HOWE OF FIFE PARISH CENTRE - howekirk.co.uk FEASIBILITY STUDY.pdf · form the Howe of Fife Parish Centre through community consultation, ... gothic with snecked rubble walls, skew

1 | P a g e

HOWE OF FIFE PARISH CENTRE

DEVELOPMENT PROPOSALS Feasibility Study

Watson Burnett Architects

January 2012

HOWE OF FIFE PARISH CENTRE DEVELOPMENT PROPOSALS

Watson Burnett Architects 2 | P a g e

HOWE OF FIFE PARISH CENTRE

DEVELOPMENT PROPOSALS Feasibility Study

CONTENTS

1.0 Study Objectives 3 2.0 Background 4 3.0 Study Development 5 4.0 Stage 1 Requirements Capture and Option Proposals 9 5.0 Stage 2 Outline Proposals 17 6.0 Outline Description of Building Works 20 7.0 Outline Costs 24 8.0 Next Steps 25 9.0 Appendices 26

VERSION V1.1 23

rd January 2012

Perspective images at the end of each section of the report illustrate the final Stage 2 Outline Proposal



1.0 STUDY OBJECTIVES 1.1 The principal objectives of this study was to explore the potential for reuse of Ladybank Church to

form the Howe of Fife Parish Centre through community consultation, options analysis and agreement; culminating in an outline proposal with high level costs sufficient to allow the church to begin the process of securing necessary funding.

Sectional cut-away through Nave and Meeting Room



2.0 BACKGROUND 2.1 The Howe of Fife Parish Church have, for some time, sought to reconcile the pressures of a

relatively dispersed congregation and the continued viability of maintaining four churches in varying states of repair with a church that meets the current demands and needs of today’s members with a provision for a sustainable and thriving faith driven community asset.

2.2 Ladybank Church, formerly the United Free Church, was listed in July 1977 and is category B. It dates from 1875 and was designed by Peddie and Kinnear of Edinburgh. Executed in a geometric gothic with snecked rubble walls, skew gables and natural slate roofs. It has a rectangular four bay nave, apsidal chancel originally integrated with a wardens cottage at the east end. The west front incorporates paired plate traceried lights with a blind vesica over, cill band stepped over equilateral arched and moulded west door with attached shafts, low lancets to the sides combined by a continuous hoodmould. The church has a distinctive SW tower and spire three storeys high forming a significant landmark in the generally low landscape, with traceried bell openings, broach spire, lucarnes and finial.

View from the Apse



3.0 STUDY DEVELOPMENT 3.1 In early 2009 Watson Burnett Architects were engaged to examine the condition of the fabric of

Collessie, Cults, Kingskettle and Ladybank Parish Churches with an additional brief to explore the potential for continued use and development within the latter two; the outcome suggested Kettle Parish Church had greater potential, but the condition of the tower imposed significant financial risks. Several factors persuaded the Planning Group in 2010 to carefully re-examine the potential for reuse of Ladybank Parish Church. Among these included the central location of the church within the local parish, the successful establishment of breakfast clubs and after school clubs, and the realisation that the open unencumbered worship space lent itself to the potential for a variety of potential uses.

3.2 The Rev Peter Neilson, in his paper “Towards A New Proposal for our Buildings”1 framed the key

factors relevant to the new Parish Centre: 3.3 The priority of the mission of the church. To be effective in mission we need to be

alongside as many people as possible for as much time as possible. On this basis, given a choice of redevelopment, it makes strategic sense to redevelop Ladybank within the major centre of population with significant local “traffic” using the halls. This would then become a hub from which the other communities are served through building an appropriate team ministry over time.

The creative thinking around the New Build Parish Centre. It is necessary to separate the vehicle from the vision. The vision is for a church building which is not only a place for worship in a range of styles and times, but a centre of service to the local community, a place of hospitality and community life, and an attractive venue for cultural activities such as concerts and other arts activities. The vehicle for that vision was a New Build Parish Centre, but it is possible to retain the vision and redevelop the existing Ladybank Church to incorporate most, if not all, of these aspirations.

The need for a local base in each community. We still recognise the need for a local presence in each population centre of our parish if we are to be accessible to these smaller communities. With that in mind we would retain Kettle Hall as a base for service in the community and for worship as decided by the Kirk Session. There has been no discussion on changing the current status and usage of the buildings at Collessie and Cults.

The need for a unifying decision. The Planning Group is very aware that any decision will have its supporters and its resisters, but the overwhelming need is for the congregation to unite behind a common vision and agree on a given direction. Once that fundamental choice of direction is made, other operational decisions can follow. That one choice will not only allow the congregation to settle to a long-term goal, focusing energy, prayer and financing, but it will also assist the Nominating Committee in encouraging candidates to apply for a parish with a settled direction in which to travel.

3.4 WBA’s role was to help establish a sound basis for the Centre through extensive consultation with

the local community, current users and the congregation (i.e. the stakeholders) those needs of the local community that can best be facilitated through a new Howe of Fife Parish Centre. This consultation exercise was chiefly managed by the Planning Group through a series of stakeholder meetings and presentations to garner interest and receive feedback and comments. Prior to formal engagement WBA invited members of the Trustees of the Howe of Fife Parish Church to view the new works within the nave of Inverkeithing Parish Church. That church had also

1 “Howe of Fife Parish Church – Towards a Proposal for our Buildings” 17th February 2011



developed through a natural coalition of local congregations joining together with similar pressures of falling congregation numbers and facilities not suitable for current use but with a shared determination for growth and sustainability. WBA also participated in an initial presentation to the congregation in February 2011

2 and a subsequent meeting with the Planning

Group to help establish the framework to this study.

In late February WBA published a Proposals Development document3 that described the stages

from the initial brief to realisation of the completed building. WBA’s role is abstracted below:

3.5 Stage 1: Requirements Capture & Sketch Options - By means of close working with the Local Trustees, Congregation, other interested or potential user groups and funding specialists, gain an understanding of the sustained needs of the church for religious and community use and those with associated income generation. This will inform a set of Key User Requirements (KURs) from which we will be able to develop an option, or set of options, that can be presented with a view for further development. What we will receive through dialogue and discussion:

The key requirements from the church. What we will deliver:

An accurate Schedule of Accommodation that reflects the physical spatial needs. A sketch option, or options, without costs at this stage, for discussion to select that option which best represents the needs of the church

3.6 Stage 2: Outline Proposals – With a firm direction established outline proposals can then be developed. Associated with this activity will be the need to obtain an accurate survey of the physical dimensions of the church, session room and crèche and overall site (for stage 1 we would merely undertake quick check dimensions or use any archive plan made available to us). We would recommend engaging the services of a specialist surveying firm to carry out this exercise at this second stage as specialist surveying equipment will be required to measure safely to the heights involved. We are happy to organise competitive quotes for this on behalf of the congregation. Through the development of the outline proposals we will ensure that the congregation through the Local Trustees and nominated development groups are kept fully informed. Once the church is satisfied that the outline proposals represent their needs then we would arrange for a Quantity Surveyor to assess the likely costs of the work. It will be advantageous to employ the services of the same surveyor as previously employed given their insight and knowledge of the building fabric and possible future proposals. Additionally the same surveyors have worked with us on other previous church projects and will be able to provide accurate and up to date cost advice. At this stage we will also prepare a 3D CAD image not only to allow easier understanding of the proposals, but such images are very useful as an aid to support grant and other funding applications. What we will receive:

An accurate survey of the church and its environment. What we will deliver:

Outline proposals developed from the sketch options based upon the measured survey plan;

An outline cost prepared by the Chartered Quantity Surveyor for the outline option;

A 3D CAD image of the proposals for presentation purposes.

3.7 Stage 3 – Scheme Development – With outline costs established the client may have already achieved commitment from potential funding streams. Some sources may require more information and, crucially, the surety of statutory consents – Planning Permission and Listed Building Consent or equivalent from The Church of Scotland Trustees (to reflect the Church’s grade B status). At this stage proposals are developed

2 Appendices A1 and A2: WBA’s presentation and text.

3 Appendix B: Proposals Development – Next Stages 25.02.11



from the outline design to show the appearance of the proposal, how fixtures and fittings are incorporated and how important details of construction are intended to work. We shall prepare and submit applications for Planning and participate in the Listed Building consultation process on your behalf. In addition to the quantity surveyor who would develop his outline cost plan we would recommend the employment of a building services consultant to provide guidance on the heating and electrical works required. We would recommend this engineering consultant is engaged at this stage and the subsequent stage. We would also recommend the engagement of a structural engineer at this stage as his advice may have important input into the scheme costs. What we will receive:

Fees applicable to council and other statutory body applications. What we will deliver:

Developed proposals sufficient to proceed to Planning Permission application;

Updated Scheme Design Cost based on developed information;

Developed 3d CAD images to support the statutory applications;

Make statutory application as appropriate.

3.8 Stage 4 – Technical Permissions to Build and Seeking Competitive (or Negotiated) Tenders At this stage in this project we would anticipate planning permission and other development consents would be in place. We would expect that the client has either raised sufficient funds, or has a guaranteed funding stream in place to allow the project to proceed to site. This requires that a building warrant application is made, including energy modelling as required to satisfy recent government energy targets, and other applications and permissions from utility companies. The scheme design in stage 3 will need to be developed to the Detailed Design stage to allow application for the building warrant from the local authority and at the same time should be sufficient for the Quantity Surveyor to prepare a suitable bill of quantities from which competitive tenders can be sought, or negotiated prices. Again the source of funding may dictate that all tenders are considered competitively and not by single negotiation. There are industry recognised procedures for ensuring that contractor selection is fair and balanced and that only contractors who have the relevant experience and skill are selected. If public sources of finance are used then, depending on the amount, the tender would be advertised in the European Journal. The services consultant mentioned in stage 3 would provide the technical guidance sufficient to allow those parts of the building standards energy compliance to be detailed, and would also provide a performance specification for tendering purposes for the eventual heating and electrical design. (As it is unlikely to be a complex design, we would recommend that the realisation of the services element of the project can be detailed for construction by a contractor or their own sub-contractor). The structural engineer mentioned in stage 3 would provide the necessary structural design advice and certification for any relevant works of a structural nature. Although major structural changes should not be anticipated, even for relatively minor changes such as changes to the floor design or slapping’s through masonry walls, may carry implications for the integrity of the structure as a whole. Once a successful tender has been found then a building contract is formally signed and the works proceed. What we will receive:

Fees applicable to council and other statutory body applications. What we will deliver:

A set of drawings sufficient for Building Warrant Application and Tender Information; Updated Pre-Tender Cost based on developed information;

3.9 Stage 5 – Construction/Refurbishment Act as Contract Administrator for you during the construction process. We shall make periodic site visits to inspect the general progress of the work, issue instructions to the contractor on your behalf, and, if necessary, reject work not in accordance with the contract. We will ensure:

You are kept informed as progress is made;



Consult the church if changes are required as a result of unforeseen work on site;

Advise the contractor on changes the church may need to make; All aspects of the contract are managed on your behalf

New Community Hall and Meeting Room Entrance



4.0 STAGE 1: REQUIREMENTS CAPTURE & OPTION PROPOSALS 4.1

WBA met with the Planning Group to initiate the Stage 1 process on the 4

th May 2011. At this

meeting the parameters were agreed towards capturing stakeholder opinions, their needs and wishes. The consultation sought to:

Consider the Stakeholder’s current accommodation requirements and state whether they feel their current needs are being met; is it adequate, too large for comfortable use, or too small (actual areas were not sought, but number of people or the activity or a comparison with other accommodation could be provided);

Consider in an ideal scenario what accommodation would allow the Stakeholder’s to

provide their services more effectively. This could be as simple as dedicated storage for some uses, or for other uses may be a space with good acoustics or an IT system;

Consider the Stakeholder’s patterns of use – weekly, daily, and times of the day; is there a

need for flexible availability of accommodation or alternatively is accommodation guaranteed for fixed times more attractive?

4.2 The consultation was to be as relevant as possible to the needs of the current users, but also

attractive to potential secular users without with which the church could be a more certain future. These issues are summarised, but were not restricted to, the following:

Needs of the:

Congregation

Local Trustees

Planning Group

Local Community

Wider Community

Funders

Potential Secular Users: Civic/Cultural or community, e.g.:

Playgroup/after-school clubs

Local Clubs & societies

Gallery/Museum/Visitor Centre

Café

Adult learning centre/art centres, etc.

Theatre/dance/singing groups

Community meeting spaces Commercial (including enterprises run as not for profit), e.g.:

Post office

Exhibition/conference/meetings

Gym/fitness

Retail

4.3 The Planning Group were to remain vigilant to the impacts that some potential uses may have both on the Parish Centre and the Community. These impacts and considerations are summarised, but were not restricted to, the following:

Impact on the Community:

Proportion of the population served

Type of Facilities provided

Impact on Use & Spaces:

Reading of internal Spaces & Hierarchy of Spaces

Previously under-used Spaces



Furniture Layout & mobile Furniture

Simultaneous Activities

Suitability of additional Use

Impact on Funding, Maintenance & Management:

Additional Funding

Economic Viability of additional Use

Management & Sharing of Facilities (incl. insurance, security)

Levels of Care & Maintenance

Impact on the Fabric:

External Areas & Appearance

Internal Divisions (horizontal/vertical)

Fittings, Furniture & Decorations

Reversibility of Alterations

Services

Building Control Requirements

Access Routes

Extensions

Quality of Alterations

Respect the new user shows for the existing Fabric

Vandalism

Considerations:

Building Ownership

Title and any restrictions within deeds

Restrictions on multi-use

Extent of church grounds and access

Horizontal and/or vertical sub-division

One space – many spaces

Worship as Primary Use or Secondary Use

4.4 Stakeholder Consultation On the 18

th May 2011 the Planning Group organised a forum for the key existing and potential

Stakeholders to allow WBA to capture the essential facilities for the church at present, and to discuss how these facilities could be best utilised for the future. Advice was sought on current short-comings and feedback on room for improvement that could in turn improve the service of current user groups to their members.

4 This was followed with other consultations involving the

Organist, Praise Band Leader and Choirmaster.

4.5 Requirements Generation The output from the consultations allowed several key documents to be developed. A Schedule of

Accommodation which included the existing internal area measurements and the internal area of the “ideal” Parish Centre. The key considerations included adequate toilet provision, kitchen provision (including a smaller tea making facility convenient for after-church services and other users of the church outside worship), a meeting room or rooms smaller than the church hall, a parish office and separate vestry, cloaks provision and storage. Potential reuse of the balcony was discussed, particularly for other functions. This would also be explored in the option studies that followed and the impact this would have on people of restricted movement.

4 Appendix C: Stakeholder Meeting Minutes 18.05.11



4.6 Schedule of Accommodation Room or Function Existing Proposed

Entrance Lobby 26 50

Stair well (ground floor) 16 16

Cloaks (120 coats) 0 12

Vestry 0 13.5

Parish Office 0 13.5

Church WCs:

Male 1WC, 2UR, 3WHB 0 12

Female 5WC, 5WHB 0 20

Disabled WC 0 5

Baby Change 0 3

Worship Space (128p seating)

(200p seating = 194)

186 140

First floor balcony (45p seats) 52 52

Apse 22 22

Seat Storage (128 seats)

stacked 5 high

0 20

T-point 0 8

Meeting Room (36p at 6 tables or

64p in rows)

25 47

Church Hall (Existing Area) 90 90

Hall WCs (Existing areas):

Unisex 2WC, 2WHB 6 6

Disabled 1 WC, 1WHB 7 7

Hall Stores

Hall store 1 9 9

Hall store 2 5 5

Link store 1 1.7 1.7

Link store 2 1.7 1.7

Kitchen 14 14

Cleaner's Store 0 3

Nett Internal Floor Area 461.4 571.4

External secure play area 0 80

A full understanding of this accommodation requires an understanding of the dependences and relationships between the spaces. Two main variants were explored to assess the dependence of the shared facilities between the church hall and the church itself. This is best illustrated by reference to the organisation diagrams below:



Fig 1: Organisational Relationships – Separate Church and Hall

Fig 2: Organisational Relationships – Combined Facilities

Although simplified (and not scale representative) these diagrams help reinforce the need for a separate entrance for hall and church to allow simultaneous uses with the least impact on each. This is particularly important in the continued use of the church hall for child care where a secure and safe environment is paramount ensuring continued compliance with legislative requirements.

5

Shared use of some faciltities can certainly be envisaged (kitchen and new meeting room), but only within a carefully managed programme for lease and use of the accommodation.

4.7 Option Analysis

Three sketch options were prepared to illustrate the potential for the reuse and development of Ladybank Church to form the new Parish Centre. (A copy of the display panels published for comment can be found within the appendices)

6.

5 Appendix D1 and D2: National Care Standards and SCSWIS Provider Leaflet

6 Appendix E1, E2 and E3: Stage 1 Options 1 to 3



4.8 Stage 1: Option One Retains Church Worship space as existing church with minor alteration;

Crèche formed beneath balcony;

New entrance formed into Nave – central opposite main doors;

Balcony retained as present arrangement providing expansion for larger services;

Floor renewed; apse floor level flush with nave and portable staging proposed;

New build meeting room formed to act as connection to church hall. This allows mutual direct use between church hall and church. Therefore Sunday school can use this space and/or after service gatherings. If Sunday School is in use then access through apse is retained to toilets;

Existing link building is converted by means of a by-pass corridor to form female WCs, disabled WC/changing;

Kitchen is reduced in length but effective cupboard space not reduced. This avoids the “corridor” nature of the existing kitchen;

New entrance porch is added. This allows the meeting room to be accessed independently and securely from the church. The porch includes the required male WC provision;

The church hall, toilets and stores are not altered. However an external play area and new glazed doors should be added (not currently shown on drawings)

Church hall acoustics and lighting improved

Fig 3: Stage 1 Option 1 Floor Plans

PROS:

Existing church space is largely unaltered;

Effective and efficient use of meeting room space;

Early re-use of the building is afforded with a phased development possible;

Meeting room allows potential additional accommodation for After-School and Playgroup activities for other activities or age streaming.

This is the least difficult option to realise and is the least expensive.



CONS

Some loss of parking spaces;

No separate Parish Office proposed

4.9 Stage 1: Option Two Worship space shortened by the insertion of a distinctive new accommodation to form

vestry, office, crèche and meeting space located on the first floor. New spaces modelled to retain all existing windows in church and small balcony formed off meeting room;

Lift required to comply with access requirements;

New entrance formed into Nave – central opposite main doors;

Store added for chairs with access via new opening in nave;

Link building remodelled as Option 1 except Male WC now adjacent to store and access afforded from new by-pass corridor or existing porch;

Church hall – new external play area and access doors added (not currently shown on sketch)


Fig 4: Stage 1 Option Two Floor Plans

PROS

Worship space retained and largely unaltered;

Insertion of new accommodation provides for all key church functions within original church;

Meeting room convenient for Sunday school use;

Lobby added between main entrance and worship space.

CONS

More building work required before church could be reused; phasing more problematic;

Less opportunity for phased development without affecting use of the church;

Church hall loses the use of the Session room (space needed for church toilets);

Shared use of meeting space with church hall very difficult in this layout;

Lift required; This option is more expensive than option 1 but less than option 3.

4.10 Stage 1: Option Three Worship space split horizontally to form two floors of accommodation;

Lift required to comply with access requirements;

Worship space is located within the upper area accessed from new lift, existing main stair and new rear stair (required for fire escape purposes);

New meeting space on ground floor located at apse end

Potential for meeting space shared use with the church hall;



Ground floor accommodation in church also includes all church toilets, crèche, separate office and vestry;

Church hall, toilets and stores unaltered;

Kitchen re-located and enlarged with new hatch to church hall closer to new meeting space;

External play area and access doors formed (not currently shown);


Fig 5: Stage 1 Option Three Floor Plans

PROS

Full suite of accommodation provided;

Potential for Church hall to easily utilise meeting space;

Meeting space accessible via new stair – good for Sunday School or after service gatherings;

CONS

Requires maximum time to form new accommodation with little scope for phasing;



Main worship space on upper level creates access issues for elderly and infirm with a reliance on lift;

Access to worship space not immediately obvious or welcoming;

Crèche not on the same floor as worship space;

Toilets within main church require significant drainage alterations;

Overall a major intervention into the fabric of the historic church building;

Most difficult and expensive option to realise.

4.11 Statutory Consents Options 1 and 2 both will require Listed Building Consent and Planning consent.

Option 3 will require Listed Building Consent. All options will require Building Warrant. Listed building consent is required for works affecting the character of listed buildings and generally only relates to the fabric. Listed building consent also applies to the interior of the building, the grounds the building sits within and any building within the curtilage built before 1st July 1948, which is also part of the listing.

It is worth considering that Option 3 – subdivision of the existing church, is the most “risky” proposition as it seeks to completely remodel the interior of the church and would require sensitive dialogue with Historic Scotland and also may require careful consideration through the Building Warrant process.

4.12 Consultation The Planning Group were presented with the three option proposals in early July 2011. In order to

ensure as many interest groups, individuals and the general community were given the opportunity to view the options, and provide feedback. A series of presentations and viewings were organised. These took place in the key population centres of Ladybank, Kingskettle, Collessie and Pitlessie.

7 This

feedback was discussed at a meeting of Local Trustees and the Kirk Session in early August 2011 with a view to agreeing the direction the development of the options should take.

Meeting Room Interior

7 Appendix F: Community Feedback to Stage 1 Option Proposals



5.0 STAGE 2: OUTLINE PROPOSALS WITH OUTLINE COSTS 5.1 The Local Trustees carefully considered all the options and found that no option on its own

provided the flexibility and layout desired, but that portions of Options 1 and 2 could be combined and refined:

A review of the number and location of toilets being readily accessible from both the hall and worship space;

A review of the location of the kitchen to be readily accessible from both hall and worship space while giving consideration to a “tea point” at front of church if the kitchen is not readily accessible;

An unisex toilet with baby facilities to be located to the front of the building;

The adoption of the Option 2 proposals for the ground floor of the building incorporating Office, Vestry and Creche with the feasibility of adding a lift in a later phase. This proposal would have an added benefit that a more welcoming area is formed at the entrance door and

Retention of the present first floor balcony but considering modest adaptations to the rear pews to form “Community Friendly” areas suitable for a variety of uses such as a “quiet area” reading area,display of arts and crafts, etc. Front pews to remain.

To increase the availability of storage space specifically for each stakeholder and be convenient as possible;

To undertake external works to include for disabled access, maximise car parking, suitably locate refuse bins, small children’s play area and consider trees requiring removal based on recent surveys and advice;

To give attention to the condition of the existing fabric and;

To locate the organ having regard to the anticipated advice received

5.2 Furthermore WBA were to consider a development proposal that would allow an incremental phasing of the proposals to achieve an “early gain”, such as the repair of the church floor.

5.3 Several small but significant amendments were made in the combination of the two options:

The success of the centre as a community asset is strongest when two or even three simultaneous users are possible, without adversely affecting each other. The comments made regarding access to the toilets and kitchen are therefore of paramount importance;

Requirements of escape in the event of fire need to be considered to offer alternative means of escape from the church and meeting room;

Secure use of the Church Hall (Child Care) facilities are essential;

Relocation of the organ to the rear of the Worship space.

The realised plan8:

8 Appendix G: Stage 2 Option Proposals



Fig 6: Stage 2 Floor Plans

5.4 Refer to the Appendix G and the Figure above. A new access is added within the worship area to the rear wing to by-pass the chancel altogether. This immediately has several benefits. It allows a raised dais to be permanently formed without the need for moveable staging (thus preserving the sanctity of that space) and it allows a level access to toilets in the centre of the plan. Located centrally and accessible from the three key uses of Church Hall, Large Meeting Room and Worship Space (following the blue coloured corridor on the inset plan) the shared toilets work to their optimum. The building regulations specify the number of toilets based on likely occupancy.



The new Parish Centre entrance also includes a Unisex Disabled WC and a separate Changing

(baby) Room – this is best provided as a separate room and not within a disabled WC as it ensures the WC is not unavailable more than strictly necessary, and with child carers frequent visitors to the facility a room dedicated to baby changing is a distinct and attractive asset.

When in use as an After School Club or Nursery the Church Hall can be made secure within the area shown in orange on the inset plan – but without affecting the other areas.

The Large Meeting Room can still be accessed either from the Worship Area or separately via the new Parish Centre Entrance – with an inner set of double doors securing the Church Hall.

A disabled WC is located at the main church entrance as it is unreasonable to expect users to progress to the front of the nave whilst a service is in progress. In any event the WC also allows children access to a toilet during a service whilst they are in the crèche. A Tea-Point is not shown at the entrance. Space constraints have not allowed the inclusion of a “soft-spot” for a future disabled lift to the first floor (it takes up too much room at a location in the plan that needs the space for more immediate uses), although if the lift is required in the future the Tea-Point would have to relocate. The suggestion is, if needed the Te-Point would sit where the Church Office is currently shown – which in turn could be relocated upstairs if a lift were installed.

Although these plans have largely met the requirements, compromise is always necessary. Ideally the kitchen would be better located closer to the church uses but the addition of pass doors does this acceptably well enough; but the requirement for direct physical access from the Church Hall to the kitchen for Child Commission safety reasons takes precedence over all other uses. The facilities within the church, to function as intended, extend out from the existing balcony. Although the front pews of the balcony could be retained, the view will be largely obstructed by the accommodation below. This suggests that the new accommodation forms the balcony itself and loose seating could be possible in that area.

Section through Nave and New Meeting Room



6.0 OUTLINE DESCRIPTION OF BUILDING WORKS 6.1 Alterations and Extensions 6.1.1 NAVE FLOOR I. Remove remaining existing nave floor, sleeper walls, floorboards and redundant pipes;

II. Form service duct to run entire length of nave from link block to disabled W.C. at front of church; insitu concrete duct protected with dpm, internal dimension 0.8m deep x 1.2m wide with precast concrete planks 125mm thick x 600mm wide x 1500mm long;

III. Concrete floor 150mm thick, power-floated finish, installed level, 25mm insulation, dpm, 50mm sand blinding, hardcore within made-up floor (average 400mm thick), compacted in 200mm thick layers;

IV. Install hardwood floating floor system proprietary under floor heating system; install under floor (wet) heating system within insulation carrier panels and aluminium heat diffuser plates (e.g. Jupiter Under floor Heating Systems); Form two access doors to service duct at either end of nave floor;

6.1.2 APSE FLOOR & STEPS I. Remove remaining existing apse steps and railings;

II. Form stepped concrete floor 150mm thick, power-floated finish, installed level, 25mm insulation, dpm, 50mm sand blinding, hardcore within made-up floor (average 400mm thick), compacted in 200mm thick layers;

III. Install proprietary floating floor system on insulation within upper area of apse; install under floor (wet) heating system within insulation carrier panels and aluminium heat diffuser plates (e.g. Jupiter Under floor Heating Systems); Form access door to service duct;

IV. Allow for carpet finish on plywood to apse floor and steps; 6.1.3 NEW NAVE ACCOMMODATION I. New floor treatment: as (2.III);

II. Front section of balcony (from partition wall forward) to be removed; III. New small section size steel structure inserted to form new vestry, crèche, tea point and

disabled WC; Timber infill to new structure to form balcony floor deck consisting of 22mm floor grade chipboard on 45x45mm foam backed battens on 18mm plywood sub-layer; 175x45mm joists @ 600ctres; suspended ceiling, e.g. Rockphon Sonar db44 Acoustic Absorption tile, 300mm service gap; tea point ceiling and floor structure over formed as “soft-spot” for possible future removal for platform lift (not to be include within current cost estimates);

IV. Mechanical ventilation system and return air ducts inserted into service gap; lighting inserted into suspended ceiling system with task and feature lighting; External grills formed in existing wall using cast-iron grid flush mounted within existing stonework;

V. Wall formed with two layers of 10mm Fermacell wallboard on metal partition system, layed to curve; windows to nave from vestry and crèche formed using aluminium frames and double glazed to acoustic standards;

VI. Solid balcony formed in Fermacell and metal partition system with lightweight structural frame to form rail top and slotted aperture feature;

VII. Fittings to consist of: Tea Point: Sink and drainer and whb on polyrey finished worktop with base unit and wall hung cupboard unit; Creche: Sink and drainer and whb on polyrey finished worktop with base unit and wall hung cupboard unit; Disabled WC: Complete WC pack and fold down changing shelf;

VIII. Principal door from entrance lobby to nave – toughened glass double doors 3m high held on patch hinges and hold-open device with stainless steel pull handles;

IX. Internal doors 30 minute fire resisting solid core oak veneer with stainless steel level handles, locks and latches, self-closing ironmongery; New finishing joinery in MDF for painting;

X. Existing openings between entrance lobby and existing nave in filled and new openings formed in masonry wall to suit new proposals;

XI. Existing window modified to doorway as link between nave and new meeting room; XII. Existing organ pipes re-fixed at a higher level to allow new door slapping between nave and

rear lobby as fire escape; XIII. Re-wire generally and provide new fire escape lighting, alarm and security alarm system

zoned to four areas;



6.1.4 MODIFICATIONS TO EXISTING CHURCH HALL AND SESSION ROOM (Link Block) I. Existing non-loadbearing partition at rear door removed; New metal stud partitions

inserted (12.5mm fermacell wallboard each side with high density acoustic slab within cavity);

II. Toilet cubicles formed using proprietary system, i.e. armitage venestra or similar; standard sanitary fittings;

III. Internal doors 30 minute solid core doors veneered for painting; IV. Retain existing floor boards, sheath in 4.5mm plywood for sheet non-slip vinyl finish; V. Insert partition in existing kitchen and form slapping through existing wall, block out

existing window; provide new kitchen units, sink and drainer, whb; enlarge slapping to provide opening to church hall and insert new pass door with vision panel;

VI. New ventilation system and task and feature lighting formed within suspended ceiling system 600x600mm grid;

6.1.5 NEW MEETING ROOM I. Lightweight steel frame;

II. Concrete floor 150mm thick, power-floated finish, installed level, 25mm insulation, dpm, 50mm sand blinding, hardcore within made-up floor (average 400mm thick), compacted in 200mm thick layers;

III. Install plywood floating floor system on battens; install under floor (wet) heating system within insulation carrier panels and aluminium heat diffuser plates (e.g. Jupiter Under floor Heating Systems); Carpet floor finish.

IV. Timber frame outer wall – 150x45mm studs @ 450mm centres; 12.5mm fermacell interal wall board; monarflex VB vapour and air barrier; 25mm wallmate insulation; studs filled with 150mm rockwool insulation; 12mm OSB sheathing board; tyvek breathing membrane; treated SW counter and timber battens; larch outer lining;

V. New internal windows double glazed aluminium framed – acoustic standard; VI. Ceiling formed with acoustic strips 300mm wide to curved profile;

VII. Roof formed using 175x45mm joists between curved steel joist sections; deck formed using two layers of 9mm WBP plywood; single ply membrane roof mechanically fixed through insulation to deck; internal wide rainwater gutter formed complete with over-flow;

VIII. Task and feature lighting fitted to walls and ceiling; IX. Existing external wall strapped and lined to include recessed projection screen; sound

absorbing feature panels (4 no. 1800x2400mm) to internal walls; X. Double acoustic double doors between Nave and Meeting Room, solid core oak veneer

finish with stainless steel ironmongery; oak veneered double door to entrance lobby; 6.1.6 NEW ENTRANCE PORCH, TOILETS, BIN STORES XI. Lightweight steel frame;

XII. Concrete floor 150mm thick, power-floated finish, installed level, 25mm insulation, dpm, 50mm sand blinding, hardcore within made-up floor (average 400mm thick), compacted in 200mm thick layers;

XIII. Install hardwood floating floor system within 85mm screed; (e.g. Jupiter Underfloor Heating Systems); Floor finish within disabled WC and baby change to be non-slip vinyl; new lobby finish ceramic tile, non-slip grade; recessed entrance mat at door 2.0m x 2.0m;

XIV. Timber frame outer wall – 150x45mm studs @ 450mm centres; 12.5mm fermacell interal wall board; monarflex VB vapour and air barrier; 25mm wallmate insulation; studs filled with 150mm rockwool insulation; 12mm OSB sheathing board; tyvek breathing membrane; treated SW counter and timber battens; larch outer lining;

XV. New windows double glazed aluminium framed; XVI. Ceiling formed with acoustic strips 300mm wide to curved profile;

XVII. Roof formed using 175x45mm joists between steel joist sections; deck formed using one layers of 18mm WBP plywood; single ply membrane roof mechanically fixed through insulation to deck; internal wide rainwater gutter formed complete with over-flow;

XVIII. Task and feature lighting fitted to walls and ceiling; XIX. Disabled WC and Baby changing ceramic tiled to 1200mm finished with stainless steel edge

bead; XX. Baby change complete with whb and fitted unit with bin under; disabled WC pack complete

with emergency alarm;



XXI. Glazed double doors to lobby complete with patch fittings and lock; XXII. External stores finished internally with 18mm WBP plywood;

REPAIRS TO EXISTING FABRIC

6.1.7 ROOF I. General condition of main roof remains unchanged with few slate loss and few displaced.

Do not re-slate main roof – allow for repairs only II. Strip back all slates to apse end and lay-a-side for reuse.

III. Repair rotten sarking boards lay geotextile membrane. IV. Inspect Nave roof periodically in future, also some time in future-suggest repairs and revisit

with future surveys. V. Cut temporary access into roof space and lay 200mm thick insulation to flat ceiling.

VI. Replace roof light with new conservation style roof light and fit new flashing. VII. Cut new raggle (150mm minimum) around apse stone wall and new abutment flashing at

abutting slated roof. Fit new over flashing code 4 and new gutter flashings in code 5. VIII. Lay in new water gates at all skews and form secret gutter with slate.

IX. Replace abutment flashing at tower.

6.1.8 RAINWATER DISPOSAL I. Carefully remove decorative gutter to allow new roofing work to commence.

II. Repaint gutter and re-bed into wall head on new DPC. III. Reline with bitumen paint. IV. Replace half round gutter to match apse curve.

6.1.9 EXTERNAL DRAINAGE I. Clear all down pipes back to mains and ensure flow is clear.

6.1.10 EXTERNAL WALLS I. Replace previous repair work to tower carried out in cement rich pointing with softer

cement:lime:sand mix. II. Allow for structural repairs to tower to comprise stainless steel anchors across width of

tower in four locations with indented pressure spreader plate concealed with stone indent; III. Repair damage to two number moulded surrounds to windows; IV. Clean green affected algae areas of stonework (approx. 50% of walls, exclude tower);

6.1.11 INTERNAL FABRIC I. Ground Floor – Timber floor within nave replaced with insulated concrete floor (see new

build notes). II. Other areas timber floor to be re-inspected for rot treatment. Allow for 20% joist and

floorboard replacement and treatment to 50% of remaining original rooms (exclude 1970s Church Hall);

6.1.12 ROOF SPACES I. Clean out floor and remove birds nests at all levels.

II. High level (within spire) vents are blocked and require to be cleared out. III. Consult specialist to commission a full bat survey.

6.1.13 STAIRS I. Under stair cupboard – fit door with ventilator;

6.1.14 WINDOWS II. All windows require to be re-roped and any defective timber replaced.

III. Replace missing ironmongery and free up paint-stuck windows IV. Brush back paint finishes seal and repaint, (relating to area of previous external repair)

6.1.15 INTERNAL DECORATION I. 2 coats emulsion to walls



II. Primer and top coat to wood work III. Remove friable paint surfaces wire brush seal and repaint

6.1.16 CELLAR / STORAGE I. This area is reformed in the new build works but will require infill of approximately

2m to ground floor level.

6.1.17 EXISTING CHURCH HALL I. Acoustic absorption panels added to walls and ceilings. Allow for 16 no. 1.8m x

1.5m II. New floor covering over existing parquet – hard wearing vinyl

III. Form new external opening to external play area.

6.1.18 SERVICES I. New heating system

9.

II. Rewire electrics.(All except 1970s Church Hall and toilets).

6.1.19 FIRE FIGHTING EQUIPMENT I. Allowance for new equipment.

6.1.20 EXTERNAL WORKS I. Refer to site plan for external works

II. Includes car parking porous surface (paviors to road areas and 50mm self-binding gravel finish on 125mm sub-base on terram membrane and made up sub-grade to parking spaces)

III. Gravel border to church IV. Fenced play area.

Cutaway Aerial View

9 Appendix H: Church Heating Survey Report



7.0 OUTLINE COSTS

7.1 Outline costs for the proposals are given below. These have been prepared by Ralph Ogg & Partners, Chartered Quantity Surveyors, based upon the Stage 2 Outline Proposal. It is important to note that these costs represent their professional estimate at today’s current costs. Allowance should be made for inflation as the project proceeds. The outline design as presented is also based on the current building regulations and in future years standards may change that impact on some of the decisions taken. Planning and Listed Building Consent required for the works may also impose conditions not allowed for within these estimates.

The costs have been prepared as a whole but an approximate indication of potential phases is also provided. In actual execution of the proposals work that may belong to later phases may need to occur earlier, or at least preparation for that work to be undertaken, to allow future accommodation to be formed without undue disturbance to work already done. In any event consideration must be given to rectifying any repairs required to all parts of the building in the initial phase to secure the centre in the long term.

7.2 Phase 1 Existing Church Fabric Repairs 107,495 Phase 1 Main Church – Nave and Apse Floor, heating

and internal repairs. 149,511

Phase 2 Main Church – New Nave Accommodation 148,089 Phase 3 Modifications to Existing Church Hall and

Session House 78,588

Phase 3 New Meeting Room, Entrance and Toilets 148,600 Part Phases 1-3 External Works 84,855 £717,138 The above figures are exclusive of VAT,

fees, loose furniture and projector systems, etc. Floor finishes are included.



View from balcony

8.0 NEXT STEPS

8.1 The programme for any single construction phase will be dictated by the current use of the building. Much of the Phase 1 work would naturally occur to the majority of the church without disturbance to the church hall use. Work to the church hall and session house will require dovetailing with current users in “mini-phases” to allow continued use, or use of other parts of the building. However the fewer spaces a contractor can work in at any one time will increase the construction programme and will consequently increase the amount charged for the work (to cover insurance costs, hire of plant and material and power use, etc).

Ultimately the realisation of the Parish Centre will be entirely dependent on building on the vision of the Planning Group and the ability to secure through either disposal of church assets and/or targeted fund raising sufficient capital to progress with the initial phases of the project.

Church Street Elevation



9.0 APPENDICES

A1 Condition – Vision – Realisation A2 Text for Initial Presentation B Proposals for Development – Next Stages 25.02.11 C Stage 1 Stakeholder Meeting Minutes 18.05.11 D1 National Care Standards D2 SCSWIS provider leaflet V2 E1 Option One E2 Option Two E3 Option Three F Community Feedback to Stage 1 Option Proposals G1 + G2 Proposed Floor Plans G3 Proposed Elevations & Section G4 Proposed Sections G5 Side Elevation G6 Cutaway Section G7 View from Church Street G8 External View of New Meeting Room G9 New Meeting Room G10 View from Apse G11 View from Balcony G12 Aerial Cutaway H Church Heating Survey Report

Side View

Documents

HOWE OF FIFE PARISH CENTRE - howekirk.co.uk FEASIBILITY STUDY.pdf · form the Howe of Fife Parish Centre through community consultation, ... gothic with snecked rubble walls, skew