1.0 Introduction by Paul Smith - Haringey Planning Authority
2.0 David Williamson - Haringey Council
3.0 Graeme Jennings - Hornsey Town Hall Creative Trust 4.0 Fanos Panayides - John McAslan + Partners
SPEAKERS
COMMUNITY PARTNERSHIP
Haringey Council and the Hornsey Town Hall Creative Trust are work-ing closely together to bring their vision into a reality. Together, the Council and Trust have worked with John McAslan + Partners and Capita Symonds to develop an innovative solution that meets community needs
THE VISION
“A world-class model of civic renaissance, an arena for all that harnesses a spirit of progress, community, creativity and enterprise for future generations in Haringey, London and beyond.”
PROJECT AND APPROACH
Income Receipts from • development set Capital budget for Town hall Works
Appropriate Scale for • Conservation Area and setting of Listed buildings
Appropriate materials, • massing and Quality
Planning Constraints•
Client/Community • Aspirations for mix of uses
Scope of heritage • restoration required
Extent of refurbishment as • community /cultural centre
TOWN HALL REBURBISHMENT
Identify viable mix of • uses in line with project aspirations
Identify scope and extent • of uses required
Financially sustainability • operating model with no external subsidy
BUSINESS PLAN
FACILITATINGDEVELOPMENT
PROJECT AND APPROACH
HORNSEY TOWN HALL
FACILITATINGDEVELOPMENT
TOWN HALL REBURBISHMENT
BUSINESS PLAN
HORNSEY TOWN HALL
Finsbury Park Underground
King’s Cross and Euston Mainline
H A R I N G E Y
Central London
St Paul’s Cathedral
5 M
ILES
CITY CONTEXT
5 m
ins w
alk
10
min
s wa
lk
15 m
ins
walk
20
min
s wa
lk
25 m
ins
walk
Harringey
Green Lanes
South
Tottenham
Seven sisters
Crouch Hill
Finsbury
Park
Upper
Holloway
Harringey
Hornsey
Alexandra
Palace
Manor House
Turnpike Lane
Wood green
Arsenal
Archway
Highgate Hornsey Town Hall
Cinemas
Theatres
Music
Comedy
Libraries
Art galleries
CULTURAL MAP
SITE APPRECIATION
CLINICBROADWAY ANNEX
HORNSEY LIBRARY
MEWS
THE
BROA
DWAY
HARINGEY PARK
HATHERLEY GARDENS
Weston Park
POOR QUALITY DERELICT BUILDING
SUN PATH
HORNSEYTOWN HALL
SITE APPRECIATION
CLINICBROADWAY ANNEX
HORNSEY LIBRARY
MEWS
THE
BROA
DWAY
HARINGEY PARK
HATHERLEY GARDENS
Weston Park
POOR QUALITY DERELICT BUILDING
EXISTING SERVICE YARD OPPORTUNITIES FOR PUBLIC COURTYARD SPACE
SUN PATH
HORNSEYTOWN HALL
SITE APPRECIATION
CLINICBROADWAY ANNEX
HORNSEY LIBRARY
MEWS
THE
BROA
DWAY
HARINGEY PARK
HATHERLEY GARDENS
Weston Park
POOR QUALITY DERELICT BUILDING
EXISTING SERVICE YARD OPPORTUNITIES FOR PUBLIC COURTYARD SPACE
LACK OF ENGAGEMENT OF TOWN HALL WITH PUBLIC SPACE.
SUN PATH
HORNSEYTOWN HALL
SITE APPRECIATION
CLINICBROADWAY ANNEX
HORNSEY LIBRARY
MEWS
THE
BROA
DWAY
HARINGEY PARK
HATHERLEY GARDENS
Weston Park
POOR QUALITY DERELICT BUILDING
EXISTING SERVICE YARD OPPORTUNITIES FOR PUBLIC COURTYARD SPACE
LACK OF ENGAGEMENT OF TOWN HALL WITH PUBLIC SPACE.
WELL PROPORTIONED PUBLIC AMENITY SPACE
SUN PATH
HORNSEYTOWN HALL
SITE APPRECIATION
CLINICBROADWAY ANNEX
HORNSEY LIBRARY
MEWS
THE
BROA
DWAY
HARINGEY PARK
HATHERLEY GARDENS
Weston Park
POOR QUALITY DERELICT BUILDING
EXISTING SERVICE YARD OPPORTUNITIES FOR PUBLIC COURTYARD SPACE
LACK OF ENGAGEMENT OF TOWN HALL WITH PUBLIC SPACE.
WELL PROPORTIONED PUBLIC AMENITY SPACE
ASSESS VEHICULAR TRAFFIC PATTERNS
SUN PATH
HORNSEYTOWN HALL
SITE APPRECIATION
CLINICBROADWAY ANNEX
HORNSEY LIBRARY
MEWS
THE
BROA
DWAY
HARINGEY PARK
HATHERLEY GARDENS
Weston Park
POOR QUALITY DERELICT BUILDING
EXISTING SERVICE YARD OPPORTUNITIES FOR PUBLIC COURTYARD SPACE
LACK OF ENGAGEMENT OF TOWN HALL WITH PUBLIC SPACE.
WELL PROPORTIONED PUBLIC AMENITY SPACE
ASSESS VEHICULAR TRAFFIC PATTERNS
EXISTING COURTYARDS PROVIDE VALUABLE EXTERNAL SPACE
SUN PATH
HORNSEYTOWN HALL
SITE APPRECIATION
CLINICBROADWAY ANNEX
HORNSEY LIBRARY
MEWS
THE
BROA
DWAY
HARINGEY PARK
HATHERLEY GARDENS
Weston Park
POOR QUALITY DERELICT BUILDING
EXISTING SERVICE YARD OPPORTUNITIES FOR PUBLIC COURTYARD SPACE
LACK OF ENGAGEMENT OF TOWN HALL WITH PUBLIC SPACE.
WELL PROPORTIONED PUBLIC AMENITY SPACE
ASSESS VEHICULAR TRAFFIC PATTERNS
EXISTING COURTYARDS PROVIDE VALUABLE EXTERNAL SPACE
PRIME FRONTAGE FOR NEW FACILITATING DEVELOPMENT TO ENHANCE STREETSCAPE
SUN PATH
HORNSEYTOWN HALL
Maintain and enhance setting of • Listed Building
Fundamentally improve visibility and • connectivity of main entrance from High Street
Reinforce North-South pedestrian • routes through site and permeability
Identify possibilities for new public • realm and greater connectivity with other areas of interest
Introduce common language of • appropriate materials for the public realm
Promote extended programme of uses • for arts activities in Public Square
Encourage enhancements to local and • wider transport to improve access and connectivity to local amenities
Reinforce and compliment local • character and townscape
DEVELOPMENT PRINCIPLES
LOWER GROUND FLOOR PLAN
Supper Room
East Wing
High Signifi cance
Signifi cant
Some Signifi cance
Neutral with signifi cant elementsDetrimental
BUILDING APPRAISAL
GROUND FLOOR PLAN
Assembly HallAssembly Foyer
West Wing
East Wing
Entrance Hall
Rates Office
Link Block
Green Room
Historic and Architectural Significance Drawings
FIRST FLOOR PLAN
Assembly HallCommittee Rooms
West Wing
East Wing
1st Floor Landing
Council Chamber
Link Block
Green Room
BUILDING APPRAISAL
High Signifi cance
Signifi cant
Some Signifi cance
Neutral with signifi cant elementsDetrimental
SECOND FLOOR PLAN
West Wing East Wing2nd Floor Landing Link Block
Historic and Architectural Significance Drawings
ASSEMBLY HALL BLOCK
COUNCIL CHAMBER BLOCK
EAST BLOCK
LINK BLOCK
WEST BLOCK
BUILDING APPRAISALBuilding Organisation
TOWN HALL PROPOSALS
PERFOR-MANCE / EVENT
SPACES CINEMA /FILM
OFFICES / ENTERPRISE
SUITES
RESTAURANT / CAFE / BAR
RETAIL
COMMUNITY MEETING SPACES
EDUCATIONWORKSHOPS /
STUDIOS
RESIDENTIAL
Design Components
EXHIBITION
OPTIMISING BUSINESS PLANUsage Mix and Flexibility
ACCOMODATION TYPES RELATIVE AREAS FUTURE FLEXIBILITY
CINEMA / FILM
CINEMA / FILM
EXHIBITION
PRIMARYEVENTSPACES
EHHIBITION
EHHIBITION
RESIDENTIAL RESIDENTIALCINEMA / FILM
GROSSAREA
GROSSAREA
OFFICE /ENTERPRISE
SUITES
OFFICE /ENTERPRISE
SUITES
EDUCATION WORKSHOPS
/ STUDIOS
EDUCATION WORKSHOPS
/ STUDIOS
EDUCATION WORKSHOPS
/ STUDIOS
COMMUNITY MEETING SPACES
RESTAURANT / CAFE / BAR
RESTAURANT / CAFE / BAR
RESTAURANT / CAFE / BAR
RETAILRETAIL
PRIMARYEVENTSPACES
PRIMARYEVENTSPACES
ASSEMBLY HALL
DRAMA, CONFERENCES, CLASSICAL, JAZZ, ROCK, SPORT, DANCE, CINEMA, COMMUNITY ACTIVITIES - FETE
RESIDENTIAL WING
SUPPER ROOM
MULTI PURPOSE SPACE, YOUTH SERVICES, STUDIO
EXHIBITION SPACES
ART GALLERY, COMMUNITY EVENTS, JUMBLE SALES
PUBLIC SQUARE
OUTDOOR PERFORMANCE, VENTS, PUBLIC ART
COMMITTEE ROOMS AND PERFORMANCE SUITE
STUDIO THEATRE, FILM CLUB, REHEARSAL SPACE, DRAMA STUDIO
ROOF TOP TERRACEOVERLOOKING SQUARE
FUNCTIONSAdjacency and Distribution
ROOF TERRACE TO COMMITTEE ROOMS
RESIDENTIAL EXTENSION TO EAST WING
NEW OPENINGS FROM EVENT SPACE ONTO READING GARDEN
BLACK BOX PERFORMANCE SPACE
BALCONY TO ASSEMBLY HALL
VERTICAL DIVISION OF THE ASSEMBLY HALL
NEW GET-IN ARRANGEMENTS TO THEATRE
NEW TERRACE TO CENTRAL COURTYARD
NEW OPENINGS FROM CAFE ONTO SQUARE
NEW OPENINGS FROM LOWER GROUND STUDIOS TO GARDEN COURTYARD
KEY ARCHITECTURAL MOVES
REPLACEMENT OF SPRUNG FLOOR
RETRACTABLE RAKED SEATING
RENEWED STAGE NEW
SEPARATING WALL AND SOUND/LIGHT LOBBY
NEW ABOVE STAGE TECHNICAL ZONE
ACOUSTIC ISOLATION OF ROOF
ACOUSTIC TREATMENT OF WINDOWS AND MEANS OF BLACK-OUT
PERFORMANCE LIGHTING BRIDGES
BLACK BOX PERFORMANCE SPACE
BAR/FOYER AREA
REPAIRED TIMBER PANELLING AND INTERNAL FINISHES
FOYER TO FRONT SQUARE
BAR/LOUNGE OVERLOOKING TOWN SQUARE
ASSEMBLY HALL
ROOF TOP TERRACE
NEW LIFT CORE PROVIDING DISABLED ACCESS
BAR LOUNGE FUNCTION
COMMITTEE ROOMS REINSTATED TO ORIGINAL SIZE
REFURBISHED PANELLING
TOILETS
NEW ‘BLACK BOX’ PERFORMANCE SPACE
NEW CONTROL BOX
EXISTING STAIRCASE
BAR / FOYER AREA
NEW SOUND / LIGHT LOBBYAND ACCESS TO ASSEMBLY HALL
ASSEMBLY HALL
COMMITTEE ROOMS AND PERFORMANCE SUITE
NEW ROOF LIGHT TO ‘BLACK BOX’ FOYER
READING &EVENT GARDEN
LIBRARY TERRACE AND READING STEPS
POTENTIAL OPENING FROMREAR OF TO LIBRARY TO GARDEN
NEW OPENING FROM EVENT & FUNCTION SPACE TO GARDEN
RAMPED ACCESS TO GARDEN
NEW OPENING TO READING GARDEN
ACCESS TO ROOF TERRACE
NEW LIFT ACCESS TO ALL LEVELS
EXISTING LIFT ACCESS TO ALL LEVELS FOR RESIDENTIAL USE
EXISTING LIFT ACCESS TO ALL LEVELS
PRINCIPAL ENTRANCE
LEVEL ACCESS AT LOWER GROUND FLOOR
RAMPED ACCESS TO EVENT GARDEN
ACCESS STRATEGY
Fully accessible Building •
Introduction of sensitive interventions •
Refurbishment of existing heritage lifts •
New centralised lift in Assembly Hall Block • serving all levels
Level access to courtyard spaces and surrounding • site
FACILITATING DEVELOPMENTDesign Components
New buildBlock A
New buildBlock B
Broadway Annexe
MewsHTH East Wing
Hornsey Town Hall
Substation
Link Building
NEW BUILD MEWS BLOCKSNEW BUILD RESIDENTIAL COMPRISING 4 NO. MEWS HOUSES 2 1/2 STOREYS RESIDENTIAL NSA 5,993 SQFT
NEW BUILD RESIDENTIAL BLOCK A 66 DWELLINGS ARRANGED OVER 5 STOREYS WITH UNDERCROFT AND BASEMENT PARKINGNSA 51,045 SQFT
TOTAL RESIDENTIAL NSA 98,314 SQFT
LINK BLOCK BUILDING6 RESIDENTIAL DWELLINGS ARRANGED OVER 4 STOREYS NSA 4,433 SQFT
BROADWAY ANNEXE BUILDING WESTCONVERSION AND EXTENSION TO ACCOMMODATE 8 RESIDENTIAL DWELLINGS AT FIRST AND SECOND FLOORS NSA 4,799 SQFT
HTH EAST WING 13 RESIDENTIAL DWELLINGS INCLUDING 2 ROOF EXTENSIONS ON THE 3RD FLOOR NSA 11,707 SQFT
NEW BUILD BLOCK B26 DWELLINGS ARRANGED OVER 5 STOREYS NSA 20,336 SQFT
EXISTING BUILDINGS
PROPOSED NEW BUILDINGS
SITE AREA
REFURBISHED EXISTING BUILDINGS
SURROUNDING BUILDINGS
ENVIRONMENTAL STRATEGYCombined Heat & Power unit for clean and reduced • carbon heat generation
Reduced water usage •
High performance glazing and wall insulation •
Cycle parking provision minimum 1 per dwelling •
Residential blocks located away from major street noise •
High efficiency low energy lighting •
Natural ventilation and light •
Waste and recycling facilities•
LANDSCAPE AND EXTERNAL WORKS Analysis
PRIMARY DESIRE LINES
BUILDING ENTRANCES
SECONDARY DESIRE LINES
PEDESTRIAN ROUTES
PEDESTRIAN SITE ENTRANCES
BUILDING ENTRANCES
SECONDARY PEDESTRIAN ROUTESMAIN
LANDSCAPE AND EXTERNAL WORKS Town Square
1. THE VILLAGE GREEN2. THE TOWN SQUARE
A. BUS STOP/SHELTERB. RAISED SEATING PLANTERC. RELOCATED FOUNTAIND. KIOSKE. FEATURE PAVING BANDS [EVENT SPACE]F. INFORMAL SEATINGG. BIKE STANDSH. TEMPORARY PAVILIONS/STALLS
LANDSCAPE AND EXTERNAL WORKS Flexibility
A FLEXIBLE SQUARE WITH MAJOR EVENTS ARRANGEMENT
A FLEXIBLE SQUARE FOR TEMPOARY EVENTS & EVERYDAY USE
Proposals: Enabling Development £6m
New BuildBlock A4 storeys
New BuildHatherley Gdns2.5 storeys
NEW BUILD RESIDENTIALHATHERLEY GARDENSGEA 375sqm
BLOCK A (4 STOREYS)GEA 3715sqm
REFURBISHED FOR RESIDENTIALHTH EAST WING(as existing)GEA 1606sqm
BROADWAY ANNEX BUILDINGREFURBISHED OFFICE(as existing)GEA 1384sqm
Proposals: Enabling Development £8m
New BuildBlock A4 storeys
New BuildHatherley Gdns2.5 storeys
NEW BUILD RESIDENTIALHATHERLEY GARDENSGEA 375sqm
BLOCK A (4 STOREYS)GEA 6359sqm
REFURBISHED FOR RESIDENTIALHTH EAST WING(as existing)GEA 1606sqm
BROADWAY ANNEX BUILDINGREFURBISHED OFFICE(as existing)GEA 1384sqm
Proposals: Enabling Development £8m
New buildMews 1/2 storeys.
Single storey roof extension
Single storey roof extension
Service pavillion
NEW BUILD MEWS BLOCKS1/2 STOREYSGEA 520sqm
NEW BUILD RESIDENTIALBLOCK A (3/4 STOREYS)GEA 4970sqm
HTH EAST WINGREFURBISHED FOR RESIDENTIAL(as existing)GEA 1606sqmSINGLE STOREY ROOF EXTENSIONSGEA 320sqm
NEW BUILD PAVILLIONGEA 30sqm
BROADWAY ANNEX BUILDINGREFURBISHED OFFICE(as existing)GEA 900sqmSINGLE STOREY ROOF EXTENSIONGEA 420sqm 1ST FLOOR RETAINEDGEA 584sqm New Build
Block A3 storeys
New buildBlock A3/4 storeys
Proposals: Enabling Development £8m
BROADWAY ANNEX BUILDINGREFURBISHED OFFICE(as existing)GEA 1384sqmSINGLE STOREY ROOF EXTENSIONGEA 420sqm
NEW BUILD MEWS BLOCKS1/2 STOREYSGEA 520sqm
NEW BUILD PAVILLIONGEA 30sqm
New BuildBlock A4 storeys
New buildMews 1/2 storeys.
Single storey roof extension
Service pavillion
NEW BUILD RESIDENTIALBLOCK A (3/4 STOREYS)GEA 4970sqmBLOCK B (4 STOREYS)GEA 1840sqm
New buildBlock A4 storeys
New build Block B 4 storeys
Proposals: Enabling Development £8m
BROADWAY ANNEX BUILDINGREFURBISHED OFFICE(as existing)GEA 1384sqmSINGLE STOREY ROOF EXTENSIONGEA 420sqm
NEW BUILD MEWS BLOCKS1/2 STOREYSGEA 520sqm
NEW BUILD PAVILLIONGEA 30sqm
New buildBlock A6 storeys
New BuildBlock A4 storeys
New buildMews 1/2 storeys.
Single storey roof extension
Service pavillion
NEW BUILD RESIDENTIALBLOCK A (4/6 STOREYS)GEA 6,935sqm
Proposals: Enabling Development £10m
New BuildBlock A5/6 storeys
New BuildBlock B4 storeys
New BuildHatherley Gdns2.5 storeys
NEW BUILD RESIDENTIALHATHERLEY GARDENSGEA 375sqm
BLOCK A (4 STOREYS)GEA 7,250sqmBLOCK B (4 STOREYS)GEA 1,880sqm
REFURBISHED FOR RESIDENTIALHTH EAST WING(as existing)GEA 1606sqm
BROADWAY ANNEX BUILDINGREFURBISHED OFFICE(as existing)GEA 1384sqm
Proposals: Enabling Development £10m
BROADWAY ANNEX BUILDINGREFURBISHED OFFICE(as existing)GEA 1384sqmSINGLE STOREY ROOF EXTENSIONGEA 420sqm
HTH EAST WINGREFURBISHED FOR RESIDENTIAL(as existing)GEA 1606sqmSINGLE STOREY ROOF EXTENSIONSGEA 320sqm
NEW BUILD MEWS BLOCKS1/2 STOREYSGEA 520sqm
NEW BUILD PAVILLIONGEA 30sqm
New BuildBlock A4 storeys
New buildMews 1/2 storeys.
New build Block B 4 storeys
Single storey roof extension
Single storey roof extension
Service pavillion
NEW BUILD RESIDENTIALBLOCK A (4/5 STOREYS)GEA 6335sqmBLOCK B (4 STOREYS)GEA 1840sqm
New buildBlock A5 storeys
Proposals: Enabling Development £10m
BROADWAY ANNEX BUILDINGREFURBISHED OFFICE(as existing)GEA 1384sqmSINGLE STOREY ROOF EXTENSIONGEA 420sqm
NEW BUILD MEWS BLOCKS1/2 STOREYSGEA 520sqm
NEW BUILD PAVILLIONGEA 30sqm
New buildMews 1/2 storeys.
New build Block B 4 storeys
Single storey roof extension
Service pavillion
NEW BUILD RESIDENTIALBLOCK A (5/7 STOREYS)GEA 8,300sqmBLOCK B (4 STOREYS)GEA 1840sqm
New BuildBlock A5 storeys
New buildBlock A7 storeys
Proposals: Enabling Development £10m
BROADWAY ANNEX BUILDINGREFURBISHED OFFICE(as existing)GEA 1384sqmSINGLE STOREY ROOF EXTENSIONGEA 420sqm
HTH EAST WINGREFURBISHED FOR RESIDENTIAL(as existing)GEA 1606sqmSINGLE STOREY ROOF EXTENSIONSGEA 320sqm
NEW BUILD MEWS BLOCKS1/2 STOREYSGEA 520sqm
NEW BUILD PAVILLIONGEA 30sqm
New buildMews 1/2 storeys.
Single storey roof extension
Single storey roof extension
Service pavillion
NEW BUILD RESIDENTIALBLOCK A (5/7 STOREYS)GEA 8300sqm
New BuildBlock A5 storeys
New buildBlock A7 storeys
Proposals: Enabling Development Maximum Development Option
HTH EAST WINGREFURBISHED FOR RESIDENTIAL(as existing)GEA 1606sqmSINGLE STOREY ROOF EXTENSIONSGEA 320sqm
NEW BUILD MEWS BLOCKS1/2 STOREYSGEA 520sqm
NEW BUILD PAVILLIONGEA 30sqm
New buildMews 1/2 storeys.
New build Block B 4 storeys
Single storey roof extension
Single storey roof extension
Service pavillion
BROADWAY ANNEX BUILDINGREFURBISHED FOR RESIDENTIAL(as existing)GEA 1384sqmSINGLE STOREY ROOF EXTENSIONGEA 420sqm
NEW BUILD RESIDENTIALBLOCK A (5/7 STOREYS)GEA 8,300sqmBLOCK A SUBSTATION SITE (4 STOREYS)GEA 800sqmBLOCK B (4 STOREYS)GEA 1840sqm
New BuildBlock A5 storeys
New buildBlock A7 storeys
Proposals: Enabling Development £8.5m
BROADWAY ANNEX BUILDINGREFURBISHED OFFICE(as existing)GEA 1384sqmSINGLE STOREY ROOF EXTENSIONGEA 420sqm
HTH EAST WINGREFURBISHED FOR RESIDENTIAL(as existing)GEA 1606sqmSINGLE STOREY ROOF EXTENSIONSGEA 320sqm
NEW BUILD MEWS BLOCKS1/2 STOREYSGEA 520sqm
NEW BUILD PAVILLIONGEA 30sqm
New BuildBlock A4 storeys
New buildMews 1/2 storeys.
New build Block B 4 storeys
Single storey roof extension
Service pavillion
NEW BUILD RESIDENTIALBLOCK A (4/6 STOREYS)GEA 5,050sqmBLOCK A SUBSTATION SITE (4 STOREYS)GEA 960sqmBLOCK A (3/4 STOREYS)GEA 900sqm
Single storey roof extension
New buildBlock A6 storeys
Proposals: Enabling Development £9m
BROADWAY ANNEX BUILDINGREFURBISHED OFFICE(as existing)GEA 1384sqmSINGLE STOREY ROOF EXTENSIONGEA 420sqm
HTH EAST WINGREFURBISHED FOR RESIDENTIAL(as existing)GEA 1606sqmSINGLE STOREY ROOF EXTENSIONSGEA 320sqm
NEW BUILD MEWS BLOCKS1/2 STOREYSGEA 520sqm
NEW BUILD PAVILLIONGEA 30sqm
New buildMews 1/2 storeys.
Single storey roof extension
Service pavillion
NEW BUILD RESIDENTIALBLOCK A (3/6 STOREYS)GEA 4,750sqmBLOCK A SUBSTATION SITE (4 STOREYS)GEA 720sqmBLOCK B (3/5 STOREYS)GEA 1,800sqm
New BuildBlock A4 storeys
New build Block B 4 storeys
COSTS Project Costs / Budget
Sale of CAB Residential Total LBH Internal Costs "On-Costs" Construction Project Contingency Total
Phase I £480,000 £10,500,000 ££10,980,000 £528,000 £2,383,991 £10,413,000 £1,000,000 ££14,324,991 -£3,344,9911 2 3 4 5 6
Phase II £475,200 £2,160,000 ££2,635,200 -£2,635,2007
Phase III £503,800 £2,290,000 ££2,793,800 -£2,793,8001 2 7
Notes: 1 - Receipts from sale of CAB site2 - Figure provided by Haringey Council - Estimated adjustment to Knight Frank's 98k NSA 0% AH scheme to reflect current scheme showing 3.8% Affordable Housing - subject to further developers appraisal 3 - London Borough of Haringey internal costs provided by Haringey December 20094 - Professional fees, surveys and investigations agreed and forecast to end of project provided by Capita Symonds February 20105 - Phase 1 construction cost from Stage D Cost Estimate prepared by Capita Symonds February 20106 - Project contingency figure provided by Haringey February 20107 - Estimated on-costs @ 22% of Construction Cost
Capital Receipts Capital Expenditure Capital Funding Gap
COSTS Construction Cost Summary All Phases
PHASE 1 PHASE 2 PHASE 3
Building Works 3,479,000 610,000 750,000Services 3,792,000 600,000 300,000
External Works 308,000 350,000 600,000Contractors Prelims & Profit 2,080,000 400,000 430,000
Construction Contingency 966,000 200,000 210,000Inflation -212,000 0 0% excl
TOTAL 10,413,000 * 2,160,000 * 2,290,000 *GIFA (m2) 3,945 732 308
£/m2 £2,640 £2,951 £7,435
PHASE 1 PHASE 2 PHASE 3
COST ESTIMATE SUMMARY
Building Works Services External Works Contractors Prelims & Profit Construction Contingency
COSTS Phase 1 Construction Cost Summary
PHASE 1
Substructure 358,000Superstructure 919,000
Internal Finishes 650,000FF&E 981,000
Services 3,716,000Annexe Building 337,000
Demolition 165,000External Works 292,000
Diversions 10,000Contractor's Preliminaries 1,337,000
Contractor's OH&P 701,000Contingency 946,000
TOTAL 10,412,000 Exc VATGIFA (m2) 3,945
£/m2 £2,639
Note:*All sums have been adjusted to include for BCIS TPI forcast to 4Q 2010.This represent a -2% on current day prices
COST ESTIMATE SUMMARY
£358,000
£919,000£650,000
£981,000
£3,716,000
£165,000
£292,000
£1,337,000
£701,000
£946,000
£337,000
£10,000
Substructure SuperstructureInternal Finishes FF&EServices Annexe BuildingDemolition External WorksDiversions Contractor's PreliminariesContractor's OH&P Contingency