Newhaven Fort Feasiblity Study Report May 2012 Barrie Tankel Partnership (BTP) 2.0 Stage 1 Quotation We would anticipate our main role would be the Our lump sum fee for the above scope of services provision of construction cost advice and overall is in the sum of £3,500 excluding VAT and travel development cost management. We would also costs. advise on project and building programme time frames, procurement options and risk profiles of Travel would be charged at cost plus 10% for using the project. public transport or £0.55/mile if car is used. Payment arrangements Monthly. 3.0 Stage 2 Quotation We would be happy to provide a lump sum quotation Professional Indemnity for stage 2 following agreement of a brief. We carry PII cover up to £5m. A copy of confirmation Should services be required on a day rate these of cover is attached. would be charged as follows – Note all rates exclude VAT and disbursements. References 1. Mr Peng Loh [email protected] 2. Norman Reed – [email protected] Director ................................................ £700/day Associate .............................................. £550/day We anticipate the stage 1 process to take place Surveyor ............................................... £400/day over a 3 month period and have based and resourced our cost consultancy fee on this basis. We have assumed that we will be required to provide up to 3 cost plans, our fee will include for value engineering proposals. We envisage providing initial programme and procurement advice and will summarise all other peripheral cost including consultant cost should this service be required. Due to the fairly extended 5 year work plan further consideration should be given to the effects inflation may have on the budget and an assessment made on this basis. Newhaven Fort Feasibility Study 5 Lewes District Council Approaching Newhaven 2 Newhaven Fort Barrie Tankel Feasiblity Study Report / May 2012 Partnership (BTP) 2.0 Stage 1 Quotation We would anticipate our main role would be the Our lump sum fee for the above scope of services provision of construction cost advice and overall is in the sum of £3,500 excluding VAT and travel development cost management. We would also costs. advise on project and building programme time frames, procurement options and risk profiles of Travel would be charged at cost plus 10% for using the project. public transport or £0.55/mile if car is used. Payment arrangements Monthly. 3.0 Stage 2 Quotation We would be happy to provide a lump sum quotation Professional Indemnity for stage 2 following agreement of a brief. We carry PII cover up to £5m. A copy of confirmation Should services be required on a day rate these of cover is attached. would be charged as follows – Note all rates exclude VAT and disbursements. References 1. Mr Peng Loh [email protected] 2. Norman Reed – [email protected] Director ................................................ £700/day Associate .............................................. £550/day We anticipate the stage 1 process to take place Surveyor ............................................... £400/day over a 3 month period and have based and resourced our cost consultancy fee on this basis. We have assumed that we will be required to provide up to 3 cost plans, our fee will include for value engineering proposals. We envisage providing initial programme and procurement advice and will summarise all other peripheral cost including consultant cost should this service be required. Due to the fairly extended 5 year work plan further consideration should be given to the effects inflation may have on the budget and an assessment made on this basis. Newhaven Fort Feasibility Study 5 Lewes District Council Table of contents EXECUTIVE SUMMARY p. 05 CURRENT SITUATION p. 11 POTENTIAL LOCATIONS FOR ADDED PROGRAMMES p. 17 MARKET TESTING p. 21 DEVELOPMENT OPTIONS p. 25 FINANCIAL ASSESSMENT p. 31 PROPOSED DEVELOPMENT OPTIONS p. 35 RECOMMENDATIONS AND NEXT STEPS p. 65 APPENDIX p. 69 Context p. 71 Current Situation p. 81 Museum Enhancement p. 85 Potential Locations for added programmes p. 99 General Case Studies p. 111 Typological Case Studies p. 125 Market Testing p. 135 Development Options p. 169 Funding Sources p. 191 Initial Cost Analysis p. 203 3 Newhaven Fort Barrie Tankel Feasiblity Study Report / May 2012 Partnership (BTP) 2.0 Stage 1 Quotation We would anticipate our main role would be the Our lump sum fee for the above scope of services provision of construction cost advice and overall is in the sum of £3,500 excluding VAT and travel development cost management. We would also costs. advise on project and building programme time frames, procurement options and risk profiles of Travel would be charged at cost plus 10% for using the project. public transport or £0.55/mile if car is used. Payment arrangements Monthly. 3.0 Stage 2 Quotation We would be happy to provide a lump sum quotation Professional Indemnity for stage 2 following agreement of a brief. We carry PII cover up to £5m. A copy of confirmation Should services be required on a day rate these of cover is attached. would be charged as follows – Note all rates exclude VAT and disbursements. References 1. Mr Peng Loh [email protected] 2. Norman Reed – [email protected] Director ................................................ £700/day Associate .............................................. £550/day We anticipate the stage 1 process to take place Surveyor ............................................... £400/day over a 3 month period and have based and resourced our cost consultancy fee on this basis. We have assumed that we will be required to provide up to 3 cost plans, our fee will include for value engineering proposals. We envisage providing initial programme and procurement advice and will summarise all other peripheral cost including consultant cost should this service be required. Due to the fairly extended 5 year work plan further consideration should be given to the effects inflation may have on the budget and an assessment made on this basis. Newhaven Fort Feasibility Study 5 Lewes District Council EXECUTIVE SUMMARY Background In 2010/11, just over 32,000 people visited Newhaven Fort In October 2011, Lewes District Council commissioned a producing ticket sales of around £103,000. A significant study to “Test the market and deliver a range of possible proportion (32%) of visitors were return visitors/ season development and improvement options (for the Fort)” to find ticket holders. a commercially viable future. Following this Lewes District Council would develop a business plan to take forward the Currently, the Fort is owned and managed by Lewes preferred option, including developing funding applications District Council, It employs five full-time staff and a further where this is considered necessary. four part-time staff during the visiting period from March to October. This report sets out the findings from the study and presents four options for Lewes District Council to consider Financial forecasts for 2012/13 indicate that it is expected to secure the future viability of the Fort. to make a loss of around £197,000 on a turnover of £186,000. Furthermore, there needs to be significant About Newhaven Fort investment to improve its facilities if it is to become a high Newhaven Fort is the largest fortification in Sussex and was quality visitor attraction that can also host year round built in 1871 to defend the growing harbour at Newhaven. events. It was a vital element of Britain’s coastal defences during two world wars before being decommissioned in the Employee costs are considered to be high and £207,000) 1960’s. It is a are projected to exceed the level of projected income in Scheduled Ancient Monument and it is now one of 2012/13. However, the marketing and promotional Newhaven’ s main visitor attractions and a venue for local budget (£9,500) is low. Given this and the pressure on and community events. its finances, Lewes District Council needs to consider options to ensure that the long-term future of the Fort and It has five main elements: to ensure that it can support the wider regeneration of • 15 full-sized Casemates and an additional large room Newhaven. located on the northern side of the Parade Square (1558.2 m2) In addition to its current role, Newhaven Fort could host a • The Parade Square (2431.3 m2) wider range of events, provide educational facilities, be a • The Hilltop (3,600 m2) location for a range of commercial activities, be used as • The Carponier (88.6 m2) a film location, and/or be used to provide hotel or visitor • The Moat (1822.6 m2) accommodation. Newhaven Fort Today Development Options The Fort is an important monument to Newhaven’s military Following a stakeholder consultation and market testing history and a significant focal point for the town. It houses exercise this study has identified three main development a museum and a café, and is open to the public between options for Newhaven Fort, mindful of the heritage and March and October each year. educational services that the Fort currently provides. 4 Newhaven Fort Barrie Tankel Feasiblity Study Report / May 2012 Partnership (BTP) 2.0 Stage 1 Quotation We would anticipate our main role would be the Our lump sum fee for the above scope of services provision of construction cost advice and overall is in the sum of £3,500 excluding VAT and travel development cost management. We would also costs. advise on project and building programme time frames, procurement options and risk profiles of Travel would be charged at cost plus 10% for using the project. public transport or £0.55/mile if car is used. Payment arrangements Monthly. 3.0 Stage 2 Quotation We would be happy to provide a lump sum quotation Professional Indemnity for stage 2 following agreement of a brief.