hornsey town hall project phased costed proposal · hornsey town hall project phased costed...

Hornsey Town Hall Project Phased Costed Proposal

page �

Hornsey Town Hall Project

For Hornsey Town HallCommunity Partnership Board

Executive Summary Report

22 06 06

Deborah Saunt David Hills Architects8 Iliffe Yard London SE�7 3QA

T 020 7703 3555 F 020 7703 3890 E [email protected] www.dsdha.co.uk


page 2

Contents

Contents

�.0 Costed Phased Development Existing Site Phase � Works Phase 2 Works Phase 3 Works Phase 3 Overview

2.0 Pedestrian and Traffic Access

Introduction

DSDHA were appointed in September 2005 by Hornsey Town Hall Community Partnership Board to carry out a costed proposal for redevelopment of Hornsey Town Hall and Ancillary Buildings. This report summarises work carried out by the design team, the working group and the consultants.

Please note this is a summary of the document ‘Costed Proposals for Redevelopment of Hornsey Town Hall and Ancillary Buildings 3� 0� 06’

The content of this document focuses on illustrating a phased approach to the development of the site in order to realise a sustainable future for the Town Hall and its associated sites. The design work has been carried out in collaboration with Davis Langdon, Quantity Surveyor, Cushman & Wakefield, Development Consultant, Energy for Sustainable Development, Sustainability Consultant and Prof. Andrew Saint, Historical Consultant to provide coordinated proposals for the Town Hall, associated land and the boundary of the site.

All drawings in this document are based on information obtained by DSDHA on behalf of the Community Partnership Board. No detailed surveys were obtained or carried out as part of the study.

Architect

DSDHA8 Iliffe YardLondon SE�7 3QAT: 020 7703 3555F: 020 7703 3890

Deborah SauntSam Potter

Quantity Surveyor

Davis LangdonMidcity Place72 High HolbornLondonWC�V 6QST: 020 706� 7000F: 020 706� 706�

David ThornleyJames Starkey

Development Consultant

Cushman & Wakefield Healey & Baker44/45 Portman SquareLondonWC�V 6QS T: 020 7�52 5224F: 020 7�42 5383

Joanna Embling

Sustainability Consultant

Energy for Sustainable Development Ltd�-3 Dufferin StreetLondonEC�Y 8NAT: 020 7628 7722F: 020 7628 7�24

Hannah Routh

Historical Consultant

Prof. Andrew Saint�4 Denny CrescentLondonSE�� 4UYT: 020 7735 3863

This report is protected by copyright and design rights. Any unauthorised reproduction would be an infringement.


page 3

KEY:

Essential Works

Residential SiteEnterprise / Business

Retail Construction Of New External LandscapeArts/Community

Carpark Live/Work

site boundary

Existing Site


page 4

Phase � - Initial Works

PHASE �

CONSTRUCTION COSTS (� - 3 essential)

�. Essential Works to the Town Hall structure and exterior. £�,6�0,000

2. External Landscaping (soft and hard) £�,��0,000

3. Client on costs (30%) £8�6,000

Sub Total £3,536,000

CAPITAL RECEIPTS

�. The Broadway Annex, East Wing and the Mews: ground floor retail units balance private residential £2,351,000

2. The Broadway Annex West Wing, the “Deli”on the ground floor and two floors of offices over £1,260,000

Sub Total excluding VAT £3,6��,000

KEY:

Essential Works



Carpark Live/Work

site boundary


page 5

Phase 2 - Intermediate Works

PHASE 2

CONSTRUCTION COSTS (4 - 7 optional)

4. Refurbishment of Assembly Hall and Foyer into flexible performance / rehersal space �0�3sq.mt £3,040,000 5. Refurbishment of Town Hall spaces to multi purpose community / office space, to a basic specification 768sq.mt £960,000 6. Refurbishment of lower ground floor of Assembly Hall for multi - functional use 333 sq.mt £330,000 7. On costs estimate ( 30% ) (30% of 4,5,6) covering professional fees £�,299,000

Sub Total £5,629,000

Total Phase � and 2 excluding VAT £9,�65,000

CAPITAL RECEIPTS

3. Land to the rear of the Town Hall: Up to a maximum of 4 storeys Maximum 50% affordable £3,260,000

4. Long lease (�25 years) for live work units 20 units £2,�60,000

5. Kiosk retail unit on Town Square £75,000

6. Allocation by London Borough of Haringey for Assembly Hall roof £650,000

7. Assumption for other Capital Funding: Contribution of 25% external funding for the landscaping. (including 30% on costs) £360,750

Sub Total excluding VAT £6,505,750

Total Pase � and 2 excluding VAT £�0,��6,750

Key

site boundary


page 6

Phase 3 - Future Works

PHASE 3

CONSTRUCTION COSTS (8-�2 optional)

8. Refurbishment of Town Hall space for Studio Use eg Dance Rehearsal 656sq.mt £�,3�0,000 9. Construction of Cinema shell on Assembly Hall Balcony £270,000

�0. Construction of new two screen Cinema on roof including new lift £870,000

��. Refurbishment of Council Chamber, listed interiors and circulation areas £2,�70,000

�2. On cost estimate (30% of 8,9,�0 and ��) covering professional fees £�,386,000

Total excluding VAT £6,006,000

Grand Total Phases �, 2 and 3 £�5,�7�,000

CAPITAL RECEIPTS 8. Cinema Premium (based on 3 screen option using balcony and new roof extension) £470,000

9. Assumptions for other Capital Funding: Resident Arts Companies bringing 50% own Capital (including 30% on costs) £85�,500

Total excluding VAT £�,32�,500

Grand Total Phase �, 2 and 3 £��,438,250

Key

site boundary


page 7

KEY:

Essential Works



Carpark Live/Work

Phase 3 Overview

site boundary


page 8

42.7m

45.

BM

45.2

6m

C ourt

561to12

TheBungalow

rwent

54b

22

16

17to24

25to32

15

42.7m

4

F B

SA

NDRIN

GHA

MGA

RDENS

Court

561to12

R aven sdal e

M an sion s

H arcourt House

Works

ElSubSt a

Ravensdale Mansions

TheBungal o

Derwent

54b

54a

22

16

20

19

18

5to8

1 to 4

15

14a

14

13

29

1to8

9to16

2

14

7

41to48

17to24

25to32

23

22

21

50.0m

BM

50.4

7m

LB

IVY

GA

RDENS

HA

THERLEY

GA

RDEN

S

HA

THERLEY

GA

RDEN

S

HARINGEY PARK

S u rgery

Park

Cha

p

145c

130

12

42

Clinic

B road w ay H o u s e

Bank

Library

35

1

36

1

4

2

10

1

7

1 to 4

42

150

14

6

132

147

15

3

34

32

28

Bank

PCs

ElSubSta

50.0m

47.1m

B M 49.16m

49.6m

48.3m

BM

50.4

7m

UCH

END

HIL

L

CH

EN

DH

ILL

AD

Park

Chap

el

The RailwayTavern(PH)

145c

33

B ro ad w ay H o u s

B ank

Work

s

Wo

rks

PH

Bank

P H

1 to 4

6

42

14

6

132

147

15

3

1

3to

5

7

2018

1614

12

2

87

52

54

13

57

13

19

23

25

32

28

Bank

TC B

BM 45.05m

44.7mOUCH HALL ROAD

TH

EBRO

AD

WA

YA

Y

Parade

Clock

Tower

Bank

19

23

25

29

33

35

to3

971to

72 41

54

48

46

38

36

34

32

28

1

27

Bu

sst o

p

44.7m

44.8m

FELI

XAVEN

U

FELI

XAVEN

U

Clock

Tower

Ban k

Clinic

Bank

1

54

48

46

38

36

34

32

28

38b

38c

1

5

1323 25

3016

14

8

48c

1

3

ElSubSta

BM

43.3

5m

LB

43.0m

42.7m

WESTON PARK

WESTON PARK

BO

URN

ERO

AD

BO

URN

ERO

AD

ElSubSta

39

51

63

28

22

6

7

1

65

46

44

2324

22

21

42.7m

BO

URN

ERO

AD

BO

URN

ERO

AD

22

6

15

7

1

65

5

UCH

END

HIL

L

CH

EN

DH

IL

Park

Chapel

Crouc h

Tel

epho

neEx

chan

ge

The RailwayTavern(PH)

145c

33to

35

50.0mPark

Chapel

Crouch Hill

Mansions

145c

130

126

124a

12

4

6

7

12

42

1

55.0m6

Cou rt

49

1to12

52

42

B M55.16m

55.0m

Cou rt

49

561to12

52

COURT YARD

1

2

4

3

56

6

dsdha

dwg.no.

size:drawn: date:

rev.

dwg. title

project

8 Iliffe Yard, London SE17 3QA

E mail: [email protected]

F: 020 7703 3890

T: 020 7703 3555

revs date comment

scale:

REPORT DISCREPANCIES.

DO NOT SCALE FROM THIS DRAWING.

USE LATEST REVISION

CHECK DIMENSIONS ON SITE.

Hornsey Town Hall

A1/A3AD

P R E L I M I N A R Y

dsdha

dwg.no.

size:drawn: date:

rev.

dwg. title

project

8 Iliffe Yard, London SE17 3QA

E mail: [email protected]

F: 020 7703 3890

T: 020 7703 3555

revs date comment

scale:

REPORT DISCREPANCIES.

DO NOT SCALE FROM THIS DRAWING.

USE LATEST REVISION

CHECK DIMENSIONS ON SITE.

Hornsey Town Hall

A1/A3AD

TRAFFIC PROPOSAL

Traffic proposal

091205 1:500/1:1000

SK 40

P R E L I M I N A R Y

Width of lane 3.00m

Radius of turning circle 9.50m

- Width of fire engine 2.50m

max. turning circle 9.25m

- Width of lorry 2.50m


- Width of refuse vehicle 2.45m


- Width of platform lorry 2.14m


Pedestrian AccessThe new landscaping in the development is designed to signifcantly increase pedestrian connectivity within the site boundary itself and the local area.

New pedestrian entries to the development will be created at the junction of Hatherly Gardens and Haringey Park, and through the town hall itself via the central courtyard. The new connections will increase pedestrian movement and create improved levels of positive activity within the site.

Traffic activity (deliveries etc) could be programmed to minimise distraction to pedestrian flows.

Vehicular AccessVehicular delivery and parking on the site is a key issue. This drawing demonstates potential access for car parking (restricted to parking below residential block to East of site) and articulated lorries (largest potential ve-hicle to service the site).

There are a number of ways in which the site could be serviced. In this proposal the following provisions could be made:

- Service access to site from public square in front of Town Hall for ‘ceremonial’ use, disabled drop-off and emergency vehicles.

- HGV access to East of site and Stage Door of Town Hall from Haringey Park.

- Pedestrian only access from Weston Park entrance.

- Service access to mews for Vans.

Pedestrian Access to Site

Key

Pedestrian and traffic access

Pedestrian Access Route

hornsey town hall project phased costed proposal · hornsey town hall project phased costed...

Documents