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Hornsey Town Hall Project Phased Costed Proposal
page �
Hornsey Town Hall Project
For Hornsey Town HallCommunity Partnership Board
Executive Summary Report
22 06 06
Deborah Saunt David Hills Architects8 Iliffe Yard London SE�7 3QA
T 020 7703 3555 F 020 7703 3890 E [email protected] www.dsdha.co.uk
Hornsey Town Hall Project Phased Costed Proposal
page 2
Contents
Contents
�.0 Costed Phased Development Existing Site Phase � Works Phase 2 Works Phase 3 Works Phase 3 Overview
2.0 Pedestrian and Traffic Access
Introduction
DSDHA were appointed in September 2005 by Hornsey Town Hall Community Partnership Board to carry out a costed proposal for redevelopment of Hornsey Town Hall and Ancillary Buildings. This report summarises work carried out by the design team, the working group and the consultants.
Please note this is a summary of the document ‘Costed Proposals for Redevelopment of Hornsey Town Hall and Ancillary Buildings 3� 0� 06’
The content of this document focuses on illustrating a phased approach to the development of the site in order to realise a sustainable future for the Town Hall and its associated sites. The design work has been carried out in collaboration with Davis Langdon, Quantity Surveyor, Cushman & Wakefield, Development Consultant, Energy for Sustainable Development, Sustainability Consultant and Prof. Andrew Saint, Historical Consultant to provide coordinated proposals for the Town Hall, associated land and the boundary of the site.
All drawings in this document are based on information obtained by DSDHA on behalf of the Community Partnership Board. No detailed surveys were obtained or carried out as part of the study.
Architect
DSDHA8 Iliffe YardLondon SE�7 3QAT: 020 7703 3555F: 020 7703 3890
Deborah SauntSam Potter
Quantity Surveyor
Davis LangdonMidcity Place72 High HolbornLondonWC�V 6QST: 020 706� 7000F: 020 706� 706�
David ThornleyJames Starkey
Development Consultant
Cushman & Wakefield Healey & Baker44/45 Portman SquareLondonWC�V 6QS T: 020 7�52 5224F: 020 7�42 5383
Joanna Embling
Sustainability Consultant
Energy for Sustainable Development Ltd�-3 Dufferin StreetLondonEC�Y 8NAT: 020 7628 7722F: 020 7628 7�24
Hannah Routh
Historical Consultant
Prof. Andrew Saint�4 Denny CrescentLondonSE�� 4UYT: 020 7735 3863
This report is protected by copyright and design rights. Any unauthorised reproduction would be an infringement.
Hornsey Town Hall Project Phased Costed Proposal
page 3
KEY:
Essential Works
Residential SiteEnterprise / Business
Retail Construction Of New External LandscapeArts/Community
Carpark Live/Work
site boundary
Existing Site
Hornsey Town Hall Project Phased Costed Proposal
page 4
Phase � - Initial Works
PHASE �
CONSTRUCTION COSTS (� - 3 essential)
�. Essential Works to the Town Hall structure and exterior. £�,6�0,000
2. External Landscaping (soft and hard) £�,��0,000
3. Client on costs (30%) £8�6,000
Sub Total £3,536,000
CAPITAL RECEIPTS
�. The Broadway Annex, East Wing and the Mews: ground floor retail units balance private residential £2,351,000
2. The Broadway Annex West Wing, the “Deli”on the ground floor and two floors of offices over £1,260,000
Sub Total excluding VAT £3,6��,000
KEY:
Essential Works
Residential SiteEnterprise / Business
Retail Construction Of New External LandscapeArts/Community
Carpark Live/Work
site boundary
Hornsey Town Hall Project Phased Costed Proposal
page 5
Phase 2 - Intermediate Works
PHASE 2
CONSTRUCTION COSTS (4 - 7 optional)
4. Refurbishment of Assembly Hall and Foyer into flexible performance / rehersal space �0�3sq.mt £3,040,000 5. Refurbishment of Town Hall spaces to multi purpose community / office space, to a basic specification 768sq.mt £960,000 6. Refurbishment of lower ground floor of Assembly Hall for multi - functional use 333 sq.mt £330,000 7. On costs estimate ( 30% ) (30% of 4,5,6) covering professional fees £�,299,000
Sub Total £5,629,000
Total Phase � and 2 excluding VAT £9,�65,000
CAPITAL RECEIPTS
3. Land to the rear of the Town Hall: Up to a maximum of 4 storeys Maximum 50% affordable £3,260,000
4. Long lease (�25 years) for live work units 20 units £2,�60,000
5. Kiosk retail unit on Town Square £75,000
6. Allocation by London Borough of Haringey for Assembly Hall roof £650,000
7. Assumption for other Capital Funding: Contribution of 25% external funding for the landscaping. (including 30% on costs) £360,750
Sub Total excluding VAT £6,505,750
Total Pase � and 2 excluding VAT £�0,��6,750
Key
site boundary
Hornsey Town Hall Project Phased Costed Proposal
page 6
Phase 3 - Future Works
PHASE 3
CONSTRUCTION COSTS (8-�2 optional)
8. Refurbishment of Town Hall space for Studio Use eg Dance Rehearsal 656sq.mt £�,3�0,000 9. Construction of Cinema shell on Assembly Hall Balcony £270,000
�0. Construction of new two screen Cinema on roof including new lift £870,000
��. Refurbishment of Council Chamber, listed interiors and circulation areas £2,�70,000
�2. On cost estimate (30% of 8,9,�0 and ��) covering professional fees £�,386,000
Total excluding VAT £6,006,000
Grand Total Phases �, 2 and 3 £�5,�7�,000
CAPITAL RECEIPTS 8. Cinema Premium (based on 3 screen option using balcony and new roof extension) £470,000
9. Assumptions for other Capital Funding: Resident Arts Companies bringing 50% own Capital (including 30% on costs) £85�,500
Total excluding VAT £�,32�,500
Grand Total Phase �, 2 and 3 £��,438,250
Key
site boundary
Hornsey Town Hall Project Phased Costed Proposal
page 7
KEY:
Essential Works
Residential SiteEnterprise / Business
Retail Construction Of New External LandscapeArts/Community
Carpark Live/Work
Phase 3 Overview
site boundary
Hornsey Town Hall Project Phased Costed Proposal
page 8
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dsdha
dwg.no.
size:drawn: date:
rev.
dwg. title
project
8 Iliffe Yard, London SE17 3QA
E mail: [email protected]
F: 020 7703 3890
T: 020 7703 3555
revs date comment
scale:
REPORT DISCREPANCIES.
DO NOT SCALE FROM THIS DRAWING.
USE LATEST REVISION
CHECK DIMENSIONS ON SITE.
Hornsey Town Hall
A1/A3AD
P R E L I M I N A R Y
dsdha
dwg.no.
size:drawn: date:
rev.
dwg. title
project
8 Iliffe Yard, London SE17 3QA
E mail: [email protected]
F: 020 7703 3890
T: 020 7703 3555
revs date comment
scale:
REPORT DISCREPANCIES.
DO NOT SCALE FROM THIS DRAWING.
USE LATEST REVISION
CHECK DIMENSIONS ON SITE.
Hornsey Town Hall
A1/A3AD
TRAFFIC PROPOSAL
Traffic proposal
091205 1:500/1:1000
SK 40
P R E L I M I N A R Y
Width of lane 3.00m
Radius of turning circle 9.50m
- Width of fire engine 2.50m
max. turning circle 9.25m
- Width of lorry 2.50m
max. turning circle 9.30m
- Width of refuse vehicle 2.45m
max. turning circle 9.25m
- Width of platform lorry 2.14m
max. turning circle 6.10m
Pedestrian AccessThe new landscaping in the development is designed to signifcantly increase pedestrian connectivity within the site boundary itself and the local area.
New pedestrian entries to the development will be created at the junction of Hatherly Gardens and Haringey Park, and through the town hall itself via the central courtyard. The new connections will increase pedestrian movement and create improved levels of positive activity within the site.
Traffic activity (deliveries etc) could be programmed to minimise distraction to pedestrian flows.
Vehicular AccessVehicular delivery and parking on the site is a key issue. This drawing demonstates potential access for car parking (restricted to parking below residential block to East of site) and articulated lorries (largest potential ve-hicle to service the site).
There are a number of ways in which the site could be serviced. In this proposal the following provisions could be made:
- Service access to site from public square in front of Town Hall for ‘ceremonial’ use, disabled drop-off and emergency vehicles.
- HGV access to East of site and Stage Door of Town Hall from Haringey Park.
- Pedestrian only access from Weston Park entrance.
- Service access to mews for Vans.
Pedestrian Access to Site
Key
Pedestrian and traffic access
Pedestrian Access Route