INITIAL THOUGHTS Refurbish Increasing the insulation levels might be possible whilst retaining the existing cladding in place or through sequential removal and reinstallation. A clear construction methodology will need to be established to avoid damage to the existing internal walls. However risk of damage to existing cladding is reasonably high which might result in complications on site. An opportunity exists at this point to paint the cladding in a new colour. Overclad One option would be to overclad the original facade to help improve the insulation and appearance. Care will be need to be taken to ensure that the interstitial condensation point remains on the external skin to avoid unseen condensation build up. This process significantly increases the thickness of the facade. Reclad Carefully removing and replacing the metal cladding with an appropriate modern cladding system will enhance the insulation values of the building and improve its appearance. The process could be done sequentially with minimal impact on the students and staff using the building. Refurbish Overclad Reclad
INITIAL THOUGHTS 5.5 Refurbishment Spaces The brief lists a number of internal spaces for refurbishment. including the kitchen, existing entrance foyer, auditorium seating, audio/visual equipment, changing, lighting, toilets and wardrobe. Approach We have extensive experience of refurbishment projects including the Lighthouse centre for the arts in Poole, (section 2.3). With this experience in mind and working closely with other consultants it is important to ensure that appropriate time is allocated at the beginning of the project to establish as much factual information as possible. This will then enable the design team to provide clear advice on what is achievable within both the cost constraints and the programme. In order to manage this process we feel it is essential to establish a traffic light system to ensure the best outcome. Red. Essential works to ensure the building meets current health and safety standards. Amber. Priority items which are phased, were necessary, to meet the new brief. Green. Nice to have items. Changing the external appearance for example.
INITIAL THOUGHTS 5.6 Back of House Plan small teaching classroom or Folding partition additional changing spaces Existing Ground Floor Plan Possible Ground Floor Plan Existing First Floor Plan Possible First Floor Plan Ground Floor First Floor Following the construction of the Studio Theatre it will be possible to reorganise the The existing dressing could be divided in two existing Rehearsal Room to provide additional changing and WC facilities ( this assumes if required to offer more flexibility for different that rehearsals would use the Studio Theatre). If the classroom is not included in the first genders. A folded partition could be phase then it would also be possible to use the space for a small teaching classroom introduced to enable the space to be which would benefit from natural light.. opened into one for end of year shows etc.
bbee rreeqquuiirreedd bbeeffoorree mmaakkiinngg aannyy ddeecciissiioonnss aabboouutt tthhee mmoosstt aapppprroopprriiaattee ffrroomm tthhee pprroojjeeccttoorr.. positi ssoolluuttiioonn.. IInn tthhiiss ooppttiioonn,, aass wwiitthh tthhee ppiippee ggrriidd,, ffooccuussssiinngg ooff lliigghhttiinngg eeqquuiippmmeenntt ccoouulldd bbee IItt sshhoo ttaauugghhtt aatt ggaalllleerryy lleevveell.. sstteeeellww INITIAL THOUGHTS 22..33..11 OOPPTTIIOONN 11 -- CCUURRRREENNTT AACCCCEESSSS ppeerrssoo IInn tthhii 5.7 Lighting Gantries SSOOLLUUTTIIOONN eeqquuiipp CCuurrrreennttllyy oovveerrhheeaadd eeqquuiippmmeenntt iiss rriiggggeedd oonn aa ppiippee ggrriidd 66..99mm aabboovvee tthhee fflloooorr.. 2.3.3 OPTION 3 – TENSION WIR GRID 2.3.2 OPTION 2 – TRUSS GRIDcmSraiaftenicyaatcl.icmAeelstsshwofouhrgeshntattfhfheaenrtdehsesuatluttrsdeoesnfhtthoseuulnwddobererktacinkoiannsgtbTooTbihdtneenhheeeggeeacuurootehnnrcciidennnaadd,iggppeetctoiirrhattllttaaaaaalebbbllwkkesaaooeehoannuunnornddrrkwaacciimmntt,noodhhiaassstueehttiiannsssiieggtttcaaeerhhtrihrrnnaetteeelaaauuwannhhtssitcciiviiorggnneeeerhhggkipcceespaaooirrealccassaabccccttsssseeeseossaa.toohlsslluffllettteerrhheriiqqeggiilssyuuggaiiiittrppnnyyemmggpp,,eeeeaannoossttff..wwssyyeesslllltteeaammss ffaaoorrcceeuusslloosswwiinnggbb,,uuhhtt aatthhsseettoo hbtheeethsehaotwre,aUCmesqnuaaudrinrlileeptrernmitgntalegayknniionntcv.ggeetwAw,thrchahhooisitesssrerwatlukesdcrevsieolaneelsfaqlngttoshuhgfifihbsoperwtcieemydouapiersgmktenrsthiihtrnogiiaittgsfbgiss,grfuyaieohgasstatdrgseetsoeemrstcfdiodrigaaooobtgrbeneemfidyanlutbUbpopUoAAohsnpvelelvgcwnnaaahppdeeeiddfcchp.ttiiearrerrbppeeeeaaaaeaFtreefuvrrylltiittittllgnnatiooxoaaigginllkeenstrookkrrthicseeedddiiaauiiguddennnnnhuddttearggssoooggaoiiseabsnnuutiinttvvuuisggoahhrrnhgseeeesscsviiiessllotnsseeiiesattmmaishhiglltngnnteettanaaphhiihhgoottvvfattsseefetpees,,blnffttluallllhhflaatreettelosbeoooooieeoccxxeilonffoccwliiaapdwwbbsgwweeurhdd.iisoorssrtellooaddTiioaissrrttcrrachyykkttkkobbbsceeehtooccfsaaeehhqqertaaecffrrtsaasuuotssoannrrsrssiisaiiapppmgggttbbrooitaammbiggenteerossaiieccieeehnntssldcuurrdnnhggiaooeegnnkttuntccaaethhddhoaadiiottnaaeeeeeoeenncttiirrrdggddfeettbaaaaohhddeddassekkttnddttrsseeurrbbiittaaiinnttlccuuartiioffoottooeettssknnwppttiiaamlttyyaaerrffiiooeeedllssiinssaccllrrryyeiissppeegget..auuooddseggdeessuutiikdnnssssrr.heeggiitbbaaofssellppisseexnnooi,,assgteessttwwuaaeeiihttsiiiiffddrttooffthhaennnnttiiboonnfssseee..ueebbddeet ttoo iinn In a tension wire grid a floor created from interwoven steel wires i at high level to provide safe access to overhead equipment for bo use the access equipment and strict procedures need to be in place to ensure that the and focussing. IwdwneooamrrnkkoiecnndagsnuthrcbaeateietghwTiouthhanhnete.daverlefeeeorttncrattvuukohiserssoenibsnnsmgetargfeouecrnflsiyratd.esiltiagawahtlosletoutdolhwdaifbsgrseohtfublmdeaegIttItgteuhhnunnxaasntteeaeooaallitllmmbfeenrrnpiscbrritttyyowweeliaooaianddtsllhhlddeeycduuiiisfeellvvccisskineemmoitaattb-gllwttaa..oofpiiloonttnnaerrnneaasssioaagxttptssrrlljtoaagoeaaeetttoffseeinnceeansvvtittthbwwcghhiiirroeleeoohooemhnnnrrifffkkeoommoeiiwnnccsrveeiuugghagcnnessilthhttrhsssueeeiittiittttnnhiioa.eggwwggtrehhFnooaootttouu..ffosoillCCaaaddtrpfuuewllbbeiitrrggeeirrmxoeehhbbnnttaueeuttttlloomnnlyydmeeaattpffhhiibsscciiltssttiieehuuaaiiddll,ssrdiieeoffioofnneiiwnnttttallswwyyssidttaappcaarssaioonnesssppddbitssooiilannliiissbbenggnsslleegiinnctbboeeaalleeexxtt ttttffhhoottooeerr aa 11T11ru--sTTsRRgUUrSSidSS lGGoRRwIIDDerLLeOOdWWfoEErRRrEEigDDgFFiOOnRRg RRIIGGGGIINNGG wever, it A tension wire grid gives no flexibility of rigging height but it is pos ure would within overall loading limits, to add bars to create additional riggin ate from the projector. ExiIIstttissnhhgooguulladdnbbtreey lnnaooyttoeeuddt tthhaatt tthheerree iiss nnoott ccuurrrreennttllyy aannyy iinnddiiccaattiioonn ooff tthhee ssaaffee positions at any point over the space. 1133 -- TTEE wwoorrkkiinngg llooaadd ooff tthhee ppiippee ggrriidd oorr tthhee mmaaxxiimmuumm ppooiinntt llooaadd.. It should be noted that structural capacity is required in the overh steelwork for the dead load of the tension wire grid and the live lo ESS In this option, as with the pipe grid, focussing of lighting equipment could be personnel in addition to the lighting bars and the equipment. taught at gallery level. e the floor. In this option focussing of lighting equipment could be taught on o but the equipment as well as at gallery level. g, has to 11T22ru--sTTsRRgUUrSSidSS aGGtRRoIIDDpeAArTTatOOioPPnEEaRRlAAhIITTeIIiOOgNNhAAt LL HHEEIIGGHHTT ff need to ITPITPssiirrssttoolluueejjeeee:: ccFFttttyyee::ppaa11eess99::ii22bbII11nniillii77ffttooyy––rrmmSSGGttaauurrttddaaiiooyynnnnaarryy tthheeaattrree,, CCoorrkk A tension wire grid floor is created from d to be inA truss grid rigged from chain hoists allows the grid to be lowered to a interwoven steel wires at high level to Tension wired grid provide safe access to overhead safe working height for rigging. Focussing still has to be undertaken at equipment for both rigging and focussing. height but this can be mitigated by having an appropriate stock of A tension wire grid gives no flexibility of ithin automated fixtures where the attributes of the fixture can be set from rigging height but it is possible, within ions. the control desk. overall loading limits, to add bars to create additional rigging positions at any The truss grid allows flexibility of rigging height. For example, if a point over the space. ceiling were to be created from a back-projection screen it would be It should be noted that structural capacity of the existing structure will need to ible for a desirable to h1a1ve- TthReUtrSusSs aGsRhiIgDhLasOpWosEsRibEleDtoFaOchRieRveIGthGeIoNpGtimum assessed. next to throw distance from the projector. e at the
B A INITIAL THOUGHTS D Potceonnatcsiatcrleuscstion 5.8 Development Areas C Locations for siting the new studio theatre and classroom are constrained by site topography, access and existing mature trees. Four potential locations for development of the new studio theatre and classroom are indicated opposite. Location A Location A places the new studio theatre alongside the existing workshop allowing direct access to this facility. This option is the most discrete and the easiest to construct. It does not, in itself, improve the external appearance of the theatre nor resolve access between front and back of house. The space might not be big enough to include the classroom. Location B Location B seeks to use the space on the North of the BTT which would also incorporate a new entrance lobby. This location would enable direct access to the new Studio Theatre and classroom as well as offering access between front and back of house. The location poses significant construction challenges. Location C Location C is positioned on moderately sloping ground to the west of BTT. This location has the advantage of being a clearly defined separate s1it0ex2t1hat enables simpler phasing. However it is remote from the backstage and workshop facilities of the existing theatre. A link corridor could be constructed as a second phase to the link the Studio Theatre to the workshop. Location D Location D is located on the West end of the existing BTT making use of the open piece of land facing the playing fields. This option is likely to b10ext1h5e most expensive in terms of new construction, but potentially offers the best return particularly regarding the overall appearance of the theatre. As with Location C, a link corridor could be constructed as a second phase to the link the Studio Theatre to the workshop.
INITIAL THOUGHTS Covered or internal walkway 5.8a Location A Visitor Dressing Internal refurbishment to Entrance Sequence Entrance Auditorium split dressing room into The existing entrance is retained with the possibility to locally re- male and female clad the facade to improve the first impressions of the BTT. New Veranda Foyer Workshop STtuhdeaiotre Studio Theatre External spill out & Servery WC's New entrance to The new building which contains the Studio Theatre and a new performance space studio theatre Stage Entrance is placed to the East of the existing Workshop. This Store location allows direct access to the workshop and back of house to the auditorium. Classroom Due to limited space available in this location it might not be possible to include the teaching classroom. Covered Walkways A new covered walkway can offer a sheltered route from backstage to front of house. This could be upgraded to be internal if the budget allows. External Appearance Improvements to the overall aesthetics of the building would need to be managed through changes to the existing facade as discussed in section 5.5. However, additional opportunities exist around the main entrance as, discussed previously, and also the possible addition of a new covered veranda to the west offering a fantastic space for parents to enjoy views across the playing fields. Construction The relatively discrete location of this new building would mean that it could be developed with minimal impact on the use of the theatre throughout term time. Location A, illustrative plan
INITIAL THOUGHTS New Veranda New Studio Theatre New Studio Theatre New Stage Door
INITIAL THOUGHTS New entrance into internal link between front and 5.8b Location B back of house Entrance Sequence Visitor WC CRelenasmtsrraoonovcmeeelSoCxTtuihibsrdectbauiiontlyaregtion The existing entrance is incorporated within the new building Entrance extension creating a significantly improved first impression of the BTT. Dressing Internal refurbishment to split dressing room into Studio Theatre and Classroom male and female The new building placed on the north of the existing theatre contains the the Studio Theatre and a new classroom. This location New Veranda Auditorium offers the opportunity to create an internal link from back to front of house and whilst the studio theatre is connected to back of house Foyer it remains remote from the existing workshop. Workshop External Appearance Servery WC's This option offers a great opportunity to increase the quality of the Link appearance on approach to the entrance which could be further External spill out & Store enhance with the construction of a new covered veranda on the performance space west facade. Construction Of all the options this poses the most challenges in terms of construction sequence and health and safety issues. Access This option does offer the potential to include a lift within the new build part offering greater access for all throughout the theatre. Possible Lift Location Location B, illustrative plan
New Studio Theatre INITIAL THOUGHTS and classroom New Veranda
INITIAL THOUGHTS Potential to Covered or internal walkway 5.8c Location C remove existing entrance lobby Entrance Sequence Extended Entrance Path Dressing Moving the entrance of the existing theatre further west creates an opportunity for an ‘entrance court’ that improves the first Potential direct Auditorium impression and arrival to the BTT. The entrance is redefined by a entrance to foyer covered walkway that wraps the new external space, and screens removing existing the existing theatre. pinch point. Studio Theatre External covered walkway Foyer The new building which contains the Studio Theatre and External covered walkway Workshop classroom are placed to the south of the existing kitchen within the BTT. This location places the studio theatre remote from the External spill out/ Servery WC's Section of workshop to workshop and back of house. However, a performance Studio be reconfigured connection could be introduced along space internally to allow access the south side of the auditorium which from back of stage via could also connect to the existing outside Theatre new covered walkway. classroom in the short term. Classroom Possible Lift External Appearance Location As with Location A improvements to the overall aesthetics of the building on arrival would need to be managed through changes to the existing facade as discussed in section 5.5. Construction The new building is independent of the existing theatre and can be constructed with minimal impact on existing use. Landscaping of external spill out/performance space could be completed as part of a future phase if required due to funding. Access This location does have the potential to include a lift within the new building, allowing increased access for all throughout the theatre. Location C, illustrative plan
INITIAL THOUGHTS Open courtyard New Studio Theatre and classroom New connecting canopy and colonnade
INITIAL THOUGHTS New Mesh Cladding 5.8d Location D Extended path Remove existing to new entrance. entrance lobby Entrance Sequence Existing pinch point removed. External covered walkway Relocate the entrance further west between the existing theatre and the new development offers a clear circulation route to access Dressing Internal refurbishment to the Auditorium and the new Studio Theatre and classroom. split dressing room into male and female Studio Theatre Auditorium The new building which contains the Studio Theatre and classroom/flexible space are placed to the west of the existing Store Foyer breakout space. This location places the studio theatre remote from the workshop and back of house. However, a connection FlSeCpxailbacslees/room WC'S Workshop could be introduced along the south side of the auditorium which could also connect to the existing outside classroom in the short Servery WC's Store term. Link External Appearance External spill out & STtuhdeaiotre performance space The location of the new building means that the west facade of the theatre will be significantly improved. We have also indicated a Possible Lift new ‘floating’ facade to the north to help complete a new front of Location house appearance. This element would also create the opportunity for an additional link between front and back of house. Construction As with Location C this option would enable relatively easy access for the contractor. The new building is mostly independent of the existing theatre and can be constructed with minimal impact on existing use. Landscaping of external spill out/performance space could be completed as part of a future phase if required due to funding. Access Budget allowing, this option could incorporate a lift within the new development enabling significantly increased access for all across the building. Location D, illustrative plan
INITIAL THOUGHTS New floating facade New Studio Theatre and classroom Terrace New entrance canopy
INITIAL THOUGHTS 5.9 Artist Impression View as you approach the main entrance to the BTT. This option has been created by removing the existing lobby and integrating it into the current extension. A new floating facade has been added as part of the covered link to facilitate connection between front and back of house.
INITIAL THOUGHTS 5.9 Artist Impression View from playing fields of the potential for a new elevation to the west elevation of the BTT. This could be achieved either with addition of a veranda and small extension or Option D
6.0 Fee Proposal
COSTINGS 6.1 Fee Schedule 6.5% on the construction budget of £1.7m. This would make our total fee £110,500 + VAT to provide a full RIBA service from RIBA Stages 1-7. This would break down in the following way: Stage 0-1 2% £2,210 Establish the brief and budget. Research into facade solutions and develop concept design for sign off. Stage 2 10% £11,050 Develop detailed plans and sections. Planning application. Stage 3 15% £16,575 Total fee for these Stages 0-3 £29,835 +VAT Stage 4 35% £38,675 Prepare tender information with design team and issue tender documentation with specification. Stage 5 35% £38,675 Construction issue and site supervision. Stage 6 2% £2,210 Decant and Hand over. Stage 7 1% £1,105 Client feedback. Total Fee £110,500 +VAT We can also offer CA Role and would like to suggest a total additional fee of £5,525. Which allows for approximately £460 a month for an estimated 12 months of the project length. An additional fee to provide Principal Designer is as follows: Pre-construction information £2,860 Due on Practical Completion £1,905 Issue of Health and Safety File £550 Total fee £5,315 +VAT Any additional inspections/ meetings will be charged at £385 +VAT. Expenses would be passed on with a 10% administration charge. These would typically include travel, disbursements and printing. Until we have established a more detailed brief it is not possible to offer a fixed fee for the services of Theatre Projects. However to help with budgeting they have offered the following: a fixed hourly rate of £95/hour, and suggest that a max cap is set at £10,000.00 for the project.
[email protected] Winchester London Exeter www.designengine.co.uk The Studios, Coker Close, Winchester Unit 015, Metal Box Factory, 30 Great Shed 8, Topsham Quay, Exeter, SO22 5FF (Registered Address) Guildford Street, London, SE1 0HS Devon, EX3 0JB Design Engine Architects Ltd T +44(0)1962 890111 T +44 (0)20 3176 8215 T +44(0)1392 661917 ISO 14001 and ISO 9001 Certified Registered in England No 4339814 Registered VAT No 760 3677 22
Search
