woodlands workspace business plan v02

Basement Office35 Carnarvon StGlasgowG3 6HP0141 332 9311

WOODLANDSCOMMUNITYDEVELOPMENTTRUST

WoodlandsWorkspaceBUSINESS PLAN January 2013Prepared for Glasgow City Council by Woodlands Community Development Trust

Contents

................................................................................Introduction 1....................................................................Executive summary 2

............................................................What is Woodlands Workspace?! 2..........................................................Where is Woodlands Workspace?! 2

..................................................Who is behind Woodlands Workspace?! 3...................................Why is there a need for Woodlands Workspace?! 3

.........................................How will Woodlands Workspace be created?! 3............................................When will Woodlands Workspace happen?! 3

...............................................................Background & Context 4.................................About Woodlands Community Development Trust! 4

..............................................................Woodlands Community Garden! 4..........................................................Woodlands Lanes Renewal Study ! 4

.......................................................................The need for studio space! 5...............................................................The site – 127 West Princes St! 5

................................................Woodlands Workspace Feasibility Study ! 6

..............................................................Woodlands Workspace 7................................................................................................The vision! 7

.........................................................................127 West Princes Street! 7.................................................................................The design concept! 8

....................................................................................Preparing the site! 8.............................................................................................The studios! 9

...................................................................................................The hub! 9

..............................Why do we need Woodlands Workspace? 10.............................................................................The Woodlands area! 10

...................................................................................Art in Woodlands! 10.................................................................Our community engagement! 10

.How will Woodlands Workspace be funded and developed? 13........................The role of Woodlands Community Development Trust! 13

...........................................................Funding Woodlands Workspace! 13.....................................................................Timeline for Development! 14

......................How will Woodlands Workspace be managed? 15..................................................................................Studio Allocations! 15

................................................................................................The Hub! 15

..............................................................................Appendices 16...............................................................................Development Costs! 16

......................................................................................Running Costs! 18................................................................................Income projections! 19

..................................................................................Feasibility Design! 20

WOODLANDSCOMMUNITYDEVELOPMENTTRUST

1. Introduction This document is an outline business plan for Woodlands Workspace: a proposal by Woodlands Community Development Trust to transform a derelict gap site at 127 West Princes Street into a creative hub for artistic and community activity.It has been produced following a six month feasibility study – funded by Investing in Ideas – to develop designs for the site and to engage with the community about our ideas.This plan details:

• Background and context to our proposal

• A detailed description of our vision and of the proposals

• Project justification, including the results of our community consultation

• How the project would be managed

• Outline costings and fundraising strategy.

Woodlands Community Development Trust is a charity which promotes the regeneration of Woodlands for the benefit of residents.

Project Manager:Tim Cowen 07919 505256

Basement Office35 Carnarvon StreetGlasgowG3 6HP

0141 332 9311www.woodlandscommunity.org.uk

Our site is in the conservation area of Woodlands near St George’s Cross

http://www.woodlandscommunity.org.uk

http://www.woodlandscommunity.org.uk

2. Executive summary2.1. What is Woodlands Workspace?Woodlands Workspace is a proposal to create artists studios on a derelict gap site in the Woodlands district of Glasgow. Development of a new building has stalled because of uncertain ground conditions since a tenement was demolished on the site in 1990. Woodlands Community Development Trust propose building lightweight wooden artists’ studios, along with a new community meeting space, as a way to bring this important site back into use. We seek a lease of 127 West Princes Street for at least ten years from Glasgow City Council. This security of tenure is needed for the Trust to invest resources and raise the capital to realise this project.

2.2. Where is Woodlands Workspace?127 West Princes Street is on the corner of Ashley Street in the east end of the Woodlands area in Glasgow. Woodlands is a tenemented area west of Charing Cross. The area declined badly in the 1970s after the construction of the M8. Since then new tenements have been constructed and existing tenements improved and the area is now very popular. 127 West Princes Street is one of the few gap sites left in the area and is linked to Woodlands Community Garden (our other main project) by a shared back lane.

Woodlands Community Development Trust! Woodlands Workspace BUSINESS PLAN

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Woodlands Workspace will put derelict land into working space with minimal intervention.

2.3. Who is behind Woodlands Workspace?Woodlands Community Development Trust is a registered charitable trust working for the regeneration of the Woodlands area of Glasgow. We were established in 1985 by local residents and are a member organisation managed by volunteers. Our board of directors is made up of local residents.Since the 1980s the Trust has been involved in a number of ambitious projects leading to several new tenements restoring the fabric of the east part of Woodlands. More recently we have transformed a derelict gap site on West Princes Street into an award-winning community garden.Woodlands Community Development Trust has developed the idea as part of its remit on the physical regeneration of Woodlands. We focus on projects beyond the scope or remit of Glasgow City Council, the community council or other bodies such as Charing Cross Housing Association.We are a well-established charity with a proven track record in community development and realising capital projects, and have extensive links across voluntary, statutory and cultural sectors.

2.4. Why is there a need for Woodlands Workspace?The creative community of artists and architects in Woodlands has been one of the driving forces behind the Woodlands Community Garden. Their energy and enthusiasm through the Trust has made this award-winning garden a focus for outside events and education in our neighbourhood.Though there is a variety of relatively affordable flats in our neighbourhood there is very little space to work as an artist or maker. There is provision across the city but none that allows artists to live and work in the area.We believe better provision of studio space will contribute to social stability by allowing people to settle and start families in the area. The high turnover of people in the neighbourhood remains a problem.We have tested our ideas through a six-month feasibility study and community consultation.

2.5. How will Woodlands Workspace be created?We have established ourselves as trusted custodians of the site since May 2012. Since we obtained a monthly licence from Glasgow City Council we have convened volunteers to help clean up the site under the auspices of the Stalled Spaces fund. In 2012 we commissioned a feasibility study which shows a design solution: low-cost, highly insulated, sustainable studios needing minimal management and maintenance. These have been designed with the close collaboration with potential tenants – local artists.We will use 2013 to raise funds for the capital costs of this project. Our project manager has already been preparing applications to a number of funders.

2.6. When will Woodlands Workspace happen?Obtaining a lease from Glasgow City Council for 10 years will give us security of tenure to enable us to immediately start raising funds – our target is £168,000. Our feasibility study has detailed construction drawings with predictable costs. The innovative offsite construction method would mean a short construction phase – less than three months. We would like our tenants to be occupying the studios by the summer of 2014.


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“An artist should be able to walk five minutes from the house, get on with their work without disruption in a warm and dry place. Then be able to pick up their children from school – all in their own district. That’s our vision.”

Duich McKayDirector

3. Background & Context 3.1. About Woodlands Community Development TrustWoodlands Community Development Trust (the Trust) is a charitable trust working for the regeneration of the Woodlands area of Glasgow, Scotland. It was established in 1985 by a cross-section of local residents with the support of Glasgow City Council, and is a member organisation managed by volunteers. The Trust was charged with the responsibility of promoting regeneration projects, in particular in the east Woodlands area, and was gifted a number of vacant sites to do this. The Trust has redeveloped all but one of these sites and has built well over 200 new homes.In 1988 the population of Woodlands was less than 5000 but it is now estimated at well over 6000. Woodlands is amongst the most ethnically diverse areas of Glasgow, with one third of local residents coming from a black or ethnic minority background. Students make up one third of the population. The Trust’s members and directors are also actively involved in other community-based organisations and initiatives.

3.2. Woodlands Community Garden

Since 2010 the Trust has developed 91–111 West Princes Street into a community garden and is now well established as a site of urban growing, environmental education and arts activity. The community garden’s success is evidence of our ability to transform a gap site for wider community benefit, successfully managing the garden after construction.In the summer of 2012 the Community Garden was recognised as the Best Environmental Initiative at the Glasgow Evening Times Streets Ahead Awards. In December 2012 it was highlighted in List Magazines Hot 100 (at 56!), a list documenting the most significant cultural achievers during 2012.

3.3. Woodlands Lanes Renewal StudyThe condition of the back lanes is consistently cited by local residents as the main environmental problem in the area. These have been poorly maintained and are mostly in a state of neglect and disrepair. In 2011 the Trust undertook a community engagement exercise that included an analysis of existing redundant or ill-defined public spaces in the Woodlands area. This study focused on the existing lane network within Woodlands and associated gap sites. The study provided detailed analysis of their current condition, reported ideas of local people and proposes a number of design strategies that could revitalise and reclaim these spaces for community benefit.


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The Trust has led the community’s transformation of a derelict gap site into a successful community garden.

woodlands lane renewal

Woodlands Community Development Trust

Woodlands lane renewal

project

June 2011

Prepared for:

Woodlands Community Development Trust

by Lee Ivett 1

3.4. The need for studio spaceWoodlands has a large community of creative people, both at a student and professional level. Anecdotally we know that most of the students will move away following their studies because they can no longer afford to live in the area. The lanes study identified the possibility of the development of the lanes so that they could potentially accommodate small studio spaces on a temporary or permanent basis, in part to encourage recent graduates to stay in the area.Studio spaces could be incorporated on a temporary basis using modular construction and positioned above the lanes or within back courts. The study also explored how an artist in residence scheme could be developed where residents of a particular close are invited to host an artist/creative in their back court and how introducing small studio space into a backcourt would provide potential rental income for that close.The findings of this study were presented at our Annual General Meeting in June 2011. At a Trust visioning day held In October 2011 more definite ideas emerged relating to the potential to develop the gap site located at 127 West Princes Street, along the lines for studios first outlined in the Woodlands Lanes Renewal Study.

3.5. The site – 127 West Princes StSituated at 127 West Princes Street, the proposed development site has lain empty since 1990. Prior to this there was a three-storey tenement on site. It is understood that Glasgow City Council (GCC) compulsorily purchased the tenement in order to demolish the building which was because of unstable ground conditions.In May 2012 GCC agreed that the Trust could have a month by month licence to occupy the site, pending the completion of a design proposal and business plan. In the summer of 2012, funds were awarded by Stalled Spaces to bring the site back into temporary community use.Since then community clean-ups have been held on site in June 2012 and January 2013, and we are currently finalising arrangements to construct an access ramp, This will allow the site to be used for pop-up community arts events in the period before Woodlands Workspace is built.The site is located within a conservation area and currently secured by unattractive temporary fencing. The original cast-iron fencing is in a state of disrepair. It includes a small concrete area that is currently used by local residents as an unofficial un-metred car park.


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The site has lain empty since a tenement on the site was demolished in 1990. No one has been able to develop housing – social or private – and it has become an eyesore.

The site is widely perceived as being an eyesore and dumping ground for rubbish. The site is linked to the Community Garden by a shared back lane. Over the last 18 months improvements have been carried out to this back lane by volunteers co-ordinated by the Trust, with rubbish cleared and new flower beds created. Although we now have a disabled access entrance to the community garden on West Princes Street,mb the back lane is still regularly used as a point of access to the garden. The Community Garden does not have any utilities on site. The lack of electricity, water supply and toilets has routinely presented logistical problems for the Community Garden, especially during increasingly popular events and training workshops.

3.6. Woodlands Workspace Feasibility StudyIn July 2012 we were awarded a Big Lottery’s Investing in Ideas grant of just under £9000 for a feasibility study. We needed to test the viability of the artists’ studio idea and to come up with a workable design suitable for the site.Following the award of funding, a design brief was prepared and five architects were invited to submit credentials and an outline proposal as to how they would approach this project. In August 2012 Kraft Architecture was appointed to provide a feasibility study. Meetings were held with Bruce Newlands of Kraft Architecture, our project manager and a working group from the Trust’s board of directors during August and September. A project design, with outline costings, was submitted ahead of our board meeting at the end of September. A revised set of costings was produced ahead of our October board meeting, and it is these costings that now form the basis of this outline business plan.Because of concerns over the history of mining under the site, the board commissioned an additional specialist geo-technical report in November 2012. from JWH Ross. Further discussions were held with Kraft Architecture and a separate engineering report was then obtained to give further advice in relation to findings from the geo-technical report.This proposal is the result of this feasibility study. In order for our project to progress we now need further security of tenure.


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The studios would use cross-laminated timber for strength and warmth.

Local volunteers have been helping to clear the site.

4. Woodlands Workspace4.1. The visionIn both the development and delivery of Woodlands Workspace, the following values will remain paramount.Woodlands Workspace will:

• be collaborative

• remain community focussed

• contribute to arts and crafts across a range of disciplines

• have social benefits, and not just be a commercial venture

• be innovative and rewarding for up-and-coming artists and crafts people in early stages of their career.

The key aims of Woodlands Workspace include:

• A more Prosperous Woodlands will help regenerate the local area through the provision of affordable workspace and increasing employment and training opportunities.

• A more Creative Woodlands will inspire more of our community to engage in arts and crafts and bring together people from a range of artistic backgrounds in a new hub for artistic activity and enterprise.

• A more International Woodlands will be created through using the arts as a medium to break down cultural barriers, showcase the work of students and artists from overseas and provide opportunities for people from diverse backgrounds to collaborate.

• A Greener Woodlands will result from our hub facilities being shared between the workspace and our community garden, enabling us to expand our programme of outdoor environmental education.

• A more Inclusive Woodlands will create more opportunities for volunteering, training and apprenticeships as well as help reduce barriers to participation in careers in arts and crafts for young people.

4.2. 127 West Princes Street 127 West Princes Street lies at the corner of Ashley Street and West Princes Street. It is separated from our existing community garden by two tenement buildings but shares an access via a back lane from Ashley Street. The previous building, a three-storey tenement, was demolished in1990 and the site has lain derelict since.Often described by locals as “a large hole in the ground” the site has temporary insecure fencing, was overgrown with shrubs and is used as a dump. The original ornate metal railings are in a state of disrepair, with sections missing.There is currently no easy access into the site. There is a large uneven incline at its southern end. Adjacent to this incline is a small paved area that currently is used for unofficial off-road parking.The site is not currently connected to gas, electricity or water.


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The site is in a conservation area and has been waiting for developed for over 20 years. It is in an area with a history of subsidence because of past coal-mining and our investigations have indicated that the ground at the site has not been consolidated/grouted. We suspect that concerns over the stability of the ground, coupled with its relatively small footprint, may have contributed to the unattractiveness of the site to private developers. Charing Cross Housing Association has been unable to make any scheme for social housing work. Our proposal for lightweight buildings takes account of the risks associated with the site’s history.

4.3. The design conceptWork was done in our feasibility study to ensure a design concept that fitted both the constraints of the site and the needs of the local community. The following factors have influenced the design of Woodlands Workspace: • the desire for a minimal but sustainable intervention on the site. We do not want

to prevent a permanent building being erected on the site• the need for a balance between private secure space for working and open

space for public display• the need for lightweight structures to mitigate risk on a site with uncertain

ground conditions• the desire to complement and enhance the nearby community garden with new

facilities• the need to complement the 19th century urban landscape and it’s conservation

status with an attractive intervention we can be proud of• the need to be practical and affordable for artists• the desire to be adaptable, with the possibility the approach could be replicated

elsewhere, including gap sites.

4.4. Preparing the siteUsing existing support from Stalled Spaces, we envisage that the site will be able to be brought back into temporary use for pop-up community arts events by the end of March 2013. However, further landscaping and works will be needed to be able to realise our vision of creating longer-term facilities which will have a wider benefit on site. Without security of tenure, it is impractical for the Trust to invest the time and resources needed to carry out further work.We need to level the site, install basic services and provide safe access to the basement level. A wooden deck would be erected on the basement level to allow services to be installed with minimal disruption to the site. The modular studios will be built offsite and installed by crane. A ramp built with gabions leads to a small pavilion on the corner of the site (the Hub) which guards the entrance to the site on Ashley Street.We will provide temporary fencing to the site but aim to restore the cast-iron fencing that wraps around the curving corner between Ashley Street and West Princes Street through conservation grants. The site would have two off-street parking spaces.


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4.5. The studiosOur main proposal is for a terrace of four studios made from cross laminated timber to be constructed on the eastern side of the site, in line with the footprint of the neighbouring tenement block. If successful and site conditions allow we would seek permission to install a second storey of four studios with deck access. The construction method would allow us to double up the standard studio space if demand is there. There is also the potential at a later date to install two larger studio spaces on the western side of the site.Each unit would have a basic fit-out. Tenants could adapt the spaces as they wish but would have to leave the units as they found them.Services would be shared wherever possible (see Hub below).

4.6. The hubThe Hub building is designed to provide:• common services to the site• a shared meeting room for tenants and the Trust• toilet and kitchen services to the studios and the nearby Community Garden• facilities for site management and security.


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W E S T P R I N C E S S T R E E T

AS

HL

EY

ST

The hub provides a gateway to the site and a meeting space.

Lightweight studios are modular and can be extended upwards.

Ramp to wooden deck at basement level.

Restored cast-iron fence

Woodlands Community Garden

The proposed Woodlands Workspace site.

Hub can share services with Community Garden

5. Why do we need Woodlands Workspace? 5.1. The Woodlands areaThe area of Woodlands is defined by Woodlands Road to the south, St Georges Road to the east, the River Kelvin to the west and Great Western Road to the north. Our proposed site is situated within 10 minutes walk of Glasgow School of Art, the Centre for Contemporary Arts and Glasgow University. Approximately one third of the local population are students. Woodlands is a very diverse area, with around a third of the population from Black and Minority Ethnic backgrounds. There is strong evidence of a large number of artists residing in the area but leaving shortly after graduation.

5.2. Art in WoodlandsOur track record in delivering innovative and creative arts and crafts events in the area has tapped into the artistic talent in Woodlands. Examples include:• our Harvest Festivals: a mixture of music, recycled crafts workshops, artist

interventions and theatre attended by over 300 people in 2011 and 400 in 2012• involvement of students and graduates from Glasgow School of Art in the

design and building of aspects of our community garden (including our Climate Action Hub meeting space)

• events by an artist in residence to play music/games in back lanes with a view to making people feel safer in their local environment

• collaboration with Recoat Gallery on the the painting of two murals in the garden• One and Many Animals, an art exhibition showcasing the art of local artists

attended by over 100 people• Land for All Seasons, an artist in residence exploring the relationship between

land, communities, people and environment, with an art event attended by 70 people.

5.3. Our community engagementOur community consultation showed a strong level of local support for the proposal and we continue to get feedback from the community on our proposals. Activities included surveys, exhibitions and leafleting.• April 14th: Information Stall held at public event in the community garden,

attended by 60 people• May 8th: Meeting held with web developer in connection with setting up a

website for The Trust, including a dedicated page on on the proposals• May 13th: Discussion of plans held at Community Garden meeting, attended by

15 people• June 3rd: Notices displayed at gap site, inviting people to attend community

cleanup scheduled for 10th June• June 8th: The Trust website goes live at www.woodlandscommunity.org.uk • June 10th: Community cleanup of site. Information leaflets and survey prepared

and given out at this event• June 27th: The Trust AGM, included presentation on plans, 250 copies of

community newsletter distributed ahead of the meeting, containing information on plans and new website.


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What we found outTypical comments to describe the site before clearance:“full of potential”“a waste of space”“it’s unsightly and overgrown”“it’s messy and disrespected”.Typical comments to describe the impact of the gap site in the neighbourhood:“it’s dirty, horrible, overgrown. An eyesore with negative aesthetic value”“it makes the area look like a rubbish tip”“it makes it look like people don’t care about the neighbourhood”“it encourages fly-tipping and brings the neighbourhood down”.83% of people agreed that there is a shortage of affordable studio space for artists in the Woodlands area, with the remaining 17% not knowing enough to express an opinion. 88% of people agreed that there is a shortage of affordable workspace for small start-up businesses in the Woodlands area, with the remaining 12% not being sure. Nobody felt that there was already sufficient provision.

Online Survey July 2012We carried out an online survey based on our mailing list of over 700 people.Highlights included:• 69% of the respondents had involvement in the arts sector• 63% had qualifications in arts, crafts or design• Only 40% of people were able to work in the Woodlands area• 83% agreed there was a lack of affordable artist workspace in Woodlands area.Our survey also found evidence of wide range of arts and crafts including:film/video, literature/creative writing, photography, painting/drawing, theatre and live art, sculpture, music, poetry, fashion and textiles, printmaking, product design, architecture.“I haven't heard of any artist studio spaces in the Woodlands area. Workspaces here would be very important because a lot of landlords do not allow tenants to use space in their flats to work, in case it causes mess and damage”Less than half worked full-time in their chosen field of practice:“I do not earn very much income from my own art practice so must have another form of income”“There isn't anything affordable for students or creative types the Woodlands area”.


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Design feedbackWe held a meeting in September 2012 for local artists to gather more detailed feedback on the outline design proposals for the workspace and to follow up on informal discussions with artists held at our community events. Comments on facilities, lighting, security and access were fed into further design revisions. Most people liked the design and were impressed by the potential for growth in the future.


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6. How will Woodlands Workspace be funded and developed?

6.1. The role of Woodlands Community Development Trust The Trust has a proven track record in successfully developing gap sites for community benefit. We will use our recent experience gained in developing our Community Garden to benefit this project. We have a high profile locally, established links across both voluntary and statutory sectors and a sound history in delivering projects on time and within budget. The work will be overseen by a Project Steering Group of Trust board members. Our existing Project Manager will take a lead role in fundraising during developmental phases of the project. Funding will also be sought to employ a Project Development Worker who will be responsible for overseeing the construction phase and be responsible for managing tenancies once construction work is completed. Although the Trust will be the lead delivery organisation in this project, we shall seek to work in partnership with a wide range of arts and cultural organisations to maximise the impact of our work. We will engage with local arts organisations and studio providers to learn from others’ experience, to avoid duplication and to promote awareness of our scheme. It is envisaged that one or more arts organisations will be brought in as potential delivery partners, for example in relation to promoting the use of the site for artist in residencies.

6.2. Funding Woodlands WorkspaceOur feasibility study has given us detailed costings for building Woodlands Workspace. These are detailed in the appendices. We anticipate the site preparation phase will cost £35,251 and the construction £129,496. Once built, we anticipate running costs on site to be just over £11,000 per year. Our projections show that within two full years of renting out four studios, we will be able to fully meet the yearly running costs and also generate a small surplus income that could be ploughed back into further improvements on the site.Our Project Manager has already begun identifying funding for the capital elements of the project, but before further work can be done, security of tenure is needed. We do not wish to invest considerable staff time in further fundraising work until we know that we have a long-term lease, which is a condition that many funders stipulate in order for us to receive funding. An outline bid has been submitted to Big Lottery’s Community Spaces, and we shall know in February 2013 if we are able to continue to the second round. Other potential funders include Biffa Trust and Creative Scotland. A fundraising strategy is being prepared by our Project Manager and should be finalised in March 2013 once the outcome of the application to round 1 of the Big Lottery Fund is known.Should there be shortfall in raising the grant income needed to make this project a reality, then the Trust is currently in a position to contribute between 15% and 20% of the capital costs (approximately £35,000) of the project, from funds we hold in a bi-partite trust with Glasgow City Council. We will also consider the possibility of taking out a loan to meet to any shortfall, to be offset from rental income, though we anticipate at this stage that this will not be necessary.A long-term lease will remove the uncertainty and allow us to consider grants, loans or a mixture of both.


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6.3. Timeline for Development(This assumes that the Trust has a lease for the site from April 2013.)

PHASE DATES NOTES1. Concept Development Mar – Jul 2012 WCDT board agreement on

concept and funding secured to commission feasibility study

2. Feasibility Aug – Jan 2013 Architect commissioned, costed designs agreed. Final business plan signed off at January board meeting

3. Site Clearance Jan – March 2013 Building of access ramp and clearing of site, allowing for temporary art installations on site from April 2013 onwards

4. Fundraising Jan 2013 – Dec 2013 Twelve-month period to secure capital costs

5. Planning and Lease Negotiations

Jan 2013 – Apr 2013 Planning application and business plan submitted Feb 2013. Aim to have planning permission and 10 year lease secured Apr 2013.

6. Partnership, Management and Leasing

Apr 2013 – Sep 2013 Community engagement regarding studio leasing and allocation arrangements, formalising of agreements with delivery partners, confirmation of site management arrangements

7. Construction Work Phase 1Site Preparation and Utilities

Oct 2013 – Mar 2014 Foundations, ground preparation and utilities; repairs to fencing

8. Construction Work Phase 2Studios & Hubs

Apr 2014 – Jun 2014 Units installed on site, completed and ready to let out

9. Project Launch Jul 2014 Project completed by summer 2014, launch coincides with Commonwealth Games


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7. How will Woodlands Workspace be managed?

The Trust will act as both developer and landlord and be responsible for ongoing management of the site after it is fully operational. The scheme is designed for low maintenance and minimal factoring. By limiting the initial number of studios to four, we will be able to manage this process within existing staffing levels, although it is also hoped to fundraise for a site development worker who will be able to take responsibility for day-to-day management issues.

7.1. Studio AllocationsAllocation will be based on set criteria that will be drawn up after further consultation. We are committed to having an allocation process that is open and transparent.Key criteria will include:• living in the Woodlands area• evidence of established or emerging artistic practice• ability to pay the rent over the term of a six-month lease.We will encourage our artist tenants to participate in our programme of community arts taking place in and around the Community Garden.We plan to retain one studio for short-term rentals. This will be targeted at professional arts organisations and be used, for example, to facilitate artist residencies.

“For many reasons I found Woodlands Community Garden a place to inspire creative ideas. I believe the residency program would benefit me from studio space that would allow artists to have constant interaction with the space and the flow of people.”Alejandra Contreras, Artist in Residence, funded by Glasgow Life, October 2012

7.2. The HubThe Hub will be used as a meeting space both for The Trust, the community garden and Woodlands Workspace tenants. It will be let out on a daily/hourly basis to local community groups and artists wishing to hire meeting/exhibition space.


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8. Appendices8.1. Development Costs

PHASE 1: SITE PREPARATION, PLANNING & UTILITIES £35,251

1a) Further site investigations to confirm suitability of preferred foundation method

£6900

Borehole Investigations £5000

Professional Fees £750

VAT £1150

1b) Site Preparation £9690

Gabion walls £2760

Ramp construction £2470

Flat Top Kerb & Asphalt Path Repairs £380

Timber Decking £4080

TOTAL £35,251

1c) Remedial Works £5590

Repair Iron Railings & Coping Stones £2530

New Steel Fencing £3060

1d) Services £10,380

Power Connection £10,380

Water & Waste £3880

Gas Connection £1500

BT Connection £250

1e) Disbursements/Fees £2000

Planning/Building Control

1f) Contingencies (2%) £691

To minimise outlay during site preparation, we will involve community volunteers in the clearance of the site. We already have a successful track record of doing this with our Community Garden site.


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PHASE 2 CONSTRUCTION! £129,496

2a) Prelims

Cranage/Installation £12,550

2b) The Hub£38,930

1m3 RC Pad Foundation and Gulam Ring Beam £3500

Hub building incl WC & Kitchen £35,453

TOTAL

2c) Studios £68,000

1m3 RC Pad Foundation and Steel Ring Beam £10,000

3 x Studio A (Timber Frame & Basic Fit-out) £36,000

1 x Studio A2 (Timber Frame & Basic Fit-out) £22,000

2d) Professional Fees £7527

Architect Fees £3765

Engineer SER Fees £2510

VAT on Fees £1252

2e) Contingencies £2539


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Running Costs

PHASE 3 YEARLY RUNNING COSTS ONCE BUILT £11,024*3a) Utilities for 4 Studios £1440

Electric Storage Heating £75 per year per studio x 4 £300

Hot Water £105 per year per studio x 4 £420

Portable Fan Heating £25 per year per studio x 4 £100

Lighting £125 per year per studio x 4 £500

Standing Charge £30 per year per studio x 4 £120

3b) Utilities for Hub Building £600

Electric Storage Heating £75

Hot Water £105

Portable Fan Heating £25

Lighting £125

Standing Charge £30

Broadband £240

3c) Insurance (estimate) £900

3d) Business Rates (estimate) £1200

We are likely to qualify for small business rate scheme relief and also charitable discount and above figure adjusted re this. Rates can’t be confirmed until we have our rateable value assessed.

3e) Servicing £2248

Waste Water Collection (estimate) £1000

Cleaning/factoring, 2 hrs per week £12 per hour £1248

3f) Repairs, Maintenance. Furnishings £3900

Equivalent to 3% construction costs

3g) Consumables £520

Stationery, office and misc supplies

3h) Contingencies 2% £216

*excluding WCDT Staff resources


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8.2. Income projectionsFigures based on Studios 1-3 let to individual crafts people/artists on six month leases and Studio 4 let to artist organisations for residencies on monthly basis, whilst Hub let on an occasional basis for community use. Assuming:

• Year 1: 2013/14 Nil income, site preparation and construction

• Year 2: 2014/15 Construction completed by June 2014, individual studios rented from August 2014 and Studio 4 from October 2014, moderate usage of Hub

• Year 3: 2015/16 All studios rented for full year, increased usage of Hub

• Year 4: 2016/17 All studios rented for full year, 2% increase in rental charges, high usage of Hub

• Year 5: 2017/18 All studios rented for full year, additional 2% increase in rental charges

• Additional Income also generated via donations at events and sponsorship

• For studios for individuals anticipated monthly charge of £125 per month

• For studio for organisations, anticipated monthly charge of £250 per month

• For Hub, anticipated hourly rate of £10 per hour, £25 per half day, £50 for full day.

Year 1 Year 2 Year 3 Year 4 Year 5 TOTAL

Studios 1-3 0 £3000 £4500 £4590 £4685 £16,775

Studio 4 0 £1500 £3000 £3060 £3150 £10,710

Hub 0 £750 £2000 £5000 £6000 £13,750

Donations £200 £500 £1000 £1500 £2000 £5,200

TOTAL £200 £5750 £10,500 £14,150 £15,835 £46,435

AnalysisYear 1 2013/14

Year 2 2014/15

Year 3 2015/16

Year 4 2016/17

Year 5 2017/18

TOTAL

Site Preparation £35,251 £35,251

Construction April- June 2014

£129,496 £129,496

Ongoing Running Costs

£8820 (8 mths)

£11,024 £11,245 £11,470 £53,583

Funds Needed £35,251 £138,316 £11,024 £11,245 £11,470 £207,306

Bi-partite Trust £7050 £27,663 £524 – – £35,207 (17%)

Renetal Income/Donations

£200 £5750 £10,500 £14,150 £15,835 £46,435 (20%)

Grant Income needed

£28,201 £104,933 – – – £132,934 (63%)

Profit NIL NIL NIL £2,905 £4365 £7270


19

8.3. Feasibility DesignDrawings prepared by Kraft Architecture in September 2012.

K.000 – Measured Survey PlanK.001 - Measured Survey Section

K.100A – Proposed SiteplanK.110 – Studio A General ArrangementK.111 – Studio B General ArrangementK.112 – Studio C General ArrangementK.113 – Studio A2 General ArrangementK.114 – Studio D General ArrangementK.120A – Artspace HUB General Arrangement

K.150 – Sectional Elevation (Single Storey)K.170 – Sectional Elevation (Two Storey)K.200 – Site ElevationK.7.000 – Roof & Extension DetailsK.9.000 – Landscape DetailsK.9.100 – Railings / Screens


20

WESTPRINCE'S STREET

60

141

147

17

126

18

106

26.8m

26.5m

132

151

71

69

No.117

-2450

Datum

-2300

-100

-2200

-800

-600

-200

Site

0

-2450

-2300

-100

-2200

-800

-600

-200

Site

Existing 325mm Brick Underbuilding

Top of Gradient

Bottom of Gradient

ExistingBridgeStones


Existing Dilapidated Railings

0

Carpark

DO NOT SCALE FROM THIS DRAWINGThe Constructor must check & verify dimensions before material ordering & constructionThe drawing must be read in conjunction with all the relevant drawings & specificationsAny discrepancies between the Contract Documents must be notified in writing immediatelyAll Works to be carried out in accordance with the relevant & current CDM Regulations

PROJECTTEMPORARY ARTSPACEWEST PRINCE'S STREET forWOODLANDS COMMUNITYDEVELOPMENT TRUST

DATEAug 12

DRAWNBN

TITLEMEASURED SURVEY

PURPOSECOSTPLAN

JOB0350

SCALE1.100@A3

DRAWING

280 High Street Glasgow G4 0QTt 0141 5522915 e [email protected] in Scotland SC329135

REV

-

REVISION NOTES-

DO

NO

T SC

ALE

FRO

M TH

IS D

RA

WIN

GThe C

onstructor must check &

verify dimensions before m

aterial ordering & construction

The drawing m

ust be read in conjunction with all the relevant draw

ings & specifications

Any discrepancies betw

een the Contract D

ocuments m

ust be notified in writing im

mediately

All W

orks to be carried out in accordance with the relevant &

current CD

M R

egulations

PR

OJE

CT

TEM

PO

RA

RY

AR

TSP

AC

EW

ES

T PR

INC

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DR

AW

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N

TITLEM

EASU

RED

SUR

VEY

PU

RP

OS

EC

OSTPLA

NJO

B0350

SC

ALE

1.100@A

3

DR

AW

ING

280 High S

treet Glasgow

G4 0Q

Tt 0141 5522915 e em

[email protected]

Registered in S

cotland SC

329135

RE

V

-

RE

VIS

ION

NO

TES

-

WESTPRINCE'S STREET

60

141

147

17

126

18

106

26.8m

26.5m

132

151

71

69

No.117

-2450

Datum

-2300

-100

-2200

-800

-600

-200

Site

0

No.117

-2450

Datum

-2300

-100

-1900

-1500

-750HUB

1.12 Gradient

ExistingBridgeStonesRemoved


Existing Dilapidated Railings Repaired

0 1.15 Gradient

400mm Wide Gabion Wall buil ton Existing Brick Wall

1.15 Gradient

CommonRaisedPlatform

-1900

A

A

A

A2

C

C

Ahsle

igh

Stre

et

West Princes Street

TimberSleeperSteps

Ston

e Co

ping

Repa

ired

-2400

-2400

ExternalTrough

ExternalWater Tap

Car Space 01

(Store D Option)Car Space 02

Power Supply

Water Supply

Power Supply

Wat

er S

upply

1.12 Gradient

WC

ENTER

FeatureSecurityGate

Feat

ure

Railin

g

Lane

Permeable Surface Area

SUDS System

TimberSleeperSteps

Timber Steps

15mm Supply

15mm Supply

15mm Supply

15mm Supply

15mm Supply

15mm Supply

15mm Supply

15mm Supply

ExternalTrough

ExternalTrough

Polystorm Lite Duty

Grey / SUDS Soakaway

Designed by Engineer

40mm Waste

40mm Waste

40mm Waste

40mm Waste

150m

m W

aste

150m

m W

aste

Grease Trap

40mm Waste

40mm Waste

40mm Waste

40mm Waste

900

Path

New

Scre

en R

ailing



DATEAug 12

DRAWNBN

TITLEPROPOSED SITEPLAN

PURPOSECOSTPLAN

JOB0350

SCALE1.100@A3

DRAWING


REV

A

REVISION NOTESA 02.09.12 Grey / Surface Water Drainage added

6000.0PlanArea 14.5m2 (equivalent 20')

L/FL

InternalPrivacyShutter

DecorativeExternalSecurityScreen

Elevation

2700

.0

2700.0

desk

store

5200.0Elevation 1

1200x2400DisplayBoards

400mmShelves

Elevation 3


600mmShelves

Elevation 4

400mmShelves

2400.0

desk

heater

A

water

power

2400

.0

ventS hd

1

324

SpecificationsWall

10mm Fibre Cement Cladding Board

25mm Ventilated Zone / Treated Battens

100mm Nominal Cross Laminated Timber Panel

(Services Routed within structural Zone)

12,5mm Fermacell High Impact Board

Unfinished Internal

Floor


Glulam Ring Beam Structure on Screw Piles

Design by Engineer.

Roof

50mm Sedum Trays / Herb Garden

ICOPal Eco Atcive Membrane / Fully Adered

45mm Phenolic Thermazone Board


(Services Routed within structural Zone)

12,5mm Fermacell High Impact Board

Unfinished Internal

Screen Window / Door

Timber Aluclad Window Uw 0.9W/m2k

Secured by Design Accreditation Pas 23/24

SSA Ironmongery Manufacturer's Standard

Trickle Vent included.

External Lockable SHutter

Powdercoated 4mm Aluminum Sheet

Refer to Detail Designs.

Internal Doors

40mm Solid Core with SSA Ironmongery D Handle

FItted Desks, Shelves & Shutters

25mm Grade B Birch Plywood Surfaces

Danish Oil 3 Coats.

Concealed Proprietary Brackets

SSA ironmongery / SS Hinges

Electrical Installation

All installed to BS 7671 & IEE Regulations

Standard White Plastic Fittings generally.

Low Energy Spotlight Fixings

Smoke & Heat Alarms

Mechnical Extract Ventilation Fan

Electric Panel Radiators

Water Services Installation

Capped cold water 15mm supply.



DATEAug 12

DRAWNBN

TITLEStudio A

PURPOSECOSTPLAN

JOB0350

SCALE1.50@A3

DRAWING


REV

-

REVISION NOTES-

4800.0

2400

.0

PlanArea 11m2 (equivalent 15')

L/FL



Elevation Rear Elevation

2700

.0

2700.0

Elevation 1

1

324

4000.0

desk

store


Elevation 3


400mmShelves

Elevation 4

400mmShelves

2400.0

desk

heater

B

water

power

Extract

ventS hd

1100mmProtectiveBalustrade

1100mmProtectiveBalustrade

1100mmProtective

Balustrade



DATEAug 12

DRAWNBN

TITLEStudio B (Expansion Storey)

PURPOSECOSTPLAN

JOB0350

SCALE1.50@A3

DRAWING


REV

-

REVISION NOTES-

2400

.0PlanArea 14.5m2 (equivalent 20')

L/FL

Elevation

2700

.0

6365.0

desk

store

Elevation 1


Elevation 3

1200x2400Display

Board

600mmShelves

Elevation 4

400mmShelves

2400.0

desk

heater

C

L/F

Elevation 2

2400.0

DecorativeSteel Shutter


water

power

Sink

vent

1

32 4

L/F L/FL

Sink



DATEAug 12

DRAWNBN

TITLEStudio C

PURPOSECOSTPLAN

JOB0350

SCALE1.50@A3

DRAWING


REV

-

REVISION NOTES-

6000.0PlanArea 29m2 (equivalent 2x20')

L/FL



Elevation

2700

.0

2700.0

1

324

desk

store

Elevation 1


400mmShelves

Elevation 3


600mmShelves

Elevation 4

400mmShelves

2400.0

desk

heater

A2

water

power

2400

.0

vent

desk

store

water

power

2400

.0

vent

L/FL



2700.0

400mmShelves

Partiton can be erected to subdivide

S hd



DATEAug 12

DRAWNBN

TITLEStudio A2

PURPOSECOSTPLAN

JOB0350

SCALE1.50@A3

DRAWING


REV

-

REVISION NOTES-

2400

.0

PlanArea 14.5m2 (equivalent 20')

Elevation

2700

.0

6365.0

Elevation 3

Elevation 1

600mmShelves

Elevation 4

2400.0

D

600mmShelves

Elevation 2

2400.0

600mmShelves

Woodland Community Development Trust

ARTSpace

power

S hd

1

324

vent

water

Sink

SinkUnit



DATEAug 12

DRAWNBN

TITLEStorage Unit D

PURPOSECOSTPLAN

JOB0350

SCALE1.50@A3

DRAWING


REV

-

REVISION NOTES-

Street ElevationGarden Elevation

L/FL

L/F

Rear ElevationLane Elevation

HUB Plan

Meeting Space/ Project RoomArea 23m2

2400.0

4800

.0

Accessible WC(Doc M Pack)


Tea Making

Plant / Store

ExternalTap


2550.0

Section

ExternalTap

3200

.0Extract Extract

vent

vent

S hd

S hd

S hd

water

power

S hd

SVPRE

Sink

SinkDCM

RE RWP RWP

Refer to Details for Foundations

L/F


DecorativeSandblastEffect



DATEAug 12

DRAWNBN

TITLEHUB ARTSpace

PURPOSECOSTPLAN

JOB0350

SCALE1.50@A3

DRAWING


REV

A

REVISION NOTESA 02.09.12 Drainage Added / Windows Added

L/FL

InternalP

rivacyS

hutter

Decorative

External

Security

Screen

L/FL

InternalP

rivacyS

hutter

Decorative

External

Security

Screen

L/FL

InternalP

rivacyS

hutter

Decorative

External

Security

Screen

L/FL

InternalP

rivacyS

hutter

Decorative

External

Security

Screen

L/FL

InternalP

rivacyS

hutter

Decorative

External

Security

Screen

L/F

Sedum

Roof

Fibre Cem

entC

laddingLam

inated Glazing

with D

ecorativeS

teel Shutter

Laminated G

lazingw

ith Decorative

Steel S

hutter

0.00m

4000

650

0.00m

-2400

-750

-1500

0.000

Elevation

Solum

n

DO

NO

T SC

ALE

FRO

M TH

IS D

RA

WIN

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All W


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M R

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PU

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280 High S

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G4 0Q

Tt 0141 5522915 e em

[email protected]

Registered in S

cotland SC

329135

RE

V

-

RE

VIS

ION

NO

TES

-

L/FL

InternalP

rivacyS

hutter

Decorative

External

Security

Screen

L/FL

InternalP

rivacyS

hutter

Decorative

External

Security

Screen

L/FL

InternalP

rivacyS

hutter

Decorative

External

Security

Screen

L/FL

InternalP

rivacyS

hutter

Decorative

External

Security

Screen

L/FL

InternalP

rivacyS

hutter

Decorative

External

Security

Screen

L/FL

InternalP

rivacyS

hutter

Decorative

External

Security

Screen

L/FL

InternalP

rivacyS

hutter

Decorative

External

Security

Screen

L/FL

InternalP

rivacyS

hutter

Decorative

External

Security

Screen

L/FL

InternalP

rivacyS

hutter

Decorative

External

Security

Screen

L/FL

InternalP

rivacyS

hutter

Decorative

External

Security

Screen

L/F

Sedum

Roof

Fibre Cem

entC

laddingLam

inated Glazing

with D

ecorativeS

teel Shutter

Laminated G

lazingw

ith Decorative

Steel S

hutter

Laminated G

lazingw

ith Decorative

Glass B

alustrade

0.00m

40003600

0.00m

-2400

-750

-1500

Elevation

Solum

n

Glulam

Bridge

DO

NO

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ALE

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WIN

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ALE

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DR

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280 High S

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G4 0Q

Tt 0141 5522915 e em

[email protected]

Registered in S

cotland SC

329135

RE

V

-

RE

VIS

ION

NO

TES

-

Section

Glulam

Ring B

eamsupported ons crew

pilestp E

ngineer's Design

Timber D

eckingon 200x50m

m Treated Tim

berS

tructure to Engineer's D

esign

FUTU

RE

EX

PA

NS

ION

OP

TION

Additional pods added at later date

Temporary S

edum Trays R

oof

Sedum

Roof

150.0

350.0

2700.0 2700.0

DO

NO

T SC

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FRO

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280 High S

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G4 0Q

Tt 0141 5522915 e em

[email protected]

Registered in S

cotland SC

329135

RE

V

-

RE

VIS

ION

NO

TES

-

Sedum

Roof E

aves / Verge

Sedum

Roof G

utter

Extension B

ridge

1200.0

1000.0

1200.0

1100.0

CLT Tim

ber Bridge

Galvanized Fixings

Extension Terrace

Studio B

CLT P

rotective Balustrade

Galvanized Fixings

1100.0

Studio A

Existing Gable

Drain

450 o/c

50mm

Treated Anti-slip D

ecking100x50m

m Treated S

upport Rails

Fixed to Balustrade &

Upper S

tudio

ICO

PA

L EcoA

ctiv Mem

brane50-25m

m Tapered Insulation

ICO

PA

L VC

L

Threshold / DP

C

Routered A

nti-Slip Finish

Studio A

Existing Gable

ICO

PA

L Sedum

Tray System

ICO

PA

L EcoA

ctiv Mem

brane150-75m

m Tapered R

igid InsulationIC

OP

AL V

CL

Pow

dercoated Alum

inum E

dge150x50m

m A

ngle fixed on 150x50mm

Treated Batten

60x60x30mm

'C' S

ection Flashing on 50x25mm

Treated Batten

Studio A

ICO

PA

L Sedum

Tray System

ICO

PA

L EcoA

ctiv Mem

brane150-75m

m Tapered R

igid InsulationIC

OP

AL V

CL

Pow

dercoated Alum

inum E

dge90x50m

m A

ngle fixed on 90x50mm

Treated Batten

60x60x30mm

'C' S

ection Flashing + preformed gutter

SS

Chain

Dow

npipes@

2400mm

o/c

DO

NO

T SC

ALE

FRO

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IS D

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280 High S

treet Glasgow

G4 0Q

Tt 0141 5522915 e em

[email protected]

Registered in S

cotland SC

329135

RE

V

-

RE

VIS

ION

NO

TES

-

400x400x900mm

Gabion C

age20-40m

m B

each Pebbles

40mm

Self B

inding Gravel

100-150mm

Consolidated Type I

19x150mm

Treated Timber E

dge

Existing 425m

m B

rick Wall

/ Insitu Concrete Footing to

Engineer's D

esign

Vertical R

ebar Restraint at 900m

m o/c

Minimum 1100mm

Varies

Ram

p Balustrade

40mm

Self B

inding Gravel

100-150mm

Consolidated Type I

19x150mm

Treated Timber E

dge

Treated Timber R

ail Sleepers

(Nom

inal 250x125mm

)25m

m B

linding Sand

100-150mm

Consolidated Type I

40mm

Self B

inding Gravel

250mm

Consolidated Type I

Existing S

oil & D

ebris

Existing S

oil & D

ebris

Treated Timber R

ail Sleepers D

ivider(N

ominal 250x125m

m)

External S

tairsC

ar Parking A

rea

Studio R

ing Beam

Platform

Structure

HU

B Foundation

500.0

150.0

500.0

250.0

50mm

Treated Anti-slip D

eckingTreated 200x50m

m S

olid Timber Fram

ing250.0

Solum

50mm

Treated Anti-slip D

eckingTreated 200x50m

m S

olid Timber Fram

ing

Solum

Solum

Solum

Terram W

eedGaurd

Geotextile M

embrane

350x100mm

Glulam

Ringbeam

Terram W

eedGaurd

Geotextile M

embrane

Galvanized S

teelS

crew P

ile FootingG

alvanized Steel

Screw

Pile Footing

Prefabricated S

tudio

152x137x32mm

Galvanized R

SJ Fram

eFixed to G

alvanizedS

teel Screw

Pile Footing

Prefabricated H

UB

Solum

Existing Footpath / R

einstated

150mm

Pebble B

order50x250m

m P

recast Edging

Insitu haunch

150

25mm

Blinding S

and100-150m

m C

onsolidated Type I

DO

NO

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ALE

FRO

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M R

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PR

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CT

TEM

PO

RA

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etails

PU

RP

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OSTPLA

NJO

B0350

SC

ALE

1.20@A

3

DR

AW

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280 High S

treet Glasgow

G4 0Q

Tt 0141 5522915 e em

[email protected]

Registered in S

cotland SC

329135

RE

V

-

RE

VIS

ION

NO

TES

-

Railing (R

einstated Areas)

150.0 50.0

27°

New

Railing S

creenm (P

lasmacut S

teel Sheet)

150.0 50.0

27°

40x40mm

MS

Angles

Framew

ork supporting4m

m M

S S

heet inM

odular Sheet W

idths

Paint Finish

Plasm

a Cutting P

ath forapproval prior to m

anufacture.

Pattern TB

C

NO

TEA

ll sizes to be checked onsite&

redrawn by fabricator for

approval prior to manufacture.

231.1 21.6

678.9 14.1

158.8

Hilti R

esin Anchor Fixing

to be designed by Engineer

NO

TEA

ll stone sizes to be checkedonsite &

redrawn by stonem

asonfor approval prior to cutting.

DO

NO

T SC

ALE

FRO

M TH

IS D

RA

WIN

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een the Contract D

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mediately

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M R

egulations

PR

OJE

CT

TEM

PO

RA

RY

AR

TSP

AC

EW

ES

T PR

INC

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STR

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ailings

PU

RP

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OSTPLA

NJO

B0350

SC

ALE

1.5@A

3

DR

AW

ING

280 High S

treet Glasgow

G4 0Q

Tt 0141 5522915 e em

[email protected]

Registered in S

cotland SC

329135

RE

V

-

RE

VIS

ION

NO

TES

-