HERCULES - RAMBAUD ARCHITECTS 4 Baker Street London W1C 4LQ T: 0207 741 9238 E: info@hercules-rambaud.co.uk (Student No. 09037402)
FEASIBILITY REPORT FOR THE VASSAL CENTRE FISH PONDS, BRISTOL, BS16 2QQ
PROPOSALS FOR INTERNAL USE OF SPUR’S 2, 4, 6 & 8 WITH EXTERNAL WORKS.
Contents
1.0 Introduction
1.0 2.0 2.1 3.0 4.0 5.0 6.0 7.0 8.0 9.0 10.0 11.0
The Vassall centre is located in Fishponds, Bristol on Gill Avenue. The centre was originally a military hospital and was converted into working environment for disabled people. The Vassall centre trust was set up in 1998 to create barrier-free workspace and provide employment and voluntary opportunities for disabled people. The centre is bounded to the South by Gill Avenue, to the east by Willow Bed Close, and to the West by Vassal road which runs south to meet Fishponds road.
Introduction Brief profile of The Vassal Centre Location Map Feasibility Study Remit and Brief Evaluation of Existing Premises Vassal Centre Reception Report Into Existing building Proposals Statutory Matters Consultants Estimated Costs and Timetable Appendix: Outline Schedule of Work.
Vassall Centre
Feasibility Report
2.0 Brief Profile of Vassall Centre The Vassall centre looks to empower people and enable them to work on equal terms with non-disabled people. The centre contains a conference centre and 12 let-able units for tenants and community groups.
Current parking provision is an issue, and quality of surface on much of the car parking space is bad. There are issues with security in the area and the centre is currently fenced around its perimeter.
The centre is located in a mainly residential area of fishponds, and is accessed from Gill Street on the south side of the site.
2.1
Site Plan 1:2500
Vassall Centre
Feasibility Report
3.0 Feasibility Study Remit and Brief Hercules Rambaud Architects LLP were appointed by the Vassal Centre in December 2009 to undertake a feasibility study to investigate the potential for improving and altering the existing centre and producing proposals for internal use and external works to site and car parking. We understood the brief to be as follows: •
To provide a feasibility study.
•
To provide proposals for internal use for units 2, 4, 6, and 8.
•
To provide proposals for landscaping and on-site car parking provision.
•
Commission a 1:200 scale model.
•
To provide advice on statutory matters.
4.0 Evaluation of existing premises The main entrance on Gill Avenue to the Vassall Centre premises is located directly opposite the main entrance to the Vassal centre building. The existing ground floor is accessed in the centre of the south facade between units 5 and 7. The entrance is highly visible with a large over sailing canopy with “The Vassall Centre” signage in clear view. There is level access to the building allowing good wheelchair access without a s s i s tance. There are also bicycle stands to the left and right of the entrance.
The main entrance features a touch sensitive interactive map for blind people and the plan has rectilinear form with a main central corridor running east west with 12 separate units running at right angles and accessed off the main corridor. The simple plan form is highly functional and allows ease of movement around the building. The Vassall Centre offices are located off the entrance hall to the right next to the main boiler room and unit 8. They are separated from the main corridor and accessed via two doors at either end. 4.2 Building Services All heating is powered by a main boiler room located at the rear opposite the entrance. The existing heating system is central heating with radiators running from a central boiler, the boiler room is located behind the entrance space between units 6 and 8.
Vassall Centre
Feasibility Report
4.3 Report into the Existing Building of the Vassall Centre Beginning its existence as a military hospital in the Second World War, the existing building has provided the Vassal Centre Trust with a number of beneficial features fitting its current purpose: The building is a large structure which enables multiple uses to be accommodated within it. The building is of a single story which provides generally good access through the building, which is a particularly positive feature for the physically impaired. There is also a relatively clear plan to the building which is understandable, especially to those who have not previously visited the site. The division of the building into separate units is also a useful feature for the accommodation of separate uses which may or may not conflict. 4.4 Improvements Improvements to the site have also been made in recent years: External access to the reception has been upgraded and clear disabled parking bays have been set out. In terms of accommodation, the small cafĂŠ area (believed to be a recent addition) is a welcome feature for the provision of workers, although it could benefit from greater floor area. During the site visit it was not possible to observe the office environments, however it is understood that the organisations working there have a great deal of freedom concerning the layout of their rented accommodation to make them fit for their own purpose.
However, the building also has a number of less desirable features: Having been built during the 1940s, the building is now of a considerable age and has many of the issues which affect old buildings. It is imagined that issues may arise concerning the large expanse of shallow pitched roofs and continuous maintenance would be required to keep each roof in good condition. The construction of the external walls has not been recorded; however judging by the age of the building, damp could potentially be an issue. Environmentally, insulation to the existing building is minimal and the majority of windows are single glazed. The method of which the building is heated is traditional and although the heating units themselves have been upgraded recently, due to the sheer size of the building a centralised heating unit is inefficient environmental design. Some Environmental improvements have been made recently with renovated units being provided with sufficient insulation and double glazing being fitted to certain units in the building. Also, unit 7 has been fitted with a photovoltaic array across its roof which is a positive step towards the use of green technologies (although with regard to the environment; energy conservation across the building would be a more affective use of resources). Internally, it is difficult to disguise the
Vassall Centre
Feasibility Report
4.5
Existing Ground Floor Plan
4.6
Existing Units to be affected
Proposal’s for internal use of Units highlighted in green. (Units 2, 4, 6 and 8)
Vassall Centre
Feasibility Report
5.1 Proposed External Uses
5.2 Proposal for Landscape and External Works
The following list of activities is intended to provide information on alternative uses proposed to be implemented in the green space between units in the Vassal Centre.
We have looked at ways of using the external space and expanding the scope of the Vassall centre externally. The proposal provides 68 parking spaces with 34 disabled parking spaces. We have also included sensory gardens located between units 3 & 1, and vegetable gardens between 9 & 7.
Vegetable Gardens The garden would allow people with disabilities the chance to take part in gardening. Several raised vegetable patches would allow ease of access and create an interesting and engaging activity, providing vegetables which could be used on site in the Cafe. The Vassal centre would perhaps need to employ a gardener due to insufficient volunteers on site.
All proposals include external ramps for disabled access to Units 10, 8, 6, 4 and 2. The ramps are based on Kendall Kingscott’s previous application of November 2004.
Sensory Gardens The sensory garden will contain scented and edible plants, sculptures and sculpted handrails, sound chimes and textured touch-pads. It is intended that the Garden be a ‘get-away’ to relax and unwind. Diversity in the garden includes sensory plants that provide an array of textures for people to touch.
Vassall Centre
Feasibility Report
5.3 External works
5.4 Proposed Internal Uses We propose several interesting and engaging uses which we hope will expand the Vassal centre and increase the diversity of uses and activities. The following was put together by Boris King. Hydrotherapy Unit Hydrotherapy is a form of physiotherapy, and uses a range of methods and techniques using water to provide therapeutic benefit. A hydrotherapy pool would occupy one of the ground floor units and its function could be extended to a number of different uses.
Commercially, the Vassall Centre Trust would have the option to lease the Hydrotherapy unit to a specific organisation or manage the hiring of the facilities to individuals itself. It is considered that it would make a welcome accompaniment to the facilities of the Vassall Centre providing members of the community with it’s services. CafÊ The existing Vassall Centre cafe facilities are to be upgraded due to increase in office space. A cafÊ could also potentially help boost interaction between the Vassall Centre and the local communities in the neighbourhood.
Vassall Centre
Feasibility Report
5.5 Proposed Internal Uses Multifunction/Exhibition Space It has been recognised that within the Vassall Centre Trust, there is a desire for exhibition space dedicated to the history of disabilities and human rights. There are also a number of arts clubs associated with the centre. Creating a multifunction space within the centre would allow works to be exhibited whilst also enabling the space to be used for other functions outside of exhibiting hours. Clever use of movable displays would enable efficient space management so that a range of activities could be carried out at different times. These activities could include art classes, support groups and potentially more physical activities such as aerobics. IT training facilities IT training would fit with the Vassall Centre Trusts ideology of empowering those with impairments and would be seen as a welcome addition to the Centre’s existing facilities. Commercially, this space could be hired out and would accompany the existing David Hiatt Baker Conference Suite. It is considered that there is demand within the local commercial sectors for easily accessible facilities of this kind and it may help to raise the profile of the centre as a whole. The facilities would need to be equipped with the latest technologies to allow their effective use by those with varying impairment.
Vassall Centre
Feasibility Report
5.5
Proposals
Option A:
Option A - Floor Plans Accommodation Unit 2:
Cafe and IT/Internet Cafe 308 m2
Unit 4:
Multifunction/Exhibition 330 m2
Unit 6:
Hydrotherapy Suite 268 m2
Unit 6A:
Offices (Partitioned) 350 m2
Unit 8:
Offices (Partitioned) 292 m2
Unit 8A:
Offices(Partitioned) 350 m2
This option includes a Hydrotherapy suite, located in Unit 6, close to the main entrance. Unit 4 houses the multifunction/exhibition space, which could be used to exhibit information on the history of disabilities or to be used for private functions and dance classes. Unit 2 houses an Internet Cafe and IT training facility. Unit 6, 6A and 8A contain partitioned offices. Toilets are provided adjacent to Unit 8A.
Vassall Centre
Feasibility Report
5.6
Proposals
Option B:
Option B – Floor Plans Accommodation Unit 2:
Multifunction/Exhibition 308 m2
Unit 4:
IT Training Facility 330 m2
Unit 6:
Internet Cafe 268 m2
Unit 6A: Unit 8:
Offices (Open Plan) 350 m2
Offices (Open Plan) 292 m2
Unit 8A:
Offices (Open Plan) 350 m2
Unit 6 contains an Internet cafe situated close to the main entrance, with a separate IT training room located in Unit 4. Unit 2 houses the Multifunction/ Exhibition room which could be used to hold exhibitions on the history of disabilities or to provide for dance classes or private functions. Potential benefits of this option include provision of a separate IT training room allowing more formal training with separate cafe facilities linked via a covered walkway between units 6 and 4 to link IT training with cafe facilities partitioned offices. Toilets are provided adjacent to Unit 8A.
Vassall Centre
Feasibility Report
5.7
Proposals
Option C – Floor Plans
Option C:
Accommodation
Unit 4 contains an Internet cafe with a linking corridor to the IT training room located in Unit 2. Unit 6 houses the Multifunction/Exhibition room which could be used to hold exhibitions on the history of disabilities or to provide for dance classes or private functions.
Unit 2:
IT training 308 m2
Unit 4:
Internet Cafe 330 m2
Unit 6:
Multifunction/Exhibition 268 m2
Unit 6A:
Offices (Partitioned) 350 m2
Unit 8:
Offices (Open Plan) 292 m2
Unit 8A:
Offices (Partitioned) 350 m2
This option creates better linkage between units and ease of mobility to and from the different functional spaces. We look forward to discussing potential options with The Vassall centre, and are open to suggestions of integrating several ideas from each option, to arrive at a solution which best suits.
Vassall Centre
Feasibility Report
6.0
Advice on Statutory matters
6.1 Planning Consent Planning permission would need to be obtained due to the proposals being deemed ‘development’ under the Town and Country planning act. We do not have an adversarial relationship with planning officers and have not had any application turned down with Bristol City Council planning department. If however problems do arise in the planning process we will do our upmost to see that the scheme is not unduly delayed. It is estimated that obtaining Planning permission could take between 8 to 12 weeks. We will also advise you before any design changes are made that arise due to planning restrictions 6.2 Building Regulations Building Regulations approval would also need to be obtained for the proposal. Drawings are submitted to Bristol City Council, and a decision is made as to whether Building Regulations can be approved. If however problems arise we will do our upmost to see that the scheme is not unduly delayed. We will also advise you before any design changes are made that arise due to planning restrictions.
7.0
Consultants
The following consultants would be required on this project: Consultant Remit Architect Design, specification and possible supervision depending on the type of contract Quantity Surveyor Costings advice, production of bills of quantities, valuations of works on site and advice on procurement (type of contract for building work) Structural Engineer Design and specification for new structures and structural alterations Services Engineer Design and specification heating, lighting ventilation drainage and sanitary provision Specialist surveyors Detailed measured survey of the premises and adjoining areas Planning Supervisor to cover health and safety issues and requirements during construction and ongoing maintenance post occupancy When further consultants are to be appointed we will inform you.
Vassall Centre
Feasibility Report
8.0
Outline Costing
Outline costing was completed by Ming Yin Quantity Surveyors Ltd. The outline costs loosely show estimated allowances for the works. The works are based on information which at this stage is still preliminary. Please note that as the design is developed further and information is further evaluated the outline costing may change. All costing assumes a medium sized building contractor will carry out the works.
8.1
Outline Costings
Project: The Vassall Centre, Fishponds. Job No. 1037 Date Submitted: 05/04/2010 The following estimate costings are based on the information provided in drawings AR-01, AR-02, AR-03 and AR04 by Hercules Rambaud Architects LLP.
Option A: £2,379,100 Unit 2 -
150m2 Internet Café / IT @ £1260/m2 £189,000
158m2 Café / Dining @ £1200m2 £189,600
Unit 4 - 330m2 Multi-function/Exhibition @ £1500/m2 £495,000
Link - Unit 6 -
45m2 Kitchen / Canteen @ £1600/m2 £72,000 220m2 Hydrotherapy Suite @ £2000/m2 £440,000
Unit 8 - 50m2 Changing Rooms @ £1600/m2 £80,000 290m2 Offices @ £900/m2 £261,000 First Floor 725m2 Offices @ £900/m2 £652,500 Vassall Centre
Feasibility Report
Option B: £2,146,875
Option C:
Unit 2 -
308m2 Multi-function / Exhibition @ £1500/m2 £462,000
Unit 2 -
308m2 Internet Café/IT Training @ £1260/m2 £388,080
Link -
45m2 Store Rooms @ £635/m2 £28,575
Link -
45m2 Store Rooms @ £635/m2 £28,575
Unit 4 -
330m2 Internet Café / IT Training @ £1260/m2 £415,800
Unit 6 -
30m2 Kitchen/Canteen @ £1600/m2 £39,000 240m2 Café / WiFi / Dining @ £1200/m2 £288,000
Unit 4 -
45m2 Kitchen/Canteen @ £1600/m2 £72,000 285m2
Café / WiFi / Dining @ £1200 /m2 £342,000
Unit 8 -
290m2 Offices @ £900/m2 £261,000
Unit 6 -
280m2 Multi-function/Exhibition @ £1500/m2 £420,000
Unit 8 -
290m2 Offices @ £900/m2 £261,000
First Floor
- 725m2 Offices @ £900/m2 £652,500
£2,164,155
First Floor - 725m2 Offices @ £900/m2 £652,500
Approximate Landscape cost for all options: £450,000. Figures are inclusive of VAT.
Vassall Centre
Feasibility Report