Feasibility Report The Vassall Centre
Hercules Rambaud Architects LLP HERCULES - RAMBAUD ARCHITECTS 4 Baker Street London W1C 4LQ T: 0207 741 9238 E: info@hercules-rambaud.co.uk
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Location Map
(Bruce Soleil Student No. 09037402) FEASIBILITY REPORT FOR THE VASSAL CENTRE, FISH PONDS, BRISTOL, BS16 2QQ
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PROPOSALS FOR INTERNAL USE OF SPUR’S 2, 4, 6 & 8 WITH EXTERNAL WORKS.
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. The centre is located in a mainly residential area of fishponds, and is accessed from Gill Street on the south side of the site. 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.
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Contents Introduction The Vassall centre is located in Fishponds, Bristol on Gill Avenue. The Introduction centre was originally a military hospital and was converted into working profile of The Centre environmentforBrief disabled people. TheVassal Vassall centre trust was set up in 1998 to create and provide barrier-free Feasibility workspace Study Remit and Brief employment and voluntary opportunities for disabled people. The centre is bounded to the Evaluation of Existing Premises South by Gill Avenue, to the east by Willow Bed Close, and to the West which Reportruns Intosouth Existing building. by Vassal road to meet Fishponds road. The centre Proposals already incorporates many ingenious solutions in dealing with the complex and diverse rangeMatters of problems to create an inclusive building. Statutory
Consultants Estimated Costs and Timetable Appendix: Outline Schedule of Works
Feasibility Report The Vassall Centre
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Feasibility Study Remit and Brief
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Evaluation of existing premises
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:
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Vassall Centre Reception
• 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.
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 assistance. 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.
Feasibility Report The Vassall Centre
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4.3 Accessibility 4.4 Report into the Existing Building of the Vassall 4.2 Centre Building Services By Boris King The method of which the building is heated is traditional and although Centre is excellent the heating have The beenVassal upgraded recently, due toatthe All heating is powered by aunits mainthemselves boiler providing a barrier Beginning its existence as a military hospital in the Second World War, atsheer sizeopposite of the building a centralised heating unit is free inefficient room located the rear the environment so that it canhave be been the existing building has provided the Vassal Centre Trustentrance. with a The existing environmental design. Some Environmental improvements heating system is accessed with ease by a range of number of beneficial features fitting its current purpose: The building recentlyrunning with renovated central heating made with radiators from units being provided with sufficient Thereunits is adequate is a large structure which enables multiple uses to be accommodated double glazing beingdisabilities. fitted to certain in the a central boiler,insulation the boilerand room is located provision of disabled WC offacross the within it. The building is of a single story which provides generally building. Also, unit 7 has been fitted with a photovoltaic array behind the entrance space between units main the entrance good access through the building, which is a particularly positive its roof which is a positive step towards use ofspace. green technologies 6 and 8. feature for the physically impaired. There is also a relatively clear plan (although with regard to the environment; energy conservation across to the building which is understandable, especially to those who have the building would be a more affective use of resources). not previously visited the site. The division of the building into Internally, it is difficult to disguise the nature of the building as separate units is also a useful feature for the accommodation of previously being a hospital. This can create the impression of the separate uses which may or may not conflict. centre being a facility or medical institution which is not entirely Improvements to the site have also been made in recent years: positive and could affect the approachability of the centre to users and External access to the reception has been upgraded and clear the public. The long access corridor is useful in terms of function disabled parking bays have been set out. however it creates a generally bleak environment despite the lively In terms of accommodation, the small cafĂŠ area (believed to be a artworks along its length. It is not a particularly pleasurable recent addition) is a welcome feature for the provision of workers, experience covering the large distance from one end to the other. although it could benefit from greater floor area. During the site visit it Because of the slight slope to the site (falling towards the North end) was not possible to observe the office environments, however it is there is a slight floor level change within the building affecting the understood that the organisations working there have a great deal of Northern units. Although access ramps have been introduced, the freedom concerning the layout of their rented accommodation to make gradients of these ramps are particularly steep and so a desirable them fit for their own purpose. solution has yet to be implemented. However, the building also has a number of less desirable features: Externally, it is considered that there is conflict between breaking down Having been built during the 1940s, the building is now of a barriers to the local community and the security of the building. This is considerable age and has many of the issues which affect old particularly the case around the secondary entrance which still retains buildings. It is imagined that issues may arise concerning the large the original barbed wire fence. (oddly angled to prevent climbing out expanse of shallow pitched roofs and continuous maintenance would rather than climbing in?) be required to keep each roof in good condition. The construction of To the rear of the site (North) access is currently poor with conflict the external walls has not been recorded; however judging by the age between pedestrians and motorised transport. This side of the of the building, damp could potentially be an issue. Environmentally, building externally is an unattractive environment to be in and lacks insulation to the existing building is minimal and the majority of character and an active frontage. windows are single glazed.
Feasibility Report The Vassall Centre
It has also been noted that a number of access ramps are at undesirable gradients for wheelchair users although improvements have been made to the North Eastern unit. Parking to the rear is currently uncontrolled. The amount of effort and investment which has gone into the Vassall Centre to make it fully accessible for people with all forms of impairment should not be understated, and although each individual feature which has been implemented to improve access and the working environment for disabled people has not been listed within this report, it is well recognised that the Vassal Centre currently achieves very high standards of inclusive design.
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Feasibility Report The Vassall Centre
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Existing Ground Floor Plan Site survey carried out by Dave Shombodii Surveyors Ltd.
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Existing Units to be affected Proposal’s for internal use of Units highlighted in green. (Units 2, 4, 6 and 8)
Feasibility Report The Vassall Centre
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Model Photo’s
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Proposals After considering the points raised in the client meeting with Andy Rickell on 09.12.09, and information gathered at a subsequent site visit on 27.01.09, we have worked up several proposals for internal use and external works which are included below. We looked at how the centre might evolve and approached the designs holistically to incorporate and expand upon the existing ethos of the Vassall centre 5.1 Proposed External Uses building. We looked at opportunities to integrate with wider community and ways in which the centre could draw more support from the surrounding residential area. 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. Vegetable Gardens Sensory Gardens The garden would allow people with disabilities the chance to take part in Severalwill raised vegetable would allowsculptures ease of Thegardening. sensory garden contain scentedpatches and edible plants, access and create an sound interesting andand engaging providing and sculpted handrails, chimes texturedactivity, touch-pads. It is vegetables which could be used on site in the Cafe. intended that the Garden be a ‘get-away’ to relax and unwind. The Vassal centre would perhaps need plants to employ a gardener due of to Diversity in the garden includes sensory that provide an array insufficient volunteers on site. textures for people to touch.
Feasibility Report The Vassall Centre
5.2 Proposal for Landscape and External Works 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. 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.
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Landscaping and External works Plan
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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.
Café The existing Vassall Centre cafe facilities are to be upgraded due to increase in office space. A café could also potentially help boost interaction between the Vassall Centre and the local communities in the neighbourhood. There is also the option to combine café facilities with internet facilities which may have added attraction for customers, specifically those from outside the centre. It would also create much needed social space.
Feasibility Report The Vassall Centre
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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.
Feasibility Report The Vassall Centre
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Proposals Option A - Floor Plans Accommodation Unit 2: Unit 4: Unit 6: Unit 6A: Unit 8: Unit 8A:
Cafe and IT/Internet Cafe Multifunction/Exhibition Space Hydrotherapy Suite Offices (Partitioned) Offices (Partitioned) Offices (Partitioned)
308 m2 330 m2 268 m2 350 m2 292 m2 350 m2
Option A: 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.
Feasibility Report The Vassall Centre
Option A Design Description of each of the functions Building Services Accessibility Security Toilet provision Appliances and other sanitary fittings
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Hercules Rambaud Architects LLP raised After considering the points
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Proposals Option B – Floor Plans Accommodation Unit 2: Unit 4: Unit 6: Unit 6A: Unit 8: Unit 8A:
Multifunction/Exhibition Space IT Training Facility Internet Cafe Offices (Open Plan) Offices (Open Plan) Offices (Open Plan)
Option A
308 m2 330 m2 268 m2 350 m2 292 m2 350 m2
in the client meeting with Andy Rickell on 09.12.09, and information gathered at a subsequent site visit on 27.01.09, several proposals for use and external alterations have been worked up by Hercules Rambaud Architects. We have looked at how the centre might evolve and approached them holistically to incorporate and expand upon the existing ethos of the Vassall centre building. Spurs 2, 4, 6 and 8 are located toward the north-west of the site, there are three options for proposals indicated below. Option B: 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. .
Feasibility Report The Vassall Centre
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Proposals Option C – Floor Plans Accommodation Unit 2: Unit 4: Unit 6: Unit 6A: Unit 8: Unit 8A:
IT training Internet Cafe Multifunction/Exhibition Space Offices (Partitioned) Offices (Open Plan) Offices (Partitioned)
308 m2 330 m2 268 m2 350 m2 292 m2 350 m2
Option C: 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. 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.
Feasibility Report The Vassall Centre
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Advice on Statutory matters
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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
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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.
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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.
Feasibility Report The Vassall Centre
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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 AR-04 by Hercules Rambaud Architects LLP.
Option A Unit 2 -
150m2 2
Link Unit 4 Unit 6 Unit 8 -
Internet Café / IT Training
@ £1260/m2 2
158m
Café / Dining
@ £1200m
45m2
Kitchen / Canteen
@ £1600/m2
2
330m
2
Multi-function/Exhibition
£495,000
2
£440,000
@ £2000/m
50m2
Changing Rooms
@ £1600/m2
Offices
£72,000
@ £1500/m
Hydrotherapy Suite
290m
£189,600
2
220m
2
£189,000
@ £900/m
2
£80,000 £261,000
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First Floor
725m2
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Offices
@ £900/m2
£652,500 £2,379,100
Option B Unit 2 -
308m2
Link -
45m
Unit 4 Unit 6 -
2
First Floor
@ £1500/m2 2
£462,000
Store Rooms
@ £635/m
330m2
Internet Café / IT Training
@ £1260/m2
£415,800
30m2
Kitchen / Canteen
@ £1600/m2
£39,000
2
Unit 8 -
Multi-function / Exhibition
£28,575
2
240m
Café / WiFi / Dining
@ £1200/m
290m2
Offices
@ £900/m2
£261,000
Offices
2
£652,500
2
725m
@ £900/m
£288,000
£2,146,875
Option C Unit 2 Link Unit 4 -
308m2 45m
2
45m
2
Internet Café / IT Training Store Rooms
285m2 2
@ £1260/m2 @ £635/m
2
£388,080 £28,575
2
Kicthen / Canteen
@ £1600/m
Café / WiFi / Dining
@ £1200 /m2 2
£72,000 £342,000
Unit 6 -
280m
Multi-function / Exhibition
@ £1500/m
Unit 8 -
290m2
Offices
@ £900/m2
£261,000
Offices
2
£652,500
First Floor
2
725m
@ £900/m
£420,000
£2,164,155
Feasibility Report The Vassall Centre
Approximate Landscape cost for all options: Figures are inclusive of VAT.
9.0 Outline Programme
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ÂŁ450,000.
Feasibility Report The Vassall Centre
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