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Battersea Arts CentreHLF Stage D Report

June 2012

HaworthTompkins

Battersea Arts Centre HLF Stage D Report June 20122

TEAM

Client

Battersea Arts Centre (BAC)

Old Town Hall

166 Lavender Hill

London

SW11 5TN

Contact: David Jubb, Jo Hunter

Tel: 020 7326 8239

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

Services Engineers

XCO2 Energy

Unit 1.01, The Wenlock

50-52 Wharf Road

London

N1 7EU

Contact: John Farrell

Tel: 020 7700 1000

Structural Engineers

Heyne Tillett Steel

Unit 2, Compton Courtyard

Compton Street

London

EC1V 0BD

Contact: Tom Steel

Tel: 020 7870 8050

Acoustic Consultants

Sound Space Design

2 St George’s Court

131 Putney Bridge Road

London

SW15 2PA

Contact: Eric Magloire

Tel: 020 8877 5868

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

1 Executive Summary 6

2 Vision and Aims 8

3 The Old Town Hall 10

4 Development of the scope of works 16

5 Proposals 20

5.1 Access and Learning

5.2 Restoration of significant

heritage elements

5.3 Town Hall Road

5.4 Lower Hall

5.5 Conservation and Upgrades

6 Programme and Procurement 44

7 Statutory Authorities 46

7.1 Planning

7.2 Building Control

8 Cost Summary 48

9 Risk Management 50

10 Next Steps 52

11 Drawings 54

TECHNICAL REPORT

Services Engineer’s Report 71

Structural Engineer’s Report 99

Acoustic Consultant’s Report 139

CDM Co-ordinator’s Report 151

Cost Consultant’s Report 155

APPENDICES

Appendix A Existing Drawings 177

Appendix B Scheme Drawings and Schedules 199

Appendix C Outline Specification 285

Appendix D Summary of Access Audit 309

Appendix E Sensitivity Drawings 317

Appendix F Stage C Masterplan overview 327

Appendix G Pre-planning Written Feedback 343


DESIGN REPORT

“The vision for Battersea Arts Centre (BAC) is to champion the exploration of our history in order to help invent our future. For example, one of BAC’s strengths is that it is not based in a purpose built theatre but in a building with a great heritage and strong civic values: its spaces act as a provocation for artists who are looking to reinvent the rules of theatre. We think 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, 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’. We think that project will help identify new ways in which cultural organisations can bring heritage to life: not simply in terms of illustration but in the way that heritage informs our future.”

David Jubb & David Micklem, BAC Joint Artistic Directors


1 EXECUTIVE SUMMARYThis report has been compiled by Haworth Tompkins Architects, in collaboration with

Battersea Arts Centre (BAC) and the Design Team. It forms part of the second round

submission for Heritage Lottery Funding. Battersea Arts Centre was approved for the first

round development phase in June 2010. This document comprises the Design Report and

the Technical Report for the proposals equivalent to RIBA Stage D.

Battersea Arts Centre (BAC) is housed in a Grade II* listed Victorian Town Hall. The building

is of significant note for its architectural, political, social and creative heritage. The proposed

works to the building presented in this report will conserve the building’s historic features

and improve facilities and access so that more people can enjoy and appreciate them,

continuing the long history of community engagement which is already part of the Old Town

Hall. The building itself is a magnificent example of Victorian architecture and a well-known

and loved landmark on Lavender Hill. Inside the building contains a wealth of spaces, each

having its own character, with grand rooms and entrances leading to intriguing corridors

and intimate corners. The project involves not just the conservation of this valuable heritage,

but acts as a beacon, bringing together and revealing the heritage of the wider area.

The proposals comprise five elements:

- Access improvements to the building, which include both physical and intellectual

elements. The BAC archive is to be digitised and new viewing pods created in the foyer in

order that visitors can learn about and interact with the building. The accessibility of public

entry points to the building is to be improved with new ramps and lighting. An induction loop

is to be located at the Box office and Braille signage installed in public areas. A new platform

lift will link Lower Hall and Grand Hall level, creating accessible circulation throughout lower

levels, ground and first floors.

- Restoration of elements of significant heritage value, which include restoring the Hope-

Jones Organ in the Grand Hall, the original glass mosaic flooring and the glazed Octagonal

dome. The Grand Hall entrance canopy and Theatre Street lantern will also be restored.

- Town Hall Road, a private road adjacent to the building within BAC’s lease, is to be

relandscaped to create outdoor public space, enhancing the way this important building

is presented to and used by its community. New signage is proposed to the bar entrance above: View of Town Hall Roadbelow: Event on main steps


on Town Hall Road, indicating this entrance and encouraging new visitors. The proposals

will also enable an expansion of uses linked to BAC activities and make environmental

improvements to the wider area.

- The Lower Hall level is to be remodeled to create improved facilities for users of the Lower

Hall, increasing its appeal and use for a large number of different groups. This will enable

wider appreciation of the Lower Hall itself, which is decorated with the Battersea motto and

crest. Also at Lower Hall level, an enlarged office space will be created which is to be rented

out to creative start-ups. In addition, the Lower Hall will make a greater contribution to BAC’s

income generation capacity.

- Conservation and upgrades to the historic building fabric. These works comprise essential

repairs to the brickwork, stonework and roofs and the removal of non-original external

features such as the projection box and external cabling to enhance the appearance of

the building and return it closer to its original state. Fabric upgrades which will improve

the energy efficiency of the building and reduce its carbon footprint are also to be made,

including insulating the roofs, new double glazing to windows and rooflights, draught-

proofing to doors and the installation of two new wood-burning stoves.

The works detailed in this report form part of a wider masterplan for the building that

proposes rationalisation, refurbishment and extension to existing internal facilities and the

replacement and upgrade of the building services infrastructure. These wider proposals

have been developed alongside the HLF works to Stage C. A summary of the proposals is

included in Appendix F.

This report is to be read in conjunction with the Conservation Management Plan for the

Building and Archives, the 10 year Management and Maintenance Plan, Project Execution

Plan, Activity Plan and other documents which form part of the HLF submission. Relative

Sensitivity Analysis Drawings from the Conservation Management Plan are included in

Appendix E of this report.

above: Event in foyerbelow: Artist’s bedroom


BAC is a revenue funded arts organisation, founded in 1980. It has grown synonymous

over the years with the building housing it, Battersea Old Town Hall, on Lavender Hill in

southwest London. It is highly acclaimed for its innovative approach to theatre making and

for the many successful artists who continue to emerge through its doors. BAC aims to create

and promote exciting, high quality, risk-taking arts activity through creative collaborations

between artists, staff and public.

While theatre making and performance are central to BAC, it also forms a hub for the local

community, with a number of other activities take place within the building. There is a café

and a very popular under 5s play space, both adjacent to the foyer and open to the public

daily. The Council Chamber and Grand Hall are used for performances as well as being

hired for events such as weddings and conferences. There is a programme of activities with

local schools, which take place in the Grand Hall and the Lower Hall. Other independent

classes, such as Weight-watchers, yoga and after-school clubs also use the building. At

any one time, the building therefore houses a variety activities and people, creating chance

encounters and unusual juxtapositions. BAC aims to increase the number and range of

activities further, facilitated by the proposed works.

The Activity Plan describes in detail the ways in which BAC will engage with different groups.

The works to the building are closely linked to the Activity Plan and focus on three areas:

- the conservation and restoration works will enhance visitor’s appreciation of the qualities

of the building both physically and visually

- improving public facilities and access will enable more people to be able to use the

building

- creating specific locations for learning about the building will create more opportunities for

interacting with the building’s heritage and the digitised archive

2 VISION AND AIMS

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

above: Artist’s bedroombelow: Event in foyer


Artists performing during Masque of the Red Death, a production seen by 46,000 people. It began the opening up of the building to more public use and enabled a new audience to see the value of the heritage.


Battersea Town Hall was completed in 1893. It was designed by E W Mountford, architect of

the Old Bailey, and nearby Battersea Central Library. It was listed at Grade II* in 1970 and

of great significance for both its architectural qualities and its part in the social and political

history of Battersea.

The Town Hall is located on a sloping site, with the Municipal building to the south fronting

onto Lavender Hill, and the Grand Hall – a space designed for public assembly - to the north,

situated half a storey below the main ground floor level. There is a clear division in massing

directly related to the intended functions, although it presents a continuous façade to the

surrounding four streets. The exterior is of red Suffolk brick, with Bath stone dressings. The

original roofs were of Westmoreland slate, but the Grand Hall roof and roof to the south and

west wings of the Municipal building have been replaced with clay pantiles. The imposing

south elevation is in free Classical style, with the east and west sides and north elevation

treated in Arts and Crafts style.

Internally, the Municipal building contains a number of fine rooms, arranged around a

central courtyard with brings light and air into the building. The public spaces are linked

by blue glass mosaic floor with decorative borders. In the main foyer area a bee motif

is also included in the mosaic. The Council Chamber is the finest room in this part of

the building, with a strapwork ceiling and panelling to the walls, and tall arched windows

containing leaded lights. The other ground and first floor rooms are of good proportions and

generally retain the original cornices and floors largely intact. A number of local craftsmen

and businesses were employed in the construction of the original building.

The Grand Hall building lies to the north of the Municipal building. It houses a public hall of

an unusually large size which the Vestry of Battersea felt would benefit the local community

when it was built. From the early 1900s, the Hall staged talent contests, traditional jazz

performances and musical evenings. The room has an elaborate barrel-vaulted ceiling and

frieze over the proscenium arch to the stage, with windows at high level and doors along

both sides giving access to circulation space. The Grand Hall organ was installed in 1901,

and is of great historical significance, as it is the largest and most original example of an

organ designed by Robert Hope-Jones. The Lower Hall is located beneath the Grand Hall,

to the north of the site.

3 THE OLD TOWN HALL

above: Site planbelow: Aerial view of BAC showing Municipal building to the south and Grand Hall to the north

BAC

N

Lavender Hill

Town H

all RoadTheatre Street


Illustration of Town Hall Road following construction in 1893 with Grand Hall entrance at centre


There have been a number of alterations to the building during its life. One of the most

significant was only six years after it first opened, when the ‘red staircase’ was added

along with the first floor rooms on the west wing of the Municipal building. Over the years

rooms have been partitioned and re-partitioned to create rooms of varying sizes to meet the

changing requirements of first the civic, and then the cultural, functions of the building.

When the organ was installed, modifications were made to the Lower Hall rooms in order

to accommodate its vast apparatus. The Lower Hall was altered in 1936, when the original

columns were removed. This necessitated the deep beams that are now a prominent feature

of the room, which include the Battersea motto, ‘Not for you, Not for me, But for Us’.

Battersea Town Hall functioned until 1965, when the Town Hall was relocated to its current

site on Wandsworth High Street, following the creation of the borough of Wandsworth by

the London Government Act 1963. During its time as a Town Hall, the building witnessed a

number of historic events, including the election of London’s first black mayor. During the

First and Second World Wars, the building was used as a recruiting station and administrative

centre. During the First World War it was also used as a conscientious objectors’ tribunal

site. A Conservation Management Plan for the building has been written, which examines its

architectural and cultural significance and gives a detailed analysis of the different elements

of the building. The Plan identifies the risks and opportunities associated with the ongoing

upkeep and use of the building and provides the framework within which any future repair,

alterations and additions to the built fabric should be developed. The Plan has been produced

by Haworth Tompkins in consultation with BAC, English Heritage and Wandsworth Borough

Council, and will be made available to the public on the BAC website. It has been used to

develop the wider masterplan for the building and the scope of the HLF works.

above: Illustration of Battersea Town Hall following construction in 1893below: Illustrations of Council Chamber and Principal Staircase

opposite: Plan and elevation by Mountford


The Statement of Significance included in the Conservation Management Plan is as

follows:

Architectural

As a Grade II* listed building BAC has been designated a building of important and

special architectural interest. The Old Town Hall is an attractive example of late Victorian

municipal architecture, built with great skill and craftsmanship, designed by an architect of

considerable repute and is a good example of Mountford’s work. It has its own very special

character and beautiful ‘set-pieces’, which make it unique and significant. The use of local

artisans mean the building’s finer detail is rich in historical and social significance. The

architecture is made more interesting by the need to accommodate its sloping site, which

gives a pleasing complexity of plan and creates the possibility of separating the Municipal

building from the Grand Hall. The spacious arrangement of the building and the generous,

day lit, wide corridors off the central Court and flanking the Grand Hall contribute to the

successful varied occupations of the building. The Council Chamber, the Grand staircase,

the Grand Hall and entrance halls are beautiful and finely detailed spaces, well suited to

entertainment purposes. Key heritage assets include the Octagonal Dome, the mosaic floors

and the Robert Hope-Jones organ.

Political

The building has been the home of revolutionary ideas and thinkers since it was opened,

reflecting what historian Sandra Wallman calls “Batterseaness.” As the Town Hall, and as

such the centre of civic function in the borough, it played host to several radical groups and

thinkers over its first 80 years of existence. This was then echoed in its creative function,

with several radical political performances being hosted at the building from 1980 onwards.

It played host to the first Black mayor of a London Borough, John Archer, radical feminist

thinkers Caroline Ganley and Charlotte Despard and key labour voices such as John

Burns.

Illustration from cover of Inaugural Day brochure


Social

As a Town Hall until 1965 the building played an incredibly important social role in the

community; with constituents attending the building for administrative purposes as well as

for their leisure and the Grand Hall having always been a site of Concerts, Bazaars, Debating

Societies, University Extension Lectures and Recreative entertainments of a high-class for

the people. Under BAC’s stewardship the building continues to provide participatory and

community activities for the local area. Several local people have fond memories of the

building and through its use for weddings, exams, memorials, elections and community

gatherings it continues to be a place of many ‘firsts.’

Creative

Battersea Arts Centre is well known for being at the cutting edge of contemporary British

performance. Since it was established in 1980 it has played host to some of the most

influential companies in the UK and pioneered new approaches to making work, such as

Scratch and artist residencies. Several prominent performance companies got their start at

BAC or worked with the arts centre before they were established voices in the theatre world.

BAC helped develop and raise the profiles of these innovative groups. Through its unique

approach to theatrical process and working with artists, BAC continues to be at the forefront

of new developments in theatre practice in the UK and internationally.

above: Pre-war photograph showing Old Town Hall and adjacent Theatre, now demolishedbelow: Illustation of John Burns, MP for Battersea, addressing an audience in 1897


The scope of the proposed works in the first round application was based on BAC’s key

priorities for conserving its building and opening up its heritage to the public. These

comprised increasing the level of accessibility, conserving and restoring the building’s most

significant internal features, making urgent repairs to the building fabric and improving the

environmental and economic sustainability of the building. While these priorities remain

unchanged, there have been some revisions to the scope of works since the first round

submission.

BAC has commissioned a Design Team, led by Haworth Tompkins, to develop a masterplan

for the building in order to provide a wider context for the works. BAC has also secured

Arts Council Renew funding which has enabled some pressing works to be undertaken.

In addition to this, during the second round development, BAC has consulted HLF on the

scope. Following this, the addition of works to improve access and facilities to the Lower

Hall and an increased scope of works to Town Hall Road have been included in place of full

replacement of the roofs. Bringing in the works to the Lower Hall opens up this significant

space, decorated with Battersea’s motto and crest, to the community and for use by local

start-up companies.

Other additions are works to restore the external Theatre Street lantern, included following

consultation with English Heritage and Wandsworth Conservation Department; the restoration

of the Grand Hall canopy, which will revitalise one of the main entrances and improve

revenue from weddings and other hires; and fabric upgrades to reduce the building’s energy

consumption and running costs.

4 DEVELOPMENT OF THE SCOPE OF WORkS

Octagonal Hall and Dome


Summary of Scope: Scope identified in First Round Bid:

Repair and Conservation

Existing pitched/flat roofs

Town Hall Road

Doors - internal

Council Chamber wall stripping

Council Chamber other works

Doors - general

Chimneys

Roof turrets

Windows

Skylight

Grand Hall dome

Brickwork/Pointing

Masonry & Stonework

GH decoration

Floor repairs

Staircases

Basement

Decorations

Organ repair to complete

West wing

New Building Work

Town Hall Road

Members Library/Cloakroom fireplaces

Members Library/Cloakroom doors

Reception Area (internal & external)

Pigeon Proofing

Archive physical elements

Grand Hall ventilation

Remove projection box

Access (Braille & Induction loops)

Proposed Omissions to First Round

scope:

Council Chamber wall stripping

Council Chamber other works

GH decoration

Basement

Decorations

West wing

Members Library/Cloakroom doors

Reception Area internal

Grand Hall ventilation

Proposed Additions to First Round

scope:

Insulation to roofs

GH bar rooflight

Atrium rooflight

GH canopy

Lantern on Theatre St

Lower Hall

Remove boxes from GH gable ends


During this period, BAC has examined the options for storing and accessing their archive,

and have formed a partnership with Wandsworth Borough Council, who will house the

physical archive. The archive for the building is currently stored at Wandsworth Library,

and this will unite the two collections. It is proposed that the BAC archive is digitised, with

public access to the digital archive available at BAC through interactive viewing locations in

the foyer.

The masterplan developed by Haworth Tompkins and the Design Team has resulted in

some omissions to the HLF scope of works. Elements that would strategically fit better with

other planned phases of works are decorations to the building, repairs to the basement and

the internal works to the reception area.

The Arts Council Renew funding secured by BAC has enabled a number of projects to be

undertaken to improve particular aspects of the building that are linked to performances

or events. It has therefore been possible to complete the works to the Council Chamber,

decoration to the Grand Hall, West wing strip out works and Member’s Library/Cloakroom

doors. Works to the Council Chamber were made a priority due to the revenue impact that

they would have, a decision which has seen successful results with increased bookings.

Grand Hall ventilation has been omitted following BAC successfully testing nautral ventilation

strategies in the space. This is considered a more sustainable approach.

Design, discussion and dance taking place in some of BAC’s indoor and outdoor spaces


left: View of BAC and Town Hall Road right: Grand Hall and Organ


BAC values its heritage enormously, not only as a fascinating part of the past, but as a

contributor and inspiration to the fututre. BAC is seeking to restore and preserve its heritage

as well as open it up to wider audiences. The conservation of its building and telling the

stories of the events that have happened in and around it form part of this. The proposals

are also focussed on providing a welcoming landmark, developing the relationship BAC

shares with its community and creating a heritage beacon which unites the heritage of the

surrounding area.

The proposals are considered in five themes:

1 Access and Learning

2 Restoration of significant heritage elements

3 Town Hall Road

4 Lower Hall

5 Conservation and Upgrades

The floor plans on the next pages show the locations of the proposals, and they are discussed

in detail in each of the following sections.

5 PROPOSALS

Existing south facade and main entrance on Lavender Hill


Proposed Lavender Hill elevation with main entrance and Town Hall Road entrance


Ground Floor Plan

Grand Hall Plan

Lower Hall Plan Lower Hall Level

- Restoration of organ apparatus

- Restoration of mosaic floor

- Relocation of Lower Hall entrance to original location

- New facilities for Lower Hall users

- New serviced office area

- New lift to Lower Hall level

- New landscaping to Town Hall Road

Ground Floor

- New ramp, steps and lighting to main entrance

- Digital archive viewing pods in foyer

- Induction loop at box office


- Restoration of historic streetlights


- New ramp and steps to bar entrance

- New double glazing to sash windows

Grand Hall Level

- Restoration of organ apparatus


- New lift to Lower Hall level


- New ramp and steps to Grand Hall entrance

- New parking space on Theatre Street


Roof Plan

Second Floor Plan

First Floor Plan

Roof Level and External envelope

- Repairs to external brick and stonework

- Repairs to chimneys and turrets

- Repairs to pitched roofs

- New roof covering to flat roofs

Second Floor

- Insulation to roof spaces

- New access flooring to Principal stair rooflight

- New ventilation louvre to Principal stair rooflight

First Floor


- Restoration of Octagonal dome

- Restoration of Grand Hall canopy

- Restoration of Theatre Street lantern

- Two new woodburning stoves

- New double glazing to Grand Hall rooflights

- New double glazing to sash windows

Lower Hall worksGrand Hall organ External landscapingMosaic floor Fabric upgradesOctagonal dome Access works


5.1 Access and Learning

5.1.1 Main Entrance

The proposed works to the main entrance improve physical access to the building, creating

new ramps to both sides of the entrance portico (see p.19). The steps are reconfigured to be

more generous and meet the ramps. A new light box is to be installed under the portico in

order to improve light levels and increase the street presence and welcome of the entrance.

A new induction loop is to be installed at the main entrance box office.

5.1.2 Foyer

Two permanent locations for viewing the archive are to be located in the foyer. Access will

be via computers installed within custom-made viewing pods. These will allow visitors to the

building to access information about the building and about BAC during their visit. Further

information on the displays is included in the Activity Plan.

5.1.3 Accessibility upgrades

Braille signage is to be installed in the front of house spaces in order to improve accessibility

for blind and partially sighted people. Modifications are to be made to heights of handles

and push plates on doors and closers adjusted to make them easier to use. Where there is

no detrimental effect to historic fabric, vision panels on doors will be lowered to comply with

current guidance. Repairs to floor surfaces and staircases are to be made in order to reduce

likelihood of accidents and to repair historic fabric.

A new lift linking Lower Hall to Grand Hall level is proposed (see section 5.4).

5.1.4 Theatre Street

Alterations to the pavement line on Theatre Street are proposed to create a new parking

space next to the get-in doors to the Grand Hall atrium. This parking space can be reserved

for vehicles needing to load and unload equipment for use in the Grand Hall.

Performances in a variety of BAC spaces

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


left: Proposed section through main entrance showing Principal stairright: Proposed section through main entrance showing Council Chamber


5.2 Restoration of significant heritage

5.2.1 Restoration of internal elements of significance

Organ

The Grand Hall organ was designed by organ pioneer Robert Hope-Jones and installed in

1901. It is of great heritage significance as it is almost definitely the largest and most original

example of Hope-Jones’ work that survives in the country. The organ was built into the

stage area and has five separate carved woodwork cases containing the five sections. Its full

restoration is included as part of these works. An organ specialist has previously undertaken

partial restoration, and it will now be returned to full working order.

Glass Mosaic

The 1893 Inauguration ceremony text notes that the enriched vitreous glass mosaic was

by the Vitreous Mosaic Company. The tiles are used throughout the public areas and in

the main foyer space a decorative bee motif is used. In the ground floor area there are also

elaborate floral borders. The tiles are generally in good condition, but require replacement

in some areas. The replacement tiles for more prominent areas will be taken from less

frequently used back of house areas.

above: Decorative glass mosaic in foyer and gallerybelow: Bee motif in entrance area


above: Photographs of Grand Hall organ blower, keyboard and pipesbelow: Proposed long section through the building

1 Main entrance2 Council Chamber3 Grand Hall4 Lower Hall5 Lower Hall entrance

1

2

3

45


5.2.2 Restoration of external elements of significance

Octagonal Dome

The glazed Octagonal Dome is situated above the entrance hall to the Grand Hall and

appears to be part of Mountford’s original design. It is octagonal in plan with eight identical

faces consisting of twelve rectangular leaded stained glass panels, depicting a central vase

with surrounding trellis and leaves. The panels are supported on a cast iron framework. The

ventilation cap is not original.

The dome has been poorly repaired in the past and currently leaks. A full specialist restoration

is proposed, which will include dismantling the dome and restoring each part individually.

The existing ventilation strategy, which provided ventilation at the joints, will be reinstated

and the ventilation cap removed. The internal experience of the glazing will be improved by

the removal of the external projection box which currently casts a shadow across it.


opposite page, left to right: Octagonal Dome with shadow of Projection Box room outside, detail of glass, Dome from above showing ventilation cap

above: Grand Hall entrance canopyleft below: Theatre Street lanternright below: Town Hall Road streetlight

Grand Hall Canopy, Streetlights and Theatre Street lantern

The cast iron decorative canopy to the Grand Hall was added in 1905 and is a prominent

decorative feature of the east elevation. The entrance is used for events in the Grand Hall,

including weddings. It is currently in a reasonably good state of repair, but is missing some

details. These are to be replaced to match the existing. The canopy columns are to be

modified to suit the proposed Grand Hall entrance ramp and steps with new cylindrical

surrounds fitted at the bases.

There are eight historic streetlights to the south and east frontage of the Town Hall. Two of

these require significant repair, which will be part of these works. The four on Town Hall

Road will be relocated to suit the new pavement line.

The existing decorative bracket for the lantern on Theatre Street will be repainted and the

lamp brought back into working condition.


5.3 Town Hall Road

The proposals transform the setting of the Old Town Hall, creating outdoor public spaces

linked directly to the building on Town Hall Road. The proposals also enhance BAC as a

destination not just for theatre, but as a heritage asset, increasing its visibility and welcome,

and opening it up to more audiences. The road will be relandscaped and a level surface

created. The portion of road in front of the east elevation will be pedestrianised, with

removable bollards allowing vehicle access when required. New ramps will be provided to

the public entrances to the building. The balustrade of the ramp to the bar entrance forms

a new piece of signage that serves to enliven the area and increases the street presence of

BAC. The balustrade sign is formed of a red-painted steel beam with the letters ‘Battersea

Arts Centre’ cut out and back lit. This forms an integral part of the entrance to Town Hall

Road and a new distinctive guide into the building.

Along the length of Town Hall Road there are four proposed surface treatments that delineate

areas for different uses, shown in the plan opposite.

The existing York stone pavement area to the southern part of Town Hall Road is to be

retained and extended with reclaimed pavers, maintaining a clear formal route to the Grand

Hall. This route is planted with birch and fruit trees on the other side of the road, enhancing

the setting of the Grand Hall entrance and creating a buffer to neighbouring properties.

The existing streetlights are to be relocated to sit at the edge of the new pavement line.

York stone paving is to be laid on the new ramps to the bar entrance and the Grand Hall

entrance, creating an integrated paved surface which rises up to the entrances and falls as

demanded by the sloping site conditions. The Grand Hall entrance has a generous paved

platform in front of both sets of double doors. The existing metal ramp to the Grand Hall

which serves only one set of doors is removed.

An outdoor seating area is proposed at the Lavender Hill end of Town Hall Road. York stone

setts are to be laid here, matching the existing York stone paving but suitable for vehicular

traffic when required. The two existing red telephone boxes will be retained and planters

installed along the boundary following the same line. The use of the road by vehicles will be

above: View of Town Hall Road linking to barbelow: View of proposed Grand Hall entrance and steps


1:500 Site plan showing proposed surfaces

York Stone paving

Main entrance

N

Bar entrance

Grand Hall entrance

Lower Hall level entrance

Lower Hall foyer entrance

Cycle parking

Disabled parking bay

Bin store

Lower Square

External seating area

Coach drop-off area

1

1

2

23

34 4

5

5

6

11 6

7

7

7

8

9

10

11

10

9

8

York Stone setts

Fibredec

Concrete paving


York Stone paving

York Stone setts

Fibredec

Concrete paving

1 Main entrance2 Bar entrance3 Grand Hall entrance4 Lower Hall level entrance5 Lower Hall foyer entrance6 Bin store7 Theatre Street parking space

4

5

6


Proposed lower and upper Town Hall Road plans

1

2

3

7


controlled by BAC and the road will be closed when this area is in use.

The third portion of road is laid with resin-bound crushed stone topping over the tarmac,

softening its appearance. This area runs from the Grand Hall entrance to Theatre Street.

The existing pavement is replaced with the same topping and reduced in height to create a

continuous surface with the road. The area is thus widened for public use. Direct access is

available from the Lower Hall, and this area will be connected with the community activities

that take place in the Lower Hall. New streetlighting and external lighting mounted on the

building is provided to this area.

The existing concrete paving is retained in front of the north elevation. This surface treatment

is extended to the east elevation where a new level entrance to the Lower Hall is created. The

levels of the existing paving are modified in front of the relocated entrance to the Lower Hall

foyer to create level access. Bike stands are to be installed to the west end of the road.

Town Hall Road is an unadopted highway with a 2m wide adopted portion to the eastern

boundary that will be maintained as a public right of way at all times. A 3m clear one-

way road width is maintained along the length of Town Hall Road. Two dedicated disabled

parking bays are to be created in front of the Lower Hall entrance. There is a turning head

so that cars using these spaces can turn around and exit along Theatre Street. A coach drop

off point is located at the end of the road. New enclosed bin storage will also be provided at

this end of Town Hall Road.

Proposals to Theatre Street and Lavender Hill external areas are discussed in section 5.1.

above: Plan showing unadopted highway adjacent to BACbelow: Plan showing proposed one-way vehicle route and public right of way to eastern boundary

unadopted highway public right of way vehicle route


above: Proposed east elevation showing bar signagebelow: View of Town Hall Road looking east


left: New signage and ramp to bar entrance

right: Proposed view from Lavender Hill showing bar entrance and outdoor seating area


5.4 Lower Hall

The Lower Hall was originally created for community uses. It is located at the north of the

building, below the Grand Hall. It is decorated with the Battersea motto ‘Non Mihi, Non Tibi,

Sed Nobis’ (‘Not for you, Not for me, But for us’). BAC hire out the Lower Hall to a number

of different community users for classes and events. The Hall itself is being refurbished

by BAC with Renew funding over summer 2012, but the ancillary areas are in need of

alteration and refurbishment in order to meet the needs of BAC and their hirers. The space

is a valuable asset to BAC and it is hoped that the uses of this hall can be expanded once

improvements to its facilities have taken place.

As part of the HLF proposals, the Lower Hall main entrance is to be relocated to its original

position. The existing stone surround to the opening remains, but has been bricked up. This

will be opened up and a new lobby to the foyer created. Internally, the foyer area is to be

reconfigured to create a reception area with seating. A new window will be installed where

the current entrance has been infilled, bringing natural light into the space. Changing areas

and a new accessible wc will be provided and the existing wcs refurbished.

A new platform lift linking the Lower Hall to the Grand Hall level is proposed. This will enable

accessible circulation from the Lower Hall to the first floor level. There is currently a chair

lift from Grand Hall to ground floor level and a lift at the front of the building linking ground

and first floors. The Lower Hall to first floor levels will therefore be fully accessible from the

disabled parking spaces on Town Hall Road.

The existing offices at Lower Hall level are used by BAC staff. Within the wider masterplan,

new offices for all staff in the west wing attic spaces are to be created, freeing up this space.

The Lower Hall office space will be let to creative start-ups, who can contribute to the life of

the BAC community. It is proposed that the office space is expanded to include part of the

now defunct Lower Hall kitchen. A storage area for the Lower Hall will be created in the other

part. The office is to be fitted with new lighting, heating and ventilation and will become a

new stream of revenue for BAC, also serving to bring new people into the building. A new

kitchen for shared use by the Lower Hall and offices is located between the two rooms.

Additional wall and ceiling linings to the office will isolate it acoustically from the activities

in the Lower Hall. The door to the Lower Hall will also be fitted with an additional acoustic

shutter to separate the hall from the foyer during noise sensitive activities.above: Photographs of Lower Hall as existingbelow: Section showing Grand Hall and Lower Hall relationship


View of Lower Hall level with extent of proposals shaded

1 Lower Hall2 Foyer3 Ladies wc4 Dressing room5 Accessible wc6 Lift

7 Gents wc8 Main office9 Small office10 Photocopier room11 Kitchen12 Store

2

1

3

4

5 6

7

11

10

8

9 12


above left to right: Photographs of existing Lower Hall entrance foyer, existing suspended ceiling in foyer and existing Lower Hall entrance on north elevationbelow: Proposed section through Lower Hall entrance area

1 Lower Hall door2 Foyer area3 Lift4 Changing area5 Gents wc6 Ladies wc

2 6135 4


Proposed north elevation showing relocated entrance and Town Hall Road


5.5 Conservation and Upgrades

5.5.1 External repairs

The existing red Suffolk bricks are badly weathered in some areas, particularly on the east

elevation. Poor repairs with unsuitable mortar have further exacerbated problems. Areas

requiring urgent repair, including chimneys, have been scheduled and will be undertaken.

Works involve repointing and some replacement.

The existing stonework, including surrounds to external doors, stone courses and stone

cappings have weathered badly in some areas. Areas requiring repair or replacement have

been scheduled and where necessary stonework will be replaced or indented.

The existing roof slates and tiles are in reasonable condition but there are some areas which

leak and repairs will be undertaken locally. Replacement of lead flashings, cast iron down

pipes and gutters and leadwork to dormers and turrets is proposed where required. Asphalt

coverings to the flat roof of the Grand Hall link area are to be replaced.

The non-original projection box to the Grand Hall roof and the white timber boxes over the

Grand Hall fans openings are to be removed. Redundant external cabling will be removed.

5.5.2 Sustainability upgrades to the existing building fabric

Upgrades to the building fabric are to be made to reduce energy consumption and the

carbon footprint of the building. Roof insulation is to be installed over the ceiling in the

Council Chamber and Recreation Room and at rafter level in the remaining attic spaces.

Insulation will also be installed to the Grand Hall flat roofs.

above: Weathered stonework around main entrancebelow: Deterioration of brickwork on east elevation

opposite, left to right: Grand Hall roof, Council Chamber roof, Surveyors Department stove, timber

windows in Surveyor’s Department


The timber sash windows to ground floor and first floor public spaces will be upgraded

with double glazing. The ‘slimlite’ system is to be used, with double glazed units fitted into

the existing timber frames to preserve the original appearance. In the Council Chamber,

the leaded light windows will be secondary glazed with perspex sheet to minimise visual

impact.

External doors are to be draught-proofed.

Two new woodburning stoves are proposed in the Member’s Library and the New Committee

Room. These are in addition to the two recently installed in the Surveyor’s Department and

the Waiting Room. The stoves will be fuelled by scrap wood, a renewable energy source, and

reduce demand on non-renewable energy fuelled heating.


The proposed programme is shown opposite. The works will be submitted for Planning and

Listed Building consent following the submission of the HLF application.

On condition of funding approval, the works will be developed to Stage E between October

2012 and January 2013 and to Stage F between February and May 2013. The works will

be tendered in June 2013 and it is intended that the main works start on site in September

2013. It is estimated that the construction period will be nine months.

It is intended to let the works as a single contract, with the exception of the specialist organ

works. These will be procured directly by BAC, and they would take place prior to the main

contract works.

The sequencing of the works will be developed at Stage E. The building will remain occupied

during the works. While it is appreciated that the works will be a significant factor in BAC’s

programming, it is intended to reduce their impact to a minimum. A phased approach with

sectional completion for the internal works is likely to be considered.

6 PROGRAMME & PROCUREMENT


ID Task Name Duration Start Finish

12 Main design process - Professional team & due diligence 305 days Mon 16/04/12 Fri 14/06/133 Design development for Stage D 9 wks Mon 16/04/12 Fri 15/06/124 Completion date for Stage D (detailed design) 0 days Mon 18/06/12 Mon 18/06/125 Agree formal terms of appointment for professional team 1 wk Mon 15/10/12 Fri 19/10/126 Stage E (final design) 12 wks Mon 22/10/12 Fri 11/01/137 Trial pits and internal structural investigations 3 wks Mon 12/11/12 Fri 30/11/128 Other specialist investigations 4 wks Mon 12/11/12 Fri 07/12/129 Building Control approval 8 wks Mon 12/11/12 Fri 04/01/13

10 Stage E cost plan 2 wks Mon 14/01/13 Fri 25/01/1311 Stage E client sign-off & feedback 2 wks Mon 28/01/13 Fri 08/02/1312 Stage F (production information) 12 wks Mon 11/02/13 Fri 03/05/1313 Building Control approval 3 wks Mon 04/03/13 Fri 22/03/1314 Stage F client sign-off & feedback 2 wks Mon 06/05/13 Fri 17/05/1315 Stage G (tender documentation) 4 wks Mon 20/05/13 Fri 14/06/131617 HLF Application - Stage 2 130 days Mon 16/04/12 Fri 12/10/1218 Agree Conservation Management Plan / 10-year Management & Maintenance Plan 6 wks Mon 16/04/12 Fri 25/05/1219 Agree Conservation Management Plan (Archive) 6 wks Mon 16/04/12 Fri 25/05/1220 Agree Activity Plan (incl Storyline & Interpretation Plan) 6 wks Mon 16/04/12 Fri 25/05/1221 Calculation for full cost recovery 6 wks Mon 16/04/12 Fri 25/05/1222 Project Management Structure & Staffing post project 6 wks Mon 16/04/12 Fri 25/05/1223 Project Execution plan 6 wks Mon 16/04/12 Fri 25/05/1224 Business Plan incl Sensitivity Analysis 6 wks Mon 16/04/12 Fri 25/05/1225 Detailed Project costs & Partnership funding (and cashflow forecast) 6 wks Mon 16/04/12 Fri 25/05/1226 Fundraising Update 6 wks Mon 16/04/12 Fri 25/05/1227 Risk Register 6 wks Mon 16/04/12 Fri 25/05/122829 Pre-submission review with HLF 1 wk Mon 28/05/12 Fri 01/06/1230 Prepare reports for Second round application 2 wks Mon 04/06/12 Fri 15/06/1231 Compile Second round application 1 wk Mon 18/06/12 Fri 22/06/1232 Submit Second round Application 0 days Fri 22/06/12 Fri 22/06/1233 3-month review period 14 wks Mon 25/06/12 Fri 28/09/123435 Target date for approval of application 0 days Fri 28/09/12 Fri 28/09/1236 Review period / consultation 2 wks Mon 01/10/12 Fri 12/10/1237 Confirm instructions for the project 0 days Fri 12/10/12 Fri 12/10/123839 Planning 360 days Mon 18/06/12 Fri 01/11/1340 Prepare and submit planning application 5 wks Mon 18/06/12 Fri 20/07/1241 Determination period 12 wks Mon 23/07/12 Fri 12/10/1242 Sign-off planning conditions; required pre-commencement 8 wks Mon 15/07/13 Fri 06/09/1343 Sign-off planning conditions; required post-commencement 8 wks Mon 09/09/13 Fri 01/11/134445 Pre-contract works 100 days Mon 22/04/13 Fri 06/09/1346 Pre-tender contractor interviews / selection 8 wks Mon 22/04/13 Mon 17/06/1347 Tender period (stage H) 4 wks Mon 17/06/13 Fri 12/07/1348 Tender review & client instructions 2 wks Mon 15/07/13 Fri 26/07/1349 Appoint main contractor 0 days Fri 26/07/13 Fri 26/07/1350 Lead-in period for procurement of materials and site set-up 6 wks Mon 29/07/13 Fri 06/09/135152 Period of construction works on site 170 days Fri 06/09/13 Fri 02/05/1453 Works start on site 0 days Fri 06/09/13 Fri 06/09/1354 External landscaping 10 wks Mon 03/02/14 Fri 11/04/1455 Octagonal roof 12 wks Mon 30/09/13 Fri 20/12/1356 Mosaic tiling 12 wks Mon 23/12/13 Fri 14/03/1457 Lower Hall works 14 wks Mon 09/09/13 Fri 13/12/1358 Lift installation 3 wks Mon 10/02/14 Fri 28/02/1459 External works - roofs, elevations, etc 21 wks Mon 09/09/13 Fri 31/01/1460 Others 34 wks Mon 09/09/13 Fri 02/05/1461 Overall practical completion (PC) 0 days Fri 02/05/14 Fri 02/05/146263 Organ works 210 days Mon 15/10/12 Fri 02/08/1364 Lead-in period for procurement of materials and site set-up 16 wks Mon 15/10/12 Fri 01/02/1365 Commence on site 0 days Fri 01/02/13 Fri 01/02/1366 Works on site 26 wks Mon 04/02/13 Fri 02/08/1367 Practical completion (PC) 0 days Fri 02/08/13 Fri 02/08/136869 Permanent Installation 110 days Mon 30/09/13 Fri 28/02/1470 Community Hustings to select stories 4 wks Mon 30/09/13 Fri 25/10/1371 Commission artists for permanent installation 5 wks Mon 28/10/13 Fri 29/11/1372 Permanent installation developed 9 wks Mon 02/12/13 Fri 31/01/1473 Permanent installation built 4 wks Mon 03/02/14 Fri 28/02/147475 Rolling Installations 420 days Mon 04/02/13 Fri 12/09/1476 Development for pilot workshops 8 wks Mon 04/02/13 Fri 29/03/1377 Pilot installation with primary & Secondary 5 wks Mon 01/04/13 Fri 03/05/1378 Close and assessment of plot 6 wks Mon 06/05/13 Fri 14/06/137980 Development for schools workshops 4 wks Mon 05/08/13 Fri 30/08/1381 Schools installation project 10 wks Mon 02/09/13 Fri 08/11/1382 Close and assessment of installation 6 wks Mon 11/11/13 Fri 20/12/138384 Development for Family workshop 4 wks Mon 17/02/14 Fri 14/03/1485 Family workshop installation 7 wks Mon 17/03/14 Fri 02/05/1486 Close and assessment of workshop 4 wks Mon 05/05/14 Fri 30/05/148788 Development for Inter-generational workshop 4 wks Mon 02/06/14 Fri 27/06/1489 Inter-generational workshop 6 wks Mon 30/06/14 Fri 08/08/1490 Close and assessment for inter-generational installation 5 wks Mon 11/08/14 Fri 12/09/149192 Digital archive 475 days Mon 16/04/12 Fri 07/02/1493 Digitisation and cataloguing of archive with volunteers 76 wks Mon 16/04/12 Fri 27/09/1394 Launch of digital archive 0 days Fri 27/09/13 Fri 27/09/139596 Archive viewing pods designed 5 wks Mon 30/09/13 Fri 01/11/1397 Completion of initial archive digitisation 5 wks Mon 04/11/13 Fri 06/12/1398 Archive viewing pods built 5 wks Mon 09/12/13 Fri 10/01/1499 Archive viewing pods installed 4 wks Mon 13/01/14 Fri 07/02/14

100101 Other Elements 605 days Mon 05/11/12 Fri 27/02/15102 Planning for first talks series 9 wks Mon 05/11/12 Fri 04/01/13103 Scratch talks series 4 wks Mon 07/01/13 Fri 01/02/13104 Assessment and learning from scratch 4 wks Mon 04/02/13 Fri 01/03/13105 Development and production of map & guidebook 8 wks Mon 07/01/13 Fri 01/03/13106 Scratch Map and guidebook 4 wks Mon 04/03/13 Fri 29/03/13107 Assessment of scratch 4 wks Mon 01/04/13 Fri 26/04/13108109 First community Collection days 4 wks Mon 06/05/13 Fri 31/05/13110111 Development and training for tours, talks & family workshops 13 wks Mon 01/07/13 Fri 27/09/13112 Launch of tours, talks & family workshops 8 wks Mon 30/09/13 Fri 22/11/13113114 Lead-in period for Heritage Festival 4 wks Mon 02/09/13 Mon 30/09/13115 Heritage Festival 8 wks Mon 30/09/13 Fri 22/11/13116117 Community collection days 4 wks Mon 14/10/13 Fri 08/11/13118119 Community collection days 4 wks Mon 01/09/14 Fri 26/09/14120121 Community collection days 4 wks Mon 02/02/15 Fri 27/02/15

18/06BAC

Professional team

BACProfessional team

BACProfessional team

BB / BACBACBACBACBB / BACBB / BACBACBACBACBB / BAC

BAC

22/06

28/09BAC12/10

HTWandsworth Council

Professional team

Professional team / BAC26/07

Lead-in Period

06/09External landscaping

Octagonal roofmosaic tiling

Lower Hall worksLift installation

External works - roofs,elevations,etcOthers02/05

Lead-in Period01/02

Organ works start on site02/08

Development for pilot workshopsPilot installation with primary & Secondary

Close and assessment of plot

Development for schools workshopsSchools installation project

Close and assessment of installation

Development for Family workshopFamily workshop installation

Close and assessment of workshop

Development for Inter-generational workshopInter-generational workshop

Close and assessment for inter-generational installation

Digitisation and cataloguing of archive with volunteers27/09

Archive viewing pods designedCompletion of initial archive digitisation

Archive viewing pods builtArchive viewing pods installed

Planning for first talks seriesScratch talks series

Assessment and learning from scratchDevelopment and production of map & guidebook

Scratch Map and guidebookAssessment of scratch

First community Collection days

Development and training for tours,talks & family workshopsLaunch of tours,talks & family workshops

Lead-in period for Heritage FestivalHeritage Festival

Community collection days

Community collection days

Community

Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar2013 2014 2015

BAC - Stage D programme

Bollingbrook2501 / BC


7.1 Planning

BAC and Haworth Tompkins have attended a pre-planning meeting with the planning

officer, conservation officer and highways officer at Wandsworth Borough Council planning

department. The planning authority are supportive of the proposals, and have provided

formal feedback to this effect, included in Appendix G.

English Heritage have also been consulted on the proposals and are supportive.

7.2 Building Control

As part of Part L building regulations, the Services Consultants have produced a guidance

notes on the building fabric performance, which is included in the Services section of the

Technical Report. The proposals include upgrades to the existing fabric, including insulation

and double glazing. These are in line with Part L2 guidance on consequential improvements.

As a listed building, there are times at which upgrades could negatively impact the historic

significance of the building, in which case an alternative will be found, or they will not be

implemented.

An access audit has been carried out, the summary findings of which are included in

Appendix E. New ramps have been designed in accordance with Part M where possible

within the context of the existing building. A new accessible wc is to be provided at Lower

Hall level, where there is currently no provision.

The proposals do not make significant alterations to structure or fire safety strategies. In the

Lower Hall, the fire detection system will be modified to suit the new layout.

Mechanical Ventilation to the new office is proposed in order to adequately ventilate the

deep plan space.

7 STATUTORY AUTHORITIES


Octagonal Hall entrance


The Risk Register for the building works is shown opposite. The document will be updated

as the project develops.

A Risk Register covering all the HLF funded work is included in the Project Execution

Plan.

9 RISk MANAGEMENT


BAC Major Risks Register for Heritage Lottery Fund Project - 5c and 7b February 2010

Risk ID Risk identified

Likelihood of

occurrence (High,

Medium or Low)

Severity of impact

(High, Medium or Low)

Consequence Control procedure Responsibility

BAC Risk Register - HLF Project

DES001 Untimely provision of information by Design Team pre contract Low Medium

Impact on programme and budget Project programme agreed HT

DES002 Finalising design within budget Low Medium Impact on programme in order to bring down to budget Cost control procedures agreed HT/BACDES003 High-speed design changes which are not properly

evaluated Low MediumLate changes in design while on site Close cost control with regular reviews HT/BJP

DES004 Disability access audit is not up to date Low LowChanges in design required with impact on programme and budget

Access audit completed; access consultant to review scheme at next stage

HT/BAC

DES005 Single source materials or products Low LowLack of availability of materials or products with impact on programme and budget

Avoid single source where possible HT

DES006 Use of preferred suppliers Low Low Additional cost Avoid preferred supplers HTDES007 Lack of integration between design and construction

programmes Low LowImpact on programme and budget Project programme agreed HT/BB

DES008 Tender information incomplete Low Low Impact on programme and budget Review of completeness before issue HTDES009 Lack of integration between separate phased

projects and HLF works Low MediumImpact on programme and budget Masterplan developed and agreed HT/BAC

DES010 Poor coordination of design Low MediumChanges in design required with impact on programme and budget

Regular review of coordination HT

DES011 Unknown services locations discovered during construction Medium Medium

Impact on programme and budget Internal and external electrical survey commissioned; utilities surveys requested

XCO2/BAC

DES012 Unknown asbestos locations discovered during construction Medium Medium

Impact on programme and budget Management Survey completed; Refurbishment and Demolition survey to be undertaken prior to site works

BAC

DES013 Organ works overrun Low MediumImpact on programme for main works Survey of existing organ to be undertaken to establish detailed

scope of worksBAC

DES014 Client not giving access to contractor due to noise or dust Low Medium

Impact on programme and budget Sequencing to be part of design development and constraints identified in tender information

HT

DES015 Damage to valuable building elements by contractor Low MediumLoss of heritage value and impact on programme and budget Required method statements to be identified in tender

informationHT

DES016 Listed Building Consent refused Low MediumScheme delayed Ongoing consultation with Conservation department and English

HeritageHT

DES017 Planning Consent refused Low Medium Scheme delayed Ongoing consultation with Planning department HTDES018 Section 247 highways agreement not reached Low Medium Scheme delayed Ongoing consultation with Planning department HTDES019 Inability to obtain building control approval Low Medium Impact on programme and budget Ongoing consultation with Building Control department HT

Design & Construction

Page 1 of 1


10 NEXT STEPSThe proposals are to be submitted for Planning and Listed Building consent following the

second round application to HLF.

The HLF funding review will take place over summer and be determined in October 2012.


left and right: Events on the Principal staircase


11 DRAWINGS


1 Main entrance2 Bar entrance3 Grand Hall entrance4 Lower Hall level entrance5 Lower Hall foyer entrance6 Bin store7 Theatre Street parking space

1

2

34

5

6

7

External landscaping Access works

Site Plan


Lower Hall Plan

1 Lower Hall2 Foyer3 Ladies wc4 Dressing room5 Accessible wc6 Lift

7 Gents wc8 Main office9 Small office10 Photocopier room11 Kitchen12 Store

2

1

3

4

5 6

7

11

10

8

9 12

Lower Hall officeLower Hall worksGrand Hall organ External landscapingMosaic floor Fabric upgradesOctagonal dome Access works


Grand Hall Plan

12

3 5

4

6

7

1 Lift2 Dressing room3 Organ (above & below stage)

4 Octagonal Hall5 Grand Hall6 Grand Hall bar7 AtriumLower Hall worksGrand Hall organ External landscapingMosaic floor Fabric upgradesOctagonal dome Access works


Ground Floor Plan

1 Box office2 Foyer3 Principal stair4 Bar5 Surveyor’s dept.

6 Waiting room7 Ladies wc8 Gents wc9 Archive viewing pod10 Bees Knees

123

4

5

6

7

8

9

9

10



First Floor Plan

12

6

3

4

53

9

8

7

1 Gallery2 Principal stair3 Woodburning stove4 Member’s Library5 New Committee room

6 Council Chamber7 Octagonal dome8 Grand Hall bar rooflight9 Atrium rooflightLower Hall worksGrand Hall organ External landscapingMosaic floor Fabric upgradesOctagonal dome Access works


Second Floor Plan

1 Principal stair rooflight2 Council Chamber gallery3 East wing attics4 West wing attics

1

2

4

3



Roof Plan

1

2

3

1 Council Chamber roof turret2 Recreation room roof turret3 Grand Hall roof turretLower Hall worksGrand Hall organ External landscapingMosaic floor Fabric upgradesOctagonal dome Access works


Cross Section

Lower Hall ancillary Organ equipment External landscaping Glazing upgrades Roof insulation External lighting

45

7

6

6

3

2 1

1 Ramp to bar entrance2 External seating area3 Woodburning stove4 Archive viewing pod

5 Induction loop to box office6 Attic spaces7 Council Chamber


Long Section

Lower Hall ancillary Organ equipment External landscaping Double glazing Roof insulation External lighting

1 2 3

6

5

7

8

109

4

1 Main entrance2 Box office3 Archive viewing pod4 Council Chamber5 Principal stair rooflight6 Principal stair

7 Grand Hall bar rooflight8 Organ (above & below stage)9 Lower Hall foyer10 Lower Hall entrance


South Elevation


East Elevation


West Elevation


North Elevation

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