Methodology

Over the last three years we have developed and tested what we call playgrounding, which

is based on three simple principles:

1 to develop a vision for the project through collaborations between architect and

artists and other users of the building; for architect and BAC to promote and

sustain that robust vision through all building projects

2 to encourage a culture of testing ideas in low-cost ways before committing to

significant expenditure and to phase the building project over a number of years

whilst keeping the building open

3 to project manage the building work in-house and retain control over the budgets,

methodology and lines of communication with the builders and artisans who are

employed to develop the space

The role of the architect through this process is akin to the role of artist. BAC has worked

with Haworth Tompkins as a central collaborator throughout the building project: working

with other artists on theatre projects; developing the building vision; leading on architectural

developments; advising BAC’s in-house team; providing a connection to a wider design team

and consultants as required. This process has led to an evolution of our design ideas.

There will be some elements of the overall project for which we will use a more traditional

design process. As such there will be 3 working methodologies between BAC and Haworth

Tompkins:

1 strategic input - in to the overall direction of the project and activity programme

2 design input for phased projects - collaborating with artists

3 design team and BAC collaboration - to deliver major design works

BAC/HT brief development in ‘Fuzzy Surgeries’


We began working with Arts Council RENEW funding in Spring 2010. The idea of RENEW

is to test or “scratch” architectural ideas that help us interrogate our plans for the building

whilst delivering significant improvements to the current building. Our RENEW proposition

was that by spending more time doing research and development we would end up with

a building that was more fit for purpose than if we just carried out a straight “architect-

client” design process. Areas of the building included in the scheme include: First Floor

performance environment, Public Spaces, Home, Infrastructure and Town Hall Road. The

development of this scheme has allowed us to work towards a realistic and robust Stage C

and we hope to continue the delivery of this scheme in line with the masterplan.

BAC is currently in the development phase of a Heritage Lottery Fund grant which was given

in May 2010.

The specific aims of the Heritage Lottery Funded area of the project include the improved

interpretation of our heritage and the design and restoration of the space; increasing the

impact and reach of our learning and participation programme through a digital archive and

installations in the building and performance; increasing overall visitor numbers and income

generation by improving access, infrastructure and facilities across the whole building;

implementing environmentally and economically sustainable solutions that are sympathetic

to the demands of a large nineteenth century building; embedding the celebration of our

heritage into every day practice at BAC and to make better use of our heritage assets within

our main programme.

Funding for the remainder of the programme will be sought from individuals, corporate

donors, trusts and foundations. It is likely that BAC will return to the Arts Council for the

Capital Programme in summer 2012.

CLIENT BRIEF

Building in use

Our primary goal is a resilient building and we are happy to address the needs of the users

of the building through alternative operating solutions. For example, if agreed parts of the

building are not heated or cooled at key times of the year then we will provide building users

with blankets, coats, open windows or reduce building usage, as necessary, to ensure that

we manage the building responsibly.

We are prepared to work with BAC’s own team to explore flexible theatre technical solutions.

We want to co-create the systems that operating staff will fully understand. We also appreicate

that we have to assess our ability to undertake these works to keep in step with the wider

design team.

We are not seeking to create an optimum acoustic environment throughout the building. We

understand that we cannot and should not provide sound-proofing across all spaces but will

work with the design team to work our where acoustic treatment or seals can be beneficial

to the day to day operation of the building.

We do not want to provide a standard ‘signage’ scheme for building users but want to

identify a creative solution to helping users find their way around the building. We have

serious storage issues that we would like to work with the team to resolve.

Funding overview

The project is currently funded by the Arts Council Renew programme and Heritage Lottery

Fund.


Project Management

BAC’s Board of Trustees has delegated responsibility for overseeing the development of

the project to a sub-committee, the BAC Capital group. This group will report directly to

the Board of Trustees who have ultimate responsibility for the programme.

The building project will be managed in house by the Joint Artistic Directors, the Executive

Director and the Strategic Development Manager, with support from the Capital team.

Consultation

We have undergone a number of consultations with staff, external stakeholders and our

audiences and community during the development of the scheme to this phase. Those

surveyed have included:

Internal staff

Artists

Immediate neighbours of BAC

Theatre Audiences

Regular Hirers of BAC

Attendees at community events

Parents and children in Bees Knees

Schools and Homegrown Participants

Wandsworth Borough Council

English Heritage

Arts Council England

Heritage Lottery Fund

From a range of over 250 people surveyed we were able to test out responses to current

capital plans and understand that our plans for the building are well suited to the needs of

our users. Specific issues highlighted in the process, that have been resolved through the

Capital plans include the redesign of the café bar, accessibility issues, the refurbishment

of the toilets and signage issues.

These groups will continue to be consulted throughout the design and delivery process.


Stage C brief development

Over the course of Stage C design development the ideas from the Advanced Feasibility

Study have been tested and reaffirmed, while the scheme itself has become less invasive

and more cost effective: for example, the excavation works have been reduced; the existing

wcs are to be upgraded rather than completely reconfigured; the existing Grand Hall balcony

is to be retained; the size of the proposed lift is reduced, while still meeting BAC’s needs.

The decision has been made by BAC to maximize the organisation’s resilience to future

change by reducing the building’s carbon footprint and use of hydrocarbon fuels as far as

possible, which has led to the questioning of the requirement for mechanical ventilation and

gas heating. It is proposed, subject to further cost modeling, that electric heating be installed

using power largely from renewables, and that constant monitoring of the conditions during

performances is undertaken to set parameters for design of natural ventilation systems.

Overall there has been a significant reduction in the cost of the scheme. Details of the

savings options which were explored during Stage C are included in Appendix B.

A scope of ‘Core Works’ - comprising the major alterations to unlock the building in terms

of access and flexibility of use - has been identified. Around this, other works have been

developed into stand-alone packages that can be carried out independently in phases,

enabling projects to become part of the overall programming of BAC’s performances and

events. The works have therefore been grouped in three categories:

Renew works - independent projects to adapt spaces or upgrade building infrastructure

which are carried out before the Core works; these are a mixture of in-house and small

construction projects

Heritage improvements - works focusing on refurbishment and restoration of significant

historic fabric and on improving access to the building, both physically and intellectually,

which are being submitted for HLF funding

Main building works - comprises major alterations (Core works) and independent projects to

adapt spaces or upgrade building infrastructure which are carried out alongside or following

the Core works

Together, all of these works comprise the full masterplan. Further discussion of the phasing

of the works is given in the Programme & Phasing section of this report.


left: Views of foyer

above: Foyer gallery

The project seeks to realise benefits for BAC, its users and its building under five themes:

Resilience, Accessibility, Home, Performance and Heritage. As described in the AFS, the

key principles which relate back to these themes remain:

• Increasing the sense of conviviality, welcome and intrigue throughout the building.

• Re-vivifying the heart of the Town Hall to strengthen the connection between the Lavender

Hill building and the Grand Hall.

• Increasing the coverage, compliance and ambition of the public safety and access

infrastructures.

• Increasing radically the technical capacity of the building to support performance and

protect the long-term viability of the BAC.

• Making new physical connections and adjustments within the found spaces to allow even

richer artistic possibilities within the building and opening up more of the building as a

viable performance environment.

• Making the building more sustainable through fabric upgrades or repairs, more imaginative

environmental expectations and energy efficiencies in the technical systems.

• Creating a genuine sense of ‘home’ for staff and artists, including residential accommodation

and informal entertaining facilities.

• Creating a better equipped, more capable and more efficient production workshop and a

better get in to streamline performance support.

• Connecting the building to useable outdoor public spaces, strengthening the invitation of

the BAC and reinforcing connections with the neighbourhood.

• Allowing the maximum latitude for future improvisations, explorations and non-permanent

interventions by artists, producers and BAC staff, so that the building remains provisional,

fresh and surprising.


Overview

At the heart of the proposals is the creation of a highly adaptable, connected first floor

performance environment. The existing first floor rooms in the Municipal building are to

be linked through new openings to create a continuous circulation route through them.

The additions that have been built in the courtyard over the years will be removed, and the

existing footprint regained, providing not only a valuable outdoor space for public and staff

but also enabling it to be used for performances. New internal circulation routes around

the courtyard are created at ground, first and second floor levels, allowing a number of

permutations for artists and spectator arrangements. The first floor of the Municipal building

will be linked to the Grand Hall balcony with an external stair, expanding the possibilities of

this extensive performance environment.

The east wing of the building is dedicated to ‘Home’. These spaces provide accommodation

for artists at basement, ground and second floor levels. A number of individual bedrooms as

well as communal space is provided. The rooms are interlinked through their own circulation

route, and have independent access from Town Hall Road.

The BAC staff team is brought together in new offices in the west wing of the second floor,

currently unused attic spaces. The ground floor west wing rooms form the new technical

department with double height workspaces and access to Theatre Street. The rationalisation

of the staff areas opens up the rest of the ground and first floors of the Municipal building

to the public for performances, community activities and eating, meeting and drinking. The

Grand and Lower Halls remain in use as hireable spaces, for corporate or community use

or individual events such as weddings. The Lower Hall level is also reconfigured to provide

rentable office space for local creative businesses.

A large new lift linking Grand Hall level to second floor level (via the various half levels)

makes all floors accessible to public, staff and performers. Around this core, wc provision

is increased at each level. The kitchens to the Grand and Lower Hall are reconfigured and

upgraded and a new kitchen to the Council Chamber provided. Access to the building

and its street presence is vastly improved. The steps and ramp to the main entrance on

Lavender Hill are reconfigured to improve access. The street presence and welcome is

further enhanced by new lighting under the portico and a new installation over the entrance.

Access along Town Hall Road is improved, with new level entrances to the Grand and Lower

Halls and a new, less formally intimidating side entrance to the bar and foyer created. The

bar is opened up to the foyer internally, improving visibility and enlivening the arrival and

circulation areas. Town Hall Road itself will be re-landscaped with new paving and planting

to provide a public area at the Lavender Hill end linked to the bar, a clear route to the Grand

Hall entrance and external space linked to the Lower Hall. Repairs to the external façade

will be made, improving the appearance of the brickwork and stone detailing, and internally

a number of significant heritage features will be restored.

The building-wide infrastructure will also be addressed. A number of strategies to reduce

energy consumption, and thus carbon emissions, are to be implemented. These include

insulation to the roofs, secondary glazing and upgrading lighting to more energy efficient

fittings. Data from careful monitoring of the existing energy use in the building over the course

of the next year will feed in to the proposed strategies. Monitoring of comfort conditions in

performance spaces will also enable the appropriate adaptations to the existing environment

to be made, ensuring that an informed, long term low energy solution is achieved.

OUTLINE DESIGN PROPOSALS


performance circulation/foyer tech/storage office home


OVERVIEW

PERFORMANCE

Creation of continuous first floor performance environment•

Opening up and raising of courtyard•

Grand Hall theatre seating solution•

Lower Hall reconfiguration and refurbishment•

Building wide ‘plug and play’ infrastructure•

Technical offices•

Storage areas•

New dressing rooms to first floor and extended wc provision•

Kitchen serving Council Chamber•

HOME

New bedrooms on second floor•

Opening up of bar and Waiting Room to foyer•

Bees Knees permanent installation•

Refurbishment of Lower Hall•

New front of house facilities to Lower Hall area•

New attic offices for BAC staff•

Hub for local creative businesses in Lower Hall office space•

ACCESS

Improvements to external presence with Lavender Hill signage installation and •

Town Hall Road landscaping

New ramped entrance to the bar•

New ramp to Grand Hall entrance•

New level access to Lower Hall•

Improvements to circulation with new large lift and lift linking Grand Hall and •

Lower Hall

New routes around the courtyard•

Upgrades to doors, staircases and lighting•

New signage, including Braille signage•

Inductions loops•

RESILIENCE

Insulation to roof spaces and essential repairs to roof coverings•

Woodburning stoves in two frist floor rooms•

Secondary glazing to rooflight over Octagonal Hall•

Double glazing to rooflights over principal staircase, Grand Hall bar and atrium•

Double glazing to many windows building-wide•

Repair and insulation of flat roofs•

Installation of meters to enable continuous monitoring of energy consumption•

Photovoiltaics and solar thermal panels to new roof area•

Replacement of lamps with low energy ones•

HERITAGE

Relcation of Lower Hall entrance to original location•

Removal of timber boxes to Grand Hall gable ends and removal of projection box•

Restoration of Grand Hall organ•

Repairs to glass mosaic flooring•

Repairs to Grand Hall glazed dome•

Repairs to external brickwork and decorative stonework•

Restoration of Grand Hall canopy and Theatre Street lantern•

Infrastructure for heritage installations•

OUTLINE DESIGN PROPOSALS


left: Aerial view from the south

right: Event in the foyer


opportunities. Doors opening onto the courtyard are created at ground and first floor levels.

The first floor doors could be used in the event of a performance scaffold being erected, and

creates future performance potential.

Grand Hall

The existing division between the Grand Hall and the Municipal building is broken down,

with links to the Grand Hall greatly improved. A new lift serves levels from the Grand Hall

to the second floor, and there is a link to balcony level from the first floor performance

spaces, discussed above. The Grand Hall itself was refurbished recently, and further works

to the space do not involve the building, but the provision of a seating solution to enable

performances.

Lower Hall

The Lower Hall can still be used for performances, but will principally be a space for

community use and hire. Please refer to Home, below.

Building Wide

The building is not split into conventional front of house and back of house areas. ‘Plug and

play’ points are to be installed foyer and courtyard areas as well as first floor spaces.

Technical facilities

Technical workshops, offices and storage provision are considerably increased, and

their locations rationalised. These are predominantly located along the west wing of the

ground floor, in inter-connected rooms. This provides access to Theatre Street through the

Grand Hall atrium, for delivery and get-in requirements. Workshops will be central to BAC

operations, giving the opportunity to build sets and to serve the maintenance and upkeep

of the building. As part of increasing resilience, in-house skills will be augmented to enable

BAC to attend to routine repair of the building as far as possible.

Storage space is severely lacking at present. A number of additional spaces are provided for

storage, and BAC is currently undertaking an audit of storage requirements to further inform

the use and fit out of these spaces.

First Floor Performance Environment

The proposals create a unique performance environment within the existing building. The

first floor spaces are united to create a flexible set of rooms for all types of performance,

encompassing both the Town Hall rooms and the Grand Hall balcony. A continuous circulation

route is created outside the rooms, around the courtyard, with a new links created to the

north and east sides. Within the rooms, there exist a number of inter-connecting doors.

Where they do not exist, new acoustic doors are added, creating a continuous route through

the rooms as well as outside them.

The character of these well-proportioned rooms of various sizes is retained. The spaces and

spirit of the Town Hall have provided much inspiration for artists working in the building,

and the interventions do not seek to change this. A ‘plug and play’ approach is taken to

these spaces, where flexible technical systems are used for performances allowing them to

be returned to their original state if used for another purpose. Rigging points are installed

in the ceiling and portable truss and rostra systems will be deployed as required. Portable

dimmers, lighting and sound can be plugged into a new theatre technical infrastructure

installed in each room. Cable passes through the walls enable dimmers or other equipment

to be located in adjacent rooms if necessary. Acoustic shutters are to be installed in the first

floor rooms, which also act as blackout.

Comfort conditions – temperature, humidity and CO2 - in these spaces are currently being

monitored, enabling an informed decision on ventilation options to be taken.

Courtyard

The Courtyard is raised to ground floor level, uniting it with the front of house spaces of the

ground floor and improving access. The courtyard was originally the lung of the building,

bringing fresh air and light into the interior of the building. Mountford’s original plan created

a larger space than currently exists, and various accretions have encroached over the

intervening years. It is proposed to return the courtyard to its existing footprint, allowing

more daylight into the space and balancing its proportions.

Improving access and visibility to the courtyard provides a valuable outdoor space for all

building users, as well as a potential performance space. Continuous circulation routes are

created around the courtyard at ground, first and second floor levels providing many viewing

OUTLINE DESIGN PROPOSALS PERFORMANCE


Ancillary facilities

Dressing Room facilities for the first floor spaces are located to the north of the Municipal

building, in the current location of the Ladies Retiring Room. These include wcs and showers.

For building wide performances or other large events, these can be converted to use as an

additional female wc to increase capacity.

Around the new lift, new wcs are provided at all levels of the building and accessible wc

provision is increased. Existing wcs in the foyer at ground and first floor level are fully

refurbished and upgraded.

Events

The Council Chamber is also a key events space for BAC. When not in use for performance,

this is a valuable hiring venue for weddings, parties and conferences among other functions.

A new kitchen serving the Council Chamber is proposed, which will be located on the

ground floor and linked to the Council Chamber dressing room with a dumb waiter.

Cut away view showing first floor performance spaces


The sense of home in the building extends from the explicit provision of bedrooms for artists,

to the opening up of the foyer to create a welcoming public area, centred around the hearths

of the woodburning stoves. It also includes the way that staff use the building and feel part

of it.

Artists

As a producing theatre, enabling artists to spend extended periods of time in the building will

be of great benefit to the work produced. There are currently 6 bedrooms in the east wing,

which have been developed to test this idea. They have proved very successful, and will be

extended to the second floor as part of the proposals. Three attic rooms to the east wing are

to be converted to bedrooms, which can sleep five. The darkroom could also be converted

to create further spaces. The rooms on the ground and basement levels are to be left as

existing. Currently the communal facilities are in the basement, and provisions will need to

be made if an artist who is unable to access the basement is staying in the building.

As part of works by BAC, temporary dorms will be created to test options for accommodating

larger number of artists if the need arises.

Public spaces

In the foyer area, the bar and Waiting Room are opened up to the central space, enlivening it

and encouraging people to eat and drink both in the Surveyors Department and in the foyer.

Seating areas are arranged around the woodburning stoves, and a platform extends along

the south and east of the Waiting Room to provide seating at tables which is visible from the

street, allowing people passing to see activity within the building. This platform can also be

used as a stage for events in the bar. The height of the door between the Waiting Room and

the Surveyors Department is to be raised so the rooms are linked at the level of the platform.

This also enables the Waiting Room to be used as a backstage area.

Bees Knees

The Bees Knees is a successful venue for young children. This is to be retained and a more

permanent installation created in the room.

OUTLINE DESIGN PROPOSALS HOME

above: View of second floor extension from Theatre Street

below: View of foyer


Lower Hall

The Lower Hall is a key hiring venue for BAC and is used by many members of the local

community. This focus is to be built upon, and the proposals include the decoration and

fit out of the Lower Hall by BAC to improve the appearance and facilities of the space. As

part of the main works, level access to Town Hall Road is created directly from the Hall.

The ancillary areas are reconfigured, with the existing kitchen reduced in size and refitted

and two dressing rooms provided. The reception area is opened up and a new accessible

wc created. A lift links the Lower Hall to the Grand Hall, from which the other levels of the

building can be accessed.

Offices

BAC staff are brought together in new offices in the west wing attics. This space is currently

unused. There are impressive trusses within the space, which will be retained, and the fit

out of desks arranged in bays around them.

The offices are accessed directly by the new lift, which opens into a new second floor

extension which links the east and west roof spaces. This has a pitched roof facing north,

which will be tiled to match the existing slates. There is a long dormer window giving views

to the north. The offices are also accessed by a new entrance from the top of the staircase

outside the Porter’s Mess and by a new staircase which rises from the lobby adjacent to the

Council Chamber dressing rooms.

A walkway is formed around the courtyard, which gives direct access to outdoor space for

staff. This also provides views to the lower levels and a link to the east attics. The south

facing roof of the new extension is to be used for photovoltaics and solar thermal panels.

The current BAC offices at the Lower Hall level are to be converted for use by local creative

organisations. This has its own direct access and kitchen facilities.

view of foyer & photos

Cut away view showing second floor office spaces and terrace around courtyard


Accessibility is addressed both as physical access to the building as well as increasing access

through encouraging wider audiences to engage with the building and its activities. An

access audit has been completed, and its concerns largely addressed within the proposals.

In-house policies undertaken by BAC are to address other issues. A summary of these can

be found in Appendix F.

External presence and access

The presence of the building and its engagement with the street is enhanced both on

Lavender Hill and Town Hall Road, the two most public elevations. On Lavender Hill a new

signage installation is to be installed over the main entrance, which will be designed in

collaboration with an artist. The main entrance route is reconfigured, giving better access - a

ramp to the east in addition to the one to the west is to be constructed, matching the existing

symmetry in the composition of the façade. The steps themselves are opened out to meet

the ramp. New lighting in the portico improves the current low levels in this area.

Town Hall Road will be transformed into a public space with direct, accessible links to the

bar, Grand Hall and Lower Hall. A large new ramp to the new bar entrance opens up to

Lavender Hill. This increases the presence and welcome on Lavender Hill and creates an

axis which emphasises the Grand Hall entrance. The area from Lavender Hill to the Grand

Hall is paved, with an area for cafe seating at the Lavender Hill end and trees then lining the

route to the Grand Hall, providing a buffer to the neighbouring properties. This paved area

can also be used for markets. A distinct line is then drawn with the steeper, more private

area to the lower end of Town Hall Road. This area is resurfaced with bound gravel, with the

road made flush to the pavement, enabling a large variety of uses , for example. Lower Hall

break out space, outdoor performance or allotments in raised beds.

Circulation within the building

The labyrinthine nature of the building is one of its charms, and finding hidden narrow

staircases to unknown areas is one of its great pleasures. While retaining the best of these

features, the clarity of the circulation around the building is addressed to improve accessibility

in general and to increase performance possibilities.

A new large lift links the Grand Hall level to the second floor level. The ground floor and first

OUTLINE DESIGN PROPOSALS ACCESS

floor, as well as two intermediate floors are also served. The intermediate floors comprise the

lowered Grand Hall level where the kitchen is located, enabling trolleys to be taken directly

from the kitchen to the Grand Hall, and a raised ground floor level which houses a technical

equipment store.

Due to the steep level changes across the site, the Lower Hall cannot be accessed from the

main lift. A platform lift links the Grand Hall and Lower Hall levels in the north east corner.

A new ground floor circulation route is created around the courtyard, and onto the courtyard,

which is at a raised level, with the accretions in the west corridor removed to provide a clear

route to the Grand Hall. At second floor level as walkway around the courtyard links the east

and west wings, making the east attic bedrooms accessible.

Access improvements to doors, such as vision panels and hold opens, and repairs to stone

staircases are included in the proposals.

View of Town Hall Road from Lavender Hill


Facilities

Induction loops to reception areas are to be installed. Portable induction loops to first floor

performance spaces are included in the proposals. These have been chosen over installed

ones as there would be issued with interference as performances may be happening in

adjacent rooms.

Signage

The role of signage within the building is key to communication with visitors. Signage

strategies are to be developed as a collaboration between BAC, HT and Jake Tilson. The

approach is to make it very much part of the building, rather than an add on. It is to have

an identity which is unified with other communications issued by BAC, and will be rooted in

the language and materials of the building and BAC.

Cut away view showing circulation at ground floor level with links to Town Hall Road


The vision of a building and organisation which is resilient to future change guides the

approach to the way the building is to be used, as described in the proposals above, and

the approach to energy use. The works to the building provide an opportunity to radically

reassess the way in which the organisation uses resources in general and the systems that

are installed. To inform this, BAC is monitoring the comfort conditions of the building, and

an investigation into the current energy usage is being undertaken.

The strategies to reduce energy use comprise:

monitoring and understanding existing use and affecting reductions by changes in •

behaviour, for example turning off lights

installing meters to all areas of the building to increase knowledge of which areas use •

the greatest energy

reducing heating and cooling requirements through installing insulation to roofs and •

double or secondary glazing to windows and rooflights

upgrading lighting to low energy lamps•

using natural ventilation to performance spaces rather than mechanical ventilation•

replacing the gas heating system with electric heating and using electricity supplied on •

a green tariff

installing solar thermal panels which will heat part of the hot water requirement•

installing photovoltaics which will supply part of the energy requirements of the office •

installing woodburning stoves fuelled by scrap wood to reduce the demand on the •

heating system

Further detail on these elements is provided in the technical report. It should be noted

that ventilation levels are subject to regulations and the current monitoring of the spaces

will establish the design parameters for achieving compliant conditions through natural

ventilation strategies.

The relandscaping of Town Hall Road creates opportunities for its use by BAC. Raised beds

could be used for planting; the outdoor spaces can be used for community events and

building community relationships.

OUTLINE DESIGN PROPOSALS RESILIENCE

Improvised use of pavement for seating


above: View showing proposed Town Hall Road public spaces

below: Town Hall Road as existing


The building is Grade II* listed and has many significant architectural features. These are

to be restored as part of the heritage works, and have been informed by the Conservation

Management Plan, which identifies areas of particular historic significance. Relative

Sensitivity Analysis drawings are included in Appendix E.

Internal works

The Grand Hall organ is to be repaired and restored to working order. The glass floor mosaic

is generally in good condition, but repairs to areas that have deteriorated will be made.

External works

Changes to the building which have altered it from its existing appearance will be removed.

The original entrance to the Lower Hall is to be reinstated, creating a clearer link to the

Lower Hall itself and enabling a refurbishment of the Lower Hall reception area. The external

projection room which obscures part of the large Grand Hall window is to be removed. The

white timber boxes which sit over the holes for the fans to the Grand Hall gable ends are to

be removed.

The existing brickwork and stonework are to be cleaned and necessary repairs undertaken.

Required roof level works – the repair of slates, chimneys and turrets – will be addressed. The

magnificent Grand Hall dome is to be repaired and covered with an independent secondary

glazing structure to stem further deterioration and to reduce heat loss from the building.

Heritage Installations

Heritage installations which tell the stories of the building will be installed both internally

and externally, providing a route which informs visitors and enlivens the history for those

unfamiliar with it.

OUTLINE DESIGN PROPOSALS HERITAGE


view of main entrancephotos of significant features

Left: roofscape and Theatre Street Lantern

Centre: Mosaic flooing in Grand Hall corridors and Grand Hall organ

Right: Glazed dome and Octagonal Hall

Projects we have completed to date.

Since 2008 we have raised and invested£1.75Million in to the building. We have:

1. Accessibility. Opened up thirty spaces for public use that were previously cluttered with

storage or office space, or blocked by partitions or hazardous with asbestos. Providing

industry standard off-road access to the west wing and Grand Hall.

2. Home. Creating a dedicated creative space for families called The Bees Knees. Installing

six artist bedrooms and artist kitchen and bathrooms. Created improved open plan

administrative facilities.

3. Performance. Opening up the first floor promenade. Creating flexible studio theatres

across the first floor and testing them through seasons of theatre.

4. Resilience. Testing wood burners in key locations. Boarding out roof voids in preparation

for insulating and infrastructure works. Reducing sound leakage from the Grand Hall with

double glazing and improving thermal performance.

5. Heritage. Restoring the Council Chamber and the Grand Hall. Researching BAC’s archive

and developing a digital collection’s policy.

below:The Grand Hallphoto: A N Other

We have also worked in

partnership with Haworth

Tompkins to create an

Advanced Feasibility Study

and Conservation

Management Plan.

Lower Hall Plan

performance circulation/foyer tech/storage wc/changing kitchen office home

1 Entrance/Reception2 Accessible WC3 Gents WC4 Ladies WC5 Lower Hall6 Lower Hall Kitchen7 Dressing Room

12

3

4 9 10

7 7 68

5

11 12

13

8 Office Kitchen9 Office10 Plant11 Chair Store12 Store13 Sub Station

Grand Hall Plan


1

3

4

2

2

6

5

8

7

9

13

11

12

10 13

14

1717

15

16

1 Grand Hall2 Dressing Room3 East Corridor4 West Corridor5 Octagonal Hall6 Grand Hall Bar7 Atrium8 DM’s Office9 Ladies WC

10 Accessible WC11 Grand Hall Kitchen12 Tech Office13 Store14 Kitchen Cellar15 Bathroom16 Communal Area17 Bedroom

Ground Floor Plan


1 Foyer2 Bar3 Surveyor’s Dept4 Waiting Room5 Box Office6 Back Offfice

7 Bees Knees8 Council Chamber Kitchen9 Buggy Store10 Tech Office11 Store12 Gents WC

17

1

3

4

2

18

5

6

7

8910

10

11

11

11

12

15 15 1515

16

12

13

13

14

13 Accessible WC14 Ladies WC15 Bedroom16 Kitchen17 Courtyard18 Seating Area

First Floor Plan


1 Council Chamber2 Council Chamber Dressing Room3 Town Clerk’s Room4 Fireplace Room5 New Committee Room6 Member’s Bar

7 External Stair8 Grand Hall Balcony9 Madeleine’s Dressing Room10 Recreation Room11 Committee Room12 Member’s Cloakroom

6

54 3

2

1

1312

11

10

9

15

14

16

17 16

17

7

8

13 Member’s Library14 Dressing Room15 Accessible WC16 Gents WC17 Ladies WC

Second Floor Plan


1

1

1

1

2

4

3

5

76

88

84

89

10

11

1 BAC Office2 Hot desks3 Accessible WC4 WC5 External Terrace6 Porter’s Mess

7 The Rafters8 Bedroom9 Dimmers10 Tech Box11 Public Gallery

Roof Plan


Cross Section


Long Section


South Elevation

East Elevation

North Elevations

Municipal Building and Grand Hall Building

West Elevation


OUTLINE DESIGN PROPOSALS AREA SCHEDULE

Lower Hall m2

1 Entrance/Reception 592 Accessible WC 43 Gents WC 114 Ladies WC 145 Lower Hall 1836 Lower Hall Kitchen 167 Dressing Rooms 198 Office Kitchen 189 Office 6210 Plant 4311 Chair Store 10012 Stores 7813 Sub Station 20Circulation 58

Grand Hall m2

1 Grand Hall 5702 Dressing Rooms 373 East Corridor 874 West Corridor 1035 Octagonal Hall 926 Grand Hall Bar 607 Atrium 218 DM’s Office 169 Ladies WC 3110 Accessible WC 411 Grand Hall Kitchen 2612 Tech Offices 10413 Stores 6114 Ktichen Cellar 2415 Bathroom 616 Communal Area 2217 Bedrooms 47Circulation 162

Ground Floor m2

1 Foyer 1412 Bar 433 Surveyor’s Dept 784 Waiting Room 325 Box Office 126 Back Office 197 Bees Knees 848 Council Chamber Kitchen 159 Buggy Store 1610 Tech Offices 10311 Stores 4312 Gents WCs 2813 Accessible WCs 614 Ladies WC 1015 Bedrooms 7216 Kitchen 3517 Courtyard 81Circulation 254

First Floor m2

1 Council Chamber 1682 CC Dressing Room 773 Town Clerk’s Room 234 Fireplace Room 205 New Committee Room 696 Member’s Bar 1357 External Stair 198 Grand Hall Balcony 1039 Madeleine’s Dressing Room 2810 Recreation Room 9311 Committee Room 4712 Member’s Cloakroom 3613 Member’s Library 7714 Dressing Room 3315 Accessible WC 416 Gents WC 1217 Ladies WC 16Circulation 312

Second Floor m2

1 BAC Office 2602 Hot desks 603 Accessible WC 54 WCs 195 External Terrace 1286 Porter’s Mess 247 The Rafters 948 Bedrooms 569 Dimmers 3110 Tech Box 911 Public Gallery 8Stores 15Circulation 99

Office Spaces provision m2

Current:Lower Hall Office 62Trade Accounts Office 38Rate Assessment 25

Total 125

Proposed:BAC Offices 260Hot desks 60

Total 340

WC provision

Current:Gents (urinals/wcs) 15/9Ladies 14Accessible 3Unisex 1

Proposed:

Gents (urinals/wcs) 16/9Ladies 22Accessible 6Unisex 7

resulting capacity for public wcs building wide:1200 people (assuming 50:50 male/female ratio)

if First Floor dressing room used as Ladies:1340 people

if additional 3 wcs included in dressing rooms (not currently in scope):1500 people


Lower Hall Grand Hall Ground Floor First Floor Second Floor


Overview

The current target programme with key milestones is shown opposite.

The Stage D Heritage Lottery Fund works will be submitted in June. It is intended to develop

the full scheme to Stage D following this, to be completed in August 2012.

Planning and Listed building consent applications will be submitted over summer, at which

time the funding review will also take place. Stage E for the HLF and Core Works will then

commence in January 2013 subject to funding and planning.

Alongside this, small projects will be taken on in-house by BAC, with input from the design

team where required.

Phasing strategy

The masterplan works have been divided into various groups to assist phasing, dovetail

with operational and funding trajectories, identify degrees of fixity, optimise procurement

routes, achieve best value and manage risk. Detailed options appraisal and cost modeling

has been carried throughout Stage C to arrive at the current scope and disposition of

works.

The phasing stategy identifies the scope of ‘Core Works’ - comprising the major alterations

to unlock the building in terms of access and flexibility of use. These would be tendered

as a complete set of works. It is intended that works to the exterior of the building and

the insulation of the roof spaces could also form part of this contract. Around this,

independent areas of work have been identified. It is intended that some of these will be

carried out as individual contracts and, where possible, others will be in-house projects for

BAC. These projects have been divided into those which need to take place following the

major works and those which can take place beforehand.

PROGRAMME & PHASING


Job BAC Notes

Job No /0706Programme Master Programme Prog. Ref /0706.Prog/MP/01 RevDate /Apr 2012 DateYear /2011 /2012/ /2013/ /2014/ /2015/

Work Stage A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D

Stage

OJEU Architects

Appoint Architect

Design Team Appointment (Post Stage C)

Stage C (HLF)

Stage C (Overall Scheme)

Pre-core discrete, infrastructure and BAC projects

Remaining discrete, infrastructure and BAC projects

Stage D (HLF)

Stage D Review

Stage D Sign off

Stage D (Overall Scheme)

Planning and Listed Building Consent (HLF)

Planning and Listed Building Consent (Overall)

HLF Round 2 Application

HLR Round 2 Review

HLR Round 2 Funding Approval

Funding Review (Overall Scheme)

Mobilisation (HLF and Core)

Stage E (HLF and Core)

Stage E Costing

Stage E Sign off

Stage F (HLF and Core)

Stage G (HLF and Core)

Stage H (Tender HLF and Core)

Stage H (Tender Review - HLF and Core))

Stage J (Mobilisation - HLF and Core)

Stage K (Construction - HLF and Core)


OVERVIEW OF ELEMENTS

RENEW

New kitchen to serve Council Chamber with dumb waiter and adjacent buggy store•

New openings and doors between first floor performance spaces•

First floor performance spaces fit out including acoustic shutters, induction loops *•

Temporary storage solution on Town Hall Road *•

Temporary dorms for resident artists *•

Conversion of second floor east wing attic rooms to bedrooms *•

Opening up Bar and Waiting Room to foyer•

Decorations and fit out to foyer *•

Reconfiguration and refurbishment of existing foyer wcs on ground and first floor•

New signage throughout building *•

Decorations and fit out to Lower Hall *•

Permanent installation to Bees Knees *•

New entrance to bar from Town Hall Road•

Grand Hall performance fit out *•

Opening up of West corridor *•

Scratch ramp to new bar entrance prior to HLF works *•

New installation over Lavender Hill entrance•

Installation of metering devices to monitor energy consumption•

Installation of electric heating•

Upgrades to existing electrical distribution•

Energy efficient upgrades to lighting•

New IT infrastructure *•

HLF WORKS

Repairs and insulation to pitched roofs of Municipal building•

New coverings and insulation to flat roofs•

Access improvements to internal and external doors•

Restoration of chimneys and turrets•

Double glazing to some windows in prominent, public areas•

Secondary glazing to the rooflights over principal staircase, Grand Hall bar •

Restoration of the Grand Hall dome and secondary glazing over and atrium•

Works to external façade to restore areas of deterioration of brick and stonework •

detailing

Restoration of the original glass mosaic flooring•

Access improvements to staircases•

Restoration of the Hope Jones organ in the Grand Hall•

Restoration of the entrance to the Lower Hall to its original location•

Restoration of Grand Hall entrance canopy and lantern on Theatre Street•

Landscaping of Town Hall Road•

New level entrances to the Grand Hall and Lower Hall•

New entrance ramp to the bar•

Woodburning stoves in two first floor rooms•

New ramp to main entrance on Lavender Hill•

Lighting installation to portico•

Pigeon proofing•

Infrastructure for heritage installations•

Removal of projection box•

Induction loops at entrances and Braille signage•

Lower Hall facilities improved, including addition of accessible wc•

New lift between Lower Hall and Grand Hall •

MAIN BUILDING WORKS

CORE

Large lift linking Grand Hall to Second Floor level•

Increased wc provision, located around lift core•

Grand Hall kitchen reconfiguration•

Courtyard raised to ground floor level•


Excavation of limited area of Grand Hall level to provide continuous ground floor level •

circulation

New circulation link route in front of Recreation Room, with openings onto courtyard•

Second floor offices in currently unused west wing attic spaces, with new access stair •

from lobby adjacent to Council Chamber dressing room

Second floor extension at the north of the Municipal building linking east and west •

wings

NON-CORE

Portable wc provision on Town Hall Road (linked to enabling Grand Hall to stay open •

during core works but may also be a long term asset)

External link stair between first floor performance spaces and Grand Hall balcony•

Grand Hall roof insulation•

Acoustic upgrades to performance spaces and other areas of the building•

Secondary glazing to windows in less prominent areas•

Plug and Play infrastructure for performance spaces•

Solar thermal panels to roof of new extension•

Photovoltaics to roof of new extension•

Increased small power provision in public spaces•

Decoration and fit out of new tech spaces *•

Completion of first floor performance spaces fit out *•

Fit out of new office spaces *•

General decorations *•

* BAC in-house projects


LOWER HALL LEVEL

20

12

-20

13

20

13

-20

14

20

14

GRAND HALL LEVEL GROUND FLOOR LEVEL

SUMMARY OF WORKS OVER NEXT THREE YEARS


discrete & BAC works

core works

HLF works

discrete & BAC worksFIRST FLOOR LEVEL SECOND FLOOR LEVEL ROOF LEVEL


LOWER HALL LEVEL GRAND HALL LEVEL GROUND FLOOR LEVEL

2012/13

15 Opening up of West corridor *

16 Scratch ramp to new bar entrance prior to HLF works *

17 New installation over Lavender Hill entrance

18 Installation of metering devices to monitor energy consumption

19 Installation of electric heating

20 Upgrades to existing electrical distribution

21 Energy efficient upgrades to lighting

22 New IT infrastructure *

(not all items visible on plans)

Many of these works require planning permission and listed building consent. It is intended

that the full scheme is completed to the end of Stage D and submitted as a whole for

approval. The works would then be taken to tender stage in order to start on site as soon as

possible and to be completed by March 2013.


Works to be completed by March 2013 to be funded by Arts Council RENEW funding:

1 New kitchen to serve Council Chamber with dumb waiter and adjacent buggy store

2 New openings and doors between first floor performance spaces

3 First floor performance spaces fit out including acoustic shutters, induction loops *

4 Temporary storage solution on Town Hall Road *

5 Temporary dorms for resident artists *

6 Conversion of second floor east wing attic rooms to bedrooms *

7 Opening up Bar and Waiting Room to foyer

8 Decorations and fit out to foyer *

9 Reconfiguration and refurbishment of existing foyer wcs on ground and first floor

10 New signage throughout building *

11 Decorations and fit out to Lower Hall *

12 Permanent installation to Bees Knees *

13 New entrance to bar from Town Hall Road

14 Grand Hall performance fit out *

11

148

7

9

13

15

1 12

16


FIRST FLOOR LEVEL SECOND FLOOR LEVEL

17

1

2

6

2

2

89



late 2013/2014

HLF and Core Works on site 2013 to 2014:

HLF

1 Repairs and insulation to pitched roofs of Municipal building

2 New coverings and insulation to flat roofs

3 Access improvements to internal and external doors

4 Restoration of chimneys and turrets

5 Double glazing to some windows in prominent, public areas

6 Secondary glazing to the rooflights over principal staircase, Grand Hall bar

7 Restoration of the Grand Hall dome and secondary glazing over and atrium

8 Works to external façade

9 Restoration of the original glass mosaic flooring

10 Access improvements to staircases

11 Restoration of the Hope Jones organ in the Grand Hall

12 Restoration of the entrance to the Lower Hall to its original location

13 Restoration of Grand Hall entrance canopy and lantern on Theatre Street

14 Landscaping of Town Hall Road

15 New level entrances to the Grand Hall and Lower Hall

16 New entrance ramp to the bar

17 Woodburning stoves in two first floor rooms

18 New ramp to main entrance on Lavender Hill

19 Lighting installation to portico

20 Pigeon proofing

21 Infrastructure for heritage installations

22 Removal of projection box

23 Induction loops at entrances and Braille signage

24 Lower Hall facilities improved, including addition of accessible wc

25 New lift between Lower Hall and Grand Hall

CORE

26 New lift

27 New wcs

28 New offices


2424

15

11262712

15

1414

14

14

2627

16

18


FIRST FLOOR LEVEL SECOND FLOOR LEVEL ROOF LEVEL

Major alterations to the central area of the building to install the new lift and create habitable

rooms in the west wing attic spaces will have a major impact on the BAC operations. It is

intended that works to the exterior of the building are also on site at this time, meaning the

building will be scaffolded. The provision of portable wcs which could be housed on Town

Hall Road are allowed for in the cost plan, as the wcs serving the Grand Hall will not be

available. More detailed programming of this phase will be explored at the next stage.

26

7

6

28 286

6272627



2014

It is intended that the final finishes and fit out are completed by BAC rather than be part

of the main alterations contract. At the next stage the programming of these works can be

further investigated. Some may be able to take place while the major works are on site.

Others require these works to be completed before they are possible.


Works to other areas to be undertaken once the major alteration works are completed:

1 Portable wc provision on Town Hall Road

2 External link stair between first floor performance spaces and Grand Hall balcony

3 Grand Hall roof insulation

4 Acoustic upgrades to performance spaces and other areas of the building

5 Secondary glazing to windows in less prominent areas

6 Plug and Play infrastructure for performance spaces

7 Solar thermal panels to roof of new extension

8 Photovoltaics to roof of new extension

9 Increased small power provision in public spaces

10 Decoration and fit out of new tech spaces *

11 Completion of first floor performance spaces fit out *

12 Fit out of new office spaces *

13 General decorations *


10

12

10


FIRST FLOOR LEVEL SECOND FLOOR LEVEL ROOF LEVEL

12

7

812

2


NEXT STEPSThe sign off of the Stage C report will be required. This will take the form of agreement to, or

comments on, the proposals in this report and should consider the following:

- is the report an accurate summary of BAC’s current brief?

- do the designs presented meet this brief?

- are the estimated construction costs acceptable?

- is the proposed programme acceptable?

Subject to Stage C sign off the design will be developed to Stage D. To develop these

proposals, more detailed Stage D briefing information will be required. Subject to Stage D

sign off, a planning application will be submitted in summer 2012.

In the next stage, immediate completion of the measured survey to the attic spaces,

periodic inspection report, below ground drainage survey, chimney survey (Grand Hall west

chimney) and other required surveys will be required. The storage survey currently being

compiled by BAC will provide important information to develop the type and distribution

of storage facilities and understand logistical issues. The monitoring of comfort conditions

within rooms, including audience perception of these conditions, and compilation of this

data is also crucial to design development in the next stage.

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