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HORNSEY TOWN HALL RENAISSANCE HORNSEY TOWN HALL CREATIVE TRUST

HARINGEY COUNCIL

1.0 Introduction by Paul Smith - Haringey Planning Authority

2.0 David Williamson - Haringey Council

3.0 Graeme Jennings - Hornsey Town Hall Creative Trust 4.0 Fanos Panayides - John McAslan + Partners

SPEAKERS

COMMUNITY PARTNERSHIP

Haringey Council and the Hornsey Town Hall Creative Trust are work-ing closely together to bring their vision into a reality. Together, the Council and Trust have worked with John McAslan + Partners and Capita Symonds to develop an innovative solution that meets community needs

THE VISION

“A world-class model of civic renaissance, an arena for all that harnesses a spirit of progress, community, creativity and enterprise for future generations in Haringey, London and beyond.”

PROJECT AND APPROACH


Income Receipts from • development set Capital budget for Town hall Works

Appropriate Scale for • Conservation Area and setting of Listed buildings

Appropriate materials, • massing and Quality

Planning Constraints•

Client/Community • Aspirations for mix of uses

Scope of heritage • restoration required

Extent of refurbishment as • community /cultural centre

TOWN HALL REBURBISHMENT

Identify viable mix of • uses in line with project aspirations

Identify scope and extent • of uses required

Financially sustainability • operating model with no external subsidy

BUSINESS PLAN

FACILITATINGDEVELOPMENT


HORNSEY TOWN HALL

FACILITATINGDEVELOPMENT

TOWN HALL REBURBISHMENT

BUSINESS PLAN

CONTEXT APPRAISAL

HORNSEY TOWN HALL

Finsbury Park Underground

King’s Cross and Euston Mainline

H A R I N G E Y

Central London

St Paul’s Cathedral

5 M

ILES

CITY CONTEXT

5 m

ins w

alk

10

min

s wa

lk

15 m

ins

walk

20

min

s wa

lk

25 m

ins

walk

Harringey

Green Lanes

South

Tottenham

Seven sisters

Crouch Hill

Finsbury

Park

Upper

Holloway

Harringey

Hornsey

Alexandra

Palace

Manor House

Turnpike Lane

Wood green

Arsenal

Archway

Highgate Hornsey Town Hall

Cinemas

Theatres

Music

Comedy

Libraries

Art galleries

CULTURAL MAP

SITE APPRECIATION

CLINICBROADWAY ANNEX

HORNSEY LIBRARY

MEWS

THE

BROA

DWAY

HARINGEY PARK

HATHERLEY GARDENS

Weston Park

POOR QUALITY DERELICT BUILDING

SUN PATH

HORNSEYTOWN HALL

SITE APPRECIATION


HORNSEY LIBRARY

MEWS

THE

BROA

DWAY

HARINGEY PARK

HATHERLEY GARDENS

Weston Park


EXISTING SERVICE YARD OPPORTUNITIES FOR PUBLIC COURTYARD SPACE

SUN PATH

HORNSEYTOWN HALL

SITE APPRECIATION


HORNSEY LIBRARY

MEWS

THE

BROA

DWAY

HARINGEY PARK

HATHERLEY GARDENS

Weston Park



LACK OF ENGAGEMENT OF TOWN HALL WITH PUBLIC SPACE.

SUN PATH

HORNSEYTOWN HALL

SITE APPRECIATION


HORNSEY LIBRARY

MEWS

THE

BROA

DWAY

HARINGEY PARK

HATHERLEY GARDENS

Weston Park




WELL PROPORTIONED PUBLIC AMENITY SPACE

SUN PATH

HORNSEYTOWN HALL

SITE APPRECIATION


HORNSEY LIBRARY

MEWS

THE

BROA

DWAY

HARINGEY PARK

HATHERLEY GARDENS

Weston Park





ASSESS VEHICULAR TRAFFIC PATTERNS

SUN PATH

HORNSEYTOWN HALL

SITE APPRECIATION


HORNSEY LIBRARY

MEWS

THE

BROA

DWAY

HARINGEY PARK

HATHERLEY GARDENS

Weston Park






EXISTING COURTYARDS PROVIDE VALUABLE EXTERNAL SPACE

SUN PATH

HORNSEYTOWN HALL

SITE APPRECIATION


HORNSEY LIBRARY

MEWS

THE

BROA

DWAY

HARINGEY PARK

HATHERLEY GARDENS

Weston Park






EXISTING COURTYARDS PROVIDE VALUABLE EXTERNAL SPACE

PRIME FRONTAGE FOR NEW FACILITATING DEVELOPMENT TO ENHANCE STREETSCAPE

SUN PATH

HORNSEYTOWN HALL

Maintain and enhance setting of • Listed Building

Fundamentally improve visibility and • connectivity of main entrance from High Street

Reinforce North-South pedestrian • routes through site and permeability

Identify possibilities for new public • realm and greater connectivity with other areas of interest

Introduce common language of • appropriate materials for the public realm

Promote extended programme of uses • for arts activities in Public Square

Encourage enhancements to local and • wider transport to improve access and connectivity to local amenities

Reinforce and compliment local • character and townscape

DEVELOPMENT PRINCIPLES

BUILDING APPRAISAL

LOWER GROUND FLOOR PLAN

Supper Room

East Wing

High Signifi cance

Signifi cant

Some Signifi cance

Neutral with signifi cant elementsDetrimental

BUILDING APPRAISAL

GROUND FLOOR PLAN

Assembly HallAssembly Foyer

West Wing

East Wing

Entrance Hall

Rates Office

Link Block

Green Room

Historic and Architectural Significance Drawings

FIRST FLOOR PLAN

Assembly HallCommittee Rooms

West Wing

East Wing

1st Floor Landing

Council Chamber

Link Block

Green Room

BUILDING APPRAISAL

High Signifi cance

Signifi cant

Some Signifi cance

Neutral with signifi cant elementsDetrimental

SECOND FLOOR PLAN

West Wing East Wing2nd Floor Landing Link Block

Historic and Architectural Significance Drawings

ASSEMBLY HALL BLOCK

COUNCIL CHAMBER BLOCK

EAST BLOCK

LINK BLOCK

WEST BLOCK

BUILDING APPRAISALBuilding Organisation

TOWN HALL PROPOSALS

PERFOR-MANCE / EVENT

SPACES CINEMA /FILM

OFFICES / ENTERPRISE

SUITES

RESTAURANT / CAFE / BAR

RETAIL

COMMUNITY MEETING SPACES

EDUCATIONWORKSHOPS /

STUDIOS

RESIDENTIAL

Design Components

EXHIBITION

OPTIMISING BUSINESS PLANUsage Mix and Flexibility

ACCOMODATION TYPES RELATIVE AREAS FUTURE FLEXIBILITY

CINEMA / FILM

CINEMA / FILM

EXHIBITION

PRIMARYEVENTSPACES

EHHIBITION

EHHIBITION

RESIDENTIAL RESIDENTIALCINEMA / FILM

GROSSAREA

GROSSAREA

OFFICE /ENTERPRISE

SUITES

OFFICE /ENTERPRISE

SUITES

EDUCATION WORKSHOPS

/ STUDIOS

EDUCATION WORKSHOPS

/ STUDIOS

EDUCATION WORKSHOPS

/ STUDIOS

COMMUNITY MEETING SPACES




RETAILRETAIL

PRIMARYEVENTSPACES

PRIMARYEVENTSPACES

ASSEMBLY HALL

DRAMA, CONFERENCES, CLASSICAL, JAZZ, ROCK, SPORT, DANCE, CINEMA, COMMUNITY ACTIVITIES - FETE

RESIDENTIAL WING

SUPPER ROOM

MULTI PURPOSE SPACE, YOUTH SERVICES, STUDIO

EXHIBITION SPACES

ART GALLERY, COMMUNITY EVENTS, JUMBLE SALES

PUBLIC SQUARE

OUTDOOR PERFORMANCE, VENTS, PUBLIC ART

COMMITTEE ROOMS AND PERFORMANCE SUITE

STUDIO THEATRE, FILM CLUB, REHEARSAL SPACE, DRAMA STUDIO

ROOF TOP TERRACEOVERLOOKING SQUARE

FUNCTIONSAdjacency and Distribution

ROOF TERRACE TO COMMITTEE ROOMS

RESIDENTIAL EXTENSION TO EAST WING

NEW OPENINGS FROM EVENT SPACE ONTO READING GARDEN

BLACK BOX PERFORMANCE SPACE

BALCONY TO ASSEMBLY HALL

VERTICAL DIVISION OF THE ASSEMBLY HALL

NEW GET-IN ARRANGEMENTS TO THEATRE

NEW TERRACE TO CENTRAL COURTYARD

NEW OPENINGS FROM CAFE ONTO SQUARE

NEW OPENINGS FROM LOWER GROUND STUDIOS TO GARDEN COURTYARD

KEY ARCHITECTURAL MOVES

REPLACEMENT OF SPRUNG FLOOR

RETRACTABLE RAKED SEATING

RENEWED STAGE NEW

SEPARATING WALL AND SOUND/LIGHT LOBBY

NEW ABOVE STAGE TECHNICAL ZONE

ACOUSTIC ISOLATION OF ROOF

ACOUSTIC TREATMENT OF WINDOWS AND MEANS OF BLACK-OUT

PERFORMANCE LIGHTING BRIDGES

BLACK BOX PERFORMANCE SPACE

BAR/FOYER AREA

REPAIRED TIMBER PANELLING AND INTERNAL FINISHES

FOYER TO FRONT SQUARE

BAR/LOUNGE OVERLOOKING TOWN SQUARE

ASSEMBLY HALL

ROOF TOP TERRACE

NEW LIFT CORE PROVIDING DISABLED ACCESS

BAR LOUNGE FUNCTION

COMMITTEE ROOMS REINSTATED TO ORIGINAL SIZE

REFURBISHED PANELLING

TOILETS

NEW ‘BLACK BOX’ PERFORMANCE SPACE

NEW CONTROL BOX

EXISTING STAIRCASE

BAR / FOYER AREA

NEW SOUND / LIGHT LOBBYAND ACCESS TO ASSEMBLY HALL

ASSEMBLY HALL

COMMITTEE ROOMS AND PERFORMANCE SUITE

NEW ROOF LIGHT TO ‘BLACK BOX’ FOYER

READING &EVENT GARDEN

LIBRARY TERRACE AND READING STEPS

POTENTIAL OPENING FROMREAR OF TO LIBRARY TO GARDEN

NEW OPENING FROM EVENT & FUNCTION SPACE TO GARDEN

RAMPED ACCESS TO GARDEN

NEW OPENING TO READING GARDEN

ACCESS TO ROOF TERRACE

NEW LIFT ACCESS TO ALL LEVELS

EXISTING LIFT ACCESS TO ALL LEVELS FOR RESIDENTIAL USE

EXISTING LIFT ACCESS TO ALL LEVELS

PRINCIPAL ENTRANCE

LEVEL ACCESS AT LOWER GROUND FLOOR

RAMPED ACCESS TO EVENT GARDEN

ACCESS STRATEGY

Fully accessible Building •

Introduction of sensitive interventions •

Refurbishment of existing heritage lifts •

New centralised lift in Assembly Hall Block • serving all levels

Level access to courtyard spaces and surrounding • site

FACILITATING DEVELOPMENTDesign Components

New buildBlock A

New buildBlock B

Broadway Annexe

MewsHTH East Wing

Hornsey Town Hall

Substation

Link Building

NEW BUILD MEWS BLOCKSNEW BUILD RESIDENTIAL COMPRISING 4 NO. MEWS HOUSES 2 1/2 STOREYS RESIDENTIAL NSA 5,993 SQFT

NEW BUILD RESIDENTIAL BLOCK A 66 DWELLINGS ARRANGED OVER 5 STOREYS WITH UNDERCROFT AND BASEMENT PARKINGNSA 51,045 SQFT

TOTAL RESIDENTIAL NSA 98,314 SQFT

LINK BLOCK BUILDING6 RESIDENTIAL DWELLINGS ARRANGED OVER 4 STOREYS NSA 4,433 SQFT

BROADWAY ANNEXE BUILDING WESTCONVERSION AND EXTENSION TO ACCOMMODATE 8 RESIDENTIAL DWELLINGS AT FIRST AND SECOND FLOORS NSA 4,799 SQFT

HTH EAST WING 13 RESIDENTIAL DWELLINGS INCLUDING 2 ROOF EXTENSIONS ON THE 3RD FLOOR NSA 11,707 SQFT

NEW BUILD BLOCK B26 DWELLINGS ARRANGED OVER 5 STOREYS NSA 20,336 SQFT

EXISTING BUILDINGS

PROPOSED NEW BUILDINGS

SITE AREA

REFURBISHED EXISTING BUILDINGS

SURROUNDING BUILDINGS

LANDSCAPE AND EXTERNAL WORKS Site Plan

MASS AND SCALESite Section

BLOCK A BLOCK B TOWN HALL TOWN SQUARE

ELEVATIONAL TREATMENTWest Elevation

BLOCK A HARINGEY PARK

ELEVATIONAL TREATMENTHaringey Park Elevation

HORNSEY LIBRARY BLOCK A HARINGEY PARK

ARCHITECTURAL LANGUAGEMaterial Palette

ENVIRONMENTAL STRATEGYCombined Heat & Power unit for clean and reduced • carbon heat generation

Reduced water usage •

High performance glazing and wall insulation •

Cycle parking provision minimum 1 per dwelling •

Residential blocks located away from major street noise •

High efficiency low energy lighting •

Natural ventilation and light •

Waste and recycling facilities•

LANDSCAPE AND EXTERNAL WORKS Analysis

PRIMARY DESIRE LINES

BUILDING ENTRANCES

SECONDARY DESIRE LINES

PEDESTRIAN ROUTES

PEDESTRIAN SITE ENTRANCES

BUILDING ENTRANCES

SECONDARY PEDESTRIAN ROUTESMAIN

LANDSCAPE AND EXTERNAL WORKS Site Plan

LANDSCAPE AND EXTERNAL WORKS Precedent / Reference Images

LANDSCAPE AND EXTERNAL WORKS Town Square

1. THE VILLAGE GREEN2. THE TOWN SQUARE

A. BUS STOP/SHELTERB. RAISED SEATING PLANTERC. RELOCATED FOUNTAIND. KIOSKE. FEATURE PAVING BANDS [EVENT SPACE]F. INFORMAL SEATINGG. BIKE STANDSH. TEMPORARY PAVILIONS/STALLS

LANDSCAPE AND EXTERNAL WORKS Flexibility

A FLEXIBLE SQUARE WITH MAJOR EVENTS ARRANGEMENT

A FLEXIBLE SQUARE FOR TEMPOARY EVENTS & EVERYDAY USE

LANDSCAPE AND EXTERNAL WORKS Market

LANDSCAPE AND EXTERNAL WORKS Event / Screening

LANDSCAPE AND EXTERNAL WORKS Town Square

PHASING

Lower Ground Plan Ground Plan

PHASING

First Floor Plan Second Floor Plan

LAYOUTS

Lower Ground Plan Ground Plan

LAYOUTS

First Floor Plan Second Floor Plan

Proposals: Enabling Development £6m

New BuildBlock A4 storeys

New BuildHatherley Gdns2.5 storeys

NEW BUILD RESIDENTIALHATHERLEY GARDENSGEA 375sqm

BLOCK A (4 STOREYS)GEA 3715sqm

REFURBISHED FOR RESIDENTIALHTH EAST WING(as existing)GEA 1606sqm

BROADWAY ANNEX BUILDINGREFURBISHED OFFICE(as existing)GEA 1384sqm





BLOCK A (4 STOREYS)GEA 6359sqm




New buildMews 1/2 storeys.

Single storey roof extension


Service pavillion

NEW BUILD MEWS BLOCKS1/2 STOREYSGEA 520sqm

NEW BUILD RESIDENTIALBLOCK A (3/4 STOREYS)GEA 4970sqm

HTH EAST WINGREFURBISHED FOR RESIDENTIAL(as existing)GEA 1606sqmSINGLE STOREY ROOF EXTENSIONSGEA 320sqm

NEW BUILD PAVILLIONGEA 30sqm

BROADWAY ANNEX BUILDINGREFURBISHED OFFICE(as existing)GEA 900sqmSINGLE STOREY ROOF EXTENSIONGEA 420sqm 1ST FLOOR RETAINEDGEA 584sqm New Build

Block A3 storeys

New buildBlock A3/4 storeys


BROADWAY ANNEX BUILDINGREFURBISHED OFFICE(as existing)GEA 1384sqmSINGLE STOREY ROOF EXTENSIONGEA 420sqm






Service pavillion

NEW BUILD RESIDENTIALBLOCK A (3/4 STOREYS)GEA 4970sqmBLOCK B (4 STOREYS)GEA 1840sqm

New buildBlock A4 storeys

New build Block B 4 storeys









Service pavillion

NEW BUILD RESIDENTIALBLOCK A (4/6 STOREYS)GEA 6,935sqm


New BuildBlock A5/6 storeys

New BuildBlock B4 storeys



BLOCK A (4 STOREYS)GEA 7,250sqmBLOCK B (4 STOREYS)GEA 1,880sqm













Service pavillion

NEW BUILD RESIDENTIALBLOCK A (4/5 STOREYS)GEA 6335sqmBLOCK B (4 STOREYS)GEA 1840sqm









Service pavillion

NEW BUILD RESIDENTIALBLOCK A (5/7 STOREYS)GEA 8,300sqmBLOCK B (4 STOREYS)GEA 1840sqm











Service pavillion

NEW BUILD RESIDENTIALBLOCK A (5/7 STOREYS)GEA 8300sqm



Proposals: Enabling Development Maximum Development Option








Service pavillion

BROADWAY ANNEX BUILDINGREFURBISHED FOR RESIDENTIAL(as existing)GEA 1384sqmSINGLE STOREY ROOF EXTENSIONGEA 420sqm

NEW BUILD RESIDENTIALBLOCK A (5/7 STOREYS)GEA 8,300sqmBLOCK A SUBSTATION SITE (4 STOREYS)GEA 800sqmBLOCK B (4 STOREYS)GEA 1840sqm



Proposals: Enabling Development £8.5m









Service pavillion

NEW BUILD RESIDENTIALBLOCK A (4/6 STOREYS)GEA 5,050sqmBLOCK A SUBSTATION SITE (4 STOREYS)GEA 960sqmBLOCK A (3/4 STOREYS)GEA 900sqm










Service pavillion

NEW BUILD RESIDENTIALBLOCK A (3/6 STOREYS)GEA 4,750sqmBLOCK A SUBSTATION SITE (4 STOREYS)GEA 720sqmBLOCK B (3/5 STOREYS)GEA 1,800sqm



COSTS Project Costs / Budget

Sale of CAB Residential Total LBH Internal Costs "On-Costs" Construction Project Contingency Total

Phase I £480,000 £10,500,000 ££10,980,000 £528,000 £2,383,991 £10,413,000 £1,000,000 ££14,324,991 -£3,344,9911 2 3 4 5 6

Phase II £475,200 £2,160,000 ££2,635,200 -£2,635,2007

Phase III £503,800 £2,290,000 ££2,793,800 -£2,793,8001 2 7

Notes: 1 - Receipts from sale of CAB site2 - Figure provided by Haringey Council - Estimated adjustment to Knight Frank's 98k NSA 0% AH scheme to reflect current scheme showing 3.8% Affordable Housing - subject to further developers appraisal 3 - London Borough of Haringey internal costs provided by Haringey December 20094 - Professional fees, surveys and investigations agreed and forecast to end of project provided by Capita Symonds February 20105 - Phase 1 construction cost from Stage D Cost Estimate prepared by Capita Symonds February 20106 - Project contingency figure provided by Haringey February 20107 - Estimated on-costs @ 22% of Construction Cost

Capital Receipts Capital Expenditure Capital Funding Gap

COSTS Construction Cost Summary All Phases

PHASE 1 PHASE 2 PHASE 3

Building Works 3,479,000 610,000 750,000Services 3,792,000 600,000 300,000

External Works 308,000 350,000 600,000Contractors Prelims & Profit 2,080,000 400,000 430,000

Construction Contingency 966,000 200,000 210,000Inflation -212,000 0 0% excl

TOTAL 10,413,000 * 2,160,000 * 2,290,000 *GIFA (m2) 3,945 732 308

£/m2 £2,640 £2,951 £7,435

PHASE 1 PHASE 2 PHASE 3

COST ESTIMATE SUMMARY

Building Works Services External Works Contractors Prelims & Profit Construction Contingency

COSTS Phase 1 Construction Cost Summary

PHASE 1

Substructure 358,000Superstructure 919,000

Internal Finishes 650,000FF&E 981,000

Services 3,716,000Annexe Building 337,000

Demolition 165,000External Works 292,000

Diversions 10,000Contractor's Preliminaries 1,337,000

Contractor's OH&P 701,000Contingency 946,000

TOTAL 10,412,000 Exc VATGIFA (m2) 3,945

£/m2 £2,639

Note:*All sums have been adjusted to include for BCIS TPI forcast to 4Q 2010.This represent a -2% on current day prices

COST ESTIMATE SUMMARY

£358,000

£919,000£650,000

£981,000

£3,716,000

£165,000

£292,000

£1,337,000

£701,000

£946,000

£337,000

£10,000

Substructure SuperstructureInternal Finishes FF&EServices Annexe BuildingDemolition External WorksDiversions Contractor's PreliminariesContractor's OH&P Contingency

hornsey town hall renaissance hornsey town hall … · hornsey town hall renaissance hornsey town...

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