Battersea Arts Centre Advanced Feasibility Study
Haworth Tompkins October 2008 Design Team
Battersea Arts Centre Architect Theatre Consultants Services Engineers Lavender Hill Haworth Tompkins Charcoal Blue Skelly & Couch LLP London 19-20 Great Sutton Street 17 Short Street 31 Wentworth Avenue SW11 5TN London London London EC1V 0DR SE1 8LJ N3 1YA
Contact: Contact: Andy Hayles Tristan Couch
Tel: 020 7319 4000 Tel: 020 7250 3225 Tel: 020 7928 0000 Tel: 07792 693 882 Fax: 020 7319 4001 Fax: 020 7250 3226 Fax: 020 7691 0454
BAC SPACE Team members: Quantity Surveyors Structural Engineers Acoustic Consultants BAC Bristow Johnson & Partners Price & Myers Paul Gillieron Acoustic David Jubb 89 Charlotte Street 30 Newman Street 130 Brixton Hill David Micklem London London London Rosie Hunter W1P 1LD W1T 1LT SW2 1RS Richard Couldrey Allegra Galvin Contact: Contact: Contact: Haworth Tompkins Lindsay Cornock Paul Batty Paul Gillieron Steve Tompkins Joanna Sutherland Tel: 020 7636 1036 Tel: 020 7631 5128 Tel: 020 8671 2223 Holly van de Coevering Fax: 020 7436 5347 Fax: 020 7462 1394 Fax: 020 8671 2402 Battersea Arts Centre Principal Elevation Stage C- Report: Contents
Supporting BAC’s Playgrounding Projects
Vision 6 Description of the scheme 26 Introduction 6 An approach to the building 26 Architect’s statement 8 Architectural plans and drawings 27 BAC statement 12 Next Steps 46
Collaboration and process 14 Theatre 47 Collaboration 14 Theatre, Participation, Events, Space 14 Services 81 In house projects 14 Consultation 16 Structure 97 Building Control 18 Conservation Management Statement 18 Acoustics 105 Heritage Partnership Agreement pilot 18 Design Team 20 Health & Safety 113 Sustainability 20 M&E brief 22 Cost 117 Team Roles 22 Approach to Fundraising 22 Lease 22 Appendices Procurement 24 1. Conservation Strategy Sensitivity drawings 133 CC Skills 24 2. WPG existing building survey 143 3. Stage C- Demolition drawings 155
4 Artists during The Masque of the Red Death
5 Vision
Introduction only make improvements after testing our assumptions Haworth Tompkins and Battersea Arts Centre (BAC) and the potential benefits of these. We will treat the have embarked on a long-term, phased redevelopment building as a playground in which artist, audience and of BAC’s home in Battersea’s old Town Hall. We architect will participate in a series of experiments have developed a shared vision for a 21st century in order to develop the space together. We will apply performance environment in a 19th century public BAC’s theatre-making methodologies to our capital building. project: ‘scratching’ space with low cost experiments We seek to: prior to significant and costly interventions, and • improve the building for artists, staff and visitors gathering feedback from artists and audiences that will • provide equal access and make the building compliant inform the decisions we make. with current legislation • install 21st century technology for users of the We want to encourage people to explore the space. A space great strength of the Town Hall as a home for BAC is • spend time and energy developing our plans that it is not a theatre: a provocation for artists and organically in partnership with artists and audiences an adventure for audiences. We will resist the urge to • rediscover the building as it was originally intended, reconcile flow or resolve architectural idiosyncrasies. celebrating the architecture to create an extraordinary We will keep the building open during our planned found space. capital programme and maintain artist and audience engagement with the building works as they happen. We will make some architectural improvements in We aim to offer a vision for the future of flexible theatre sympathy with the building and its heritage. We will spaces in the UK.
Fuzzy Surgery in The Fireplace Room
6 The Prinicpal Stairs
7 Architect’s statement
Architect’s statement met and we are more certain than ever that our • Creating a genuine sense of ‘home’ for staff and This report builds on the thinking of the Fuzzy Logic collective approach is the right one for BAC. artists, including residential accommodation and preliminary feasibility study, exploring the ways in informal entertaining facilities. which the extraordinary architecture of BAC can The key principles remain: • Creating a better equipped, more capable and more become an even more vivid and supple performance • Increasing the sense of conviviality, welcome and efficient production workshop and a better get into environment for audiences and artists. The design intrigue throughout the building. streamline performance support. team and the BAC client team have developed the • Re-vivifying the heart of the Town Hall to strengthen • Connecting the building to useable outdoor public core ideas of Fuzzy Logic through an intensive process the connection between the Lavender Hill building and spaces, strengthening the invitation of the BAC and of consultation with artists, producers, statutory and the Grand Hall. reinforcing connections with the neighbourhood. funding officers, local people and the BAC staff and • Increasing the coverage, compliance and ambition of • Allowing the maximum latitude for future board members. the public safety and access infrastructures. improvisations, explorations and non-permanent • Increasing radically the technical capacity of the interventions by artists, producers and BAC staff, We have reaffirmed the principles of the Fuzzy Logic building to support performance and protect the long- so that the building remains provisional, fresh and study and, through collaboration and dialogue, built new term viability of the BAC. surprising. and unforeseen layers of richness and connection into • Making new physical connections and adjustments our early design moves. Throughout the consultation within the found spaces to allow even richer artistic Working very closely, Haworth Tompkins and BAC have process we have found that the idea of evolving a light- possibilities within the building and opening up more developed the design to the point where a preliminary footed, highly adaptable environment of connected of the building as a viable performance environment. scope of work and cost plan for the whole building can performance spaces through deft, minimally invasive • Making the building more sustainable through fabric be constructed. Because the alterations are designed architectural additions has remained compelling. We upgrades or repairs, more imaginative environmental to allow the maximum number of performance have been reassured by the degree of understanding expectations and energy efficiencies in the technical permutations in use, part of the design process has and enthusiasm with which the proposals have been systems. involved un-coupling room names from specific uses.
8 Workshop in the basement Artist during a Trashy event The Principal Staircase during a Trashy event
9 Rather, the original town hall names, acquired names endeavour and genuine partnership - the results of condition, and corresponds closely with BAC’s ‘Scratch’ from past productions or new, non-specific names have these early conversations is very encouraging. methodology for developing new performance work. An been adopted to de-classify the spaces and encourage early project will be the conversion of the Grand Hall to a less pre-conceived, more direct relationship with the Having consulted again with artists, staff and statutory a temporary 450-seat performance space in the spring architecture. A strategy for a building-wide technical officers, the design and cost plan should be developed, of 2009. infrastructure and a corresponding set of moveable, after which each work phase could be progressed performance and environmental hardware has been as a stand alone project, subject to building wide Steve Tompkins developed to support a completely mutable definition infrastructural issues. We envisage a continuation of performance, circulation, and support spaces. of the discursive, highly collaborative design process up to the completion of stage D Scheme Design, after The scope and overall cost has been quantified for which each phase would enter a more conventional, the first time and now needs to be evaluated in terms more linear trajectory up to completion of the work of achievability. The next task is to explore options package on site. This will minimise cost risk due to for packaging and phasing the works so that the design change or programme over-run. It is likely that building can remain open to the public, so that the the scopes of the contractor’s work will be tailored construction work can be programmed alongside the to allow completion and adjustment of each project other BAC work strands, and so that the scope of each phase post-contract by BAC, the design team and the phase dovetails with BAC’s fundraising capacity. A artists themselves. short list of possible building contractors have been consulted both in terms of their ability to carry out a This exploratory, provisional approach would allow phased programme of works and also in terms of their subsequent phases to be informed by the ways in willingness to engage with BAC at a level of shared which artists and audiences respond to a new ‘existing’
10 Fuzzy Surgery in the courtyard Fuzzy Surgery
Fuzzy Surgery lunch White board design sketches Design sketches during Fuzzy Surgery
11 BAC statement
BAC Statement Battersea Arts Centre has been based in the old Town Hall since 1980. Wandsworth Borough Council has been responsible for managing the building during all that time and has invested millions of pounds in its upkeep. In 2006 the senior management team of BAC talked with Nick Starr (BAC’s Chair and Executive Director of the National Theatre) about a desire to develop the building and open up the one acre site for greater use by the community, by artists and audiences. Nick introduced Historical research BAC to Steve Tompkins of Haworth Tompkins. It quickly became clear that there was a parallel track between Haworth Tompkins’ architectural practice and BAC’s work as developer and producer of new theatre. This introduction sparked conversations about an artist and audience centred approach to developing ideas for the space.
In January 2007 BAC faced a major funding crisis when Wandsworth Borough Council announced plans to withdraw cash and in-kind funding. BAC briefly explored relocation but quickly concluded that the organisation’s
BAC staff office Design development discussions
12 Recreation Room during MORD get in Prop making in the Dark Room Artists during MORD
13 Collaboration and Process
success was, in part, due to the Town Hall as a found Architects presents BAC and its community with a the building will be. The phasing of the project over space in which artists developed new approaches to unique opportunity to transform its home into a 21st five years will further enable this approach. Haworth theatre making. BAC and Wandsworth Borough Council century flexible performance and events environment, Tompkins and BAC’s approach to the project requires embarked in a series of discussions regarding the theatre’s placing the users of the space at the heart of the process a reconsideration of conventional architecture process. future in the borough, after momentous vocal support for of development. The idea is to adopt elements of conventional process BAC from every section of the local community. During where beneficial, and where necessary, seek new ways this time, BAC also co-produced The Masque of the Red Collaboration of working between project partners to further facilitate Death with Punchdrunk that was seen by 46,000 people Haworth Tompkins and BAC have evolved a working the engagement of artists, audiences and staff. and successfully articulated the potential of the building. methodology that embeds BAC staff in the design team The show marked the beginning of a process BAC calls and engages Haworth Tompkins’ team members in the The collaborative process has been recorded through “playgrounding” that places artists and audiences at the programming process at BAC. The intention is for the a mixture of transcripts, audio and video recordings heart of developing the old Town Hall space. design team to work as artists and for staff, artists and from the first conversation between Steve Tompkins, audiences at BAC to gain a unique perspective on the David Jubb (Joint Artistic Director BAC) and Felix In April 2007 BAC’s annual funding from the Council was design process. Barrett (Director of The Masque of the Red Death.) The reinstated and the organisation signed a new 125 year process is now being researched by an MPhil student lease on the Grade II* listed old Town Hall, embracing The intention of the collaborative process is to give at Cambridge University’s Architecture Faculty under full responsibility for managing the building and the site. room to experiment: to have ideas, then better ideas, Professor Alan Short, and will be further explored in late The next step for BAC is to secure the organisation’s then excellent ideas. Haworth Tompkins and BAC 2009 at an architecture conference at Central School long-term sustainability in the Town Hall by developing are committed to investing heavily in the early design of Speech and Drama, by which time there will be an the space for greater use by artists, audiences and phases in the belief that the more time spent exploring opportunity to review progress as part of the ongoing greater income earning opportunity for the organisation. design options and experimenting with low cost ‘scratch’ development of the collaborative process. BAC’s collaborative partnership with Haworth Tompkins solutions, the more successful the transformation of
14 These drawings form part of a series of preliminary sketches by the design team. They facilitated important discussions about aspects of the design such as the opening up of the ground floor public space and a fluid connection of performance space on the first floor. The Lower Ground plan shows an early proposal for a temporary theatre in the Grand Hall.
Lower Ground Grand Hall Ground floor
15 Theatre, Participation, Events, Space Design Team meetings play a crucial part in the with all statutory authorities regarding BAC’s capital Until this project BAC operated three core, increasingly development of the project. These have been intense programme and unifies the long-term vision for interlinked programming strands: Theatre, Participate weekly sessions in the development of this stage of the the development of the Old Town Hall with BAC’s and Events. Since beginning this project a fourth project’s design. Meetings are generally held at Haworth responsibilities under its lease. programme strand has emerged at Haworth Tompkins’ Tompkins’ offices but site visits and explorations of the • Space Team Coordinator who manages the suggestion: the Space Programme. The idea is that old Town Hall have also formed a large part of the team’s Space Team’s time and priorities and the on-going planning of activities in the Space programme happens work. documentation of the project alongside the planning of the Theatre, Participate and Events programmes. By adding the Space Programme Team Roles In House Projects BAC staff have been encouraged to think about the BAC has created a Space Team to lead the organisation In House projects are building projects managed by building as a whole and curate work that complements through a complex capital project. The Space Team BAC’s Space team with support from Haworth Tompkins and impacts other strands. comprises: and the design team. In House projects have evolved • Head of Production and Premises who heads up the through a desire to test ideas before investing in Design Team Space Team, leads on the relationship with Haworth permanent solutions. The first In House project was a The design team for the project comprises a range of Tompkins, manages the overall capital project and series of works across the Town Hall in preparation for specialist consultants including Haworth Tompkins, Skelly project manages all in-house elements of any capital The Masque of the Red Death supported by the wider & Couch - Services Engineers, Price & Myers - Structural works. design team. Engineers, Charcoal Blue - Theatre Consultants, Bristow • Joint Artistic Directors who lead the theatre, participate Johnson & Partners - Cost Consultants and Paul Gillieron and events programmes at BAC seeking opportunities So far In House projects have addressed areas of the - Acoustic Consultants. The team have worked closely for creative collaboration with the Space Team, providing building which have accreted, over the years, removing on projects concerning arts and performance buildings Artistic Direction for all decisions with regard to the Space various partition walls, laminate flooring, layers of in the past and bring a wide range of expertise to the Team and building design. municipal paintwork and attempted to return these areas project. • Executive Director who manages the relationships to a more original state, improving key spaces for further
16 Design sketch looking at possible ways of using Town Hall Road; exploring the potential for expansion into temporary or permanent structures and the idea of creating a landmark by mooring a boat alongside the building.
1983 illustration of the Principal Staircase Town Hall Road sketch ideas
17 use for all BAC’s activity. The In House project for The members of BAC’s young people and participatory at submission of planning applications. All BAC’s Masque of the Red Death: programmes, workshop leaders, resident companies immediate neighbours received a letter from BAC in • relocated a large number of staff to a refurbished and members of the wider Battersea community. At August inviting them to the first of a series of consultation kitchen office each session Steve Tompkins and his team, David meetings about BAC’s development. • improved electrical provision to the Grand Hall Jubb and David Micklem (Joint Artistic Directors BAC) • opened up fireplaces and the BAC team would sit down in a different room Building Control • removed all asbestos from the building and share a meal with the guests. These meetings were An initial meeting with a Building Control officer from • opened the first floor as an interconnected performance held to get input from a wide range of people who use Wandsworth Borough Council has taken place to obtain environment the Town Hall. Topics covered during these sessions early input on the proposals with regard to Building In House projects are a valuable early insight into the included Home, Access, Building Vision, Participation Regulations and Health & Safety. potential of the spaces as the design develops. They also and Playgrounding. These sessions were designed to allow staff and artists at BAC to influence and have an feed directly into the current design phase of the project. Conservation Management Statement involvement in the early stages of the transformation of Each session was recorded on camera and notated. All Haworth Tompkins and BAC have jointly researched and the building. participants were sent follow-up emails and asked for prepared a Conservation Management Statement. The any further thoughts. need to preserve and enhance Battersea Arts Centre Consultation is a continuous, ongoing process. Conservation of a Collaboration and consultation are a central part of Haworth Tompkins and BAC have begun a consultation building must take into account a continuing need for Haworth Tompkins and BAC’s approach. The Fuzzy process with John Webb and Wandsworth Council’s maintenance and alterations required over time. Surgeries were a series of consultation meetings that took Conservation team and Kate Emmerson, the building’s place at BAC in June and July of 2008. Seven sessions English Heritage officer. The Victorian Society, Battersea The Conservation Strategy is to be developed and agreed were held, attended by around 45 members of the Society and the Survey of London have been engaged upon in collaboration with Wandsworth Borough Council BAC community including staff, artists, local residents, in tours of the building prior to a formal consultation Conservation Department and English Heritage. A broad
18 Members of the design team Early design sketches
19 strategy and policies are being developed to ensure various classes of mostly minor works will be carried out, the building will be used seasonally, exploiting the the appropriate maintenance of and protection of the thus removing the need for a long series of individual Victorian attitude towards the country house. In winter, existing built fabric. There is a Schedule of Building specific consents. (Heritage Protection Review, April users will be encouraged to wear more layers, borrow Fabric, which lists the areas for Conservation Strategy. 2006: http://www.culture.gov.uk/images/consultations/ from a supplied stock of jumpers and scarves and Assessing significance and developing policies will be hrp_breport_eightpilotprojects.pdf covering 8 pilot where possible original fireplaces will be opened up and carried out as and when needed and in agreement with projects under the scheme). smokeless fuels burned. In summer, methods of natural Wandsworth Borough Council and English Heritage. See ventilation and air-cooling will be applied. Appendix 1 for the Sensitivity drawings prepared for the Sustainability Conservation Strategy. Haworth Tompkins and BAC aim to develop a fresh BAC will become an exemplary recycler of materials, vision for a sustainable building at Battersea’s old Town from bottles in the cafe, to batteries, computers, to wood Heritage Partnership Agreement pilot Hall. A key part of this vision is to consider seasonal for theatre sets. Organic waste will be composted in a BAC, Haworth Tompkins, English Heritage and programming across BAC’s activity strands that respond garden in which BAC aims to grow fresh produce for the Wandsworth Council (as both planning authority and to annual climate. The building project will therefore Café Bar. BAC aims to reduce our water usage. Wherever freeholder) are exploring the potential for BAC to become set out a brief to the design team that offers freedom to possible BAC will purchase second furniture for offices a pilot Heritage Protection Agreement in advance of the deviate from standard heating, cooling and light levels. and our cafe. BAC will only purchase consumables impending new Heritage Protection Bill. This would This is partly due to a desire to use responsible amounts from sustainable sources. Food and drink in the cafe implement a partnering approach to the conservation of energy and partly an artistic imperative: the aim for bar will be purchased from local suppliers, organic if and development of the building. Heritage Partnership the building is for it to continue to be an adventure for economically viable, and from sustainable sources. Agreements (HPAs) are a development of management users; a space created in 1893; there is a deliberate agreements that are possible under existing legislation. design intention to not make it feel like modernised. It is BAC will encourage staff and visitors to cycle to work or They offer a simplification of the administration of anticipated that some rooms will be heated and cooled to use public transport. Car use will be discouraged. Travel statutory controls by providing pre-agreement on how enable year round use but the majority of rooms across by plane will be discouraged unless there is no realistic
20 Prinicpal Staircase New Landing staircase Octagonal Hall
21 alternative. BAC wants to consider the sustainability of In total our capital strategy aims to secure in the region of Procurement its staff, aiming to retain staff longer, improve the work / £12,610,000 over the next three to five years alongside a The planned procurement route is a Partnering life balance across the organisation, ensure annual leave phased programme of works that will achieve efficiency agreement with a Contractor who will be selected through is taken, improve pay and conditions for employees. for BAC and value for donors. An associated individual a restricted tender process with at least three Contractors giving programme will run alongside the grant fundraising invited to tender. The outcome will be a firm fixed price Haworth Tompkins and BAC will create a specific M&E work to ensure that BAC stakeholders play a significant for Phase 1 and a formula to agree further stages in the design brief to enable BAC to be explicit about where the role in the development of the building and have a sense project through open-book tendering. Advance work has organisation is happy to divert from Design Standards of ownership over it as it develops. BAC recognises that already commenced, with the project Quantity Surveyor and ensure there is a unique and transparent set of goals in a period of economic uncertainty a degree of flexibility already working in partnership with two contractors who for M&E. must be built into the programme of works, the phasing may be invited to tender to inform the budget estimate, of the building project is well matched to this necessity. particularly in the areas of preliminaries and site costs. Approach to Fundraising BAC has embarked on a fundraising strategy that has Lease In the selection & appointment of a contractor for the currently secured £276,000 of capital investment, On 1 April 2008 BAC took on the lease of the old Town works, BAC will take account of both the price returned £425,000 of revenue investment related to organisational Hall building for 125 years with full responsibility for for the works and also the method of working alongside goals supporting the capital works and an in-principle maintenance and repairs. The lease agreement includes the organisation. While value for money remains a grant offer of £500,000 from the Big Lottery Fund. restrictions in the user clause and requirements key priority for the scheme, the contractor’s working BAC has begun building relationships with a number on levels of arts and public events to safeguard the method is particularly important since the old Town Hall of Trusts, Foundations and statutory bodies aiming to building’s central role in its local community as an arts is a living building in current use by artists, staff and secure significant grant commitments that has led to two centre and public hall. It also commits BAC to a series community groups who would struggle to relocate their invitations to apply for a total of £600,000 and interest of refurbishment works within the first ten years of the activities during a long closure and which contribute from a target list of around 30 potential supporters. lease. income streams vital to BAC’s business plan. Parts of
22 1983 illustration of the Octagonal Hall The Octagonal Hall today
23 the building are therefore to remain open throughout the works, with agreed areas sealed off as necessary.
CC Skills BAC has initiated a relationship with the Sector Skills Councils, specifically the Creative and Cultural Skills Council. CC Skills is passionate about raising skills in the creative and cultural sector. BAC and CC Skills are discussing BAC’s Playgrounding process and the relationship with Haworth Tompkins Architects. There is an opportunity to develop the skills of creative technicians and production managers at BAC during this unique project, that offers individuals the opportunity to “see behind the lighting rig” and create a cohort of up to 50 highly skilled and flexible individuals with an appealing mix of technical, production, architectural and design skills.
The Grand Hall during MORD
24 Ground floor First floor Historical changes to the built fabric
25 Description of the Scheme
An approach to the building environment, we developed our understanding of the modifications soon after (see Conservation Management Battersea Town Hall is a handsome, pleasingly complexity of “plug & play” needs (whereby found Statement) has led to a clear understanding of the unfashionable building, designed with great care and spaces can easily be commandeered for performance original Town Hall room layouts. In many instances we craftsmanship. The sloping, slightly cranked site and with temporary technical hardware plugged into a are stripping back more recent accretions to return the multiple entrances generate natural complexities of building wide technical infrastructure), tested out new building to a simpler set of interconnected rooms. However plan and section which cut into the broadly symmetrical locations within the building for administration / technical there is a complexity driven by the need to service these arrangement of rooms, whilst a robust palette of tactile, production teams (thus freeing up valuable performance rooms and provide BAC with a much-needed technical durable materials and confident detailing prevent the spaces), and explored how we could imaginatively infrastructure to enable artists the flexibility they require. decorative set-piece spaces feeling too delicate. As a improve access and connections across the building. Another strong drive has been to make the building as team we have sought to understand this remarkable accessible as possible so that disabled people can take a building and the riches that lie within. The outline design scheme describes the following full part in promenade performances, with the aim being interlinked elements of the project: to offer the same quality of experience to everyone. This In developing this outline scheme collaboratively with • Home – accommodation, administration, production, has led to a core intervention central to the scheme, BAC, we have embarked on an organic briefing process, hearth reconfiguring the least satisfactory part of the existing which started with the fuzzy surgeries and the space • First floor promenade of flexible spaces building and minimising impact on the sensitive listed team sessions. We identified opportunities, outlined • Reinstating the central court – access, light, roof fabric. aspirations for the project, and used these successive, garden repeated layers of consultations, proposals and responses • Grand Hall and Town Hall Road At the hidden centre of BAC sits an existing courtyard as a means of evolving the building. The ideas presented • Permanent/Plug & Play infrastructure and fabric silted up over the years with lean-tos and extensions, below will continue to be tested over time as we progress upgrade and yet in Mountford’s original scheme this central court the scheme in more detail. • Technical production wing provided generous natural light to the wide circulating corridors. It is proposed to enlarge the courtyard to An intense series of design team meetings followed on Outline Design these original proportions with it becoming a shared from the briefing process and in turn expanded the Researching documentation on the original architect outdoor terrace and performing space at the heart of the detail of the project brief. In mapping BAC as a ‘found’ Mountford’s 1893 design and the subsequent building.
26 Town Hall Road Lavender Hill
Theatre Street
Context
27 Connected directly to this new courtyard, on the central sleeping spaces for Home sit alongside ‘The rafters’ as permanent performance spaces. The ‘Recreation axis of the building, a room-sized, passenger and goods performance space and are flexible in use, facilitating Room’ on the first floor will become a new permanent lift has been introduced, linking the various primary ‘plug & play’ or providing smaller office spaces as and performance space for an audience of 50. Both the Grand levels (including the Grand Hall and Second Floor), when needed. Administration / library accommodation Hall and Lower Hall will be provided with permanent strengthening connections and enlarging the creative has been created within the Town Hall’s West facing infrastructure in addition to ‘plug & play’. A more detailed potential of the building significantly. At first floor level roof space. The garden connects externally to a first floor description of each space is included below. an open Loggia overlooks the courtyard, and connects bridge link between the Red Stairwell and the Grand the new lift to the Grand Stair. Hall. This additional circulation between spaces and Removing the traditional distinction between front and levels greatly enhances the theatrical possibilities of the back of house, performers spaces are as flexible as The courtyard creates a powerful link between a series building. possible with portable preparing modules / dressing of ‘Home’ spaces (living, eating and sleeping areas for rooms and demountable partitions. At first floor the artists and staff) to the East and the technical wing to the The entire first floor now facilitates the largest “plug & varying scale of interconnected rooms allows the smaller West. Under the Courtyard, at basement level, provision play” zone. Returning in part to the original room layouts, rooms to ‘serve’ larger performance space in different has been made for storage and Grand Hall toilets. new doors have been introduced to link this matrix of configurations. Two clusters of Unisex toilets and shower From Town Hall Road a double height, fully accessible ceremonial rooms and the grand gallery as a continuous facilities on each floor can be used by the audience and entrance, adjacent to the ‘Home’ space links directly accessible promenade space. The former Banqueting performers alike, but could be separated if required. to lift and the heart of the building, leading into the Hall (currently sub-divided) has been opened up technical workshops. and being grand in scale it provides another large Entering BAC from Lavender Hill a stone plinth raises the performance space. ground level, with ramps both sides and a central stair, The courtyard and lift rise to the second floor emphasising the main Town Hall Entrance and easing accommodation, where a new roof garden sits between Within the Town Hall building both the first floor ‘Council access for all. Café tables can sit outside this entrance the East and West roof wings of the building. Additional Chamber’ and the ground floor ‘General Office’ remain animating the frontage and creating a more welcoming
28 1 Entrance/Reception 2 Office 3 Office 4 Lower Hall Architectural drawings 5 Sub Station 6 Chair Store 7 Store 8 Lower Hall Kitchen 9 Plant 10 Office 11 Office 12 WC & Shower
3 4 5
6 7 2
1 8 12
11 10 9
permanent performance plug+play primary plug+play circulation thoroughfare office/front of house tech/storage wc/shower kitchen Lower Hall
29 arrival. Once entering the Town Hall, the archways either range of events and theatre to be housed. Access is via a organised to maximise the office space available for side of the entrance lobby have been opened up and new ramp into the existing Grand entrance archway’s, or BAC and resident companies. Unisex toilets, showers lead into the box office and family room. This will flood through the new level entrance from Town Hall Road. and catering facilities (for staff and the Lower Hall) run the entrance lobby with more light and creates strong along a new corridor that links the excavated chair store visual connections with the grand stair and Café. The Grand Hall bar / café will spill out into the Octagonal (a hidden plug & play space) to further storage provision, Hall and along the large West facing corridor. The bar and provides new openings into the Lower Hall (see The bar and café will spill into the ground floor (and box office) will be flexible to allow configurations below). arrival spaces, merging with the grand staircase and to suit different events. Back of house facilities for the counteracting the potentially intimidating formality of Grand Hall have been improved and made accessible The approach to the decorative fabric of the building the architecture. As the new patterns of use are better by the provision of a platform lift. Two dressing rooms to will evolve over time. Recent painted decoration and understood from first hand experience, the public arrival either side of the stage have been reconfigured providing architectural lighting will be stripped back or replaced spaces will evolve organically and the end result will be two toilets, two showers and dressing table areas for to establish a more ambiguous, more provisional palate a far more welcoming, vibrant gathering place for eating artists. A get-in from Theatre Street has been facilitated of texture and colour, more able to absorb different and drinking, meetings and the day-to-day comings and by new and enlarged door openings in the Grand Hall performance landscapes without major alteration goings of the BAC. bar and kitchen. Large doors in the end wall of the new or masking. Much of the show-specific decoration technical production wing in the Rate Collecting Hall and patination will be retained as the baseline for the The Grand Hall building to the North comprises the makes it possible for vehicles to load or make deliveries following year’s projects: the aim is not a faithful historic Lower Hall at Basement level, the Octagonal Hall and inside the building. Toilet facilities have been increased recreation, but a supportive environment for making and the Grand Hall on the Ground floor. The Grand Hall is to serve the audiences of the Grand Hall, located in the presenting work. As other artists begin to work within BAC’s largest dedicated events and performance space, centre of the building adjacent to the lift. BAC, opportunities for permanent interventions will and improving its fabric and technical infrastructure present themselves. (see below) and supporting facilities will enable a greater The spaces surrounding the Lower Hall have been re-
30 1 Dressing room 2 Grand Hall 3 Box Office 4 DM’s Office 5 Tell Tale Heart & Skull Room 6 Old Workshop 7 Kitchen Cellar 8 Crypt 9 Elec Intake Room 10 WC 11 Tech/Storage 12Rate Collecting Storage 13 Rate Collecting Hall 14 Room sized lift 15 WC 16 Grand Hall bar & kitchen 17 Dressing Room 7 18 Stage 6 1 3 4 5 19 Octagonal Hall
2
19 10 18 15
9 8 14 16 11
17
12
13
permanent performance plug+play primary plug+play circulation thoroughfare office/front of house tech/storage wc/shower kitchen Grand Hall
31 Home activity to spill out on to Town Hall Road. There is room attached by a stair running up through the first floor ‘plug An important aspiration of the brief is for the entire for bikes and personal storage at ground floor. & play’ to the attic sleeping rooms above. building to be available for artists, audiences and staff The refectory Hearth (adjacent the kitchen) around the to explore in new ways. Part of that exploration should life of the fireplace and kitchen table remains as base A network of glowing ‘candle’ lights (battery powered include the possibility of residencies, overnight stays and camp throughout the day and night. It can be self- and rechargeable by PV cells on the roof), could light a more unfolding, more ’domestic’ engagement with the contained or open out onto the central court, and is the building to a minimum nighttime level and invite spaces. artists to explore the deserted circulation spaces en The idea of ‘Home’ is a series of spaces for both artists route from the Hearth to their respective bedrooms. (resident and non-resident) and staff (BAC and friends) Some bedrooms could ‘roll up’ by daytime, using fold up to provides quiet, private space for contemplation, beds and hidden cupboards, so that the minimum space and social space - ‘the hearth’ – for cooking, meeting, is permanently taken for the Home project and yet it is relaxing and entertaining. Home should feel domestic, integrally enmeshed with the daytime activity of BAC. but in a heightened way - a privileged passage of time to dwell in the building, to enjoy its qualities out of hours, to Technical Production Wing eat, drink and talk. At the North end of the West wing, as the Town Hall Situated within the West Wing at ground and lower building steps back to the Grand Hall (former Rate ground level, Home can have it’s own private front door Collecting Hall), a new double height technical space directly off Town Hall Road, but will also have a strong is accommodated, proposing a Theatre Street get-in connection with the adjacent double height entrance directly into the workshop. The workshop connects by lift that will allow the social spaces of home to expand when to all levels, and the technical production office overlooks desired, and has ‘plug & play’ flexibility that enables the space at first floor level.
The Fireplace room during MORD
32 1 Sanitary Office dressing room 2 Sanitary Office 3 Kitchen 4 Bar 5 Café 6 Waiting Room 7 Foyer 8 Auditors & Waiting Room 9 General Office 10 G.O. dressing room 11 Rating Assessment Office 12 Trade Accounts Office 13 WC & Shower 14 Court 15 Room sized lift 16 WC 4 5 3 2 1
6
13 16 7 14 15 8
9
10 11 12
permanent performance plug+play primary plug+play circulation thoroughfare office/front of house tech/storage wc/shower kitchen Ground floor
33 Plug & Play is proposed that the first floor level balcony is removed Envisaging the whole building as a theatre, the concept and new large openings are made from the ground floor of ‘plug & play’ enables the flexible use of spaces, corridors into the Grand Hall. distributing a technical infrastructure, and providing The roof will be strengthened to allow greater loadings, portable units / components to fit-out rooms as needed: and acoustic improvements to prevent breakout noise as • Lighting & sound boxes to plug into and distribute well as absorption within the Hall will greatly enhance its cabling. possibilities as a hireable events space • Internally wired bars with lengths to be configured to suit productions. Council Chamber – occupancy 200 • Plug-in mechanical extract. The Council Chamber will regain more of its former • Shutters for acoustics and blackout. character by moving away from its current incarnation
• Tabs for acoustic curtains and blackout. Design for a Plug + Play ventilator as a black box theatre studio. Black emulsion paint will • Dressing room pods / stacks. lower ground space. The Lower Hall is often used for be stripped from the moulded ceiling and the original • Home pods - sleeping and desk. family events, and these will be able to spill out onto a perimeter oak panelling will be revealed. Tabs will be new level entrance courtyard off Town Hall Road. used instead to darken the space for theatre productions Performance Spaces with permanent infrastructure along with new acoustic window shutters, which will
Lower Hall – occupancy 250 Grand Hall – occupancy 800 allow for natural light and ventilation. An upgrade of Directly opposite the windows and echoing their The scale and character of the hall is impressive, but this theatre technical systems will improve the performance proportions, new doors openings have been made into scale also challenges its use as a performance space. capabilities and a new mechanical ventilation system will a corridor connecting to toilet and catering facilities. The New technical infrastructures, and mechanical ventilation ensure the comfort of future audiences. A flexible seating get-round flexibility opens up performance possibilities, will enable greater flexibility for the space. To facilitate system, part of a wider strategy for the building, allows and alleviates the current ‘hemmed in’ feel of this existing greater flexibility for different staging configurations it for a greater range of seating configurations. A dedicated
34 1 GH balcony 2 Sedum roof 3 Madeleine’s dressing room 4 Recreation Room 5 Committee Room 6 Members Cloakroom 7 Members Library 8 Council Chamber 9 Dressing Rooms 10 Town Clerk 11 Fireplace Room 12 New Committee Room 13 Banqueting Hall 14 Room sized lift 15 WC 16 External passageway 6 7 5 17 WC 4 2 3 18 Principal Stairs
16 8
15 1
17 18 14
9
10 13 12 11
permanent performance plug+play primary plug+play circulation thoroughfare office/front of house tech/storage wc/shower kitchen First floor
35 preparation space and dressing room facilities for artists is provided adjacent to the Council Chamber.
Recreation Room – occupancy 50 A new designated performance space with high ceilings and windows on both sides allowing good natural cross ventilation. Plug and play components allow for blackout and mechanical ventilation as and when required.
General Office – occupancy 70 This studio theatre remains a black box with an independent entrance from Theatre Street. It receives a general overhaul to improve its technical capacity and the comfort of performers and audience. A new mechanical Possible expansion into Town Hall Road ventilation system is installed. Control box facilities are made accessible by the provision of a new platform lift. way. The road presents BAC with many opportunities. Dressing room facilities are improved by the addition of Haworth Tompkins are investigating with BAC the best a new toilet and made accessible by their relocation on use for the street in the future development of the the ground level. building. BAC intends to ‘scratch’ the road over the next year by holding events such as book fairs, markets and Town Hall Road street parties. Close coordination with the Council, Traffic Town Hall Road borders the old Town Hall building to and Highways authorities will be necessary to ensure the East and North elevations. Under BAC’s lease from the success of any future alternative uses or change of the Wandsworth Borough Council they have private use use of the road. Potential uses - including allotments, a of the street whilst the footpath remains a public right of garden or expanded production facilities.
Example of offices in containers
36 1 Porter’s Mess Room 2 The Rafters 3 Ridiculusmus 4 Nurse’s Room 5 Assistant Nurse 6 WCs and Showers 7 Dimmer Room 8 Public Gallery 9 Cinema 10 WC 11 Offices 12 Goldbug Room 13 Roof Garden 14 Room sized lift
5 6 7 3 4 2 1
8
12
13
14
11 10 9
permanent performance plug+play primary plug+play circulation thoroughfare office/front of house tech/storage wc/shower kitchen Second floor / roof
37 Lavender Hill entrance An idea evolved from the Fuzzy Surgery consultations is to engage artists to invigorate the main entrance of the building on Lavender Hill. A potential ‘fourth plinth’ style project is evolving where artists will be enlisted to tackle the perceived problems of the entrance in order to make it more enticing.
Grand Hall Scratch In parallel with the stage C minus design work, a project for the conversion of the Grand Hall to a temporary 450-seat performance space has been developed by the design team. This includes the provision of a raked seating system, rigging facilities and new openings in the flanking walls of the Hall.
Recreation Room The Recreation Room is one of BAC’s In House projects managed by the BAC Space team to transform a multi purpose room on the first floor of the Town Hall building into a studio theatre. The input of the design team on this project has been predominantly by the Structural Engineers and Theatre Consultants who have advised on improving rigging capability. Grand Hall Scratch temporary theatre Grand Hall Scratch seating design
38 1 Council Chamber 2 Principal Staircase 3 WC 4 WC 5 Elec intake room 6 Tech/Storage 7 Court 8 Room sized lift 9 GH bar & kitchen 10 Grand Hall 11 Chair store 12 Lower Hall 13 Reception 1
10 2 3 8
7 4 9
5 6
11 13 12
1 The Rafters 1 Lower Hall 2 Recreation Room 2 Grand Hall 3 Sanitary office 3 GH balcony 4 Court 4 Office 5 Office 6 New Committee Room 1 5 7 Trade Accountant’s Office 8 Rate Collecting Storage 6 2 3 4 3 7 2
8 4 1
permanent performance plug+play primary plug+play circulation thoroughfare office/front of house tech/storage wc/shower kitchen Sections
39 These diagrams show the proposed use of the spaces on each floor divided into eight different categories. Permanent performance describes areas dedicated to performance where a permanent technical infrastructure will be provided. Plug + Play performance indicates a flexible space where a technical infrastructure is provided when needed. Plug + play circulation defines areas of the building primarily used for circulation but which can also plug in to a technical infrastructure for performance. Areas designated Office / Front of house indicate BAC staff offices, resident companies or box office and reception areas. Lower Hall Grand Hall
40 Ground First Second
41 South elevation New ramped access
East elevation New level entrance
42 Original entrance to be reinstated North elevation
West elevation
Elevations
43 Area Schedule
2 2 2 2 2 Lower Hall m Grand Hall m Ground Floor m First Floor m Second Floor m 1 Entrance/Reception 10 1 Dressing room 27 1 S.O. dressing room 16 1 GH balcony 48 1 Porter’s Mess Room 25 2 Office 26 2 Grand Hall 478 2 Sanitary Office 63 3 Madeleine’s room 27 2 The Rafters 91 3 Office 11 3 Box Office 6 3 Kitchen 41 4 Recreation Room 88 3 Ridiculusmus 14 4 Lower Hall 183 4 DM’s Office 16 4 Bar 35 5 Committee Room 45 4 Nurse’s Room 14 6 Chair Store 97 5 Tell Tale Heart Room 43 5 Café 76 6 Members Cloakroom 25 5 Assistant Nurse 14 7 Store 32 6 Old Workshop 44 6 Waiting Room 32 7 Members Library 76 6 WCs and Showers 25 8 Lower Hall Kitchen 8 7 Kitchen Cellar 34 7 Foyer 150 8 Council Chamber 168 7 Dimmer Room 28 10 Office 62 8 Crypt 29 8 Auditors Room 31 9 Dressing Rooms 78 8 Public Gallery 10 11 Office 36 10 WCs 33 9 General Office 77 10 Town Clerk 24 9 Cinema 75 12 WC & Shower 30 11 Tech/Storage 59 10 G.O. dressing room 32 11 Fireplace Room 19.5 10 WCs 21 Circulation 119 12 Rate Collecting Storage 55 11 Rating Office 66 12 New Committee Room 67.5 11 Offices 144 13 Rate Collecting Hall 65 12 Trade Accounts Office 38 13 Banqueting Hall 150.5 13 Roof Garden 85 14 Room sized lift 13 13 WCs & Showers 35 15 WCs 32.5 Circulation 144 15 WCs 23 14 Court 73 17 WCs 27 16 Grand Hall bar/kitchen 59 16 WCs 24 Circulation 306 17 Dressing Room 25 Circulation 220 18 Stage 70 19 Octagonal Hall 70 Circulation 387
44 Lower Hall Grand Hall Ground First Second
45 Next steps Having consulted again with artists, staff and statutory officers, the design and cost plan should now be developed, after which each work phase could be progressed as a stand alone project, subject to building wide infrastructural issues. We envisage a continuation of the discursive, highly collaborative design process up to the completion of stage D Scheme Design (possibly funded on a time basis rather than a more conventional percentage basis to encapsulate the non-linear nature of the process), after which each phase would enter a more conventional, more linear trajectory up to completion of the work package on site. Design team fees could then revert to percentage based figures from hereon. A high degree of discipline will be needed to switch between these two, quite different states of mind for each project phase. This approach will maximise the opportunities for experimentation but minimise cost risks due to design change or programme over-run. It is likely that the scope of the contractor’s work will be tailored to allow final completion and adjustment of each project phase post-contract by BAC, the design team and the artists themselves. Grand Hall
46 Theatre Consultants Report Charcoal Blue
47 Production And Technical Systems The users of the building range from community - Comprised of standard components, making possible Introduction groups, students, first-time artists and technicians its deployment anywhere within the building The following report contains an overview of the through to experienced industry professionals. - Designed to facilitate safe working practices technical and production systems proposed within the - Designed to facilitate ease of installation and redevelopment of the Battersea Arts Centre. A large amount of discussion has centred on the operation The initial section provides a general overview of the creation of “Plug and Play” spaces; areas which may systems provided within the building and the philosophy be used as self-contained performance, rehearsal or The following sections will give a brief overview of the used when approaching the design. The next section development space, or connected with other spaces to systems approach for the various production disciplines provides a more specific insight into particular areas create larger performance venues. These spaces will of Stagelighting, Audiovisual and Stage Engineering. of the building. be discussed in more depth below. The final section of this report comprises an indicative Stagelighting Systems Overview technical costing for the systems proposed. Based on comments arising from the initial brief and In order to facilitate the buildingwide nature of This report is intended as a record of the current the ‘fuzzy’ workshops and following discussions held performances within the BAC the Stagelighting system thinking in terms of the technical and production both with the technical and artistic teams at the BAC, will be modular in design. There will be a move away systems within the building. It is a snapshot of the and within the design team we have formulated a set from installed dimmers within performance spaces, design process and does not represent a fully realised of criteria to utilise when approaching the technical replacing this system with a scheme of distributed scheme. systems design for the BAC. Therefore the rejuvenation power supplies around the building and a reliance on of the building must provide systems which are: portable dimming solutions, which can be distributed Systems Design Overview - Flexible around the building as required. It is clear that the work carried out within the BAC - Robust is wide-ranging, procreational and ground-breaking. It - Capable of self-contained or networked use Within dedicated performance spaces, there will be crosses both artistic and environmental boundaries. - Capable of easy-operation by all users an installed mains wiring infrastructure which will
48 49 provide links from outlet boxes with the space back for productions, the Audiovisual systems will a coordinated performance seating solution for the to a patchbay located by the likely position of the also encompass production and buildingwide whole building. portable dimmers. In other area that may serve as communications solutions, such as paging and occaisional performance spaces, links between the technical intercom. One of the main concerns of the HSE in recent times has dimmers and luminaires will be facilitated by the use rightly been improvement to access at height. Where of loose cabling. Similar to the Stagelighting solution, a scheme of local possible, work at height should be avoided. Where dedicated Audiovisual power supplies will be provided. this is not possible, safe working practices should Control will be facilitated by a combination of flood- A flood-wired CAT6 Ethernet data infrastructure will be in place to minimise the potential for accidents. wired Ethernet data, Ethernet nodes and wireless allow the deployment of a digital Audiovisual system, With this in mind, we have focussed on providing DMX solutions. Each space will initially be provided an IP video solution and reconfigurable paging system. the dedicated performance spaces with motorised with dedicated equipment although it is likely that A wireless technical intercom will be provided for suspension systems which will allow the majority of operationally all equipment will be centrally pooled in technician to technician communication. rigging to be carried out at floor level. It should be due course. As the design process continues, we will explore the noted that access at height will still be required for possibility of combining the reconfigurable paging the focussing of generic luminaires. A more detailed AudioVisual Systems Overview system with the buildingwide VA system. examination of access at height issues is included in The AudioVisual systems within the building will need the next section of this report. to service a number of different functions; from a CD Stage Engineering Systems Overview player within a rehearsal or incubation space through There are a number of issues within the building that we Within the “Plug and Play” spaces rigging solutions to a full sound reinforcement system for performance. will aim to address with the Stage Engineering systems. are currently supplied on an ad-hoc basis as they are A scalable approach will be required to allow for this Primarily, these are to improve access at height within required. We would look to provide a more coordinated versatility. the dedicated performance spaces; provide a rigging solution within the building that will make this process As well as providing sound playback and reinforcement solution for the “plug and play” spaces; and provide easier. We have detailed a “universal fixing solution”
50 51 as part of the examination of those spaces that should should be capable of servicing a variety of users. As the Electrical Contractor as noted in the exclusions be incorporated into the architecture. This will be well as an addition to the conventional spaces within listed below. refined further during the subsequent stages of the the building, the Grand Hall also serves as a major design process. income stream with its use in corporate or private hire The manufacture and supply of patchbays and socket and serves as a community resource. outlet boxes (comprising custom facilities panels to be Performance seating within the building is currently installed throughout the space for the connection of a combination of systems across the building, some The variety of uses required within the space will stage lighting luminaires and equipment) is included of which are in dire need of replacement. We will be necessitate a flexible approach to the systems design within this scheme. Installation and termination of looking to provide a coordinated system that can be within this area. these items is by the Electrical Contractor as noted deployed within any performance space across the below. building. This concept will be developed further as we Stagelighting Systems deal with each space individually. The stage lighting systems comprise dedicated control The space will be flood-wired with an Ethernet surface, control infrastructure, wiring infrastructure, data infrastructure which will form the backbone Technical Equipment and Systems Design dimmers, and luminaires. of the Stagelighting control system. This will be This section of the report introduces the systems The space will be provided with dedicated power supplemented with Ethernet nodes to convert the data designs for the proposed technical equipment supplies and a patchable wired infrastructure will carry to signal to a DMX lighting protocol for communication installations within the BAC. Each space we be treated LV-rated circuits to locations within the space and roof. with DMX-controlled lighting equipment and dimmers. seperately in order to give a comprehensive overview of In order to maintain the flexibility of the system, the Distribution of DMX signals will also be provided via a all systems. production dimmers will be flight-cased and portable. wireless solution. Whilst the space will not be provided All the necessary LV supplies, containment and wiring with a dedicated dimmer room, a location for an The Grand Hall associated with the stage lighting system are not installed data hub will be provided. The Grand Hall is the largest space within BAC and included in the costs here, and are to be installed by
52 53 The space will be provided with an installed houselight/ level by use of the motorised walkthrough truss system a CAT6 infrastructure to enable the use of a digital worklight scheme that is suitably flexible to cope with described below. The truss will provide a safe working audiovisual system. Where possible, communicatons the multiple users the space will serve. Control of the platform to enable work at height, although careful systems will utilise wireless technology. houselights/worklights will be addressable through consideration will be needed to ensure safe access to the lighting console when required, in addition to a the truss. There will be no central location for amplifiers, but dedicated network of worklight control switches and rather the scheme will deploy a distributed system of master control panels. The worklight and houselight PPE Harness securing points and emergency escape flight-cased units. This will enable amplifiers tobe fittings are not included within the production descender systems will need to be allowed for in this sited on the stage to supply local equipment or within scheme and are to be supplied and installed by the design process to ensure the safety of the technicians the roof void to supply overhead speakers Electrical Contractor as noted in the exclusions listed and for the employer to cover their liabilities. below. Careful co-ordination will be required with A 32-channel digital mixing desk is included as part of the integration of the electrical services designer’s Audiovisual Systems the in-house audiovisual along with a basic provision emergency lighting. The Audiovisual systems comprise sound of effects and playback equipment in rolling flight- A selection of generic stage lighting luminaires, effects reinforcement, technical communications, video cased racks. The flood-wired data infrastructure will units, rigging equipment and lighting accessories is systems and an infrastructure providing audio, comms service a number of possible control locations. included to enable the hall to produce its own shows and video origination, distribution and transmission to without the necessity to hire in additional equipment the theatre and foyer areas. A high-quality sound reinforcement system is included apart from special effects. Stands, loose cabling and to allow for audio reproduction and reinforcement. The stage boxes are also included to complete the technical The space will be provided with dedicated audiovisual system includes portable loudspeakers for monitoring provision. power supplies. In order to maintain the flexibility of or musicians’ foldback with associated amplifiers. the system, the space will provided with a minimal Overhead luminaire rigging will be carried out at stage wired infrastructure. The space will be flood-wired with A video infrastructure is included with cameras, video
54 55 distribution equipment and monitor. The system will Stage Machinery ceiling to allow hanging systems to pass into the space be based on IP system architecture and will utilise the The stage machinery specification comprises overhead below. The roof void will be provided with a lightweight flood-wired data infrastructure. rigging and suspension systems, a modular seating floor deck throughout to facilitate free movement scheme, and access and safety systems. within this area. It should be noted that access to this An infra-red assisted-listening system is included. roof void is currently quite precarious and the current This two-channel system could allow for described The overriding requirement for the Stage Machinery building risk assessments require the use of protective performances/workshops for the visually impaired or systems within the Grand Hall is the provision of a harnesses to get to this area. The proposed scheme for a simple translation facility for corporate events. suitable solution for an overhead suspension system. should provide a new protected route into the roof The suspension system will comprise of the following void. A hearing induction loop system is also proposed. elements: This operates directly with users’ hearing aids o Accessible rated rigging points within the Grand Hall A system of motorised chain hoists will be attached to obviating the need for an external headset, and thus roof space the rated beams which will support a walkthrough truss avoiding any visual indication of hearing impairment. o Motorised suspension system arrangement. When deployed, this truss will provide an the cable will remove the crosstalk that could otherwise o Walkthrough truss catwalk arrangement overhead suspension solution for the Grand Hall. The be experienced. motor scheme will feature a control system that allows A large amount of the discussion regarding this area the operation of the motors from the floor of the Grand A two-channel wireless technical intercom system is has centred on the creation of accessible rated rigging Hall. This scheme will be developed further during the included for use by technicians. points in the roof void above the Grand Hall ceiling. next design stage with particular thought given to a The proposal is to provide a scheme of structural means of access for the truss when deployed in its A selection of stage boxes, audio multicores, other I-beams running the length of the space which will elevated position. loose cabling and stands is included. provide flexible rigging points over the space. A series of removable plugs will be created within the plaster A powered access platform to enable work at up to
56 57 12 metres from floor level is included to supplement equipment from this venue to be deployed elsewhere installed throughout the space for the connection of working at height in a safety compliant manner in the building, when required, and also provides stage lighting luminaires and equipment) is included although it is envisioned that the gantry itself will buildingwide cohesion for systems design. within this scheme. Installation and termination of provide the majority of required access. Provision will these items is by the Electrical Contractor as noted be made for a system of emergency descenders from Stagelighting Systems below. the technical gantry. The stage lighting systems comprise dedicated control surface, control infrastructure, wiring infrastructure, The space will be flood-wired with an Ethernet The Grand Hall will require a modular seating system dimmers, and luminaires. data infrastructure which will form the backbone that allows for a variation of format and capacity. The of the Stagelighting control system. This will be primary requirements for this solution will be its ability The space will be provided with dedicated power supplemented with Ethernet nodes to convert the data to scale up and down and to be deployed throughout the supplies and a patchable wired infrastructure will carry to signal to a DMX lighting protocol for communication building as required. The seating system specification LV-rated circuits to locations within the space and roof. with DMX-controlled lighting equipment and dimmers. will be developed further with the architect and end In order to maintain the flexibility of the system, the Distribution of DMX signals will also be provided via user during the next stages of design. production dimmers will be flight-cased and portable. a wireless solution. The space will continue to be All the necessary LV supplies, containment and wiring provided with a dedicated dimmer room, which also The Council Chamber associated with the stage lighting system are not provides the location for an installed data hub. The Council Chamber is currently the primary included in the costs here, and are to be installed by The space will be provided with an installed houselight/ performance venue within the BAC and of all the the Electrical Contractor as noted in the exclusions worklight scheme that is suitably flexible to cope with spaces within the building, this one could be said to listed below. the multiple users the space will serve. Control of the be the one most dedicated to performance. However houselights/worklights will be addressable through the flexible approach to systems design will continue The manufacture and supply of patchbays and socket the lighting console when required, in addition to a to be applied within this space which will enable outlet boxes (comprising custom facilities panels to be dedicated network of worklight control switches and
58 Overview of Typical Stagelighting System
Power for lighting fixtures from dimmer racks is Generic and intelligent supplied via installed lighting fixtures patchable wiring infrastructure or loose cabling depending on venue Ethernet node allows connection of Production Control system and Houselight/Worklight scheme
Wireless DMX system provides control signal solution
Portable dimmer racks powered from local supply
Link to Houselight/Worklight control system
59 master control panels. The worklight and houselight The proposal is that the fixed pipe grid will be removed The combined dimmer room will provide a central fittings are not included within the production and luminaire rigging will be carried out at stage level location for the majority of the amplifiers, but this scheme and are to be supplied and installed by the by use of the motorised truss system described below. may be supplemented by a distributed system of Electrical Contractor as noted in the exclusions listed Although this flexibility will remove a large amount of flight-cased units. This will enable amplifiers tobe below. Careful co-ordination will be required with work at height, it should be noted that access at height sited on the stage to supply local equipment. the integration of the electrical services designer’s will still be required to focus generic equipment. A emergency lighting. motorised mast-lift is proposed to facilitate this. A 32-channel digital mixing desk is included as part of the in-house audiovisual along with a basic provision A selection of generic stage lighting luminaires, effects Audiovisual Systems of effects and playback equipment in rolling flight- units, rigging equipment and lighting accessories is The Audiovisual systems comprise sound reinforcement, cased racks. The flood-wired data infrastructure will included to enable the hall to produce its own shows technical communications, video systems and an service a number of possible control locations. without the necessity to hire in additional equipment infrastructure providing audio, comms and video A high-quality sound reinforcement system is included apart from special effects. Stands, loose cabling and origination, distribution and transmission to the theatre to allow for audio reproduction and reinforcement. The stage boxes are also included to complete the technical and foyer areas. system includes portable loudspeakers for monitoring provision. The space will be provided with dedicated audiovisual or musicians’ foldback with associated amplifiers. Overhead suspension of equipment within this space power supplies. In order to maintain the flexibility of is currently provided by means of fixed pipe grid at the system, the space will provided with a minimal A video infrastructure is included with cameras, video soffit level. This is not an ideal solution, especially wired infrastructure. The space will be flood-wired with distribution equipment and monitor. The system will for a space of this height; as well as requiring a large a CAT6 infrastructure to enable the use of a digital be based on IP system architecture and will utilise the amount of work to be carried out at height, it also audiovisual system. Where possible, communications flood-wired data infrastructure. requires the manual manoeuvring of heavy equipment systems will utilise wireless technology. into place. An infra-red assisted-listening system is included.
60 Overview of Typical AudioVisual System
Network Amplifier with integral analogue/digital conversion
Full-range Loudspeaker system Analogue/digital conversion Analogue audio input devices
Digital connection via flood-wired data infrastructure
Full-range Loudspeaker system
Digital connection via flood-wired data infrastructure
Network Amplifier with Sub-bass Loudspeaker system Digital Audio integral wokstation allows analogue/digital control and conversion playback of audio effects
Installed Ethernst Digital Audio Conventional audio Switch Mixing Console playback
61 This two-channel system could allow for described systems within the Council Chamber is the replacement the floor of the Council Chamber. This scheme will be performances/workshops for the visually impaired or of the current fixed overhead suspension system with - developed further during the next design stage. for a simple translation facility for corporate events. flexible motorised system. The suspension system will comprise of the following elements: A powered access platform to enable work at up to A hearing induction loop system is also proposed. This - Rated rigging points within the Council Chamber roof 12 metres from floor level is included to supplement operates directly with users’ hearing aids obviating space working at height in a safety compliant manner. the need for an external headset, and thus avoiding - Motorised suspension system any visual indication of hearing impairment. Careful - Truss arrangement The Council Chamber is currently supplied with a installation of the cable will remove the crosstalk that manual bleacher seating system. This bleacher is could otherwise be experienced. The most desirable solution for the rated rigging points nearing (if not already past!) the end of its useful life would be one similar to that proposed within the Grand and requires replacement. Whilst performances within A two-channel wireless technical intercom system is Hall. However, the possibilities within the roof void the Council Chamber are presented in an end stage included for use by technicians. in this space require further examination and so this format for some of the time, it was felt that there are scheme will be need finessing once those possibilities equally as many performances which require a more A selection of stage boxes, audio multicores, other have been established. flexible seating format. For this reason it has been loose cabling and stands is included. decided that the bleacher will not be replaced with a A system of motorised chain hoists will be attached to similar unit and instead the seating within the Council Stage Machinery the rated rigging points which will support a standard Chamber will be provided by a solution comparable The stage machinery specification comprises overhead truss arrangement. When deployed, this truss will with that provided within the Grand Hall that allows rigging and suspension systems, a modular seating provide an overhead suspension solution for the Council for a variation of format and capacity. The primary scheme, and access and safety systems. Chamber. The motor scheme will feature a control requirements for this solution will be its ability to The overriding requirement for the Stage Machinery system that allows the operation of the motors from scale up and down and to be deployed throughout the
62 building as required. The seating system specification more specifically what the requirements are likeliest to and; lighting control data between control surface and will be developed further with the architect and end be within each room. dimming solution, to be facilitated either by the flood- user during the next stages of design. wired data infrastructure or wireless DMX solution. There will be a system of cablepasses and cable “Plug and Play” Areas management solutions to enable connectivity between Where a single control surface is operating the lighting The notion of “Plug and Play” has been a driving spaces and also the provision of services to areas which within a number of spaces, the portable dimming will theme in the creation of the technical systems do not feature an installed infrastructure provision. be local to each space and will provide a distributed throughout the building. The spaces can be used for a dimming solution. Control of and connectivity between variety of purposes and the technical systems servicing Stagelighting Systems these disparate power hubs will be facilitated by an them will need to reflect this. “Plug and Play” spaces Each space will be provided with a dedicated power Ethernet system over the flood-wired data infrastructure could be used as rehearsal and incubation spaces; supply for the connection of portable distributed or by a multi-cast wireless DMX system. as stand-alone performance spaces; as performance dimming solutions. The size of that supply will be support spaces (“the room next door”) and; linked determined in part by the size of the room it is sited No specific luminaire stock has been allocated for the performance spaces for a promenade or multi-location within, the technical department’s assessment of how “Plug and Play” areas; it is envisioned that lanterns site specific performance. To service all of these that room is likely to be used and whether it could not being used within the performance space will be diverse requirements, the overall philosophy has been service other spaces. utilised. to keep the installed infrastructure to a minimum and to introduce the relevant equipment as loose items as The stagelighting systems will comprise the following Audiovisual Systems they are required. To this end, each potential “Plug elements: portable dimming solution powered from The audiovisual systems perhaps need to provide more and Play” space will be provided with technical power, local supply; loose generic luminaires; mains wiring versatility than any other system within the “Plug audiovisual power and data. The spaces have been infrastructure between dimmers and luminaires, to be and Play” areas. From a single performer engaged graded by the technical staff at the BAC to ascertain provided by loose cabling; dedicated control surface in an incubation process that requires CD playback
63 of music as part of their creation process, through to a coordinated soundscape that follows a moving audience through a number of spaces; the audiovisual systems will need to be capable of delivering a solution to a number of scenarios.
In order to facilitate this adaptability, the system will present a number of solutions. Perhaps the most used equipment within these spaces, will be a number of small, portable and self-contained audio playback systems. These will comprise a loudspeaker, amplifier CD player and inputs for an MP3 player or microphone contained within a single wheeled flight-case unit. More complex requirements will be dependent on the use of the flood-wired data infrastructure as a system backbone. The use of a networked digital audio scheme will allow the greatest flexibility in deployment of input devices such as microphones and recorded playback devices, and output devices such as powered speakers
or networkable amps and loudspeakers. Battersea Arts Centre, Battersea Proposed Suspension Arrangement within Grand Hall August 2008 This data infrastructure will also service the
64 communication requirements within these spaces as as such it is important that the solutions developed for These items have not been allowed for within it could be utilised for the transmittal of Paging and the Grand Hall and Council Chamber are capable of the technical costing given above but are essential for show relay signals, both input and output, and the flexible deployment within these areas. the successful operation of the theatre space distribution of video signals in an IP system. This will and will need to be coordinated with the Cost be increasingly important as the spaces are used as Indicative costing for Production Systems Consultant’s project cost plan. Where appropriate, we “the room next door” performance support spaces. The following tables show an indicative costing for have indicated an allowance for costing purposes. the required technical systems Battersea Arts Centre. • All electrical containment, wiring and installation for Induction loop and Infra-red assisted listening systems For clarification, they have been separated into the stagelighting systems. have been excluded from these spaces. A dual-channel associated disciplines of Stagelighting, AudioVisual, • The containment for audiovisual systems (audiovisual wireless intercom system will be provided to enable Staging and Buildingwide systems. The costs have wiring is included). technician to technician communication. been further separated by venue in acknowledgement • Audiovisual systems power wiring and feeds to of the phased approach anticipated for this project. audiovisual outlet boxes. Stage Machinery Please note, these figures are preliminary only based • Technical Power wiring and feeds to stagelighting The “Plug and Play” systems will require a flexibly on the established brief thus far and our experience of outlet boxes. deployable and discreet rigging solution. We are similar projects. This document does not represent a • LV Feeds to Dimmer Racks. proposing that each space is equipped with a series costed design solution. • LV feeds to stage machinery. of universal fixing points. These would comprise a • Integration with Emergency Lighting Systems. discreet flushed screw thread that can be fitted with • Control Room fit-out or openable windows. a rated connector which can support a rigging bar as Exclusions and Assumptions • Dimmer Room and Amp Rack Room fit out or required. This solution will be developed within the The following is a list of exclusions that we are aware cooling. next design stage. of as of 29th July 2008 and assumptions that • Any dedicated sound recording equipment or web These spaces may require seating at certain times and we have applied to carry out this costing exercise. casting or broadcast head end
65 equipment for editing suites/recording studio contractors under CDM; for example NVQs in manual • Any dedicated performance equipment for the facilities. handling techniques, use of theatre foyer spaces, studios or teaching • Any workshop, test equipment or tools. powered mobile access platforms, etc. The client may spaces, including technical equipment, seating or • Walkie talkies. need their operatives or a staging. • Paging system integration with any VA/EPAS nominated member of management to have these • A get-in lift or hoist (should it be required). system. qualifications in order for the new • Maintenance contract cover post warranty period • Stage Power outlets for temporary equipment. building to function safely. (this is not included but should be • Any temporary power feeds to external performance • Any costs incurred by timely appointment of any considered essential with a new installation). spaces. employed technical staff. Charcoalblue • Any installed furniture or acoustic treatment in any • Rigging Eyes or Beams, or any secondary steelwork would recommend that any likely operatives are Sound Recording Studio. required to support theatre employed in time to co-commission the • Any rehearsal room fit out, should there be such a equipment in dedicated performance spaces. An building and receive maximum exposure to the new facility. allowance for rigging points within Plug installation. • Any works associated with the provision of a and Play areas are shown within costs above. • Dip traps or any temporary cable management flytower • Theatre stage floors systems. (These would normally be • Main contractors discount. • Grid, galleries, handrails, access ladders in the stage included in the joinery allowances for floors.) • Inflation. house. • Fit out/construction of any high level access grids or • Preliminaries. • PPE for access @ height work in theatre spaces. lighting bridges in the auditorium • VAT • Steelwork for rigging positions in Grand Hall, Council of the main theatre, e.g. tension wire grid, technical Chamber and Recreation Room. gantries, etc. • Additional staff training providing anything other • Recessed channels – Unistrut/Halfen in walls for than equipment familiarisation by rigging vertical elements
66
Grand Hall Council Chamber
Stagelighting Stagelighting Staging equipment Item Proposal Item Proposal Item Proposal Facilities outlet boxes including wiring and £30,000 Facilities outlet boxes including wiring and £20,000 Suspension system, including walkthrough £200,000 termination termination trusses, motors and distribution Portable Dimmer racks (assuming 100 ways of £20,000 Portable Dimmer racks (assuming 200 ways of £40,000 Portable staging £10,000 dimming @ £200 per way dimming @ £200 per way Misc. rigging equipment inc. Drapes and Masking £15,000 Lighting Control, including equipment racks and £17,000 Lighting Control, including equipment racks and £17,000 Seating – Modular bench seating system £90,000 data distribution data distribution (assuming 450 places @ £200 per place) Worklights system control £10,000 Worklights system control £10,000 Subtotal £144,000 Luminaires (minimal provision - no motorised £20,000 Luminaires (minimal provision - no motorised £30,000 fixtures) fixtures) Misc. equipment including loose cable, rigging, £10,000 Misc. equipment including loose cable, rigging, £15,000 booms etc booms etc Subtotal £107,000 Subtotal £132,000
AudioVisual Item Proposal AudioVisual Facilities outlet boxes including wiring and £40,000 Item Proposal termination Facilities outlet boxes including wiring and £50,000 Equipment racks, patchbays & accessories £10,000 termination Sound mixer and associated racks with £18,000 Equipment racks, patchbays & accessories £12,000 playback/effects equipment Sound mixer and associated racks with £18,000 Loudspeaker system including amplifiers, £35,000 playback/effects equipment portable loudspeakers, rigging and accessories Microphones (includes minimal radio-mic £4,000 Loudspeaker system including amplifiers, £50,000 provision) portable loudspeakers, rigging and accessories Video cameras, distribution and displays (not £12,000 Microphones (includes minimal radio-mic £5,000 projection) provision) Assisted listening system - infra-red £10,000 Video cameras, distribution and displays (not £12,000 Assisted listening system - induction loop £4,000 projection) Wired technical intercom system (not radio £4,000 Assisted listening system - infra-red £10,000 intercom) Assisted listening system - induction loop £4,000 Stage Manager’s desk and cuelights system £10,000 Wired technical intercom system (incl wireless £10,000 Misc. equipment including stage boxes, loose £10,000 provision) cable, rigging, booms etc Stage Manager’s desk and cuelights system £10,000 Subtotal £162,000 Misc. equipment including stage boxes, loose £15,000 Grand Hall cable, rigging, booms etc
Subtotal £196,000
Staging equipment Stagelighting Staging equipment Item Proposal SuspensionItem system, including curved truss, £90,000Proposal Item Proposal motorsFacilities and distribution outlet boxes including wiring and £20,000 Suspension system, including walkthrough £200,000 Portabletermination staging £6,000 trusses, motors and distribution Misc.Portable rigging Dimmer equipment racks inc. (assuming Drapes and 200 ways of £8,000£40,000 Portable staging £10,000 Maskingdimming @ £200 per way Misc. rigging equipment inc. Drapes and Masking £15,000 SeatingLighting – Modular Control, bench including seating equipmen system t racks and £40,000£17,000 Seating – Modular bench seating system £90,000 (assumingdata distribution 200 places @ £200 per place) (assuming 450 places @ £200 per place) SuWorklightsbtotal system control £144,00£10,0000 Subtotal £144,000 Luminaires (minimal provision - no motorised £30,000 fixtures)
Misc. equipment including loose cable, rigging, £15,000 booms etc 67 Subtotal £132,000
AudioVisual Item Proposal Facilities outlet boxes including wiring and £50,000 termination Equipment racks, patchbays & accessories £12,000 Sound mixer and associated racks with £18,000 playback/effects equipment Loudspeaker system including amplifiers, £50,000 portable loudspeakers, rigging and accessories Microphones (includes minimal radio-mic £5,000 provision) Video cameras, distribution and displays (not £12,000 projection) Assisted listening system - infra-red £10,000 Assisted listening system - induction loop £4,000 Wired technical intercom system (incl wireless £10,000 provision) Stage Manager’s desk and cuelights system £10,000 Misc. equipment including stage boxes, loose £15,000 cable, rigging, booms etc Subtotal £196,000
Recreation Room
Stagelighting General Office
Item Proposal Stagelighting Facilities outlet boxes including wiring and £10,000 termination Item Proposal Portable Dimmer racks (assuming 50 ways of £10,000 Facilities outlet boxes including wiring and £5,000 dimming @ £200 per way termination (assumes reuse of existing Lighting Control, including equipment racks and £10,000 containment and wiring where possible) data distribution Portable Dimmer racks (assuming 50 ways of £10,000 Luminaires (minimal provision - no motorised £15,000 dimming @ £200 per way fixtures) Lighting Control, including equipment racks and £10,000 Misc. equipment including loose cable, rigging, £5,000 data distribution booms etc Luminaires (minimal provision - no motorised £15,000 Subtotal £50,000 fixtures) Misc. equipment including loose cable, rigging, £5,000 booms etc AudioVisual Subtotal £45,000
Item Proposal
Facilities outlet boxes including wiring and £10,000 AudioVisual termination Equipment racks, patchbays & accessories £5,000 Item Proposal Sound mixer and associated racks with £6,000 Facilities outlet boxes including wiring and £10,000 playback/effects equipment termination Loudspeaker system including amplifiers, £10,000 Equipment racks, patchbays & accessories £5,000 portable loudspeakers, rigging and accessories Sound mixer and associated racks with £6,000 Assisted listening system - induction loop £3,000 playback/effects equipment Wired technical intercom system (not radio £3,000 Loudspeaker system including amplifiers, £10,000 intercom) portable loudspeakers, rigging and accessories Misc. equipment including stage boxes, loose £6,000 Assisted listening system - induction loop £3,000 cable, rigging, booms etc Wired technical intercom system (not radio £3,000 Subtotal £43,000 intercom) Misc. equipment including stage boxes, loose £6,000 cable, rigging, booms etc Staging equipment Subtotal £43,000 Item Proposal
Suspension system, including trusses, motors £20,000 Staging equipment and distribution Misc. rigging equipment inc. Drapes and £5,000 Item Proposal Masking Seating – Modular bench seating system £14,000 Seating – Modular bench seating system £10,000 (assuming 70 places @ £200 per place) (assuming 50 places @ £200 per place) Subtotal £14,000 Subtotal £35,000
68
Plug and Play Buildingwide Systems
Stagelighting Item Proposal Item Proposal Paging system, including controller, mic points, £30,000 Facilities outlet boxes including wiring and £5,000 speakers, wiring and installation termination Cablepass system (assuming an allowance 50 £50,000 Portable Dimmer racks (assuming 100 ways of £20,000 passes @ £1000 per pass) dimming @ £200 per way Universal rigging points (assuming an allowance £50,000 Lighting Control, including equipment racks and £22,000 of 100 points @ £500 per point) data distribution – allows for wireless DMX Access @ height equipment for use throughout £20,000 distribution and multiple control surfaces the building Misc. equipment including loose cable, rigging, £10,000 Communications and data Links between £20,000 booms etc Performance spaces Subtotal £57,000 Subtotal £170,000
AudioVisual
Item Proposal Facilities outlet boxes including wiring and £10,000 Executive Summary termination Equipment racks, patchbays & accessories £10,000 Space Stagelighting AudioVisual Staging Other Total Sound mixer and associated racks with £18,000 C o u n c i l £107,000 £162,000 £144,000 - £413,000 playback/effects equipment (allows for multiple Chamber control surfaces) Grand Hall £132,000 £196,000 £144,000 - £472,000 Recreation £50,000 £43,000 £35,000 - £128,000 Loudspeaker systems including amplifiers, £20,000 Room portable loudspeakers, rigging and accessories General Wireless technical intercom system £12,000 Office £45,000 £43,000 £14,000 - £102,000 Misc. equipment including stage boxes, loose £10,000 Plug and £57,000 £80,000 - - £137,000 cable, rigging, booms etc Play Subtotal £80,000 B u i l d i n g w i d e - - - £170,000 £170,000 Systems Tot al £391,000 £524,000 £337,000 £170,000 £1,422,000
69
Access at Height Recommendations & Regulations • Ladders (average 515 injuries per year), primarily from to working at height. The Work at Height Regulations Background moveable ladders (average 425 injuries per year) 2005 consolidate previous legislation on working at Falls from height remain the biggest single cause of • Scaffolding (average 150 injuries per year) - primarily height most notably: workplace deaths and one of the main causes of major from general access scaffolds (average 118 injuries per injury. New regulations have been made to prevent the year) • Construction (Design Management) Regulations 1994 death and injuries caused each year by falls at work. • Work area/platform (average 128 injuries per year) • Construction (Health Safety and Welfare) Regulations Theatre and entertainment venues and other buildings • Vehicles (average 85 injuries per year) 1996 with provision for high level theatre lighting, suspension • Roof edge (average 65 injuries per year) • Workplace (Health Safety and Welfare) Regulations of scenery and other equipment necessarily involve • Stairs (53 average injuries per year) 1992 working at height and therefore, risks to persons working • Fragile roofs (average 52 injuries per year) • Provision and Use of Work Equipment Regulations in these areas must be mitigated by design to comply • Gangways/catwalks (average 39 injuries per year) 1998 with law. It is interesting to note that the main cause of all injuries The Work at Height Regulations also implement Work at Height Accident Statistics involving falls from height is due to people falling from European Council Directive 2001/45/EC concerning In 2003/4 falls from height accounted for 67 fatal ladders. 24% of fatal and major injuries in the workplace minimum safety and health requirements for the use of accidents at work with nearly 4000 major injuries (HSE each year result from falls from ladders. equipment for work at height (the Temporary Work at figures.) Of particular relevance to theatre practitioners is the Height Directive.) This hazard accounts for 15% of major injuries in the ratio of falls from catwalks as against falls from work workplace and is the most common cause of fatality platforms. The regulations place duties on employers, the self- in the workplace. The following details of accidents employed and any person who controls the work of involving work at height are taken from the HSE accident The Work at Height Regulations 2005 others (for example, facilities managers or, building record table: These regulations replace all earlier regulations relating owners who may contract others to work at height) to the
70 extent that they control the work. In terms of regulations, Note that previous regulation, for example, the Regulations Hierarchy persons holding these responsibilities are referred to as Regulations for Designers - CDM 1994, implied that the The Work at Height Regulations set out a simple hierarchy ‘duty holders.’ need to access places above a height of 2 metres should for managing and selecting methods of achieving work be ‘designed out’ or mitigating measures employed. at height: The overriding principle as an employer is succinctly There is no longer any specification explicit or otherwise summarised in regulation 6(3) of the Work at Height of circumstances where the regulations do or, do not Duty holders must: Regulations: apply (other than for platforms used in construction work • Avoid the need to work at height wherever possible; ‘Where work is carried out at height, every employer where the ‘2 metre rule’ is still referred to. ‘Construction • Use work equipment or other measures to prevent falls shall take suitable and sufficient measures to prevent, work’ is defined in detail in regulation 2(1) of the where they cannot avoid working at height; and, so far as is reasonably practicable, any person falling a Construction (Health, Safety and Welfare) Regulations • Where the risk of a fall cannot be eliminated, use work distance liable to cause personal injury.’ 1996 but broadly means ‘the carrying out of any building, equipment or, other measures to minimise the distance The regulations also place the responsibility for avoidance civil engineering or engineering construction work’.) and consequences of a fall should one occur. of injury at the employer’s door: The intention of the regulations is summed up in ‘Every employer shall ensure that work is not carried out regulation 6(3): This places a clear obligation on the employer and at height where it is reasonably practicable to carry out ‘…falling a distance liable to cause personal injury.’ therefore any designer working for the employer on the work other than at height.’ In terms of theatre and entertainment buildings, the a new building or refurbishment of an existing one to regulations apply equally to high level areas above the ‘design out’ the risk of falling wherever possible. Definition of Work at Height stage as they do to open traps in the stage surface or A place is ‘at height’ in terms of the regulations if a working areas in the under-stage. It is clear that reliance on work positioning equipment person could be injured falling from it even if it is at or ‘Work’ includes moving around at a place of work not such as mobile elevated work platforms (MEWPs) below ground level. simply the task in hand. should be regarded as acceptable only when risks of falling can’t be reasonably mitigated through the design
71 of permanent facilities and, it is also clear that the use • The risks from falling objects must be properly rails) priority over personal protection measures (such of fall arrest personal protective equipment (PPE) should controlled. as safety harnesses.) be seen as a last resort. • Take account of the working conditions and risks to the The duty holder must ensure that the place where work safety of those at the place where the work equipment Duty Holders Responsibilities is carried out at height (including access means) has is to be used. The responsibility of the employer, building owner or features to prevent a fall unless this would mean that it other persons defined by the Work at Height Regulations is not reasonably practicable for the worker to carry out Inspection as being responsible for the safety of persons at work in the work safely (taking into account the demands of the Inspection procedures are an important element of the any particular circumstance can be summarised as: task, equipment and working environment.) Work at Height Regulations.
• All work at height must be properly planned and If the exception in the paragraph above is relied upon, For places where work at height is carried out, each organised. equipment must be provided for preventing a fall individual place must be checked on every occasion • All work at height must take account of environmental occurring. If these precautions do not entirely eliminate before the place is used. For example this would involve conditions that could endanger health and safety. the risk of a fall occurring measures must be put in place checking the surface and guard rails. • Those involved in work at height must be trained and to minimise the distance and effect of a fall as far as is competent. reasonably practicable. Where equipment is provided to enable safe working at • The place where work at height is carried out must be height each item must be inspected after it has been safe. Selecting Work Equipment assembled and/or installed if its safety depends on how • Equipment used for work at height must be appropriately When selecting work at height equipment, the duty it has been assembled and/or installed. inspected. holder must: • The risks from fragile surfaces must be appropriately • Use the most suitable equipment. Equipment must be inspected as often as is necessary controlled. • Give collective protection measures (such as guard to ensure safety.
72 Secondary structural steelwork within the roof void provides Motorised hoists suspend truss easily accessible rated rigging points
Walkthrough truss arrangement allows a safe access @ height solution
Battersea Arts Centre, Battersea Proposed Suspension Arrangement within Grand Hall August 2008
73 Falling Objects Current Theatre Practice Working at Height Equipment One area of the Work at Height Regulations with Installed Bridges and Grids - Collective Measures Sometimes referred to as ‘work positioning equipment’ implications for Theatre overhead working and especially Although these means of access and working at height or, ‘access equipment.’ theatre grids are regulations 10 and 11. are preferred by technicians and are compliant with the Work at Height Regulations as being ‘collective It is sometimes assumed that the Work at Height The duty holder must take all practicable steps to measures,’ preferable to all other means of working at Regulations ‘outlaw’ the use of ladders, steps and prevent anything falling. In terms of theatre grids, even height, it is not always possible within the dimensional specifically, in the theatre sphere: the Tallescope.™ small objects such as nuts and bolts can cause serious and structural constraints of a performance space to As has been explained in the previous sections, this is injury to persons at stage level. provide them. not the case. Collective (permanent) means of access and protection of places where work at height has to The Regulations place a clear obligation on the duty Bridges are not always well suited for use over stages be undertaken are the preferred method however the holder to ensure that areas in which there is a risk of which are equipped with fly-towers and where the Regulations do recognise that there are instances where falling objects or persons are indicated and measures space taken up by the bridge structure clashes with the this is not ‘reasonably practicable.’ taken to prevent unauthorised people reaching them. requirement to provide clear space for flown scenery and equipment. In these cases - arrived at after careful consideration of Similarly, it is clear that in a theatre overhead work must the options - it is acceptable to use work equipment to be prevented whilst persons are at risk either through However, grids and bridges come in many forms both facilitate working at height subject to selecting the correct strict management procedures ensuring no loose items fixed and flexibly deployable, to be adapted to changing equipment, applying correct procedures and ensuring can be dropped or, exclusion of personnel from below needs within the performance space, and, in most appropriate inspection procedures are in place. It is also the working area or, by warning and lock-out systems instances a reasonable solution can be found to provide an essential prerequisite that technicians are trained and preventing access to overhead working areas. a work at height scheme which relies predominantly on competent and that rescue procedures are in place. collective measures.
74 Although the use of personal protective measures such in Theatres and Similar Locations.’ Its status remains a as PPE fall arrest equipment cannot be avoided for working draft as the Health and Safety Executive are yet occasional specific tasks it is hard to conceive that any to adopt it as an approved document. performance space should be designed to rely solely on such measures for working at height. Such an approach Nevertheless, the working draft features the following would run contrary to the spirit of the Work at Height advice for Tallescope™ use: Regulations and would be extremely difficult to justify. Flat floor, static use Single person operation permitted Tallescope™ This is possible on a flat floor with outriggers extended Typically, in a studio theatre or rehearsal Room, stage Tallescopes in use and in contact with the floor, all brakes and castors lighting luminaires, sound equipment and stage locked. engineering facilities are rigged at a height of at least No movement of the Tallescope™ while the person is in 4 metres. In a theatre with a fly tower above the stage, Tallescopes in use the basket should be undertaken. luminaires will often be at a height of 7 metres or above. The Tallescope™ has been considered to be a safer A full risk assessment of the number of up – down – means of access than the tall A frame ladders it replaced, move processes should be undertaken to ensure The traditional means of accessing equipment in but more recent regulations and recommendations as injury due to fatigue is avoided. (There was a serious theatres at a height above 2 metres is the Tallescope™. listed above have caused a reassessment of the use of incident at London’s Park Lane Hilton Hotel in 2001 This is a mobile platform that features a climbable mast the Tallescope™ in theatres. where a technician broke his leg having slipped on the with a caged access platform (the ‘basket’) at the top. ladder following an extended period of single person Designed to support one person with tools it has a safe In 2002 a working group of the Broadcasting and operation.) working load of 115kg, and a factor of safety against Performing Arts Joint Advisory Committee (BJAC) issued It is very unlikely that in this mode of operation a typical failure of 4. a draft report titled ‘Tallescopes™: Guidance on Safe Use theatre/rehearsal room lighting rig could be safely
75 focused with only one technician. direction, and additionally one technician on each side with the separate lifting mechanism, as there is concern Mobile use – small Tallescope™ – four-person operation of the Tallescope to provide stabilisation. that such activity breaks the ‘three point rule’ associated permitted In addition to the above, the Tallescope™ must be with working on ladders. All mobile use requires the technician in the basket to inspected before every use and, all of its component be harnessed off with a lanyard to a suitably rated fixing parts found to be present and in perfect working order – Notwithstanding the previous advice, in terms of the system adjacent to the working area. This might be a including the levelling indicator bubble. All technicians Work at Height Regulations, the use of Tallescopes™ fixed bar or, a dedicated fall-arrest system. Note that must be fully trained, competent and confident in their must be controlled in the same way as any other item of flying-bars whether manual or powered and which could tasks wearing hard hats with chin straps and the floor work equipment. They should only be used where there be inadvertently moved up or down are not suitable for area must be completely free of hazards. is no reasonably practical other permanent or collective this purpose. means of carrying out the work and where there is a The technician should be attached by dual lanyards that Mobile use – large Tallescope™ – five technicians compliant risk assessed working procedure in place with allow the working position to be moved in increments with required appropriate inspection and maintenance regimes. a safety attachment always in place. Lanyards should be This usage is identical to the use for the small of a suitable length to prevent a fall in excess of 600mm Tallescope™, with the addition of another technician at Fatigue is an important aspect of Tallescope™ use and and the Tallescope™ should only be moved in small the base to assist in movement. one which further supports the aforementioned size of the increments to allow for correct lanyard placement. In addition to the above it is not recommended that a teams required to safely use a Tallescope™. Repeated A suitable rope access rescue policy must also be in Tallescope™ be used for rigging, unless a stand-alone climbing of a vertical ladder is tiring and this can lead to place with all technicians fully trained and competent in block and tackle pulley system, operated from the floor, complacency, mistakes and misjudgement. All members these methods. is available adjacent to the Tallescope basket™. Tools of the team using the Tallescope™ should be trained in In addition to the operative in the basket, there should & equipment should not be carried whilst climbing a its use and organised so as to take turns in rotation to be be two technicians at each end of the base of the Tallescope™ the technician ‘in the basket.’ This has the added benefit Tallescope™, with one pulling the scope in the required Some local authorities will not accept this process, even of ensuring the floor technicians appreciate why they are
76 necessary and encourages concentration on the task in large clear area of floor in which to work that makes its hand. This is an important area in which powered work use on a scenic stage often impractical, and it requires at height equipment has a distinct advantage in that the build and break-down time. Building and dismantling of fatigue element is mitigated. the tower are intrinsically hazardous activities.
Access Towers Notwithstanding the above, aluminium access towers are Although not strictly a mobile piece of equipment (it available in many forms and can be specially adapted for is not recommended that a tower be moved with an a particular purpose in a specific venue. In other words operative on board), the larger footprint of a tower does this means of access may be suited to special purposes provide a working platform that requires less movement but not as a general means of achieving work at height. around a space.
Aluminium scaffold towers in use The Powered Individual Work Platform (IWP) - ‘Genie’ Aluminium scaffold tower systems in use ‘Genie’ is a generic brand name for a powered access This well-known lightweight solution to access at height tower should require the replacement of the damaged platform that features a basket at the top of a mast, (the ‘zip-up tower’) has also recently come under component. This includes brakes, wheels, tyres, similar to that of a Tallescope™. scrutiny from HSE. Due to the nature of its modularity handrails, support frame, decking boards and ladder and component storage it is easily prone to damage. sections. Powered IWP in use The walls of the support members are aluminium and Generally electrically pumped hydraulic systems, IWPs easily dented or scored. Although it is possible to manage this regime of are powered either from directly from the mains or inspection and replacement, the nature of theatre and via on-board rechargeable batteries, IWPs feature a Ladder visual inspection record keeping guidance performance generally requires a more robust piece of heavyweight base with interlocked safety systems. (For recommends that any damage to any component of a access equipment. The tower also demands a reasonably example, it is not possible to raise the mast unless the
77 Drivable IWP and diagram of effective working area approx. 7.6 metres with a stowed height of 2 metres, platform a viable alternative to the Tallescope™. Of a width of 0.8 metres and a length of 1.3 metres. course, the safety interlocks and strict management Most models are designed to access through standard regime remain, but in terms of staff availability in a doorways although special models exist for more theatre space, the mobile IWP may come into its own. constrained spaces. Adaptations to suit use over seats Its relatively small size when folded-down also makes it and uneven floor surfaces are available. particularly suitable for moving around within confined spaces, and easier to store than a Tallescope.™ The Mobile Elevating Work Platform (MEWP) Powered IWP in use A typical IWP that would replace the majority of medium Sometimes known by the nature of its mechanics as IWP is set level, with all outriggers fully deployed and the Tallescope™ tasks has an extended platform height of a ‘scissor-lift’ or, by the more imaginative term ‘flying power supply present.) carpet.’ Traditionally the IWP is not a particularly preferred choice MEWPs are similar in some ways to IWPs but with a for theatrical purposes. The safety interlocks, heaviness working platform on a hydraulic scissor lift instead of a of the base, and the need to come down and move the basket at the top of a mast. Although some modifications equipment before going back up have been perceived to may have to be made to provide access to the working be too slow operationally. platform at ground level, MEWPs could conceivably be made capable of offering a degree of wheelchair access In recent years, however, the introduction of IWP at height. platforms that can be driven along the floor by the operator in the basket with the mast at full extension Mobile elevating work platforms have made the IWP As this piece of equipment requires a larger clear area
Drivable IWP and diagram of effective working area at the base to manoeuvre it has also been a less than
78 popular choice in theatres. MEWPs by their very nature Tallescope™ has an approx. platform height of 4 metres, the client. require to be relatively heavy to maintain stability and a stowed height of 1.7 metres, a width of 0.8 metres and therefore impose substantial local loads on the floor length of 1.4 metres. However, given the floor loading The Recreation Room currently has no permanent surface. Careful consideration is required before using constraints an MEWP is not necessarily a like for like suspension solution and we would suggest the adoption an MEWP on a stage especially if scenic surface or replacement. of a similar motorised truss in this space. Access to the rostra are in position. Again however, the advent of CE elevated truss could be achieved either by the use of approved platforms that can be driven from the top of Summary the same IWP or the use of ladders, a zip-up tower or the mast, the larger platform from which more than one Detailed proposals to meet the requirements of the Work Tallescope™ under an appropriately managed risk- technician can work coupled with the potential capability at Height Regulations in terms of collective measures assessed regime. to provide wheelchair access at height, is leading to their and work at height equipment will be developed during introduction in theatre spaces. the design process, and we have included for access Within the Grand Hall, we are proposing the installation A typical model most suited to replacing the small equipment where required. of a motorised walkthrough truss. The truss arrangement could be lowered to the floor level for large turnarounds, Access at height work at the BAC currently relies on the whilst day to day activities can be achieved at height as use of a Tallescope™ to access fixed pipe grids. We the truss itself provides a safe working platform. would propose that the fixed pipe within the Council Chamber is replaced with a motorised truss which would enable rigging work to take place at floor level. We would advocate the use of a mast-style IWP to access the truss in its elevated position to facilitate the focus of generic lighting equipment. Relevant training and certification of
Mobile elevating work platforms the platform’s operator would need to be undertaken by
79 80 Service Engineers Report Skelly & Couch
81 Part L2B & Energy There is considerably more opportunity to improve the of 30m2 would offset ~ 3.5 tonnes of CO2 per year The Building Regulations acknowledges the need to energy performance of the building by renewal of the and potentially provide 50% of the annual hot water reconcile the need to limit heat loss and gain through existing services. Reconciling the historic nature of the load (subject to occupancy numbers). The installation thermal elements with the historic nature of the building building with the services is more straightforward and would cost in the order of £23,000. fabric and facade. At BAC the biggest contribution to this is where the main contribution will derived. achieving this will be: Water - Incorporating thermal insulation in the external facade Part L2B provides guidance on the means of The BAC currently uses ~2750m3 of water per year where ever possible: in roofs when they are replaced; demonstrating compliance with the building regulations (based on the annual water charge). This is equivalent in any new thermal elements; renewal of any ground and where building work is to be carried out suggest to 7.5m3 per day. BSRIA guidance on water use in slabs or finishes to below ground external elements. that a proportion of the cost of the works should be theatres is 3 litres per person per day. On this basis - Limiting infiltration of external air: sealing up dedicated to improving the energy performance of the the water consumption would equate to an average of unnecessary vents or holes; refurbishing external building. 2,500 per day. This indicates that there is scope for window and door elements to seal gaps. reducing water consumption. This can be achieved - Where blackout blinds/panelling is incorporated The definition of building work is somewhat involved by: to glazing optimise its thermal efficiency (needs however it is unlikely that the scratch interventions - Reducing the size of cisterns on replacement WCs. consideration of condensation). to the Grand Hall will require them however the more - Installing spray taps where possible. - Where acoustic secondary glazing is required permanent work (such as creating Home) will. In - Installing water sub meters to monitor consumption incorporating solar control glass (on south, west and terms of on-site renewable energy generation the most and detect leaks. east elevations) to avoid overheating and low-e glass feasible option is the incorporation of solar thermal The large roof area suggest potential for rainwater to limit heat loss. panels on the roof so generate hot water. Potential recycling. Approximately 1680m3 of rain will fall on - Where internal wall finishes are to be replaced locations are the roof to the new build lift block and the roof of the building each year. On the basis of 75% incorporate thermal insulation. the west facing roof of the Recreation room. An array of this rainfall being available for collection ~1260
82 83 could be used for flushing WCs (~40% of annual water Existing Information large number of Code 1 and Code 2 observations. consumption). Existing rain water would be diverted The following documentation has been used in Following the guidance of the Electrical Safety Council to a basement storage tank (say 20,000 litres) from preparation of this report: Code 1 observations require urgent attention as danger where it would be pumped to hih level header tanks exists. Code 2 observations require action to remove to gravity feed the WCs. A clearer understanding of Drawings potential danger. These observations generally relate the rainwater drainage installation would be needed - CBG Consultants Tender drawings: Small power and to the electrical distribution equipment rather than to assess this. Lighting layouts. Drawing Numbers 268401-E01 to the wiring. They should be rectified urgently. There E16. These drawings are dated September 2005. appears to be some inconsistency in the naming of the Existing Services Report These are not ‘as built drawings’ and it is apparent distribution boards in particular at the main service Summary that elements of the work detailed have not been incomers (they do not reflect the installation of the Battersea Arts Centre is undertaking a programme of carried out. These drawings can form the basis of a set theatre performance distribution board installed for works to their building to sustain its operation as a of as built drawings however a more detailed survey the Red Death performance for example); incorrect performance venue for the short and long term future. will be required to validate their accuracy. naming of one of the intakes (the East intake to the To inform this process Skelly & Couch LLP have - W.P.G Surveys: building survey drawings. Grand Hall for example should read West) and there is undertaken an appraisal of available existing services no reference or testing of the East intake. The report information and carried out a number of site visits with Reports And Other Information refers to the fact that access was restricted and this the BAC technical team to expand where possible on this - D.H Crofts Limited Periodic Test and Inspection may be reflected in the incomplete information. The information. This report summarises this information, Report for an Electrical Installation. The on-site testing remedial work to the installation should also include highlighting where future survey work is required and and inspection was carried out in November 2007 and a clarification of the electrical distribution and gives an overall assessment of the installations. Also January 2008 and generally covers the non-performance confirmation of redundant equipment. included is a discussion of the energy performance of areas of the building. The overall assessment of the the existing building and potential for improvement. installation deems it to be ‘unsatisfactory’ due to a Periodic Inspection Report for an Electrical Installation
84 85 by Jerry Hodgson carried out in June 2006. This the supplier bills to confirm details of the supply. There The 6 three phase metered electrical supplies to the report generally covers the electrical services within are two electricity bills available: one with EDF Energy building as follows: performance spaces only. The overall assessment of for a maximum demand of 125kVA and one with EON Main intake room: Service 1: 400A three phase supply the installation deems it to be ‘unsatisfactory’ due to UK for a maximum demand of 150kVA giving a total of on the west side of the intake room. The supply cable a small number of Code 1 and Code 2 observations. It 275kVA (or 400A three phase) to the whole building. appears to be routed from Town Hall Road (and is not known whether action has been taken to rectify There appears to be 6 3 phase metered supplies to presumably the substation) however it could not be these observations however they should be carried out the site and therefore we suggest that KCC confirm the traced for its full length. This service supplies a Hager if not done so. overall maximum demand for the site. MCCB Panelboard that supplies three cee-form sockets - A range of statutory authority bills for electricity, gas on the stage of the Grand Hall and a distribution board and water. in the kitchen off the court yard. It also services some - A summary of statutory authority costs for the period cee-form sockets in the main foyer. These systems were to March 2008. installed as part of the Red Death performance.
Electrical Installation Service 2: 400A three phase supply on the west side of Lv Distribution the intake room. The supply cable appears to be routed There is an electrical substation housed within the from Town Hall Road (and presumably the substation) building accessed off Town Hall Road. Confirmation however it could not be traced for its full length. This will be required from EDF as to whether the substation service appears to supply off peak electric storage belongs to BAC (and is dedicated to supplying them) heaters to the main building however there is some or whether it serves other buildings in the area. The inconsistency in the labelling of the boards and the D.H electricity bills appear to be managed by Kent County Crofts inspection report. There is an on and off peak
Council (KCC) and at this stage we do not have access to Door to substation meter associated with this service.
86 87 Service 3: 400A three phase supply on the east side of Service 6: 150A three phase supply to the Grand Hall from 2010 to 2012 and a cost of £640,000 has been the intake room. The supply cable appears to be routed northeast corner. The supply cable is routed from Town allocated to this. from Theatre Street however it could not be traced for Hall Road. This service stage lighting to the Grand Hall its full length. This service appears to supply mainly and small power and lighting to the Grand hall Foyer. It Further survey work required. on peak supplies to the main building with some off- appears that this supply has not had a periodic inspection 1. Periodic test and inspection report on Service 6. peak supplies (again there is some inconsistency in the test carried out on it and we would recommend that this 2. Clarification of inconsistencies between existing labelling of the boards and the D.H Crofts inspection is done to assess its safety and to trace the full extent of Inspection reports and the existing installation (carried report). There is an on and off peak meter associated the supply. out as part of item 1.). with this service. 3. Send an enquiry to EDF to obtain record drawings for Earthing the area. Archive Room The nature of having power sources in a space from 4. Following receipt of supplier energy bills confirm Service 4: 200A three phase supply in the archive room. different intakes can lead to differing (and potentially overall maximum demand capacity for the building. The supply cable appears to be routed from Theatre dangerous) earth potentials if the earthing has not been 5. Detailed Survey to update the CBG Consultants Street however it could not be traced for its full length. adequately addressed. We would suggest that this is Tender drawings into as built drawing information (note This service supplies small power and lighting to the inspected and tested. Remedial work required. these drawings should exist as part of the O&M Manuals west of the main building. 1. Rectification of the Code 1 and 2 observations for the building and the council should be requested to highlighted in the existing Periodic Test and Inspection confirm whether they can provide them). Grand Hall reports. Service 5: 150A three phase supply to the Grand Hall 2. Confirmation of adequate equipotential bonding General Lighting northwest corner. The supply cable is routed from between the 6 supplies. The general light fittings (other than performance Theatre Street. This service supplies small power and 3. As part of the lease agreement there is a requirement lighting) are a mixture of pendant luminaires (mainly lighting to the bulk of the Grand Hall. to replace the existing electrical services over three years fluorescent tube) surface fixed low energy fluorescent
88 89 fittings and standard pendant and bulkhead fittings for the installation on top of the control cabinet. There Two panels are located in the main entrance lobby. of varying ages and conditions of repair. Switching is are additional supplementary self contained maintained It is not known whether both panels are in operation generally via individual plate switches. Some fittings (switched with the normal lighting) and non-maintained and this should be confirmed. The more modern panel have been highlighted as Code 1 or 2 within the Periodic (only on in the event of a mains power failure) fittings. (EDA-M100) is a wireless installation and may be Inspection Report and should be repaired or replaced. interfaced with the panel to the Grand Hall. This panel Further survey work required: Further survey work required: is currently showing a common fault signal. Grand Hall 1. Detailed Survey to update the CBG Consultants Tender 1. Detailed Survey to update the CBG Consultants Tender Basement There is a 2 Zone Firedex 2012 alarm panel drawings into as built drawing information to show the drawings into as built drawing information to show the in the corridor off the old kitchen. It appears to only light fittings, circuit from distribution board, cable route emergency lighting fittings, circuit from distribution cover the old kitchen area. It has a radio transmitter and switch location. board, cable route and test switch location. that may interface with the main building wireless 2. We would recommend that both emergency panel. The Performance Fire Safety Assessment has Emergency Lighting battery systems are serviced, tested and a secure highlighted there is limited fire detection throughout There are two 50V central emergency battery installations up to date log book be compiled in accordance with the building and recommended additional detection serving the building: BSEN50172:2004. be installed specifically for the performance of the Grand Hall off the Service 5 electrical intake room 3. As part of item 2.we would recommend that existing Mask of the Read Death. There is a schematic drawing on the wall in the emergency illumination levels be checked along means of escape battery room that was drawn in 1960 indicating that the routes to ensure compliance with ABTT guidance for Further survey work required: installation wiring is of considerable age. There are some places of entertainment. 1. Detailed Survey to update the CBG Consultants relatively recent test certificates for the installation on top Tender drawings into as built drawing information to of the control cabinet. Fire Alarm show the detectors, sounders and manual call points Main building basement room adjacent to the main switch There are three fire alarm panels in the building. and any cable routes. How the various panels on the room There are some relatively recent test certificates Main building site interface should also be confirmed.
90 91 2. We would recommend that the fire detection and IT/Data alarm installation undergoes a Periodic Inspection and There is a wall mounted IT cabinet in the Old Producing test to ensure the system is in operating in accordance Office data outlets located around the building. It is with BS5839 Part 1: 2002. understood that the IT infrastructure is expanding with wireless distribution being investigated. Security Systems Further survey work required. There is a minimal security detection and alarm 1. Understand the long term strategy for the site wide installation with contactors on external doors and a voice and data network. Make up air grilles off corridor number of internal doors. The main panel is located in the main entry foyer. There is also a panic alarm to Lightning Protection the box office and keypad entry to the finance corridor. There is an existing lightning protection installation An ADT modem is linked to the security panel and with generally exposed copper spikes at high points it is assumed that there is a remote link to an alarm on chimneys and ventilation stacks with down receiving centre however this should be confirmed. conductors run to ground. Whether the installation is The current installation would not comply with the fully compliant with current British Standards would requirements for police response to a break in. There is require a detailed study. This may have implications a CCTV camera in the main entry hall and the electrical for the building insurance. drawings indicate some external cameras – the full extent of the system should ideally be documented Mechanical Heating with location of multiplexer and monitors located on Grand Hall drawings. There are two 150kW gas boilers in the basement boiler room to the Grand Hall. These appear to serve Attenuator to north wall extract fan
92 radiators within the Grand Hall only. The boilers look These heaters are of various ages and states of repair. routes. in reasonable condition although it is not known Again it is understood that the building struggles with 2. We recommend that the boilers are serviced. whether they are operational. It is understood that the getting up to temperature in winter. Condenser to split units building struggles with getting up to temperature in Condenser to beer fridge winter. There is a pile of loose paperwork within the 3. Detailed Survey to produce a boiler room pipework, boiler room which indicates that the installation is due Comfort Cooling pump and valve schematic. for a service. The pipework within the plant room is There are a number of indoor split cooling units in the: 4. Asbestos survey to determine whether pipework insulated with material that may contain asbestos and Sanitary Office, high level in the Council Chamber and insulation contain asbestos. a survey should be carried out to determine this prior General Office. The external condensers (where the 5. As part of the lease agreement there is a requirement to any remedial stip-out works. The boilers are flued by heat is rejected to outside) are located in the central to replace the existing heating installation over four a fan dilution flue system with air for combustion and courtyard. There is also a condenser which appears to years from 2011 to 2014 and a cost of £200,000 has exhaust air being discharged through external louvers be serving a beer fridge within the kitchen. There is a been allocated to this. at street level on Theatre Street. The 1956 Clean 3 phase distribution board within the main basement Air Act Memorandum indicates that fan dilution flue plant room that is serving 3 condensing units located Hot & Cold Water & Gas terminations should be more than 2m above ground on the roof. At this stage these units have not been Gas level if <1MW. The flue arrangement is therefore not located as access has not been gained to the roof. There is an existing U25 gas meter in the main lower in strict accordance with the Clean Air Act. ground floor boiler room off Theatre Street. This meter Further survey work required: is taken from a capped off 80mm diameter supply. This The CBG Consultants Tender drawings indicate a 1. Detailed Survey to update the CBG Consultants meter serves two 150kW gas boilers and a 65kW direct number of electric radiators distributed around the Tender drawings into as built drawing information to fired hot water calorifier. There is a metered gas supply Grand Hall. Main Building The main building appears show the radiator positions and type (wet or electric), to the cafe kitchen. There is a gas hob in the kitchen to be heated by electric off-peak storage heaters only. split cooling and condenser locations and pipework off the central courtyard however it is not clear how the
93 gas pipework is routed to it. It does not appear to come It is not known whether this is the only water supply to from the boiler room U25 meter and may come from the building and this requires confirmation. A number the cafe kitchen supply. The CBG Consultants Tender of cold water storage tanks are located throughout the drawings indicate a gas meter located in the lower building. A survey needs to be carried out to determine ground floor kitchen below the Grand Hall although compliance with the current water regulations. There is this was not located. an existing fire hose reel at the south end of the Grand Hall. It is likely that this can be removed following Hot Water approval from the fire officer. Make up air grilles off corridor There is a 65kW direct gas fired Lochinvar hot water calorifier in the main lower ground floor boiler room Further survey work required: off Theatre Street. The flue to the calorifier appears 1. Detailed Survey to update the CBG Consultants to connect to the existing boiler flue. The extent of Tender drawings into as built drawing information to hot water provision from the calorifier is unkown and show the location of hot water boilers and cylinders, needs a detailed survey. This will enable an assessment hot and cold water outlets, gas and cold water meter of legionella risk. There are local electric hot water positions, gas outlets and all pipework routes. boilers distributed around the building.
Cold Water The CBG Consultants Tender drawings indicate a water meter located in the basement beneath the cafe kitchen although this was not located. The Thames Attenuator to north wall extract fan Water bill indicates a single 25mm meter water supply.
94 Ventilation are not currently working and as part of the Mask of Make up air grilles off corridor The building is predominantly naturally ventilated with The Read Death performance there was a proposal to Attenuator to north wall extract fan local kitchen and toilet extract. Ventilation to the main replace them however this work was not carried out. performance spaces are as follows: Further survey work required: Further survey work required.: 1. Confirmation of mechanical extract fan locations and 1. Detailed Survey to update the CBG Consultants - Council Chamber: natural ventilation only (with ductwork routes to be marked on as built drawings. Tender drawings into as built drawing information to high level split cooling units to provide some comfort show the location of internal foul drainage pipework. cooling- these units are noisy and generally not used. Public Health 2. We recommend a below ground CCTV survey is They are located outside the main control room and Rain Water Drainage carried out on the below ground drainage to identify its their location is not ideal). Rainwater collection is generally via eaves gutters with extent and the condition of the pipework. - General Office: mechanical ventilation. some flat roof drainage. Rainwater pipes are generally - Sanitary Office: natural ventilation (with a high level run externally. Partial replacement of the roof guttering split cooling unit). The control room has an exhaust has been identified as a part of the lease and £14,000 duct to the corridor. has been allocated to this in 2013. The Building survey Discussion - The Grand Hall: mechanical extract with natural drawings indicate locations of rain water down pipes. Running cost and CO2 emissions supply. There are two large wall mounted axial fans Above Ground Foul Drainage Recent annual running costs for the site are as follows: located in each gable end of the roof void. These fans Above ground drainage is generally run to internal cast Gas: £17,233. This equates to ~115 tonnes of CO2 draw air from the Grand Hall through grilles in the iron stacks. emissions per year. Electricity: £37,354. This equates ceiling with make-up air being drawn through grilles to ~162 tonnes of CO2 emissions per year. Water: mounted behind the access corridors radiators. The Below Ground Drainage £4,404. This equates to ~2750m3 per year. In terms fan to the north gable has an external attenuation A survey of the below ground drainage has not been of CO2 the following table provides a comparison for chamber attached to the building. The extract fans carried out. benchmark energy use for theatres.
95 £375,000-£400,000. The existing fan diluted flue is already happening. installation would not be appropriate and the existing boiler flue would need to be reused. Conclusions The main areas for consideration in terms of the It can be seen that the existing CO2 emissions is LV distribution services installations as the project moves forward considerably less than best practice based on electric It is clear that the Grand Hall and the main building are: heating to the main building and gas to the Grand have been set up as two separate buildings in terms of - Choice of heating energy and the cost and installation Hall. The reasons for this could be: it is consistent the electricity distribution. The fact that there are 3 implications. with the existing heating not operating correctly; the 400A three phase supplies in the existing main switch - Reconfiguration and renewal of the LV distribution density of performance space to building is probably room would suggest that there is adequate capacity in throughout the building. less than a theatre; the density of performances and terms of the cabling infrastructure to power the whole - Solutions for enabling adequate ventilation performance lighting at BAC may be less than a building. The disparate nature of the existing supplies to performance spaces to meet ideal licensing standard commercial theatre. Whether the benchmark and the need to replace the bulk of the installation in requirements. figures are indeed appropriate comparison is debateable accordance with the lease requirements would suggest - Addition/renewal of the fire detection and alarm however the above figures show a considerable saving there is an opportunity to rationalise the supply and installation to meet licensing requirements. in CO2 emissions by switching to gas fired radiant have the main switch room form the heart of the - Completion of survey work to hot and cold water heating throughout the building. We would therefore electrical distribution. The new supplies to the stage in installations to determine compliance with the Water suggest that this is actively pursued as an option. Grand Hall installed as part of the Masque of the Red Regulations and meet licensing requirements. An indication of cost for the whole site would be Death performance would suggest that this transition
96 Structural Engineers Report Price & Myers
97 Structural Engineers Report
For ease of reference this report has been split into and replaced with a smaller balcony. The construction be able to carry this without significant strengthening. two areas; the Grand Hall and the main body of the of the existing balcony is not known but it is thought to be At this point we are showing six new steel trusses that building. supported on a steel truss that spans across the building, span across the Hall and which are supported on the given the hollow sounding cladding and the fact that it is existing brickwork piers. These trusses will sit adjacent The Grand Hall almost certainly a more recent addition to the building. to the existing trusses and will support all the new loads, Several steel lintels are required above the new openings The new balcony is less wide, but by not having any apart from any acoustic insulation. There will need to in the basement beneath the Grand Hall. Towards the columns to ground and no possibility of hanging it from be steel bracing between the trusses as indicated on our back of the building four new steel beams will be needed the roof the balcony will have to cantilever off the existing SK05 Rev P2. The bearings to the new trusses will need to support the ground floor under the stage area where wall. We have therefore shown close centre cantilevering to allow some horizontal sliding due to the large span load-bearing piers are due to be removed. There are steel beams built into the existing wall. across the Hall. three existing cast iron columns in the toilet area and these are currently expected to be retained in the We have made an assessment of the current loading We understand that the Grand Hall is now a ‘roof-off’ proposed design. on the roof trusses and the proposed loading from scheme and so the new trusses can be inserted from CharcoalBlue and Paul Gillieron. The additional weight above, retaining the existing plaster ceiling. It should There are few structural works at ground floor level of the of the acoustic insulation is about 3t per truss and it be noted that the boarding to the existing roof currently Grand Hall except lintels over new openings. Where new is very likely that the trusses will be able to carry this. braces the gable walls, and so temporary bracing of the service penetrations are required through the existing However we may need to strengthen the existing purlins gables will be required before the boarding is removed filler-joist floor the openings are to be trimmed with to support this additional weight. (and until restraint is provided again by the new roof). steelwork fixed back to the existing downstand beams in the basement. The weight of the proposed lighting and access deck The Town Hall is equal to almost 50% of the current loading on the The existing basement is to be lowered and extended The existing balcony at first floor level is to be removed existing trusses, and it is unlikely that the trusses will under the main building. The depth of the existing walls
98 is not known and so we have allowed for underpinning whilst the floors behind are to be demolished to make terrace and walkway areas at second floor level will be these walls to at least 600mm below the new basement way for the new lift. This elevation will require some RC slabs supported on both existing and new masonry FFL. There is a 300mm thick reinforced concrete temporary propping, which would ideally allow the new walls. slab over the lowered basement area and where new ground floor openings to be made whilst the propping basement is shown we have indicated 250mm thick is in place. The new floors behind are timber joists on We have indicated two cranked steel portal frames RC walls. The new lift will access this level and so a masonry walls. Where the existing large opening to the above the ceiling to the Council Chamber. These are to new RC lift pit will be required. There is a new external North side of the new lift shaft is infilled this should be replace the existing steel trusses that currently sit below access to the basement from Town Hall Road which will in brick to avoid any possible shrinkage problems with the ceiling in this room and which are to be removed. require lowering the pavement, casting retaining walls using blockwork. Further investigation of this proposal will be required at and a ground slab, and re-routing existing drainage in the next stage. this area. There is a new hole cut in the ground floor to the east side of the building and a steel beam will be required to At ground floor the central, external lightwell area is to be trim this opening. There steps and ramps to the front of removed and a new floor inserted. We have indicated the building would be in mass concrete. two options for this new floor; a thick RC slab spanning onto the basement walls, and a metaldeck solution on At first floor level to the east of the lightwell there is a steel beams, which may be preferred when considering new RC slab on ledge angles fixed to the existing walls. construction access to this area. The steel beams in The new 215mm thick lift shaft wall is in brick and will the metaldeck option would be supported on the existing support the timber joists to the new areas of floor. basement walls. From first to second a new steel staircase is propose The north façade to the central lightwell is to be retained adjacent to the lift shaft. The structure to the new roof
99 100 101 102 103 104 Acoustic Consultants Report Paul Gillieron Acoustics
105 Introduction The feasibility study looks at the development of the whole During the next stage, the hall will be computer modelled This report sets out acoustic design targets for these building as a series of adaptable spaces for performance using CATT software, to establish the extent and location areas and shows how they may be achieved. with a range of architectural and interventions. In the long of sound absorbing materials. During a previous Acoustic treatment is set out in the Appendix. term, the acoustics of the circulation areas, particularly refurbishment, glazing on the west side was upgraded to the main foyer will be considered. reduce sound breakout to Theatre Street. The potential Design Targets for a full range of uses can be achieved by further sound Grand Hall This study concentrates on the development of the Grand insulation to the east façade glazing towards Eland Road Room Acoustics Hall as a theatre space, with some music capability, the and upgrading the sound insulation of the roof. A new Seating has been arranged as close as possible to the Lower Hall and the Recreation Room. The Grand Hall has ventilation scheme will provide supply and extract air at stage to give the highest possible levels of direct sound. a free volume of around 5000m3 and is currently used as low velocities, to achieve a low noise level. A specification The background noise level from all services and external a multi purpose space, for live performance, conferences for the control of services noise and vibration has been sources should be low. and exhibitions. It is fairly reverberant, having an RT of issued. 2.0 seconds empty and around 1 second fully occupied, Reverberation Time (RT) suitable for speech or amplified music. The Lower Hall will be developed with a new corridor This is defined as the time taken for a sound, once for multi purpose use and rehearsal. Here, little or no terminated to fall to one millionth of its original sound The current proposal involves the creation of a new treatment will be required because of its relatively low pressure level, a fall of 60 decibels, or dB. Optimum RTs theatre space within the old, seating around 450. With volume. The separation between the Lower and upper depend on use, ranging from 1.8 - 2.0 seconds at mid this arrangement, extra absorption and stage curtains spaces is currently not particularly high and will need frequencies for orchestral music, around 1.5 seconds for will be required to reduce the RT to around 0.9 seconds, to be improved for simultaneous use. There is some orchestral rehearsal, a little over 1 second for lyric theatre for drama and amplified music use. By removing stage scope for this. The recreation room is being modified and one second or less for speech and amplified music. curtaining and using demountable acoustic panels, the structurally and will be reviewed acoustically at a later In any given volume the RT is dependent mainly on the RT may be increased to above one second for lyric use. date in terms of sound insulation and ventilation noise. free volume and the total amount of sound absorbing
106 material in the space (including the audience). affect speech intelligibility. Sound Insulation within the Building The standard of privacy between two adjacent rooms Early and Late Energy Lower Hall depends on room to room insulation and background Sound energy arrives at the listener first as direct sound With its low volume, the space works well for speech. noise level in the receiving room and services noise levels and then as a series of delayed reflections. For speech, are used in the assessment of requirements. Insulation most of the energy should arrive close behind the direct Sound Insulation of the Building Envelope standards must be sufficiently high to protect the most sound, to improve intelligibility. Late reflections, or The building envelope, including isolated areas, must critical areas, such as the Grand Hall, Lower Hall and echoes, are not desirable. The pattern of arrival in space reduce external noise to values appropriate to the use of Recreation Room. and time is important. For music, energy can arrive the space. In the Grand Hall, Lower Hall and Recreation over a longer period, but again the pattern of arrival is Room, external noise should be inaudible, at least 10dB Control of Sound and Vibration from Mechanical important. below background noise from services (see above). Services Building structures become more efficient as insulators Air velocities and duct geometry will be set to limit Speech Intelligibility (RASTI) at higher frequencies. It is important to get the low system noise. This, together with appropriate primary A value of 0.6 for RASTI is good, 0.7, very good, 0.9 frequency insulation correct. This will ensure sufficient attenuation on fans and terminal ductwork will ensure excellent. This has been predicted for natural speech performance at all frequencies. The insulation standards that low background noise levels are achieved.All plant in the theatre and will be predicted in detail for sound above must also ensure that background noise levels at will be vibration isolated. Room NR Criteria are set out systems when used for speech reinforcement. nearby buildings will not be affected by activities within below. BAC. In practice, this means that the intruding sound at Grand Hall NR20 Tonal Balance nearby facades should be at least 10dB below the LA90 Lower Hall NR25 This is the relationship between low, mid and background level, measured in the late evening. Recreation Room NR25 high frequency RTs. An increase in low frequency For services noise, the level at the nearest building Dressing Rooms NR35 reverberation is good for music and if limited will not should be at least 10dB below the background LA90. Circulation/WCs NR40
107 Room Acoustics insulated roof with a sound insulation standard of at least Control of Sound and Vibration from Mechanical Grand Hall 55dB. Services This is primarily a space for speech, although lyric Increase sound insulation to backstage wall. theatre and music should be considered. Good listening Add secondary glazing to the east façade on all Except for the Grand Hall, the proposed background conditions for speech depend on seating layout, room windows. noise levels are not onerous. Air velocities and duct cross geometry and free volume. These in turn, define Attenuate new extract system to limit sound passing sections will be selected to achieve the desire criteria. other physical quantities, which have evolved through through it. Attenuators will be used on fans throughout, with extra experience as markers for good acoustics. Reverberation attenuation for the Theatre. Special attenuation systems time is historically the most significant, but other factors Lower Hall will be created for naturally ventilated areas. Natural such as early to late energy ratio, speech intelligibility Sound breakout has been a problem in the past, with ventilation is being considered in some areas. Care and loudness are important. Some variability in RT is loud events in the hall and a single set of doors to exterior. should be taken to make sure that large passive ducts proposed, using curtains and simple variable acoustic Lobbying of this area will be considered. do not allow cross communication between studios and devices. Proposed occupied RT range 0.8 – 1.1 seconds allow the ingress of external noise. at 500Hz. Internal Sound Insulation Between the Grand Hall and surrounding areas, the Sound Insulation to Exterior sound insulation should be at least 50dB via lobbies and NR NR NR Grand Hall in excess of 55dB to other routes. Existing lobby doors Frequency NR5 10 15 20 NR25 NR30 NR35 NR40 NR45 31.5Hz 59 62 66 69 72 76 79 83 86 Traffic levels are not high. The most critical route is will be upgraded with acoustic seals. New lobby doors 63Hz 39 43 47 51 55 59 63 67 71 125Hz 26 31 35 39 44 48 52 57 61 activity sound leaving the building. Measures to control will be acoustically rated. Higher performance acoustic 250Hz 17 21 26 31 35 40 45 49 54 500Hz 10 15 19 24 29 34 39 44 48 this will effectively reduce traffic noise to very low levels. doors will be used at the stage rear, to limit sound 1.0kHz 5 10 15 20 25 30 35 40 45 Several measures are proposed: 2.0kHz 2 7 12 17 22 27 32 37 42 breakout to Theatre Street. 4.0kHz -1 4 9 14 20 25 30 35 40 Remove existing roof and replace with high performance 8.0kHz -3 2 7 13 18 23 28 33 38
Figure 3 Noise Rating (NR) curves
108 NR Curves
110
90
70
50 dB
NR 40 NR 35
30 NR 30 NR 25
NR 20
NR 15
10 NR 10 NR 5
-10 31.5Hz 63Hz 125Hz 250Hz 500Hz 1.0kHz 2.0kHz 4.0kHz 8.0kHz Freq(Hz)
Figure 3 Noise Rating (NR) curves Grand Hall Reverberation Times empty and with 900 audience
109 GLOSSARY OF ACOUSTIC TERMS absorber =1) DnTw – Dw corrected for reverberation time of receiving DECIBEL (dB) - A unit of sound pressure measurement room Sound Pressure Level in dB (Lp) = Measured sound SOUND REDUCTION INDEX (R,dB) – quantity which pressure/Reference describes a material’s ability to reduce the sound NOISE RATING CURVES (NR CURVES) – set of curves sound pressure (ref.pressure = 20microPascal) pressure level across it (e.g. a wall or floor) used to describe optimum background noise levels for different tasks. dB(A) - The A -weighted sound pressure level, the R = L1 – L2 + 101ogS/A weighting network reduces low frequency sound in a L10/90 LEVEL (dB) - The level in dB of a time varying similar way to the human ear. L1 – Average sound pressure level in source room sound pressured level (e.g. traffic) exceeded for (averaged from 100Hz – 3150Hz) 10%/90% of the time of measurement. REVERBERATION TIME (RT) – decay of sound in L2 - ...... receiving ...... L90 is usually called the BACKGROUND NOISE LEVEL. rooms S – Wall Area (m2) The time taken for a sound, once teminated, to fall A – Total absorption in receiving room (m2 units) Leq AVERAGE SOUND PRESSURE LEVEL – level through 60dB i.e. to one millionth of its original sound dB of a time varying sound pressure level with equal intensity. Rw – weighted sound reduction index, usually 2 – 3dB amounts of energy above and below it, for the time of higher measurement. HERTZ (Hz) - a unit of frequency measurement. The normal range of hearing is from 20Hz to about AVERAGE ROOM TO ROOM LEVEL DIFFERENCE – D, TONAL NOISE – noise which is tonal (single frequency 15kHz. dB = L1 – L2, averaged 1/3 octave bands from 100Hz or narrow band of frequencies), audible above the broad – 3150kHz. band noise background. ABSORPTION COEFFICIENT – degree to which a Noise which is at least 5dB above the average of the material absorbs sound. Dw – weighted value of D (usually 2 - 3dB higher) 1/3 octave band sound pressure levels immediately on The ratio of reflected to incident sound energy ( perfect either side of it.
110
Grand Hall Reverberation Times modified as theatre with 2/3 audience (Drama Mode) and without stage curtains (Lyric Mode).
111 112 Health & Safety Report PFB Construction Management Services Ltd
113 CDM Project Strategy basement (underpinning works). Associated with this is Usability The Battersea Arts Centre (BAC) are required to instigate the requirement to adequately define the construction The design is being developed and reviewed to ensure, appropriate CDM arrangements to ensure that the site boundaries and phasing of work as well as the so far as is reasonably practicable, compliance with Battersea Arts Centre is properly managed at all stages development of a suitable logistics strategy taking the requirements of the Workplace (Health, Safety & and to satisfy the requirements of the Construction (Design into account the project/site constraints. To minimize Welfare) Regulations particularly relating to the provision and Management) Regulations (CDM Regulations). This the interface issues between the building usage and of natural light and also specification of appropriate floor includes the development of the BAC’s Project Health & the construction works, will require substantial out finishes particularly in potential wet environments such Safety objectives and standards. of hours working. Additionally a robust Fire Strategy as entrance areas, kitchens and washing areas. will be required to ensure that appropriate emergency The BAC’s CDM Project Strategy is formulated to ensure arrangements/evacuation strategy can be maintained that the project is designed and constructed so that during the construction works. those carrying out construction work, including upkeep, maintenance and cleaning, can do so safely and without Maintainability risk to health. The CDM Project Strategy also includes A maintenance/cleaning strategy including roof access the procedures to satisfy the project requirements of the requires to be developed for the project as part of design Workplace (Health, Safety & Welfare) Regulations. development and which generally promotes long life materials with minimum requirements for cleaning, Buildability maintenance or periodic replacement. This strategy The main buildability issues relating to this project are should particularly addresses issues associated with primarily related to the Battersea Town Hall remaining cleaning/maintaining of the external building envelope/ in use as public offices and open to the public during façade/roof and should be further developed to major construction work which includes substantial incorporate; plant replacement strategy. structural works within the recreated courtyard and
114 BATTERSEA ARTS CENTRE
CDM STATEMENT FOR STAGE C REPORT
CDM Project Strategy The Battersea Arts Centre (BAC) are required to instigate appropriate CDM arrangements to ensure that the Battersea Arts Centre is properly managed at all stages and to satisfy the requirements of the Construction (Design and Management) Regulations (CDM Regulations). This includes the development of the BAC’s Project Health & Safety objectives and standards.
The BAC’s CDM Project Strategy is formulated to ensure that the project is designed and constructed so that those carrying out construction work, including upkeep, maintenance and cleaning, can do so safely and without risk to health. The CDM Project Strategy also includes the procedures to satisfy the project requirements of the Workplace (Health, Safety & Welfare) Regulations.
CDM PROJECT STRATEGY Action by 1 The BAC’S Project Health & Safety Objectives & Standards; Strategy BAC’s project Health & safety objectives are: CLIENT (i) To promote throughout the project supply chain, high health & safety standards both for the public who may be affected by the redevelopment and also for those involved with the demolition & construction as well as the future maintenance works. (ii) To achieve the required project health & safety standards by Client leadership & commitment in promoting a positive health & safety culture throughout the project tem and all stages of the redevelopment. (iii) To challenge industry health & safety standards and drive forward improvements. (iv) To apply throughout the project supply chain, the principles of : “Respect for People – Code of Good Working Health & Safety Practices”. 2 Roles · Functions · Responsibilities of project team clearly defined; Strategy CDM Roles · Functions · Responsibilities defined for: CLIENT/ Client · Designers · CDM Co-ordinator · Principal Contractor · Contractors PROJECT TEAM 3 The Designers, CDM Co-ordinator (CDMC) and Principal Contractor (PC) are competent and adequately resourced for the work they have to do; Strategy CDM Compliance & Resource statements and design/planning time provided by DESIGNERS/ Designers & CDMC. CDMC PC to provide statement of Competence & Resources prior to appointment and PC confirmation of planning & construction period required prior to commencement of work on site; 4 Communication · Co-ordination · Co-operation is effective between members of the project team (especially between Designers & Contractors); Strategy Communication · Co-ordination · Co-operation procedures established by project PROJECT TEAM team at commencement of initial design and are being developed/reviewed throughout project; 5 Any implications for public safety are properly addressed including interface with any adjoining sites; Strategy PC’s site area to be adequately defined and to allow for suitable segregation from PROJECT TEAM the public/adjoining usages; Identification of adjoining development sites and communication, co-ordination PC requirements to be defined/implemented; 6 Pre-Construction Information (CDM Regulation 10); Strategy Pre-Construction Information (Regulation 10) received from Client to be issued by CDMC CDMC to all Designers. Pre-Construction Information (Regulation 10) received from Client/Designers to be CDMC issued by CDMC to all tendering Principal Contractors; 7 Designers to design in accordance with CDM Regulation 11 and correctly identify hazards including/applying Principles of Prevention in accordance with CDM Regulations and co-ordination of design to avoid Buildability · Usability · Maintainability health and safety risks; Strategy CDM Reviews · Design development: CDMC to undertake CDM design reviews; Suitable and adequate health and CDMC/ safety information to be identified by Designers on design drawings. Statements PROJECT TEAM identifying residual significant or unusual site/design hazards to be provided by Designers to CDM Co-ordinator for inclusion within the Pre-Construction PROJECT TEAM/ Information; CDMC 8 Arrangements to be confirmed for control and monitoring of site health and safety standards and provision of adequate site welfare facilities from commencement of construction, to completion of project; Strategy PC to undertake regular health and safety inspections/reviews during the PC construction period and provide regular health & safety reports at site meetings including review of welfare facilities; 9 Design development including temporary works design, revisions to design, programmes of work or method statements; Strategy Design revisions: Architect, Structural Engineer, Services Engineer, Temporary DESIGNERS Works Designer & Specialist Contractor Designer to provide evidence of compliance with CDM Regulations to CDM Co-ordinator.
PC to review design development, method statements and programme and report PC any significant health and safety issues at project meetings.
Key: CDM Co-ordinator = CDMC; Principal Contractor = PC
PFB Ref 7440 13.10.08 115 116 Cost Report Bristow Johnson & Partners
117 Cost commentary list of exclusions from these costs, particularly any VAT. We strongly recommend that advice is sought At this feasibility Stage C- of the project we anticipate decoration or redecoration, carpets etc. from your Accountants as it might be possible to basic building costs to be in the order of £10 million carry out some of this work through a ‘Development’ inclusive of the maintenance costs identified by the As the design evolves through the RIBA work stages, a Company and reduce the VAT liability. BAC Surveyors which could be carried out as part detailed cost plan will be prepared against which the of these development works to take advantage of project costs can be monitored and controlled and will scaffolding etc. identify areas where savings can be sought or separate funding obtained. A separate Contingency provision of 10% has been added to cover development of the design and pricing Risks to the Client include future inflation, development risk, together with an allowance for inflation for when of the design, defects in the existing building structure the works are programmed to take place. At this time and ground conditions, together with the day to day there are no published indices for anticipated building logistics of maintaining activities in the building. cost inflation as far ahead as 2012 but there will inevitably be some influence from the effect on the At present, these costs represent a Building Contract construction industry of the 2012 London Olympics budget and we will assist in preparing an overall but the initial stages of the works should benefit from Development Budget when allowances for Professional the current economic malaise which should benefit and Statutory fees, loose firttings, furniture etc and BAC. VAT can be identified.
At today’s prices, a building cost/m2 in the order Finally, VAT will represent a significant additional cost of £1,820 has been identified but please note the if BAC operate as a Charity and are not registered for
118 L0728 BATTERSEA ARTS CENTRE 15th September 2008
STAGE C-
BUDGET ESTIMATE No.5
Item Element Ref Description Quantity Unit Rate T o t a l T o t a l £ £ £ DEMOLITIONS & ALTERATIONS North elevation 1 cut opening in 2B wall for new glazed screen 15 m2 80 1,200 2 new lintel to last 5 m 150 750 1,950 Existing pitched and flat roofs 3 strip back existing slate roof coverings and set aside 2412 m2 20 48,240 4 refix last on new battens/plywood boarding 2412 m2 65 156,780 5 new steel trusses to Grand Hall roof 18 tonne 3,750 67,500 6 steel bracing to last 3.6 tonne 3,000 10,800 7 steel beams between trusses 2.1 tonne 3,000 6,300 8 fittings to steel 2.5 tonne 4,000 10,000 9 sliding bearings to trusses 12 PS 1,000 12,000 10 padstones 12 no 250 3,000 1 1 allow for temporary bracing of gables 2 PS 5,000 10,000 12 new thermal insulation 2412 m2 15 36,180 13 new acoustic insulation in one layer 1527 m2 40 61,080 14 new acoustic insulation in two layers 885 m2 40 35,400 15 allow for replacing leadwork 1 PS 50,000 50,000 16 temporary roof over 2000 m2 35 70,000 17 allow for 50% replacement rwgoods 140 m 75 10,500 18 allow for adapting existing downpipes etc 1 PS 5,000 5,000 19 eaves details 275 m 60 16,500 20 ridge 135 m 50 6,750 21 hips 140 m 45 6,300 22 verge 26 m 60 1,560 23 allow for replacement slates (15%) 1 PS 20,000 20,000 24 Strip back existing flat roof coverings 880 m2 15 13,200 25 sarnafil flat roof covering/plywood/insulation/vapour barrier 880 m2 125 110,000 26 new thermal insulation 880 m2 15 13,200 27 new acoustic insulation in two layers over Grand Hall 555 m2 40 22,200 28 allow for replacing leadwork 1 PS 20,000 20,000 29 temporary roof over 880 m2 35 30,800 30 allow for 50% replacement rwgoods 100 m 75 7,500 31 new mansafe installation to whole roof 1 PS 20,000 20,000 32 eaves details 240 m 60 14,400 895,190 Lower Hall Ground Floor 33 pull down lightweight partitions 140 m2 30 4,200 34 make good floor and ceiling where last removed 35 m 60 2,100 35 strip out bench unit 9 m 20 180 36 strip out sanitary fitting/cap off services 10 no 150 1,500 37 strip out floor and ceiling finishes 15 m2 20 300 38 take out door and frame 1 no 50 50 39 brick up opening 1B thick 5 m2 125 625 40 pull down structural wall 1B thick 92 m2 60 5,520 41 make good floor and ceiling where last removed 23 m 80 1,840 42 new rc lintel over last 22 m 100 2,200 Admin Server:0706 BAC:1 Admin:7.0 Cost"QS:Mail:IN:080915: L0728 BAC Budget Est No 5 (150908).xls 1
119 L0728 BATTERSEA ARTS CENTRE 15th September 2008
STAGE C-
BUDGET ESTIMATE No.5
Item Element Ref Description Quantity Unit Rate T o t a l T o t a l £ £ £ 43 temporary propping to last 1 PS 2,000 2,000 44 clear out areas to form office space 60 m2 150 9,000 Price & Myers 45 steel beams 0.5375 tonne 2,750 1,478 46 cladding to last 7 m 150 1,050 47 padstones 4 no 200 800
32,843 Lower Ground Floor 48 pull down lightweight partitions 185 m2 30 5,550 49 make good floor and ceiling where last removed 45 m 60 2,700 50 take out small set of steps 4 m 500 2,000 51 sundry demolitions to Grand Hall dressing rooms 50 m2 100 5,000 52 cut opening in 3B wall 28 m2 100 2,800 53 lintel over last 9 m 175 1,575 54 temporary works to last 2 PS 500 1,000 55 make good floor and ceiling where last removed 7 m 90 630 56 provisional allowance for 3no additional openings 3 PS 6,005 18,015 57 strip out mezzanine floors surrounding courtyard 101 m2 150 15,150 58 cut opening in 2B external wall 1 1 4 m2 80 9,120 59 lintel over last 32 m 150 4,800 60 temporary works to last 1 PS 2,000 2,000 61 make good floor and ceiling where last removed 29 m 80 2,320 62 pull down 1.5B wall 88 m2 70 6,160 63 lintel over last 25 m 130 3,250 64 temporary works to last 1 PS 1,000 1,000 65 make good floor and ceiling where last removed 22 m 70 1,540 66 take out door and frame 3 no 50 150 67 strip out sanitary fitting/cap off services 10 no 150 1,500 68 take out small set of steps 3 no 250 750 69 take out large set of steps 1 no 750 750 70 cut single door opening in 1B wall 4 m2 50 200 71 lintel over last 4 m 120 480 72 temporary works to last 2 PS 250 500 73 make good floor and ceiling where last removed 4 m 60 240 74 take out existing bar and fittings 1 no 1,000 1,000 75 take out raised floor to courtyard 60 m2 20 1,200 76 break out existing concrete floor slab 272 m2 25 6,800 77 excavate basement and remove 441 m3 75 33,075 78 new rc basement floor/tanking 272 m2 175 47,600 79 rc basement walls/tanking 125 m2 250 31,250 80 allow for underpinning existing walls 160 m 1,000 160,000 81 pull down brick extension over three floors 1 1 0 m3 175 19,250 82 take out existing window/brick up opening 3 no 450 1,350 Price & Myers 83 steel beams 0.75 tonne 2,750 2,063 84 cladding to last 17 m 150 2,550 Admin Server:0706 BAC:1 Admin:7.0 Cost"QS:Mail:IN:080915: L0728 BAC Budget Est No 5 (150908).xls 2
120 L0728 BATTERSEA ARTS CENTRE 15th September 2008
STAGE C-
BUDGET ESTIMATE No.5
Item Element Ref Description Quantity Unit Rate T o t a l T o t a l £ £ £ 85 padstones 10 no 200 2,000
397,318 Town Hall Road 86 break out existing tarmac surface 120 m2 20 2,400 87 excavate to reduce levels and remove 120 m3 40 4,800 88 new paving 120 m2 75 9,000 89 take out existing metal ramp and clear away 1 no 1,000 1,000 Price & Myers 90 new 300 rc slab 120 m2 175 21,000 91 250 rc retaining wall 24 m2 250 6,000 92 coping to last 48 m 100 4,800 93 1200x300 rc base 48 m 300 14,400 HTA 94 allow for soft landscaping 1 Psum 5,000 5,000
68,400 Theatre Street 95 pull down low level brick walls 5 m 50 250 96 break out existing tarmac surface 40 m2 20 800 97 excavate to reduce levels and remove 40 m3 40 1,600 98 new sandstone paving 40 m2 90 3,600 99 cut opening in 3B external wall 12 m2 100 1,200 100 lintel over last 4 m 175 700 101 temporary works to last 1 PS 300 300 102 make good floor and ceiling where last removed 4 m 90 360
8,810 Ground Floor 103 strip out existing café and restaurant fittings 1 item 1,000 1,000 104 pull down lightweight partitions 410 m2 30 12,300 105 make good floor and ceiling where last removed 1 1 8 m 60 7,080 106 strip out sanitary fitting/cap off services 25 no 150 3,750 107 take out existing window/brick up opening 3 no 450 1,350 108 strip out mezzanine floors surrounding courtyard 101 m2 150 15,150 109 allow for temporary propping to retained façade in courtyard 1 PS 10,000 10,000 1 1 0 take out existing passenger lift 1 PS 2,000 2,000 1 1 1 pull down 1B walls to lift shaft 1 1 0 m2 60 6,600 1 1 2 strip out roof to lift shaft 7 m2 75 525 1 1 3 fill existing lift pit with mass concrete 10 m3 140 1,400 1 1 4 pull down single flight staircase GF-FF 1 no 1,000 1,000 1 1 5 ditto in timber 2 no 500 1,000 1 1 6 pull down false ceiling 38 m2 10 380 1 1 7 pull down structural wall 1B thick 36 m2 60 2,160 1 1 8 make good floor and ceiling where last removed 9 m 80 720 1 1 9 new steel beam over last 1.3 tonne 2,750 3,575 120 fittings to steel 0.13 tonne 3,000 390 121 cladding to last 17 m 150 2,550 Admin Server:0706 BAC:1 Admin:7.0 Cost"QS:Mail:IN:080915: L0728 BAC Budget Est No 5 (150908).xls 3
121 L0728 BATTERSEA ARTS CENTRE 15th September 2008
STAGE C-
BUDGET ESTIMATE No.5
Item Element Ref Description Quantity Unit Rate T o t a l T o t a l £ £ £ 122 temporary propping to last 1 PS 750 750 123 rc padstones 10 no 250 2,500 124 take out existing lintel 1 no 200 200 125 take out existing bar and fittings 1 no 500 500 126 take out raised floor 20 m2 25 500 Price & Myers 127 steel beams 0.6 tonne 2,750 1,650 128 cladding to last 12 m 150 1,800 129 padstones 4 no 200 800
81,630 First Floor 130 pull down rc balcony construction to Grand Hall/allow for temporary platform below 1 PS 10,000 10,000 131 allow for repairs to fabric around demolition 1 PS 5,000 5,000 132 take out Grand Hall roof access stairs and refix elsewhere 1 PS 3,000 3,000 133 pull down projection room buildings 50 m3 150 7,500 134 take out mono pitched roof construction to create new walkway 48 m2 150 7,200 135 temporary roof over last 48 m2 50 2,400 136 allow for making good structure around last 1 PS 2,500 2,500 137 take out existing window/brick up opening 5 no 450 2,250 138 strip out mezzanine floors surrounding courtyard 101 m2 150 15,150 139 pull down structural walls 1B thick 1 1 0 m2 60 6,600 140 make good floor and ceiling where last removed 22 m 80 1,760 141 new rc lintel over last 18 m 120 2,160 142 new steel beam over last 2.2 tonne 2,750 6,050 143 fittings to steel 0.22 tonne 3,000 660 144 cladding to last 22 m 150 3,300 145 temporary propping to last 1 PS 2,500 2,500 146 rc padstones 4 no 250 1,000 147 take out floor construction at change in level 7 m2 90 630 148 make good walls to last 1 PS 500 500 149 cut new double door opening in 1B wall 4 no 750 3,000 150 pull down lightweight partitions 760 m2 30 22,800 151 make good floor and ceiling where last removed 152 m 60 9,120 152 take out committee room fittings 1 PS 500 500 153 take out recreation room cupboard 1 no 200 200 154 adjust width of door opening in loadbearing 1B wall 1 no 500 500 155 strip out sanitary fitting/cap off services 23 no 150 3,450 156 strip out sundry fittings to wc's 1 PS 250 250 HTA 157 new opening 1.4x1.0m , glaze with mirror glass 2 no 750 1,500 158 ditto 2.8x1.0m 1 no 1,250 1,250
122,730
Admin Server:0706 BAC:1 Admin:7.0 Cost"QS:Mail:IN:080915: L0728 BAC Budget Est No 5 (150908).xls 4 122 L0728 BATTERSEA ARTS CENTRE 15th September 2008
STAGE C-
BUDGET ESTIMATE No.5
Item Element Ref Description Quantity Unit Rate T o t a l T o t a l £ £ £ Second floor/Roof 159 allow for clearing out attic space 232 m2 25 5,800 Roof to second floor office space 160 strip back existing slate roof coverings and set aside 170 m2 20 3,400 161 new steel trimmer beam 3.6 tonne 2,750 9,900 162 allow for temporary propping to last 1 PS 2,500 2,500 163 cladding to last 34 m 125 4,250 164 timber tie beam 34 m 100 3,400 165 rc padstones 2 no 150 300 166 cut back existing rafters 257 m 5 1,285 167 cut back existing boarding/battens etc 170 m2 15 2,550 168 infill joists/ridge/hip 354 m 12 4,248 169 sarnafil flat roof covering/plywood/insulation/vapour barrier 170 m2 125 21,250 170 vertical slate hanging/plywood/battens 54 m2 175 9,450 171 lead valley gutter 34 m 150 5,100 172 lead flashings 20 m 75 1,500 173 repairs to existing roof at junctions 1 PS 2,500 2,500 174 new rw goods 34 m 75 2,550 175 new rwp's 15 m 80 1,200 176 eaves 34 m 75 2,550 177 new roof over ramped area 12 m2 200 2,400 178 temporary roof 170 m2 35 5,950 179 allow for sundry demolitions to 2nd floor 1 PS 5,000 5,000 97,083 Lift shaft 180 form opening in existing floor for new lift/ trimming etc 4 no 3,000 12,000 12,000 Generally 181 remove existing seating, theatre fittings etc 1 Psum 10,000 10,000 10,000
1,727,954
NEW WORKS Second Floor/Roof 182 new rc suspended slab 62 m2 120 7,440 183 paved finishes/ ceiling finish to last 62 m2 100 6,200 184 cut slot in existing brickwork to receive slab 48 m 60 2,880 185 timber loggia structure 1 PS 20,000 20,000 186 timber balustrade 48 m 250 12,000 187 permanent access ladder to rooflight 1 PS 1,000 1,000 188 timber ramps to corridor 2 PS 1,000 2,000 Bedrooms/Bathroom
Admin Server:0706 BAC:1 Admin:7.0 Cost"QS:Mail:IN:080915: L0728 BAC Budget Est No 5 (150908).xls 5 123 L0728 BATTERSEA ARTS CENTRE 15th September 2008
STAGE C-
BUDGET ESTIMATE No.5
Item Element Ref Description Quantity Unit Rate T o t a l T o t a l £ £ £ 189 new timber stud partition 285 m2 40 11,400 190 plasterboard and skim to walls 571 m2 20 11,420 191 insulation to walls 285 m2 8 2,280 192 timber skirtings 163 m 10 1,630 193 single f/r door and frame 6 no 900 5,400 194 ditto non f/r 2 no 800 1,600 195 sheet vinyl to bathrooms 32 m2 45 1,440 196 vinyl skirtings 39 m 15 585 197 wc 2 no 350 700 198 wh basin 3 no 300 900 199 shower tray/cubicle/fitting 2 no 1,200 2,400 200 bath 1 no 500 500 201 tr holder 2 no 60 120 202 hand drier 2 no 250 500 203 mirror 6 no 100 600 204 ceramic wall tiles 20 m2 75 1,500 205 new plasterboard ceiling/paint 140 m2 30 4,200 Roof areas 206 sedum roof to existing roof area 181 m2 200 36,200 207 balustrade to roof 7 m 250 1,750 208 new roof to lift shaft 32 m2 150 4,800 Stairs etc 209 rc stairs 1st to 2nd floors 2 flights 10,000 20,000 210 new ramp to walkway 1 no 2,000 2,000 2 1 1 rc stairs 1st to 2nd floors 2 flights 5,000 10,000 212 fireline board to existing walls with adhesive/ cut and fit around stairs 186 m2 35 6,510 213 new covered staircase to rear of Grand hall 1 PS 25,000 25,000 Office space 214 new plasterboard and skim ceiling to 2nd floor office 96 m2 25 2,400 215 ditto to walls 1 1 1 m2 23 2,553 216 new t&g boarding to second floor office 96 m2 30 2,880 217 timber skirtings to 2nd floor office 1 1 0 m 10 1,100 218 allow for finishes to remaining office areas 1 PS 10,000 10,000 Lift shaft (ground to 2nd floor) 219 1B wall to shaft 192 m2 1 1 0 21,120 220 opening in shaft at each floor level 4 no 250 1,000 221 rc lift pit 1 PS 25,000 25,000 222 allow for bwic with lift installation 4 PS 500 2,000 Additional bathrooms and wc's 4 no 5,320 21,280 223 new timber stud partition 65 m2 40 2,600 224 plasterboard and skim to walls 130 m2 20 2,600 225 insulation to walls 65 m2 8 520 226 timber skirtings 36 m 10 360
Admin Server:0706 BAC:1 Admin:7.0 Cost"QS:Mail:IN:080915: L0728 BAC Budget Est No 5 (150908).xls 6 124 L0728 BATTERSEA ARTS CENTRE 15th September 2008
STAGE C-
BUDGET ESTIMATE No.5
Item Element Ref Description Quantity Unit Rate T o t a l T o t a l £ £ £ 227 single f/r door and frame 3 no 900 2,700 Replacement doors 228 single f/r door and frame 8 no 900 7,200 229 extra for historic door 4 no 500 2,000 230 double f/r door and frame 3 no 1,800 5,400 231 extra for historic door 2 no 1,000 2,000 Price & Myers 232 recreation room suspension points 4 Psum 1,500 6,000 233 200 rc slab to roof garden 40 m2 150 6,000 234 cranked portal frames to council chamber ceiling 2 tonnes 3,500 7,000 235 wic with last 1 PSum 3,000 3,000 HTA 236 Dormer window expansion to sw wing roof 1 PSum 30,000 30,000
371,668 First Floor Courtyard area 237 new rc suspended slab 44 m2 120 5,280 238 paved finishes/ ceiling finish to last 44 m2 100 4,400 239 steel ledge angles to receive slab 0.6 tonnes 3,000 1,800 240 timber loggia structure 1 PS 15,000 15,000 241 timber balustrade 6 m 250 1,500 242 1B wall 29 m2 1 1 0 3,190 243 glazed window to atrium 25 m2 600 15,000 244 new pair doors 2 pair 1,600 3,200 245 allow for steel platform to connect staircases at roof level 1 PS 20,000 20,000 Members Library/Cloakroom 246 reinstate existing fireplaces 2 no 2,500 5,000 247 pair doors 4 pair 1,600 6,400 Unisex wc's (12 no), disabled wc (2no),showers (3no) disabled shower (1no) 248 new timber stud partition 325 m2 40 13,000 249 plasterboard and skim to walls 650 m2 20 13,000 250 insulation to walls 325 m2 8 2,600 251 timber skirtings 180 m 10 1,800 252 single door and frame 17 no 800 13,600 253 ditto double 1 no 1,600 1,600 254 ceramic wall tiling 12 m2 75 900 255 wc 12 no 350 4,200 256 wh basin 12 no 300 3,600 257 doc m pack 4 no 1,500 6,000 258 shower tray/cubicle/fitting 3 no 1,200 3,600 259 tr holder 15 no 60 900 260 hand drier 6 no 250 1,500 261 mirror 8 no 100 800 262 sheet vinyl to bathrooms 68 m2 45 3,060 Grand Hall
Admin Server:0706 BAC:1 Admin:7.0 Cost"QS:Mail:IN:080915: L0728 BAC Budget Est No 5 (150908).xls 7 125 L0728 BATTERSEA ARTS CENTRE 15th September 2008
STAGE C-
BUDGET ESTIMATE No.5
Item Element Ref Description Quantity Unit Rate T o t a l T o t a l £ £ £ 263 new rc galley platform and balustrade 1 PS 50,000 50,000 Acoustic shutters 264 to Council Chamber windows 42 m2 250 10,500 265 extra for curved head 9 no 300 2,700 266 folding acoustic shutters 15 m2 300 4,500 267 extra for curved head 5 no 300 1,500 Lobby off Council Chamber 268 new timber stud partition 17 m2 40 680 269 plasterboard and skim to walls 34 m2 20 680 270 insulation to walls 17 m2 8 136 271 timber skirtings 10 m 25 250 272 fr doors 3 no 750 2,250 Council Chamber 273 chemical stripping to walls and ceilings of Council Chamber 1 PS 20,000 20,000 Replacement doors 274 single f/r door and frame 13 no 900 11,700 275 extra for historic door 7 no 500 3,500 276 double f/r door and frame 12 no 1,800 21,600 277 extra for historic door 6 no 1,000 6,000 Price & Myers 278 timber joisted suspended floor 25 m2 150 3,750 279 steel beams to gallery 0.8 tonne 2,750 2,200 280 cladding to last 16 m 250 4,000 281 padstones 2 no 200 400
297,276 Ground Floor Mezzanine floor to old sanitary office 282 new mezzanine floor construction 70 m2 150 10,500 283 plasterboard soffit 70 m2 35 2,450 284 steel framing to mezzanine floor 1.5 tonne 2,750 4,125 285 fittings to last 0.15 tonne 3,000 450 286 cladding to steel 15 m 150 2,250 287 new timber stairs to mezzanine 1 PS 3,000 3,000 288 new timber stud partition 44 m2 40 1,760 289 plasterboard and skim to walls 88 m2 20 1,760 290 insulation to walls 44 m2 8 352 291 timber skirtings 24 m 22 528 292 pair double doors 1 no 1,600 1,600 293 balustrade 10 m 250 2,500 Courtyard area 294 glazed window to atrium 15 m2 600 9,000 295 extra over last for pair of doors 2 pair 1,250 2,500 296 pair doors 2 pair 1,600 3,200 297 Unisex wc's (17 no) 17 no 4,677 79,509 298 baby change to disabled wc 1 no 1,200 1,200 Kitchen and Bar 299 upgrading existing kitchen 1 PS 25,000 25,000 Admin Server:0706 BAC:1 Admin:7.0 Cost"QS:Mail:IN:080915: L0728 BAC Budget Est No 5 (150908).xls 8
126 L0728 BATTERSEA ARTS CENTRE 15th September 2008
STAGE C-
BUDGET ESTIMATE No.5
Item Element Ref Description Quantity Unit Rate T o t a l T o t a l £ £ £ 300 new bar fittings 1 PS 25,000 25,000 301 bar floor coverings 38 m2 50 1,900 302 bar wall finishes 64 m2 50 3,200 303 bar ceiling finishes 38 m2 50 1,900 Reception areas 304 new glazed screen 1 1 m2 600 6,600 305 extra for single door 1 no 750 750 306 new external steps 1 no 10,000 10,000 307 new external ramps 34 m2 125 4,250 308 new concrete plinth 600 thick 47 m2 150 7,050 309 formwork to sides of last 70 m 35 2,450 310 metal balustrade 31 m 250 7,750 3 1 1 new box office and reception fittings 1 PS 12,500 12,500 312 new control room 1 PS 10,000 10,000 313 stairs up to last 1 PS 3,000 3,000 314 platform lift to last 1 PS 10,000 10,000 315 New bathroom adjacent control room 1 PS 7,500 7,500 Studio 316 allow for general overhaul/upgrade 70 m2 150 10,500 Theatre Street elevation 317 new pair of doors 2 pair 1,500 3,000 North elevation 318 new glazed screen to north elevation 15 m2 750 11,250 319 extra over last for pair of doors 1 pair 1,500 1,500 Grand Hall trusses 320 steel strengthening to existing trusses 14 no 3,000 42,000 Replacement doors 321 single f/r door and frame 18 no 900 16,200 322 extra for historic door 9 no 500 4,500 323 double f/r door and frame 17 no 1,800 30,600 324 extra for historic door 8 no 1,000 8,000 Price & Myers 325 timber joisted suspended floor 43 m2 150 6,450 326 325 rc slab to courtyard 88 m2 200 17,600 HTA 327 black out shutters to windows 2.4x1.2m 24 no 450 10,800 328 ditto to arched windows 3.0x2.6m 1 1 no 1,500 16,500 329 dressing room pods 6 no 2,500 15,000 330 fold down bed 12 no 500 6,000
465,434 Lower Ground Floor 331 Dressing room fit out 2 PS 15,000 30,000 332 platform lift 1 PS 10,000 10,000 Grand Hall 333 large acoustic doors 1 PS 7,500 7,500 334 small ditto 1 PS 6,000 6,000 335 provisional allowance for 3 pairs of additional acoustic doors 3 PS 7,500 22,500 Admin Server:0706 BAC:1 Admin:7.0 Cost"QS:Mail:IN:080915: L0728 BAC Budget Est No 5 (150908).xls 9
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BUDGET ESTIMATE No.5
Item Element Ref Description Quantity Unit Rate T o t a l T o t a l £ £ £ External access 336 steps up 1 PS 5,000 5,000 337 allow for lowered area adjustments to provide access 1 PS 10,000 10,000 Skull room 338 mezzanine floor 20 m2 175 3,500 339 balustrade to last 9 m 250 2,250 340 stairs to lst 1 PS 3,000 3,000 341 Unisex wc's (12 no) 12 no 5,320 63,840 342 baby change to disabled wc 1 no 1,200 1,200 343 Bathroom 1 no 5,000 5,000 Loading bay 344 platform lift 1 no 20,000 20,000 345 stairs 1 PS 2,500 2,500 346 concertina type doors 1 PS 20,000 20,000 347 single fr door 1 no 1,250 1,250 348 pair doors 1 pair 1,600 1,600 Kitchen and Bar 349 new kitchen and bar area adjacent Grand Hall 1 PS 60,000 60,000 350 pair doors 2 pair 2,000 4,000 Replacement doors 351 single f/r door and frame 14 no 900 12,600 352 extra for historic door 7 no 500 3,500 353 double f/r door and frame 1 1 no 1,800 19,800 354 extra for historic door 6 no 1,000 6,000 Refurbishment and upgrade of existing Grand Hall wc's 1 PS 50,000 50,000
371,040 Lower Hall Ground Reception 355 new entrance lobby and fittings 1 PS 10,000 10,000 356 Unisex wc's (7 no) 7 no 4,677 32,739 357 baby change to disabled wc 1 no 1,200 1,200 Kitchen 358 new catering/staff kitchen 1 PS 30,000 30,000 Lower Hall 359 pairs of glazed fr doors 4 pair 2,500 10,000 Chair store 360 chair lift 1 PS 15,000 15,000 361 reduce level of existing floor and recast slab 1 PS 50,000 50,000 Replacement doors 362 single f/r door and frame 10 no 900 9,000 363 extra for historic door 5 no 500 2,500 364 double f/r door and frame 7 no 1,800 12,600 365 extra for historic door 4 no 1,000 4,000 HTA 366 relocate organ plant room 1 Psum 15,000 15,000
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BUDGET ESTIMATE No.5
Item Element Ref Description Quantity Unit Rate T o t a l T o t a l £ £ £ 192,039
3,425,411 ACOUSTICS 367 sliding folding door to stage organ box 1 PS 25,000 25,000 368 120mm gyproc shaftwall to rooflights 3 no 750 2,250 369 50mm fabric panels to Grand Hall walls 200 m2 60 12,000 370 double folded heavy curtains 1 PS 5,000 5,000 371 secondary glazing to Town Hall Road windows with curved head 6 no 2,500 15,000 372 secondary glazing to Town Hall Road windows 4 no 900 3,600
62,850 SERVICES 373 S&C cost plan rev 2 1 PS 2,792,375 2,792,375 374 allow additional cost of lift 1 PS 50,000 50,000 375 allow for stripping out redundant services 1 PS 50,000 50,000 376 ventilation to gf café/kitchen 1 PS 30,000 30,000
2,922,375
THEATRE PRODUCTION SYSTEMS as Charcoalblue July 2008 Council Chamber 377 stage lighting 1 PS 107,000 107,000 378 audio visual 1 PS 162,000 162,000 379 staging equipment 1 PS 144,000 144,000 Grand Hall 378 stage lighting 1 PS 132,000 132,000 379 audio visual 1 PS 196,000 196,000 380 staging equipment 1 PS 144,000 144,000 Recreation Room 381 stage lighting 1 PS 50,000 50,000 382 audio visual 1 PS 43,000 43,000 383 staging equipment 1 PS 35,000 35,000 General Office 384 stage lighting 1 PS 45,000 45,000 385 audio visual 1 PS 43,000 43,000 386 staging equipment 1 PS 14,000 14,000 Plug and Play 387 stage lighting 1 PS 57,000 57,000 388 audio visual 1 PS 80,000 80,000 389 Buildingwide systems 1 PS 170,000 170,000
1,422,000 BELOW GROUND DRAINAGE 390 Below ground drainage alterations 1 PS 50,000 50,000
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BUDGET ESTIMATE No.5
Item Element Ref Description Quantity Unit Rate T o t a l T o t a l £ £ £ 50,000
MAINTENANCE As BAC report and Budget costs February 2008 391 roof slates and tiles 392 flashings 393 roof chimneys 1 PS 20,000 20,000 394 roof turrets 1 PS 25,000 25,000 395 flat roofs and parapets 396 guttering 397 windows 1 PS 60,000 60,000 398 skylight to theatre foyer 1 PS 25,000 25,000 399 dome to Grand Hall foyer 1 PS 25,000 25,000 400 brickwork and pointing 1 PS 15,000 15,000 401 masonry and stonework 1 PS 160,000 160,000 402 internal redecoration to Grand Hall 1 PS 50,000 50,000 403 flooring repairs 1 PS 20,000 20,000 404 staircases 1 PS 6,000 6,000 405 electrics rewiring 406 heating 407 basement areas plaster repair 1 PS 5,000 5,000
411,000
8,293,636
PRELIMINARIES/SITE COSTS 408 weekly site costs 182 weeks 4,000 728,000 409 internal screens etc 1 PS 20,000 20,000 410 scaffolding externally 1 PS 300,000 300,000 4 1 1 birdcage scaffold to Council Chamber and Grand Hall 1 PS 75,000 75,000 412 small plant etc 1 PS 50,000 50,000 413 craneage for roof steelwork 1 PS 10,000 10,000
1,183,000
9,476,636 MAIN CONTRACTORS RETURN 414 Overheads & Profit say 7.5% 710,748 10,187,383
CONTINGENCY
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STAGE C-
BUDGET ESTIMATE No.5
Item Element Ref Description Quantity Unit Rate T o t a l T o t a l £ £ £ 415 Design and price say 10% 1,018,738 11,206,122 INFLATION 416 during contract 4Q 2008 to 1Q 2012 say 25% 1,400,765
12,606,887
ANTICIPATED CONSTRUCTION COST say £ 12,610,000
the following are excluded from the above:- 417 professional fees 418 statutory fees 419 vat 420 party wall awards and costs 421 abnormal ground conditions 422 built in wardrobes to bedrooms 423 decorations and redecorations 424 carpets 425 loose fittings, furnishings etc 426 kitchen crockery,cutlery,utensils etc
Cost Commentary At this feasibility Stage C- of the project we anticipate basic building costs to be in the order of £10.2 million inclusive of the maintenance costs identified by the BAC Surveyors which could be carried out as part of these development works to take advantage of scaffolding etc. A separate Contingency provision of 10% has been added to cover development of the design and pricing risk, together with an allowance for inflation for when the works are programmed to take place. At this time there are no published indices for anticipated building cost inflation as far ahead as 20012 but there will inevitably be some influence from the effect on the construction industry of the 2012 London Olympics but the initial stages of the works should benefit from the current economic malaise which should benefit BAC. At today's prices, a building cost/m2 in the order of £1,850 has been identified but please note the list of exclusions from these costs, particularly any decoration or redecoration, carpets etc. As the design evolves through the RIBA work stages, a detailed cost plan will be prepared against which the project costs can be monitored and controlled and will identify areas where savings can be sought or separate funding obtained. Risks to the Client include future inflation, development of the design, defects in the existing building structure and ground conditions, together with the day to day logistics of maintaining activities in the building. At present, these costs represent a Building Contract budget and we will assist in preparing an overall Development Budget when allowances for Professional and Statutory fees, loose firttings, furniture etc and VAT can be identified. Finally, VAT will represent a significant additional cost if BAC operate as a Charity and are not registered for VAT. We strongly recommend that advice is sought from your Accountants as it might be possible to carry out some of this work through a 'Development' Company and reduce the VAT liability.
Admin Server:0706 BAC:1 Admin:7.0 Cost"QS:Mail:IN:080915: L0728 BAC Budget Est No 5 (150908).xls 13 131 132 Appendices
133 Appendix 1 Conservation Strategy Sensitivity drawings
Low sensitivity
Medium sensitivity High sensitivity
Lower Hall
134 Grand Hall
135 Ground
136 First
137 Second
138 Elevations
139 140 Sections
141 142 Appendix 2 Existing building Survey drawings
143 144 145 146 147 148 149 150 151 152 153 154 Appendix 3 Stage C- demolition drawings
155 156 157 158 159 160 161 Battersea Arts Centre, a Company Limited by Guarantee. Registered address: BAC, Lavender Hill, London, SW11 5TN. Registered in England & Wales no: 1569115. Registered Charity no: 282857 VAT no. 744 489594
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