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4. Town Hall Conservation and Overall Performing Arts Precinct

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4. Town Hall Conservation and Overall Performing Arts Precinct 4. TOWN HALL CONSERVATION AND OVERALL PERFORMING ARTS PRECINCT General Manager responsible: General Manager Community Services, DDI 941-8607 Officer responsible: Mike Hannaway, Major Facilities Rebuild Unit, DDI 941-6318 Author: Liam Nolan, Major Facilities Rebuild Unit, DDI 941-5046 PURPOSE OF REPORT 1. The purpose of this report is to present a response to the Council’s resolution on 22 November 2012 to adopt its preferred option for the Town Hall (as agreed to in the draft annual plan) which was to repair the existing facility to 100% per cent of New Building Standard. The resolution also agreed that there may be opportunities to rework the southern entry, which the report addresses in an options study and recommendation. 2. The recent Crown/CCC cost sharing agreement has confirmed CCC as the lead for the Performing Arts Precinct (which includes the Town Hall) and this report provides the commentary and recommendation for moving forward with a feasibility study of the proposed facilities for the Music Centre of Christchurch, Christchurch Symphony Orchestra and Court Theatre. 3. The report seeks direction from the Council on which option they wish to proceed with for the southern entry of the Town Hall and to confirm which option they wish to proceed with for the Performing Arts Precinct. The agreement states these decisions need to be delivered to the Minister by 31 August 2013. EXECUTIVE SUMMARY 4. The Christchurch Town Hall suffered damage in the Canterbury Earthquakes, primarily in the 22 February event. The Council’s resolution on 22 November 2012 was to adopt its preferred option for the Town Hall (as agreed to in the draft annual plan) which was to repair the existing facility to 100% per cent of New Building Standard, allowing alternative proposals for the southern entrance. 5. The Town Hall restoration was consulted on through the 2012-13 Annual Plan and gained significant support from the community. 6. The Town Hall restoration project can be defined as the original interrupted refurbishment project, significant betterment to services and acoustics (James Hay Theatre), a comprehensive jet grouting matrix and concrete raft slab engineering solution and strengthening of the building to a target of 100% NBS. The CCC Workshop Final Design Report provides the architectural, engineering, heritage, and commercial details of the conservation project as well as the Limes/function wing design options. 7. The preliminary cost estimate is $127.5M, which includes appropriate cost escalation and contingency elements. 8. Insurance discussions for the Town Hall are ongoing, a number of options are available depending on the final position of the insurers and Council’s decision on repair or replacement of the Town Hall 9. The draft Central City Plan identified the need for a new Court Theatre and suitable home for the Music Centre of Christchurch. The negotiations for a home for the CSO were already underway prior to the earthquakes at the Salvation Army Citadel. These findings informed the Performing Arts Precinct requirements outlined in the Blue Print. 10. The Joint Agency Group (JAG) comprised of staff representatives from the Ministry for Culture and Heritage, Creative New Zealand, Christchurch Earthquake Recovery Authority, Central Christchurch Development Unit and the Christchurch City Council is developing a package of options that collectively address the following key issues for the arts sector (including performing arts) in Christchurch: - Ongoing Transitional Support - Permanent Infrastructure / Premises - Sector Capability 11. A thriving performing arts sector is one component of the broader recovery of the arts sector in Christchurch. The collective impact of a range of initiatives will contribute to the recovery of the arts sector as a whole. The successful development and long-term activation of the Performing Arts - 2 - Precinct relies on maintaining an awareness of these initiatives and understanding the ways in which they can inform the development of the PAP project. 12. The Joint Agency group has a key role to play in maintaining this connection between the Performing Arts Precinct and the wider recovery initiatives of the arts sector. Preliminary build projects have been identified in the Performing Arts Precinct but how the remaining space (public and private) can best be developed and the overall activation plan for the precinct requires further consultation. An overarching arts strategy (including performing arts) that draws together the aims of the Performing Arts Precinct and the sector as a whole also requires further investigation. 13. The report recommends commencing developed design for the Town Hall (based on Option 1 for the southern entry) with the intention to achieve further cost certainty through a tender process. It is further recommended to continue the Performing Arts Precinct feasibility study via stakeholder meetings to achieve a brief and project definition that meets the required Crown/CCC cost sharing agreement budget. 14. The report confirms that delivery of the Town Hall and the other Performing Arts Precinct facilities outlined in the cost sharing agreement will be challenging within the $157.5M plus contributions but achievable. 15. Costs of external works and car parking to the Performing Arts Precinct are excluded and will be funded by commercial operations and/or part of parking provisions funded elsewhere. BACKGROUND 16. The Christchurch Town Hall suffered damage in the Canterbury Earthquakes, primarily in the 22 February event. The extent of shaking damage was lower than might have been expected. However, the liquefaction and lateral spread on the site has been the main contributor to the structural damage. 17. The Town Hall complex was part way through a refurbishment when the earthquake events occurred. This refurbishment included refining the acoustics of the James Hay Theatre, adding additional food and beverage facilities and an upgrade of the fire and mechanical services. 18. In the 2012 annual plan discussions, Council requested staff to “evaluate the merits of retaining the main auditorium, and developing a new entrance and gathering space, provided the overall acoustic quality, and sense of place associated with the Town Hall can be retained”. 19. Staff presented options on 22 November 2012 and recommended developing the design to address the concerns about a confused sense of place. 20. Council resolved on 22 November 2012 to adopt its preferred option for the Town Hall (as agreed to in the 2012 draft annual plan) which was to repair the existing facility to 100 per cent of New Building Standard, but allowing alternative proposals for the southern entrance. 21. The following is an extract from the Crown/CCC cost sharing agreement; Schedule ten: The Council will decide what Performing Arts Facilities will be provided within the following Performing Arts Precinct. Options for the Precinct could include: 1. The existing Town Hall Auditorium, James Hay Theatre and a new southern entrance to the facility. 2. The existing Town Hall Auditorium with pre-function space and also a 500-seat Auditorium, small theatre and the Music Centre on designated land between south of Armagh and east of Colombo streets. 3. The existing Town Hall Auditorium, James Hay Theatre and a new southern entrance to the facility, and also a small theatre and music centre on designated land between south of Armagh and east of Colombo Streets. - 3 - If the Council decision is to proceed with options 2 and 3, the Crown will vest the required land in Council at no cost. The Crown is to approve the design and scope of the facilities being developed on the land being vested by the Crown. The Crown agrees to not unreasonably withhold its approval of design and scope. The Performing Arts facilities, funded by the Council, will be owned and operated by the Council. 22. All options outlined in the Crown/CCC cost sharing agreement include the complete or partial retention of the Town Hall. 23. The Blue Print identified facilities (see table below) for the Music Centre of Christchurch, Christchurch Symphony Orchestra and the Court Theatre. Consultation with these organisations to further understand their requirements, ownership and funding models has commenced. Facilities User Functional Requirements GFA (m2) CSO ‘Home’ CSO Requires new office, library, storage and 1000 rehearsal facilities Music Centre Music students Teacher Requires facilities for music and a venue 2700 and performers for performances and teaching, ideally collocated with CSO Court Theatre General public, The Requires two auditoria for theatrical 3910 Court Theatre, Various performances including support facilities, touring theatre groups out-door amphitheatre 24. The attached Performing Arts Precinct High Level Feasibility Study provides a schedule of accommodation and a bulk and location example for these facilities. 25. The total estimated cost for each of the facilities is identified in the WT Partnership Order of Magnitude Estimate and highlights the need to manage the requirements of each facility specific to their funding streams. 26. Based on the high level discussions and costs, providing the required facilities will be challenging within the $157.5 million budget plus contributions from others, but it is achievable. 27. It is anticipated that there will be additional funding for any external works and car parking required. Should car parking be required as part of delivering the Precinct, or any resource consent requirement, the
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