Advanced Feasibility Study

October 2008

Battersea Arts Centre

HaworthTompkins

ArchitectHaworth Tompkins19-20 Great Sutton StreetLondonEC1V 0DR

Tel: 020 7250 3225Fax: 020 7250 3226

Services EngineersSkelly & Couch LLP31 Wentworth AvenueLondonN3 1YA

Contact:Tristan Couch

Tel: 07792 693 882

Structural EngineersPrice & Myers30 Newman StreetLondonW1T 1LT

Contact:Paul Batty

Tel: 020 7631 5128Fax: 020 7462 1394

Battersea Arts CentreLavender HillLondon SW11 5TN

Tel: 020 7319 4000Fax: 020 7319 4001

Quantity SurveyorsBristow Johnson & Partners89 Charlotte StreetLondon W1P 1LD

Contact:Lindsay Cornock

Tel: 020 7636 1036Fax: 020 7436 5347

Design Team

Theatre ConsultantsCharcoal Blue17 Short StreetLondonSE1 8LJ

Contact:Andy Hayles

Tel: 020 7928 0000Fax: 020 7691 0454

Acoustic ConsultantsPaul Gillieron Acoustic130 Brixton HillLondonSW2 1RS

Contact:Paul Gillieron

Tel: 020 8671 2223Fax: 020 8671 2402

BAC SPACE Team members:BAC David Jubb David Micklem Rosie Hunter Richard CouldreyAllegra GalvinHaworth TompkinsSteve TompkinsJoanna SutherlandHolly van de Coevering

Battersea Arts Centre Principal Elevation

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Stage C- Report: Contents

VisionIntroductionArchitect’s statementBAC statement Collaboration and processCollaborationTheatre, Participation, Events, SpaceIn house projectsConsultationBuilding ControlConservation Management StatementHeritage Partnership Agreement pilotDesign TeamSustainabilityM&E briefTeam RolesApproach to FundraisingLeaseProcurement CC Skills

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14141414161818182020222222222424

Description of the schemeAn approach to the buildingArchitectural plans and drawingsNext Steps Theatre Services Structure Acoustics

Health & Safety Cost

Appendices1. Conservation Strategy Sensitivity drawings2. WPG existing building survey3. Stage C- Demolition drawings

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133143155

Supporting BAC’s Playgrounding Projects

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Artists during The Masque of the Red Death

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Fuzzy Surgery in The Fireplace Room

Vision

Introduction

Haworth Tompkins and Battersea Arts Centre (BAC)

have embarked on a long-term, phased redevelopment

of BAC’s home in Battersea’s old Town Hall. We

have developed a shared vision for a 21st century

performance environment in a 19th century public

building.

We seek to:

• improve the building for artists, staff and visitors

• provide equal access and make the building compliant

with current legislation

• install 21st century technology for users of the

space

• spend time and energy developing our plans

organically in partnership with artists and audiences

• rediscover the building as it was originally intended,

celebrating the architecture to create an extraordinary

found space.

We will make some architectural improvements in

sympathy with the building and its heritage. We will

only make improvements after testing our assumptions

and the potential benefits of these. We will treat the

building as a playground in which artist, audience and

architect will participate in a series of experiments

in order to develop the space together. We will apply

BAC’s theatre-making methodologies to our capital

project: ‘scratching’ space with low cost experiments

prior to significant and costly interventions, and

gathering feedback from artists and audiences that will

inform the decisions we make.

We want to encourage people to explore the space. A

great strength of the Town Hall as a home for BAC is

that it is not a theatre: a provocation for artists and

an adventure for audiences. We will resist the urge to

reconcile flow or resolve architectural idiosyncrasies.

We will keep the building open during our planned

capital programme and maintain artist and audience

engagement with the building works as they happen.

We aim to offer a vision for the future of flexible theatre

spaces in the UK.

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The Prinicpal Stairs

8

Architect’s statement

Architect’s statement

This report builds on the thinking of the Fuzzy Logic

preliminary feasibility study, exploring the ways in

which the extraordinary architecture of BAC can

become an even more vivid and supple performance

environment for audiences and artists. The design

team and the BAC client team have developed the

core ideas of Fuzzy Logic through an intensive process

of consultation with artists, producers, statutory and

funding officers, local people and the BAC staff and

board members.

We have reaffirmed the principles of the Fuzzy Logic

study and, through collaboration and dialogue, built new

and unforeseen layers of richness and connection into

our early design moves. Throughout the consultation

process we have found that the idea of evolving a light-

footed, highly adaptable environment of connected

performance spaces through deft, minimally invasive

architectural additions has remained compelling. We

have been reassured by the degree of understanding

and enthusiasm with which the proposals have been

met and we are more certain than ever that our

collective approach is the right one for BAC.

The key principles remain:

• Increasing the sense of conviviality, welcome and

intrigue throughout the building.

• Re-vivifying the heart of the Town Hall to strengthen

the connection between the Lavender Hill building and

the Grand Hall.

• Increasing the coverage, compliance and ambition of

the public safety and access infrastructures.

• Increasing radically the technical capacity of the

building to support performance and protect the long-

term viability of the BAC.

• Making new physical connections and adjustments

within the found spaces to allow even richer artistic

possibilities within the building and opening up more

of the building as a viable performance environment.

• Making the building more sustainable through fabric

upgrades or repairs, more imaginative environmental

expectations and energy efficiencies in the technical

systems.

• Creating a genuine sense of ‘home’ for staff and

artists, including residential accommodation and

informal entertaining facilities.

• Creating a better equipped, more capable and more

efficient production workshop and a better get in to

streamline performance support.

• Connecting the building to useable outdoor public

spaces, strengthening the invitation of the BAC and

reinforcing connections with the neighbourhood.

• Allowing the maximum latitude for future

improvisations, explorations and non-permanent

interventions by artists, producers and BAC staff,

so that the building remains provisional, fresh and

surprising.

Working very closely, Haworth Tompkins and BAC have

developed the design to the point where a preliminary

scope of work and cost plan for the whole building can

be constructed. Because the alterations are designed

to allow the maximum number of performance

permutations in use, part of the design process has

involved un-coupling room names from specific uses.

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Workshop in the basement Artist during a Trashy event The Principal Staircase during a Trashy event

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Rather, the original town hall names, acquired names

from past productions or new, non-specific names have

been adopted to de-classify the spaces and encourage

a less pre-conceived, more direct relationship with the

architecture. A strategy for a building-wide technical

infrastructure and a corresponding set of moveable,

performance and environmental hardware has been

developed to support a completely mutable definition

of performance, circulation, and support spaces.

The scope and overall cost has been quantified for

the first time and now needs to be evaluated in terms

of achievability. The next task is to explore options

for packaging and phasing the works so that the

building can remain open to the public, so that the

construction work can be programmed alongside the

other BAC work strands, and so that the scope of each

phase dovetails with BAC’s fundraising capacity. A

short list of possible building contractors have been

consulted both in terms of their ability to carry out a

phased programme of works and also in terms of their

willingness to engage with BAC at a level of shared

endeavour and genuine partnership - the results of

these early conversations is very encouraging.

Having consulted again with artists, staff and statutory

officers, the design and cost plan should be developed,

after which each work phase could be progressed

as a stand alone project, subject to building wide

infrastructural issues. We envisage a continuation

of the discursive, highly collaborative design process

up to the completion of stage D Scheme Design, after

which each phase would enter a more conventional,

more linear trajectory up to completion of the work

package on site. This will minimise cost risk due to

design change or programme over-run. It is likely that

the scopes of the contractor’s work will be tailored

to allow completion and adjustment of each project

phase post-contract by BAC, the design team and the

artists themselves.

This exploratory, provisional approach would allow

subsequent phases to be informed by the ways in

which artists and audiences respond to a new ‘existing’

condition, and corresponds closely with BAC’s ‘Scratch’

methodology for developing new performance work. An

early project will be the conversion of the Grand Hall to

a temporary 450-seat performance space in the spring

of 2009.

Steve Tompkins

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White board design sketches

Fuzzy SurgeryFuzzy Surgery in the courtyard

Fuzzy Surgery lunch Design sketches during Fuzzy Surgery

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BAC statement

BAC Statement

Battersea Arts Centre has been based in the old Town

Hall since 1980. Wandsworth Borough Council has been

responsible for managing the building during all that

time and has invested millions of pounds in its upkeep.

In 2006 the senior management team of BAC talked with

Nick Starr (BAC’s Chair and Executive Director of the

National Theatre) about a desire to develop the building

and open up the one acre site for greater use by the

community, by artists and audiences. Nick introduced

BAC to Steve Tompkins of Haworth Tompkins. It quickly

became clear that there was a parallel track between

Haworth Tompkins’ architectural practice and BAC’s

work as developer and producer of new theatre. This

introduction sparked conversations about an artist and

audience centred approach to developing ideas for the

space.

In January 2007 BAC faced a major funding crisis when

Wandsworth Borough Council announced plans to

withdraw cash and in-kind funding. BAC briefly explored

relocation but quickly concluded that the organisation’s

Design development discussions

Historical research

BAC staff office

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Artists during MORDProp making in the Dark RoomRecreation Room during MORD get in

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Collaboration and Process

success was, in part, due to the Town Hall as a found

space in which artists developed new approaches to

theatre making. BAC and Wandsworth Borough Council

embarked in a series of discussions regarding the theatre’s

future in the borough, after momentous vocal support for

BAC from every section of the local community. During

this time, BAC also co-produced The Masque of the Red

Death with Punchdrunk that was seen by 46,000 people

and successfully articulated the potential of the building.

The show marked the beginning of a process BAC calls

“playgrounding” that places artists and audiences at the

heart of developing the old Town Hall space.

In April 2007 BAC’s annual funding from the Council was

reinstated and the organisation signed a new 125 year

lease on the Grade II* listed old Town Hall, embracing

full responsibility for managing the building and the site.

The next step for BAC is to secure the organisation’s

long-term sustainability in the Town Hall by developing

the space for greater use by artists, audiences and

greater income earning opportunity for the organisation.

BAC’s collaborative partnership with Haworth Tompkins

Architects presents BAC and its community with a

unique opportunity to transform its home into a 21st

century flexible performance and events environment,

placing the users of the space at the heart of the process

of development.

Collaboration

Haworth Tompkins and BAC have evolved a working

methodology that embeds BAC staff in the design team

and engages Haworth Tompkins’ team members in the

programming process at BAC. The intention is for the

design team to work as artists and for staff, artists and

audiences at BAC to gain a unique perspective on the

design process.

The intention of the collaborative process is to give

room to experiment: to have ideas, then better ideas,

then excellent ideas. Haworth Tompkins and BAC

are committed to investing heavily in the early design

phases in the belief that the more time spent exploring

design options and experimenting with low cost ‘scratch’

solutions, the more successful the transformation of

the building will be. The phasing of the project over

five years will further enable this approach. Haworth

Tompkins and BAC’s approach to the project requires

a reconsideration of conventional architecture process.

The idea is to adopt elements of conventional process

where beneficial, and where necessary, seek new ways

of working between project partners to further facilitate

the engagement of artists, audiences and staff.

The collaborative process has been recorded through

a mixture of transcripts, audio and video recordings

from the first conversation between Steve Tompkins,

David Jubb (Joint Artistic Director BAC) and Felix

Barrett (Director of The Masque of the Red Death.) The

process is now being researched by an MPhil student

at Cambridge University’s Architecture Faculty under

Professor Alan Short, and will be further explored in late

2009 at an architecture conference at Central School

of Speech and Drama, by which time there will be an

opportunity to review progress as part of the ongoing

development of the collaborative process.

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These drawings form part of a series of preliminary sketches by the design team. They

facilitated important discussions about aspects of the design such as the opening up

of the ground floor public space and a fluid connection of performance space on the

first floor. The Lower Ground plan shows an early proposal for a temporary theatre

in the Grand Hall.

Ground floorGrand Hall Ground floorLower Ground

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Theatre, Participation, Events, Space

Until this project BAC operated three core, increasingly

interlinked programming strands: Theatre, Participate

and Events. Since beginning this project a fourth

programme strand has emerged at Haworth Tompkins’

suggestion: the Space Programme. The idea is that

planning of activities in the Space programme happens

alongside the planning of the Theatre, Participate and

Events programmes. By adding the Space Programme

BAC staff have been encouraged to think about the

building as a whole and curate work that complements

and impacts other strands.

Design Team

The design team for the project comprises a range of

specialist consultants including Haworth Tompkins, Skelly

& Couch - Services Engineers, Price & Myers - Structural

Engineers, Charcoal Blue - Theatre Consultants, Bristow

Johnson & Partners - Cost Consultants and Paul Gillieron

- Acoustic Consultants. The team have worked closely

on projects concerning arts and performance buildings

in the past and bring a wide range of expertise to the

project.

Design Team meetings play a crucial part in the

development of the project. These have been intense

weekly sessions in the development of this stage of the

project’s design. Meetings are generally held at Haworth

Tompkins’ offices but site visits and explorations of the

old Town Hall have also formed a large part of the team’s

work.

Team Roles

BAC has created a Space Team to lead the organisation

through a complex capital project. The Space Team

comprises:

• Head of Production and Premises who heads up the

Space Team, leads on the relationship with Haworth

Tompkins, manages the overall capital project and

project manages all in-house elements of any capital

works.

• Joint Artistic Directors who lead the theatre, participate

and events programmes at BAC seeking opportunities

for creative collaboration with the Space Team, providing

Artistic Direction for all decisions with regard to the Space

Team and building design.

• Executive Director who manages the relationships

with all statutory authorities regarding BAC’s capital

programme and unifies the long-term vision for

the development of the Old Town Hall with BAC’s

responsibilities under its lease.

• Space Team Coordinator who manages the

Space Team’s time and priorities and the on-going

documentation of the project

In House Projects

In House projects are building projects managed by

BAC’s Space team with support from Haworth Tompkins

and the design team. In House projects have evolved

through a desire to test ideas before investing in

permanent solutions. The first In House project was a

series of works across the Town Hall in preparation for

The Masque of the Red Death supported by the wider

design team.

So far In House projects have addressed areas of the

building which have accreted, over the years, removing

various partition walls, laminate flooring, layers of

municipal paintwork and attempted to return these areas

to a more original state, improving key spaces for further

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1983 illustration of the Principal Staircase Town Hall Road sketch ideas

Design sketch looking at possible ways of using Town Hall Road; exploring the

potential for expansion into temporary or permanent structures and the idea of

creating a landmark by mooring a boat alongside the building.

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use for all BAC’s activity. The In House project for The

Masque of the Red Death:

• relocated a large number of staff to a refurbished

kitchen office

• improved electrical provision to the Grand Hall

• opened up fireplaces

• removed all asbestos from the building

• opened the first floor as an interconnected performance

environment

In House projects are a valuable early insight into the

potential of the spaces as the design develops. They also

allow staff and artists at BAC to influence and have an

involvement in the early stages of the transformation of

the building.

Consultation

Collaboration and consultation are a central part of

Haworth Tompkins and BAC’s approach. The Fuzzy

Surgeries were a series of consultation meetings that took

place at BAC in June and July of 2008. Seven sessions

were held, attended by around 45 members of the

BAC community including staff, artists, local residents,

members of BAC’s young people and participatory

programmes, workshop leaders, resident companies

and members of the wider Battersea community. At

each session Steve Tompkins and his team, David

Jubb and David Micklem (Joint Artistic Directors BAC)

and the BAC team would sit down in a different room

and share a meal with the guests. These meetings were

held to get input from a wide range of people who use

the Town Hall. Topics covered during these sessions

included Home, Access, Building Vision, Participation

and Playgrounding. These sessions were designed to

feed directly into the current design phase of the project.

Each session was recorded on camera and notated. All

participants were sent follow-up emails and asked for

any further thoughts.

Haworth Tompkins and BAC have begun a consultation

process with John Webb and Wandsworth Council’s

Conservation team and Kate Emmerson, the building’s

English Heritage officer. The Victorian Society, Battersea

Society and the Survey of London have been engaged

in tours of the building prior to a formal consultation

at submission of planning applications. All BAC’s

immediate neighbours received a letter from BAC in

August inviting them to the first of a series of consultation

meetings about BAC’s development.

Building Control

An initial meeting with a Building Control officer from

Wandsworth Borough Council has taken place to obtain

early input on the proposals with regard to Building

Regulations and Health & Safety.

Conservation Management Statement

Haworth Tompkins and BAC have jointly researched and

prepared a Conservation Management Statement. The

need to preserve and enhance Battersea Arts Centre

is a continuous, ongoing process. Conservation of a

building must take into account a continuing need for

maintenance and alterations required over time.

The Conservation Strategy is to be developed and agreed

upon in collaboration with Wandsworth Borough Council

Conservation Department and English Heritage. A broad

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Early design sketchesMembers of the design team

20

strategy and policies are being developed to ensure

the appropriate maintenance of and protection of the

existing built fabric. There is a Schedule of Building

Fabric, which lists the areas for Conservation Strategy.

Assessing significance and developing policies will be

carried out as and when needed and in agreement with

Wandsworth Borough Council and English Heritage. See

Appendix 1 for the Sensitivity drawings prepared for the

Conservation Strategy.

Heritage Partnership Agreement pilot

BAC, Haworth Tompkins, English Heritage and

Wandsworth Council (as both planning authority and

freeholder) are exploring the potential for BAC to become

a pilot Heritage Protection Agreement in advance of the

impending new Heritage Protection Bill. This would

implement a partnering approach to the conservation

and development of the building. Heritage Partnership

Agreements (HPAs) are a development of management

agreements that are possible under existing legislation.

They offer a simplification of the administration of

statutory controls by providing pre-agreement on how

various classes of mostly minor works will be carried out,

thus removing the need for a long series of individual

specific consents. (Heritage Protection Review, April

2006: http://www.culture.gov.uk/images/consultations/

hrp_breport_eightpilotprojects.pdf covering 8 pilot

projects under the scheme).

Sustainability

Haworth Tompkins and BAC aim to develop a fresh

vision for a sustainable building at Battersea’s old Town

Hall. A key part of this vision is to consider seasonal

programming across BAC’s activity strands that respond

to annual climate. The building project will therefore

set out a brief to the design team that offers freedom to

deviate from standard heating, cooling and light levels.

This is partly due to a desire to use responsible amounts

of energy and partly an artistic imperative: the aim for

the building is for it to continue to be an adventure for

users; a space created in 1893; there is a deliberate

design intention to not make it feel like modernised. It is

anticipated that some rooms will be heated and cooled to

enable year round use but the majority of rooms across

the building will be used seasonally, exploiting the

Victorian attitude towards the country house. In winter,

users will be encouraged to wear more layers, borrow

from a supplied stock of jumpers and scarves and

where possible original fireplaces will be opened up and

smokeless fuels burned. In summer, methods of natural

ventilation and air-cooling will be applied.

BAC will become an exemplary recycler of materials,

from bottles in the cafe, to batteries, computers, to wood

for theatre sets. Organic waste will be composted in a

garden in which BAC aims to grow fresh produce for the

Café Bar. BAC aims to reduce our water usage. Wherever

possible BAC will purchase second furniture for offices

and our cafe. BAC will only purchase consumables

from sustainable sources. Food and drink in the cafe

bar will be purchased from local suppliers, organic if

economically viable, and from sustainable sources.

BAC will encourage staff and visitors to cycle to work or

use public transport. Car use will be discouraged. Travel

by plane will be discouraged unless there is no realistic

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Octagonal HallPrinicpal Staircase New Landing staircase

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alternative. BAC wants to consider the sustainability of

its staff, aiming to retain staff longer, improve the work /

life balance across the organisation, ensure annual leave

is taken, improve pay and conditions for employees.

Haworth Tompkins and BAC will create a specific M&E

design brief to enable BAC to be explicit about where the

organisation is happy to divert from Design Standards

and ensure there is a unique and transparent set of goals

for M&E.

Approach to Fundraising

BAC has embarked on a fundraising strategy that has

currently secured £276,000 of capital investment,

£425,000 of revenue investment related to organisational

goals supporting the capital works and an in-principle

grant offer of £500,000 from the Big Lottery Fund.

BAC has begun building relationships with a number

of Trusts, Foundations and statutory bodies aiming to

secure significant grant commitments that has led to two

invitations to apply for a total of £600,000 and interest

from a target list of around 30 potential supporters.

In total our capital strategy aims to secure in the region of

£12,610,000 over the next three to five years alongside a

phased programme of works that will achieve efficiency

for BAC and value for donors. An associated individual

giving programme will run alongside the grant fundraising

work to ensure that BAC stakeholders play a significant

role in the development of the building and have a sense

of ownership over it as it develops. BAC recognises that

in a period of economic uncertainty a degree of flexibility

must be built into the programme of works, the phasing

of the building project is well matched to this necessity.

Lease

On 1 April 2008 BAC took on the lease of the old Town

Hall building for 125 years with full responsibility for

maintenance and repairs. The lease agreement includes

restrictions in the user clause and requirements

on levels of arts and public events to safeguard the

building’s central role in its local community as an arts

centre and public hall. It also commits BAC to a series

of refurbishment works within the first ten years of the

lease.

Procurement

The planned procurement route is a Partnering

agreement with a Contractor who will be selected through

a restricted tender process with at least three Contractors

invited to tender. The outcome will be a firm fixed price

for Phase 1 and a formula to agree further stages in the

project through open-book tendering. Advance work has

already commenced, with the project Quantity Surveyor

already working in partnership with two contractors who

may be invited to tender to inform the budget estimate,

particularly in the areas of preliminaries and site costs.

In the selection & appointment of a contractor for the

works, BAC will take account of both the price returned

for the works and also the method of working alongside

the organisation. While value for money remains a

key priority for the scheme, the contractor’s working

method is particularly important since the old Town Hall

is a living building in current use by artists, staff and

community groups who would struggle to relocate their

activities during a long closure and which contribute

income streams vital to BAC’s business plan. Parts of

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1983 illustration of the Octagonal HallThe Octagonal Hall today

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the building are therefore to remain open throughout the

works, with agreed areas sealed off as necessary.

CC Skills

BAC has initiated a relationship with the Sector Skills

Councils, specifically the Creative and Cultural Skills

Council. CC Skills is passionate about raising skills

in the creative and cultural sector. BAC and CC Skills

are discussing BAC’s Playgrounding process and

the relationship with Haworth Tompkins Architects.

There is an opportunity to develop the skills of creative

technicians and production managers at BAC during this

unique project, that offers individuals the opportunity

to “see behind the lighting rig” and create a cohort of

up to 50 highly skilled and flexible individuals with an

appealing mix of technical, production, architectural and

design skills.

The Grand Hall during MORD

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Historical changes to the built fabric

First floorGround floor

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Description of the Scheme

An approach to the building

Battersea Town Hall is a handsome, pleasingly

unfashionable building, designed with great care and

craftsmanship. The sloping, slightly cranked site and

multiple entrances generate natural complexities of

plan and section which cut into the broadly symmetrical

arrangement of rooms, whilst a robust palette of tactile,

durable materials and confident detailing prevent the

decorative set-piece spaces feeling too delicate. As a

team we have sought to understand this remarkable

building and the riches that lie within.

In developing this outline scheme collaboratively with

BAC, we have embarked on an organic briefing process,

which started with the fuzzy surgeries and the space

team sessions. We identified opportunities, outlined

aspirations for the project, and used these successive,

repeated layers of consultations, proposals and responses

as a means of evolving the building. The ideas presented

below will continue to be tested over time as we progress

the scheme in more detail.

An intense series of design team meetings followed on

from the briefing process and in turn expanded the

detail of the project brief. In mapping BAC as a ‘found’

environment, we developed our understanding of the

complexity of “plug & play” needs (whereby found

spaces can easily be commandeered for performance

with temporary technical hardware plugged into a

building wide technical infrastructure), tested out new

locations within the building for administration / technical

production teams (thus freeing up valuable performance

spaces), and explored how we could imaginatively

improve access and connections across the building.

The outline design scheme describes the following

interlinked elements of the project:

• Home – accommodation, administration, production,

hearth

• First floor promenade of flexible spaces

• Reinstating the central court – access, light, roof

garden

• Grand Hall and Town Hall Road

• Permanent/Plug & Play infrastructure and fabric

upgrade

• Technical production wing

Outline Design

Researching documentation on the original architect

Mountford’s 1893 design and the subsequent

modifications soon after (see Conservation Management

Statement) has led to a clear understanding of the

original Town Hall room layouts. In many instances we

are stripping back more recent accretions to return the

building to a simpler set of interconnected rooms. However

there is a complexity driven by the need to service these

rooms and provide BAC with a much-needed technical

infrastructure to enable artists the flexibility they require.

Another strong drive has been to make the building as

accessible as possible so that disabled people can take a

full part in promenade performances, with the aim being

to offer the same quality of experience to everyone. This

has led to a core intervention central to the scheme,

reconfiguring the least satisfactory part of the existing

building and minimising impact on the sensitive listed

fabric.

At the hidden centre of BAC sits an existing courtyard

silted up over the years with lean-tos and extensions,

and yet in Mountford’s original scheme this central court

provided generous natural light to the wide circulating

corridors. It is proposed to enlarge the courtyard to

these original proportions with it becoming a shared

outdoor terrace and performing space at the heart of the

building.

27

Context

Town Hall Road

Theatre Street

Lavender Hill

28

Connected directly to this new courtyard, on the central

axis of the building, a room-sized, passenger and goods

lift has been introduced, linking the various primary

levels (including the Grand Hall and Second Floor),

strengthening connections and enlarging the creative

potential of the building significantly. At first floor level

an open Loggia overlooks the courtyard, and connects

the new lift to the Grand Stair.

The courtyard creates a powerful link between a series

of ‘Home’ spaces (living, eating and sleeping areas for

artists and staff) to the East and the technical wing to the

West. Under the Courtyard, at basement level, provision

has been made for storage and Grand Hall toilets.

From Town Hall Road a double height, fully accessible

entrance, adjacent to the ‘Home’ space links directly

to lift and the heart of the building, leading into the

technical workshops.

The courtyard and lift rise to the second floor

accommodation, where a new roof garden sits between

the East and West roof wings of the building. Additional

sleeping spaces for Home sit alongside ‘The rafters’

performance space and are flexible in use, facilitating

‘plug & play’ or providing smaller office spaces as and

when needed. Administration / library accommodation

has been created within the Town Hall’s West facing

roof space. The garden connects externally to a first floor

bridge link between the Red Stairwell and the Grand

Hall. This additional circulation between spaces and

levels greatly enhances the theatrical possibilities of the

building.

The entire first floor now facilitates the largest “plug &

play” zone. Returning in part to the original room layouts,

new doors have been introduced to link this matrix of

ceremonial rooms and the grand gallery as a continuous

accessible promenade space. The former Banqueting

Hall (currently sub-divided) has been opened up

and being grand in scale it provides another large

performance space.

Within the Town Hall building both the first floor ‘Council

Chamber’ and the ground floor ‘General Office’ remain

as permanent performance spaces. The ‘Recreation

Room’ on the first floor will become a new permanent

performance space for an audience of 50. Both the Grand

Hall and Lower Hall will be provided with permanent

infrastructure in addition to ‘plug & play’. A more detailed

description of each space is included below.

Removing the traditional distinction between front and

back of house, performers spaces are as flexible as

possible with portable preparing modules / dressing

rooms and demountable partitions. At first floor the

varying scale of interconnected rooms allows the smaller

rooms to ‘serve’ larger performance space in different

configurations. Two clusters of Unisex toilets and shower

facilities on each floor can be used by the audience and

performers alike, but could be separated if required.

Entering BAC from Lavender Hill a stone plinth raises the

ground level, with ramps both sides and a central stair,

emphasising the main Town Hall Entrance and easing

access for all. Café tables can sit outside this entrance

animating the frontage and creating a more welcoming

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Architectural drawings

Lower Hall

1 Entrance/Reception2 Office3 Office4 Lower Hall5 Sub Station6 Chair Store7 Store8 Lower Hall Kitchen9 Plant10 Office11 Office12 WC & Shower

permanent performance plug+play primary plug+play circulation thoroughfare office/front of house tech/storage wc/shower kitchen

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arrival. Once entering the Town Hall, the archways either

side of the entrance lobby have been opened up and

lead into the box office and family room. This will flood

the entrance lobby with more light and creates strong

visual connections with the grand stair and Café.

The bar and café will spill into the ground floor

arrival spaces, merging with the grand staircase and

counteracting the potentially intimidating formality of

the architecture. As the new patterns of use are better

understood from first hand experience, the public arrival

spaces will evolve organically and the end result will be

a far more welcoming, vibrant gathering place for eating

and drinking, meetings and the day-to-day comings and

goings of the BAC.

The Grand Hall building to the North comprises the

Lower Hall at Basement level, the Octagonal Hall and

the Grand Hall on the Ground floor. The Grand Hall is

BAC’s largest dedicated events and performance space,

and improving its fabric and technical infrastructure

(see below) and supporting facilities will enable a greater

range of events and theatre to be housed. Access is via a

new ramp into the existing Grand entrance archway’s, or

through the new level entrance from Town Hall Road.

The Grand Hall bar / café will spill out into the Octagonal

Hall and along the large West facing corridor. The bar

(and box office) will be flexible to allow configurations

to suit different events. Back of house facilities for the

Grand Hall have been improved and made accessible

by the provision of a platform lift. Two dressing rooms to

either side of the stage have been reconfigured providing

two toilets, two showers and dressing table areas for

artists. A get-in from Theatre Street has been facilitated

by new and enlarged door openings in the Grand Hall

bar and kitchen. Large doors in the end wall of the new

technical production wing in the Rate Collecting Hall

makes it possible for vehicles to load or make deliveries

inside the building. Toilet facilities have been increased

to serve the audiences of the Grand Hall, located in the

centre of the building adjacent to the lift.

The spaces surrounding the Lower Hall have been re-

organised to maximise the office space available for

BAC and resident companies. Unisex toilets, showers

and catering facilities (for staff and the Lower Hall) run

along a new corridor that links the excavated chair store

(a hidden plug & play space) to further storage provision,

and provides new openings into the Lower Hall (see

below).

The approach to the decorative fabric of the building

will evolve over time. Recent painted decoration and

architectural lighting will be stripped back or replaced

to establish a more ambiguous, more provisional palate

of texture and colour, more able to absorb different

performance landscapes without major alteration

or masking. Much of the show-specific decoration

and patination will be retained as the baseline for the

following year’s projects: the aim is not a faithful historic

recreation, but a supportive environment for making and

presenting work. As other artists begin to work within

BAC, opportunities for permanent interventions will

present themselves.

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Grand Hall

1 Dressing room 2 Grand Hall 3 Box Office 4 DM’s Office 5 Tell Tale Heart & Skull Room 6 Old Workshop 7 Kitchen Cellar 8 Crypt 9 Elec Intake Room10 WC 11 Tech/Storage 12Rate Collecting Storage 13 Rate Collecting Hall 14 Room sized lift 15 WC 16 Grand Hall bar & kitchen 17 Dressing Room 18 Stage 19 Octagonal Hall 1

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The Fireplace room during MORD

Home

An important aspiration of the brief is for the entire

building to be available for artists, audiences and staff

to explore in new ways. Part of that exploration should

include the possibility of residencies, overnight stays and

a more unfolding, more ’domestic’ engagement with the

spaces.

The idea of ‘Home’ is a series of spaces for both artists

(resident and non-resident) and staff (BAC and friends)

to provides quiet, private space for contemplation,

and social space - ‘the hearth’ – for cooking, meeting,

relaxing and entertaining. Home should feel domestic,

but in a heightened way - a privileged passage of time to

dwell in the building, to enjoy its qualities out of hours, to

eat, drink and talk.

Situated within the West Wing at ground and lower

ground level, Home can have it’s own private front door

directly off Town Hall Road, but will also have a strong

connection with the adjacent double height entrance

that will allow the social spaces of home to expand when

desired, and has ‘plug & play’ flexibility that enables

activity to spill out on to Town Hall Road. There is room

for bikes and personal storage at ground floor.

The refectory Hearth (adjacent the kitchen) around the

life of the fireplace and kitchen table remains as base

camp throughout the day and night. It can be self-

contained or open out onto the central court, and is

attached by a stair running up through the first floor ‘plug

& play’ to the attic sleeping rooms above.

A network of glowing ‘candle’ lights (battery powered

and rechargeable by PV cells on the roof), could light

the building to a minimum nighttime level and invite

artists to explore the deserted circulation spaces en

route from the Hearth to their respective bedrooms.

Some bedrooms could ‘roll up’ by daytime, using fold up

beds and hidden cupboards, so that the minimum space

is permanently taken for the Home project and yet it is

integrally enmeshed with the daytime activity of BAC.

Technical Production Wing

At the North end of the West wing, as the Town Hall

building steps back to the Grand Hall (former Rate

Collecting Hall), a new double height technical space

is accommodated, proposing a Theatre Street get-in

directly into the workshop. The workshop connects by lift

to all levels, and the technical production office overlooks

the space at first floor level.

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Ground floor

1 Sanitary Office dressing room 2 Sanitary Office 3 Kitchen 4 Bar 5 Café 6 Waiting Room 7 Foyer 8 Auditors & Waiting Room 9 General Office 10 G.O. dressing room 11 Rating Assessment Office 12 Trade Accounts Office 13 WC & Shower14 Court 15 Room sized lift 16 WC

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Design for a Plug + Play ventilator

Plug & Play

Envisaging the whole building as a theatre, the concept

of ‘plug & play’ enables the flexible use of spaces,

distributing a technical infrastructure, and providing

portable units / components to fit-out rooms as needed:

• Lighting & sound boxes to plug into and distribute

cabling.

• Internally wired bars with lengths to be configured to

suit productions.

• Plug-in mechanical extract.

• Shutters for acoustics and blackout.

• Tabs for acoustic curtains and blackout.

• Dressing room pods / stacks.

• Home pods - sleeping and desk.

Performance Spaces with permanent infrastructure

Lower Hall – occupancy 250

Directly opposite the windows and echoing their

proportions, new doors openings have been made into

a corridor connecting to toilet and catering facilities. The

get-round flexibility opens up performance possibilities,

and alleviates the current ‘hemmed in’ feel of this existing

lower ground space. The Lower Hall is often used for

family events, and these will be able to spill out onto a

new level entrance courtyard off Town Hall Road.

Grand Hall – occupancy 800

The scale and character of the hall is impressive, but this

scale also challenges its use as a performance space.

New technical infrastructures, and mechanical ventilation

will enable greater flexibility for the space. To facilitate

greater flexibility for different staging configurations it

is proposed that the first floor level balcony is removed

and new large openings are made from the ground floor

corridors into the Grand Hall.

The roof will be strengthened to allow greater loadings,

and acoustic improvements to prevent breakout noise as

well as absorption within the Hall will greatly enhance its

possibilities as a hireable events space

Council Chamber – occupancy 200

The Council Chamber will regain more of its former

character by moving away from its current incarnation

as a black box theatre studio. Black emulsion paint will

be stripped from the moulded ceiling and the original

perimeter oak panelling will be revealed. Tabs will be

used instead to darken the space for theatre productions

along with new acoustic window shutters, which will

allow for natural light and ventilation. An upgrade of

theatre technical systems will improve the performance

capabilities and a new mechanical ventilation system will

ensure the comfort of future audiences. A flexible seating

system, part of a wider strategy for the building, allows

for a greater range of seating configurations. A dedicated

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First floor

1 GH balcony 2 Sedum roof3 Madeleine’s dressing room 4 Recreation Room 5 Committee Room 6 Members Cloakroom 7 Members Library 8 Council Chamber 9 Dressing Rooms 10 Town Clerk 11 Fireplace Room 12 New Committee Room 13 Banqueting Hall 14 Room sized lift 15 WC 16 External passageway17 WC 18 Principal Stairs

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preparation space and dressing room facilities for artists

is provided adjacent to the Council Chamber.

Recreation Room – occupancy 50

A new designated performance space with high ceilings

and windows on both sides allowing good natural cross

ventilation. Plug and play components allow for blackout

and mechanical ventilation as and when required.

General Office – occupancy 70

This studio theatre remains a black box with an

independent entrance from Theatre Street. It receives a

general overhaul to improve its technical capacity and the

comfort of performers and audience. A new mechanical

ventilation system is installed. Control box facilities are

made accessible by the provision of a new platform lift.

Dressing room facilities are improved by the addition of

a new toilet and made accessible by their relocation on

the ground level.

Town Hall Road

Town Hall Road borders the old Town Hall building to

the East and North elevations. Under BAC’s lease from

the Wandsworth Borough Council they have private use

of the street whilst the footpath remains a public right of

way. The road presents BAC with many opportunities.

Haworth Tompkins are investigating with BAC the best

use for the street in the future development of the

building. BAC intends to ‘scratch’ the road over the next

year by holding events such as book fairs, markets and

street parties. Close coordination with the Council, Traffic

and Highways authorities will be necessary to ensure

the success of any future alternative uses or change of

use of the road. Potential uses - including allotments, a

garden or expanded production facilities.

Example of offices in containers

Possible expansion into Town Hall Road

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Second floor / roof

1 Porter’s Mess Room 2 The Rafters 3 Ridiculusmus 4 Nurse’s Room 5 Assistant Nurse 6 WCs and Showers 7 Dimmer Room 8 Public Gallery 9 Cinema 10 WC 11 Offices 12 Goldbug Room13 Roof Garden 14 Room sized lift

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Grand Hall Scratch seating designGrand Hall Scratch temporary theatre

Lavender Hill entrance

An idea evolved from the Fuzzy Surgery consultations is

to engage artists to invigorate the main entrance of the

building on Lavender Hill. A potential ‘fourth plinth’ style

project is evolving where artists will be enlisted to tackle

the perceived problems of the entrance in order to make

it more enticing.

Grand Hall Scratch

In parallel with the stage C minus design work, a project

for the conversion of the Grand Hall to a temporary

450-seat performance space has been developed by

the design team. This includes the provision of a raked

seating system, rigging facilities and new openings in the

flanking walls of the Hall.

Recreation Room

The Recreation Room is one of BAC’s In House projects

managed by the BAC Space team to transform a multi

purpose room on the first floor of the Town Hall building

into a studio theatre. The input of the design team on

this project has been predominantly by the Structural

Engineers and Theatre Consultants who have advised on

improving rigging capability.

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Sectionspermanent performance plug+play primary plug+play circulation thoroughfare office/front of house tech/storage wc/shower kitchen

1 Council Chamber2 Principal Staircase3 WC4 WC 5 Elec intake room 6 Tech/Storage 7 Court8 Room sized lift9 GH bar & kitchen10 Grand Hall 11 Chair store 12 Lower Hall13 Reception

1 The Rafters2 Recreation Room3 Sanitary office4 Court 5 Office6 New Committee Room 7 Trade Accountant’s Office8 Rate Collecting Storage

1 Lower Hall2 Grand Hall3 GH balcony4 Office

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Lower Hall Grand Hall

These diagrams show the proposed use of the spaces

on each floor divided into eight different categories.

Permanent performance describes areas dedicated to

performance where a permanent technical infrastructure

will be provided. Plug + Play performance indicates

a flexible space where a technical infrastructure is

provided when needed. Plug + play circulation defines

areas of the building primarily used for circulation but

which can also plug in to a technical infrastructure for

performance. Areas designated Office / Front of house

indicate BAC staff offices, resident companies or box

office and reception areas.

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Ground First Second

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South elevation

East elevation New level entrance

New ramped access

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Elevations

North elevation

West elevation

Original entrance to be reinstated

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Area Schedule

Lower Hall m1 Entrance/Reception 102 Office 263 Office 114 Lower Hall 1836 Chair Store 977 Store 328 Lower Hall Kitchen 810 Office 6211 Office 3612 WC & Shower 30Circulation 119

2Grand Hall m1 Dressing room 272 Grand Hall 4783 Box Office 64 DM’s Office 165 Tell Tale Heart Room 436 Old Workshop 447 Kitchen Cellar 348 Crypt 2910 WCs 3311 Tech/Storage 5912 Rate Collecting Storage 5513 Rate Collecting Hall 6514 Room sized lift 1315 WCs 2316 Grand Hall bar/kitchen 5917 Dressing Room 2518 Stage 7019 Octagonal Hall 70Circulation 387

Ground Floor m1 S.O. dressing room 162 Sanitary Office 633 Kitchen 414 Bar 355 Café 766 Waiting Room 327 Foyer 1508 Auditors Room 319 General Office 7710 G.O. dressing room 3211 Rating Office 6612 Trade Accounts Office 3813 WCs & Showers 3514 Court 7316 WCs 24Circulation 220

First Floor m1 GH balcony 483 Madeleine’s room 274 Recreation Room 885 Committee Room 456 Members Cloakroom 257 Members Library 768 Council Chamber 1689 Dressing Rooms 7810 Town Clerk 2411 Fireplace Room 19.512 New Committee Room 67.513 Banqueting Hall 150.515 WCs 32.517 WCs 27Circulation 306

Second Floor m1 Porter’s Mess Room 252 The Rafters 913 Ridiculusmus 144 Nurse’s Room 145 Assistant Nurse 146 WCs and Showers 257 Dimmer Room 288 Public Gallery 109 Cinema 7510 WCs 2111 Offices 14413 Roof Garden 85Circulation 144

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Lower Hall Grand Hall Ground First Second

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Next steps

Having consulted again with artists, staff and statutory

officers, the design and cost plan should now be

developed, after which each work phase could be

progressed as a stand alone project, subject to building

wide infrastructural issues. We envisage a continuation

of the discursive, highly collaborative design process up

to the completion of stage D Scheme Design (possibly

funded on a time basis rather than a more conventional

percentage basis to encapsulate the non-linear nature of

the process), after which each phase would enter a more

conventional, more linear trajectory up to completion of

the work package on site. Design team fees could then

revert to percentage based figures from hereon. A high

degree of discipline will be needed to switch between

these two, quite different states of mind for each project

phase.

This approach will maximise the opportunities for

experimentation but minimise cost risks due to design

change or programme over-run. It is likely that the

scope of the contractor’s work will be tailored to allow

final completion and adjustment of each project phase

post-contract by BAC, the design team and the artists

themselves. Grand Hall

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Theatre Consultants ReportCharcoal Blue

48

Production And Technical Systems

Introduction

The following report contains an overview of the

technical and production systems proposed within the

redevelopment of the Battersea Arts Centre.

The initial section provides a general overview of the

systems provided within the building and the philosophy

used when approaching the design. The next section

provides a more specific insight into particular areas

of the building.

The final section of this report comprises an indicative

technical costing for the systems proposed.

This report is intended as a record of the current

thinking in terms of the technical and production

systems within the building. It is a snapshot of the

design process and does not represent a fully realised

scheme.

Systems Design Overview

It is clear that the work carried out within the BAC

is wide-ranging, procreational and ground-breaking. It

crosses both artistic and environmental boundaries.

The users of the building range from community

groups, students, first-time artists and technicians

through to experienced industry professionals.

A large amount of discussion has centred on the

creation of “Plug and Play” spaces; areas which may

be used as self-contained performance, rehearsal or

development space, or connected with other spaces to

create larger performance venues. These spaces will

be discussed in more depth below.

Based on comments arising from the initial brief and

the ‘fuzzy’ workshops and following discussions held

both with the technical and artistic teams at the BAC,

and within the design team we have formulated a set

of criteria to utilise when approaching the technical

systems design for the BAC. Therefore the rejuvenation

of the building must provide systems which are:

- Flexible

- Robust

- Capable of self-contained or networked use

- Capable of easy-operation by all users

- Comprised of standard components, making possible

its deployment anywhere within the building

- Designed to facilitate safe working practices

- Designed to facilitate ease of installation and

operation

The following sections will give a brief overview of the

systems approach for the various production disciplines

of Stagelighting, Audiovisual and Stage Engineering.

Stagelighting Systems Overview

In order to facilitate the buildingwide nature of

performances within the BAC the Stagelighting system

will be modular in design. There will be a move away

from installed dimmers within performance spaces,

replacing this system with a scheme of distributed

power supplies around the building and a reliance on

portable dimming solutions, which can be distributed

around the building as required.

Within dedicated performance spaces, there will be

an installed mains wiring infrastructure which will

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provide links from outlet boxes with the space back

to a patchbay located by the likely position of the

portable dimmers. In other area that may serve as

occaisional performance spaces, links between the

dimmers and luminaires will be facilitated by the use

of loose cabling.

Control will be facilitated by a combination of flood-

wired Ethernet data, Ethernet nodes and wireless

DMX solutions. Each space will initially be provided

with dedicated equipment although it is likely that

operationally all equipment will be centrally pooled in

due course.

AudioVisual Systems Overview

The AudioVisual systems within the building will need

to service a number of different functions; from a CD

player within a rehearsal or incubation space through

to a full sound reinforcement system for performance.

A scalable approach will be required to allow for this

versatility.

As well as providing sound playback and reinforcement

for productions, the Audiovisual systems will

also encompass production and buildingwide

communications solutions, such as paging and

technical intercom.

Similar to the Stagelighting solution, a scheme of local

dedicated Audiovisual power supplies will be provided.

A flood-wired CAT6 Ethernet data infrastructure will

allow the deployment of a digital Audiovisual system,

an IP video solution and reconfigurable paging system.

A wireless technical intercom will be provided for

technician to technician communication.

As the design process continues, we will explore the

possibility of combining the reconfigurable paging

system with the buildingwide VA system.

Stage Engineering Systems Overview

There are a number of issues within the building that we

will aim to address with the Stage Engineering systems.

Primarily, these are to improve access at height within

the dedicated performance spaces; provide a rigging

solution for the “plug and play” spaces; and provide

a coordinated performance seating solution for the

whole building.

One of the main concerns of the HSE in recent times has

rightly been improvement to access at height. Where

possible, work at height should be avoided. Where

this is not possible, safe working practices should

be in place to minimise the potential for accidents.

With this in mind, we have focussed on providing

the dedicated performance spaces with motorised

suspension systems which will allow the majority of

rigging to be carried out at floor level. It should be

noted that access at height will still be required for

the focussing of generic luminaires. A more detailed

examination of access at height issues is included in

the next section of this report.

Within the “Plug and Play” spaces rigging solutions

are currently supplied on an ad-hoc basis as they are

required. We would look to provide a more coordinated

solution within the building that will make this process

easier. We have detailed a “universal fixing solution”

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Technical Equipment and Systems Design

This section of the report introduces the systems

designs for the proposed technical equipment

installations within the BAC. Each space we be treated

seperately in order to give a comprehensive overview of

all systems.

The Grand Hall

The Grand Hall is the largest space within BAC and

should be capable of servicing a variety of users. As

well as an addition to the conventional spaces within

the building, the Grand Hall also serves as a major

income stream with its use in corporate or private hire

and serves as a community resource.

The variety of uses required within the space will

necessitate a flexible approach to the systems design

within this area.

Stagelighting Systems

The stage lighting systems comprise dedicated control

surface, control infrastructure, wiring infrastructure,

dimmers, and luminaires.

The space will be provided with dedicated power

supplies and a patchable wired infrastructure will carry

LV-rated circuits to locations within the space and roof.

In order to maintain the flexibility of the system, the

production dimmers will be flight-cased and portable.

All the necessary LV supplies, containment and wiring

associated with the stage lighting system are not

included in the costs here, and are to be installed by

the Electrical Contractor as noted in the exclusions

listed below.

The manufacture and supply of patchbays and socket

outlet boxes (comprising custom facilities panels to be

installed throughout the space for the connection of

stage lighting luminaires and equipment) is included

within this scheme. Installation and termination of

these items is by the Electrical Contractor as noted

below.

The space will be flood-wired with an Ethernet

data infrastructure which will form the backbone

of the Stagelighting control system. This will be

supplemented with Ethernet nodes to convert the data

to signal to a DMX lighting protocol for communication

with DMX-controlled lighting equipment and dimmers.

Distribution of DMX signals will also be provided via a

wireless solution. Whilst the space will not be provided

with a dedicated dimmer room, a location for an

installed data hub will be provided.

as part of the examination of those spaces that should

be incorporated into the architecture. This will be

refined further during the subsequent stages of the

design process.

Performance seating within the building is currently

a combination of systems across the building, some

of which are in dire need of replacement. We will be

looking to provide a coordinated system that can be

deployed within any performance space across the

building. This concept will be developed further as we

deal with each space individually.

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The space will be provided with an installed houselight/

worklight scheme that is suitably flexible to cope with

the multiple users the space will serve. Control of the

houselights/worklights will be addressable through

the lighting console when required, in addition to a

dedicated network of worklight control switches and

master control panels. The worklight and houselight

fittings are not included within the production

scheme and are to be supplied and installed by the

Electrical Contractor as noted in the exclusions listed

below. Careful co-ordination will be required with

the integration of the electrical services designer’s

emergency lighting.

A selection of generic stage lighting luminaires, effects

units, rigging equipment and lighting accessories is

included to enable the hall to produce its own shows

without the necessity to hire in additional equipment

apart from special effects. Stands, loose cabling and

stage boxes are also included to complete the technical

provision.

Overhead luminaire rigging will be carried out at stage

level by use of the motorised walkthrough truss system

described below. The truss will provide a safe working

platform to enable work at height, although careful

consideration will be needed to ensure safe access to

the truss.

PPE Harness securing points and emergency escape

descender systems will need to be allowed for in this

design process to ensure the safety of the technicians

and for the employer to cover their liabilities.

Audiovisual Systems

The Audiovisual systems comprise sound

reinforcement, technical communications, video

systems and an infrastructure providing audio, comms

and video origination, distribution and transmission to

the theatre and foyer areas.

The space will be provided with dedicated audiovisual

power supplies. In order to maintain the flexibility of

the system, the space will provided with a minimal

wired infrastructure. The space will be flood-wired with

a CAT6 infrastructure to enable the use of a digital

audiovisual system. Where possible, communicatons

systems will utilise wireless technology.

There will be no central location for amplifiers, but

rather the scheme will deploy a distributed system of

flight-cased units. This will enable amplifiers to be

sited on the stage to supply local equipment or within

the roof void to supply overhead speakers

A 32-channel digital mixing desk is included as part of

the in-house audiovisual along with a basic provision

of effects and playback equipment in rolling flight-

cased racks. The flood-wired data infrastructure will

service a number of possible control locations.

A high-quality sound reinforcement system is included

to allow for audio reproduction and reinforcement. The

system includes portable loudspeakers for monitoring

or musicians’ foldback with associated amplifiers.

A video infrastructure is included with cameras, video

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Stage Machinery

The stage machinery specification comprises overhead

rigging and suspension systems, a modular seating

scheme, and access and safety systems.

The overriding requirement for the Stage Machinery

systems within the Grand Hall is the provision of a

suitable solution for an overhead suspension system.

The suspension system will comprise of the following

elements:

o Accessible rated rigging points within the Grand Hall

roof space

o Motorised suspension system

o Walkthrough truss catwalk arrangement

A large amount of the discussion regarding this area

has centred on the creation of accessible rated rigging

points in the roof void above the Grand Hall ceiling.

The proposal is to provide a scheme of structural

I-beams running the length of the space which will

provide flexible rigging points over the space. A series

of removable plugs will be created within the plaster

ceiling to allow hanging systems to pass into the space

below. The roof void will be provided with a lightweight

floor deck throughout to facilitate free movement

within this area. It should be noted that access to this

roof void is currently quite precarious and the current

building risk assessments require the use of protective

harnesses to get to this area. The proposed scheme

should provide a new protected route into the roof

void.

A system of motorised chain hoists will be attached to

the rated beams which will support a walkthrough truss

arrangement. When deployed, this truss will provide an

overhead suspension solution for the Grand Hall. The

motor scheme will feature a control system that allows

the operation of the motors from the floor of the Grand

Hall. This scheme will be developed further during the

next design stage with particular thought given to a

means of access for the truss when deployed in its

elevated position.

A powered access platform to enable work at up to

distribution equipment and monitor. The system will

be based on IP system architecture and will utilise the

flood-wired data infrastructure.

An infra-red assisted-listening system is included.

This two-channel system could allow for described

performances/workshops for the visually impaired or

for a simple translation facility for corporate events.

A hearing induction loop system is also proposed.

This operates directly with users’ hearing aids

obviating the need for an external headset, and thus

avoiding any visual indication of hearing impairment.

the cable will remove the crosstalk that could otherwise

be experienced.

A two-channel wireless technical intercom system is

included for use by technicians.

A selection of stage boxes, audio multicores, other

loose cabling and stands is included.

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12 metres from floor level is included to supplement

working at height in a safety compliant manner

although it is envisioned that the gantry itself will

provide the majority of required access. Provision will

be made for a system of emergency descenders from

the technical gantry.

The Grand Hall will require a modular seating system

that allows for a variation of format and capacity. The

primary requirements for this solution will be its ability

to scale up and down and to be deployed throughout the

building as required. The seating system specification

will be developed further with the architect and end

user during the next stages of design.

The Council Chamber

The Council Chamber is currently the primary

performance venue within the BAC and of all the

spaces within the building, this one could be said to

be the one most dedicated to performance. However

the flexible approach to systems design will continue

to be applied within this space which will enable

equipment from this venue to be deployed elsewhere

in the building, when required, and also provides

buildingwide cohesion for systems design.

Stagelighting Systems

The stage lighting systems comprise dedicated control

surface, control infrastructure, wiring infrastructure,

dimmers, and luminaires.

The space will be provided with dedicated power

supplies and a patchable wired infrastructure will carry

LV-rated circuits to locations within the space and roof.

In order to maintain the flexibility of the system, the

production dimmers will be flight-cased and portable.

All the necessary LV supplies, containment and wiring

associated with the stage lighting system are not

included in the costs here, and are to be installed by

the Electrical Contractor as noted in the exclusions

listed below.

The manufacture and supply of patchbays and socket

outlet boxes (comprising custom facilities panels to be

installed throughout the space for the connection of

stage lighting luminaires and equipment) is included

within this scheme. Installation and termination of

these items is by the Electrical Contractor as noted

below.

The space will be flood-wired with an Ethernet

data infrastructure which will form the backbone

of the Stagelighting control system. This will be

supplemented with Ethernet nodes to convert the data

to signal to a DMX lighting protocol for communication

with DMX-controlled lighting equipment and dimmers.

Distribution of DMX signals will also be provided via

a wireless solution. The space will continue to be

provided with a dedicated dimmer room, which also

provides the location for an installed data hub.

The space will be provided with an installed houselight/

worklight scheme that is suitably flexible to cope with

the multiple users the space will serve. Control of the

houselights/worklights will be addressable through

the lighting console when required, in addition to a

dedicated network of worklight control switches and

59

Overview of Typical Stagelighting System

Power for lighting fixtures from dimmer racks is supplied via installed patchable wiring infrastructure or loose cabling depending on venue

Portable dimmer racks powered from local supply

Generic and intelligent lighting fixtures

Wireless DMX system provides control signal solution

Link to Houselight/Worklight control system

Ethernet node allows connection of Production Control system and Houselight/Worklight scheme

60

master control panels. The worklight and houselight

fittings are not included within the production

scheme and are to be supplied and installed by the

Electrical Contractor as noted in the exclusions listed

below. Careful co-ordination will be required with

the integration of the electrical services designer’s

emergency lighting.

A selection of generic stage lighting luminaires, effects

units, rigging equipment and lighting accessories is

included to enable the hall to produce its own shows

without the necessity to hire in additional equipment

apart from special effects. Stands, loose cabling and

stage boxes are also included to complete the technical

provision.

Overhead suspension of equipment within this space

is currently provided by means of fixed pipe grid at

soffit level. This is not an ideal solution, especially

for a space of this height; as well as requiring a large

amount of work to be carried out at height, it also

requires the manual manoeuvring of heavy equipment

into place.

The proposal is that the fixed pipe grid will be removed

and luminaire rigging will be carried out at stage level

by use of the motorised truss system described below.

Although this flexibility will remove a large amount of

work at height, it should be noted that access at height

will still be required to focus generic equipment. A

motorised mast-lift is proposed to facilitate this.

Audiovisual Systems

The Audiovisual systems comprise sound reinforcement,

technical communications, video systems and an

infrastructure providing audio, comms and video

origination, distribution and transmission to the theatre

and foyer areas.

The space will be provided with dedicated audiovisual

power supplies. In order to maintain the flexibility of

the system, the space will provided with a minimal

wired infrastructure. The space will be flood-wired with

a CAT6 infrastructure to enable the use of a digital

audiovisual system. Where possible, communications

systems will utilise wireless technology.

The combined dimmer room will provide a central

location for the majority of the amplifiers, but this

may be supplemented by a distributed system of

flight-cased units. This will enable amplifiers to be

sited on the stage to supply local equipment.

A 32-channel digital mixing desk is included as part of

the in-house audiovisual along with a basic provision

of effects and playback equipment in rolling flight-

cased racks. The flood-wired data infrastructure will

service a number of possible control locations.

A high-quality sound reinforcement system is included

to allow for audio reproduction and reinforcement. The

system includes portable loudspeakers for monitoring

or musicians’ foldback with associated amplifiers.

A video infrastructure is included with cameras, video

distribution equipment and monitor. The system will

be based on IP system architecture and will utilise the

flood-wired data infrastructure.

An infra-red assisted-listening system is included.

61

Overview of Typical AudioVisual System

Network Amplifier with integral analogue/digital conversion

Full-range Loudspeaker system

Full-range Loudspeaker system

Sub-bass Loudspeaker system

Digital connection via flood-wired data infrastructure

Installed Ethernst Switch

Digital connection via flood-wired data infrastructure

Analogue audio input devices

Analogue/digital conversion

Network Amplifier with integral analogue/digital conversion

Digital Audio Mixing Console

Conventional audio playback

Digital Audio wokstation allows control and playback of audio effects

62

This two-channel system could allow for described

performances/workshops for the visually impaired or

for a simple translation facility for corporate events.

A hearing induction loop system is also proposed. This

operates directly with users’ hearing aids obviating

the need for an external headset, and thus avoiding

any visual indication of hearing impairment. Careful

installation of the cable will remove the crosstalk that

could otherwise be experienced.

A two-channel wireless technical intercom system is

included for use by technicians.

A selection of stage boxes, audio multicores, other

loose cabling and stands is included.

Stage Machinery

The stage machinery specification comprises overhead

rigging and suspension systems, a modular seating

scheme, and access and safety systems.

The overriding requirement for the Stage Machinery

systems within the Council Chamber is the replacement

of the current fixed overhead suspension system with -

flexible motorised system. The suspension system will

comprise of the following elements:

- Rated rigging points within the Council Chamber roof

space

- Motorised suspension system

- Truss arrangement

The most desirable solution for the rated rigging points

would be one similar to that proposed within the Grand

Hall. However, the possibilities within the roof void

in this space require further examination and so this

scheme will be need finessing once those possibilities

have been established.

A system of motorised chain hoists will be attached to

the rated rigging points which will support a standard

truss arrangement. When deployed, this truss will

provide an overhead suspension solution for the Council

Chamber. The motor scheme will feature a control

system that allows the operation of the motors from

the floor of the Council Chamber. This scheme will be

developed further during the next design stage.

A powered access platform to enable work at up to

12 metres from floor level is included to supplement

working at height in a safety compliant manner.

The Council Chamber is currently supplied with a

manual bleacher seating system. This bleacher is

nearing (if not already past!) the end of its useful life

and requires replacement. Whilst performances within

the Council Chamber are presented in an end stage

format for some of the time, it was felt that there are

equally as many performances which require a more

flexible seating format. For this reason it has been

decided that the bleacher will not be replaced with a

similar unit and instead the seating within the Council

Chamber will be provided by a solution comparable

with that provided within the Grand Hall that allows

for a variation of format and capacity. The primary

requirements for this solution will be its ability to

scale up and down and to be deployed throughout the

63

building as required. The seating system specification

will be developed further with the architect and end

user during the next stages of design.

“Plug and Play” Areas

The notion of “Plug and Play” has been a driving

theme in the creation of the technical systems

throughout the building. The spaces can be used for a

variety of purposes and the technical systems servicing

them will need to reflect this. “Plug and Play” spaces

could be used as rehearsal and incubation spaces;

as stand-alone performance spaces; as performance

support spaces (“the room next door”) and; linked

performance spaces for a promenade or multi-location

site specific performance. To service all of these

diverse requirements, the overall philosophy has been

to keep the installed infrastructure to a minimum and

to introduce the relevant equipment as loose items as

they are required. To this end, each potential “Plug

and Play” space will be provided with technical power,

audiovisual power and data. The spaces have been

graded by the technical staff at the BAC to ascertain

more specifically what the requirements are likeliest to

be within each room.

There will be a system of cablepasses and cable

management solutions to enable connectivity between

spaces and also the provision of services to areas which

do not feature an installed infrastructure provision.

Stagelighting Systems

Each space will be provided with a dedicated power

supply for the connection of portable distributed

dimming solutions. The size of that supply will be

determined in part by the size of the room it is sited

within, the technical department’s assessment of how

that room is likely to be used and whether it could

service other spaces.

The stagelighting systems will comprise the following

elements: portable dimming solution powered from

local supply; loose generic luminaires; mains wiring

infrastructure between dimmers and luminaires, to be

provided by loose cabling; dedicated control surface

and; lighting control data between control surface and

dimming solution, to be facilitated either by the flood-

wired data infrastructure or wireless DMX solution.

Where a single control surface is operating the lighting

within a number of spaces, the portable dimming will

be local to each space and will provide a distributed

dimming solution. Control of and connectivity between

these disparate power hubs will be facilitated by an

Ethernet system over the flood-wired data infrastructure

or by a multi-cast wireless DMX system.

No specific luminaire stock has been allocated for the

“Plug and Play” areas; it is envisioned that lanterns

not being used within the performance space will be

utilised.

Audiovisual Systems

The audiovisual systems perhaps need to provide more

versatility than any other system within the “Plug

and Play” areas. From a single performer engaged

in an incubation process that requires CD playback

64

of music as part of their creation process, through

to a coordinated soundscape that follows a moving

audience through a number of spaces; the audiovisual

systems will need to be capable of delivering a solution

to a number of scenarios.

In order to facilitate this adaptability, the system will

present a number of solutions. Perhaps the most used

equipment within these spaces, will be a number of

small, portable and self-contained audio playback

systems. These will comprise a loudspeaker, amplifier

CD player and inputs for an MP3 player or microphone

contained within a single wheeled flight-case unit.

More complex requirements will be dependent on the

use of the flood-wired data infrastructure as a system

backbone. The use of a networked digital audio scheme

will allow the greatest flexibility in deployment of input

devices such as microphones and recorded playback

devices, and output devices such as powered speakers

or networkable amps and loudspeakers.

This data infrastructure will also service the

Battersea Arts Centre, Battersea Proposed Suspension Arrangement within Grand Hall August 2008

65

communication requirements within these spaces as

it could be utilised for the transmittal of Paging and

show relay signals, both input and output, and the

distribution of video signals in an IP system. This will

be increasingly important as the spaces are used as

“the room next door” performance support spaces.

Induction loop and Infra-red assisted listening systems

have been excluded from these spaces. A dual-channel

wireless intercom system will be provided to enable

technician to technician communication.

Stage Machinery

The “Plug and Play” systems will require a flexibly

deployable and discreet rigging solution. We are

proposing that each space is equipped with a series

of universal fixing points. These would comprise a

discreet flushed screw thread that can be fitted with

a rated connector which can support a rigging bar as

required. This solution will be developed within the

next design stage.

These spaces may require seating at certain times and

as such it is important that the solutions developed for

the Grand Hall and Council Chamber are capable of

flexible deployment within these areas.

Indicative costing for Production Systems

The following tables show an indicative costing for

the required technical systems Battersea Arts Centre.

For clarification, they have been separated into the

associated disciplines of Stagelighting, AudioVisual,

Staging and Buildingwide systems. The costs have

been further separated by venue in acknowledgement

of the phased approach anticipated for this project.

Please note, these figures are preliminary only based

on the established brief thus far and our experience of

similar projects. This document does not represent a

costed design solution.

Exclusions and Assumptions

The following is a list of exclusions that we are aware

of as of 29th July 2008 and assumptions that

we have applied to carry out this costing exercise.

These items have not been allowed for within

the technical costing given above but are essential for

the successful operation of the theatre space

and will need to be coordinated with the Cost

Consultant’s project cost plan. Where appropriate, we

have indicated an allowance for costing purposes.

• All electrical containment, wiring and installation for

stagelighting systems.

• The containment for audiovisual systems (audiovisual

wiring is included).

• Audiovisual systems power wiring and feeds to

audiovisual outlet boxes.

• Technical Power wiring and feeds to stagelighting

outlet boxes.

• LV Feeds to Dimmer Racks.

• LV feeds to stage machinery.

• Integration with Emergency Lighting Systems.

• Control Room fit-out or openable windows.

• Dimmer Room and Amp Rack Room fit out or

cooling.

• Any dedicated sound recording equipment or web

casting or broadcast head end

66

equipment for editing suites/recording studio

facilities.

• Any workshop, test equipment or tools.

• Walkie talkies.

• Paging system integration with any VA/EPAS

system.

• Stage Power outlets for temporary equipment.

• Any temporary power feeds to external performance

spaces.

• Rigging Eyes or Beams, or any secondary steelwork

required to support theatre

equipment in dedicated performance spaces. An

allowance for rigging points within Plug

and Play areas are shown within costs above.

• Theatre stage floors

• Grid, galleries, handrails, access ladders in the stage

house.

• PPE for access @ height work in theatre spaces.

• Steelwork for rigging positions in Grand Hall, Council

Chamber and Recreation Room.

• Additional staff training providing anything other

than equipment familiarisation by

contractors under CDM; for example NVQs in manual

handling techniques, use of

powered mobile access platforms, etc. The client may

need their operatives or a

nominated member of management to have these

qualifications in order for the new

building to function safely.

• Any costs incurred by timely appointment of any

employed technical staff. Charcoalblue

would recommend that any likely operatives are

employed in time to co-commission the

building and receive maximum exposure to the new

installation.

• Dip traps or any temporary cable management

systems. (These would normally be

included in the joinery allowances for floors.)

• Fit out/construction of any high level access grids or

lighting bridges in the auditorium

of the main theatre, e.g. tension wire grid, technical

gantries, etc.

• Recessed channels – Unistrut/Halfen in walls for

rigging vertical elements

• Any dedicated performance equipment for the

theatre foyer spaces, studios or teaching

spaces, including technical equipment, seating or

staging.

• A get-in lift or hoist (should it be required).

• Maintenance contract cover post warranty period

(this is not included but should be

considered essential with a new installation).

• Any installed furniture or acoustic treatment in any

Sound Recording Studio.

• Any rehearsal room fit out, should there be such a

facility.

• Any works associated with the provision of a

flytower

• Main contractors discount.

• Inflation.

• Preliminaries.

• VAT

67

Council Chamber Stagelighting

Item Proposal Facilities outlet boxes including wiring and termination

£30,000

Portable Dimmer racks (assuming 100 ways of dimming @ £200 per way

£20,000

Lighting Control, including equipment racks and data distribution

£17,000

Worklights system control £10,000 Luminaires (minimal provision - no motorised fixtures)

£20,000

Misc. equipment including loose cable, rigging, booms etc

£10,000

Subtotal £107,000

AudioVisual

Item Proposal Facilities outlet boxes including wiring and termination

£40,000

Equipment racks, patchbays & accessories £10,000 Sound mixer and associated racks with playback/effects equipment

£18,000

Loudspeaker system including amplifiers, portable loudspeakers, rigging and accessories

£35,000

Microphones (includes minimal radio-mic provision)

£4,000

Video cameras, distribution and displays (not projection)

£12,000

Assisted listening system - infra-red £10,000 Assisted listening system - induction loop £4,000 Wired technical intercom system (not radio intercom)

£4,000

Stage Manager’s desk and cuelights system £10,000 Misc. equipment including stage boxes, loose cable, rigging, booms etc

£10,000

Subtotal £162,000 Staging equipment

Item Proposal Suspension system, including curved truss, motors and distribution

£90,000

Portable staging £6,000 Misc. rigging equipment inc. Drapes and Masking

£8,000

Seating – Modular bench seating system (assuming 200 places @ £200 per place)

£40,000

Subtotal £144,000

Grand Hall Stagelighting

Item Proposal Facilities outlet boxes including wiring and termination

£20,000

Portable Dimmer racks (assuming 200 ways of dimming @ £200 per way

£40,000

Lighting Control, including equipment racks and data distribution

£17,000

Worklights system control £10,000 Luminaires (minimal provision - no motorised fixtures)

£30,000

Misc. equipment including loose cable, rigging, booms etc

£15,000

Subtotal £132,000 AudioVisual

Item Proposal Facilities outlet boxes including wiring and termination

£50,000

Equipment racks, patchbays & accessories £12,000 Sound mixer and associated racks with playback/effects equipment

£18,000

Loudspeaker system including amplifiers, portable loudspeakers, rigging and accessories

£50,000

Microphones (includes minimal radio-mic provision)

£5,000

Video cameras, distribution and displays (not projection)

£12,000

Assisted listening system - infra-red £10,000 Assisted listening system - induction loop £4,000 Wired technical intercom system (incl wireless provision)

£10,000

Stage Manager’s desk and cuelights system £10,000 Misc. equipment including stage boxes, loose cable, rigging, booms etc

£15,000

Subtotal £196,000

Staging equipment

Item Proposal Suspension system, including walkthrough trusses, motors and distribution

£200,000

Portable staging £10,000 Misc. rigging equipment inc. Drapes and Masking £15,000 Seating – Modular bench seating system (assuming 450 places @ £200 per place)

£90,000

Subtotal £144,000

Grand Hall Stagelighting

Item Proposal Facilities outlet boxes including wiring and termination

£20,000

Portable Dimmer racks (assuming 200 ways of dimming @ £200 per way

£40,000

Lighting Control, including equipment racks and data distribution

£17,000

Worklights system control £10,000 Luminaires (minimal provision - no motorised fixtures)

£30,000

Misc. equipment including loose cable, rigging, booms etc

£15,000

Subtotal £132,000 AudioVisual

Item Proposal Facilities outlet boxes including wiring and termination

£50,000

Equipment racks, patchbays & accessories £12,000 Sound mixer and associated racks with playback/effects equipment

£18,000

Loudspeaker system including amplifiers, portable loudspeakers, rigging and accessories

£50,000

Microphones (includes minimal radio-mic provision)

£5,000

Video cameras, distribution and displays (not projection)

£12,000

Assisted listening system - infra-red £10,000 Assisted listening system - induction loop £4,000 Wired technical intercom system (incl wireless provision)

£10,000

Stage Manager’s desk and cuelights system £10,000 Misc. equipment including stage boxes, loose cable, rigging, booms etc

£15,000

Subtotal £196,000

Staging equipment

Item Proposal Suspension system, including walkthrough trusses, motors and distribution

£200,000

Portable staging £10,000 Misc. rigging equipment inc. Drapes and Masking £15,000 Seating – Modular bench seating system (assuming 450 places @ £200 per place)

£90,000

Subtotal £144,000

68

Recreation Room

Stagelighting

Item Proposal Facilities outlet boxes including wiring and termination

£10,000

Portable Dimmer racks (assuming 50 ways of dimming @ £200 per way

£10,000

Lighting Control, including equipment racks and data distribution

£10,000

Luminaires (minimal provision - no motorised fixtures)

£15,000

Misc. equipment including loose cable, rigging, booms etc

£5,000

Subtotal £50,000 AudioVisual

Item Proposal Facilities outlet boxes including wiring and termination

£10,000

Equipment racks, patchbays & accessories £5,000 Sound mixer and associated racks with playback/effects equipment

£6,000

Loudspeaker system including amplifiers, portable loudspeakers, rigging and accessories

£10,000

Assisted listening system - induction loop £3,000 Wired technical intercom system (not radio intercom)

£3,000

Misc. equipment including stage boxes, loose cable, rigging, booms etc

£6,000

Subtotal £43,000 Staging equipment

Item Proposal Suspension system, including trusses, motors and distribution

£20,000

Misc. rigging equipment inc. Drapes and Masking

£5,000

Seating – Modular bench seating system (assuming 50 places @ £200 per place)

£10,000

Subtotal £35,000

General Office Stagelighting

Item Proposal Facilities outlet boxes including wiring and termination (assumes reuse of existing containment and wiring where possible)

£5,000

Portable Dimmer racks (assuming 50 ways of dimming @ £200 per way

£10,000

Lighting Control, including equipment racks and data distribution

£10,000

Luminaires (minimal provision - no motorised fixtures)

£15,000

Misc. equipment including loose cable, rigging, booms etc

£5,000

Subtotal £45,000 AudioVisual

Item Proposal Facilities outlet boxes including wiring and termination

£10,000

Equipment racks, patchbays & accessories £5,000 Sound mixer and associated racks with playback/effects equipment

£6,000

Loudspeaker system including amplifiers, portable loudspeakers, rigging and accessories

£10,000

Assisted listening system - induction loop £3,000 Wired technical intercom system (not radio intercom)

£3,000

Misc. equipment including stage boxes, loose cable, rigging, booms etc

£6,000

Subtotal £43,000 Staging equipment

Item Proposal Seating – Modular bench seating system (assuming 70 places @ £200 per place)

£14,000

Subtotal £14,000

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Executive Summary Space Stagelighting AudioVisual Staging Other Total Council Chamber £107,000 £162,000 £144,000 - £413,000

Grand Hall £132,000 £196,000 £144,000 - £472,000 Recreation Room £50,000 £43,000 £35,000 - £128,000

General Office

£45,000 £43,000 £14,000 - £102,000

Plug and Play £57,000 £80,000 - - £137,000

Building wide Systems

- - - £170,000 £170,000

Total £391,000 £524,000 £337,000 £170,000 £1,422,000

Plug and Play Stagelighting

Item Proposal Facilities outlet boxes including wiring and termination

£5,000

Portable Dimmer racks (assuming 100 ways of dimming @ £200 per way

£20,000

Lighting Control, including equipment racks and data distribution – allows for wireless DMX distribution and multiple control surfaces

£22,000

Misc. equipment including loose cable, rigging, booms etc

£10,000

Subtotal £57,000 AudioVisual

Item Proposal Facilities outlet boxes including wiring and termination

£10,000

Equipment racks, patchbays & accessories £10,000 Sound mixer and associated racks with playback/effects equipment (allows for multiple control surfaces)

£18,000

Loudspeaker systems including amplifiers, portable loudspeakers, rigging and accessories

£20,000

Wireless technical intercom system £12,000 Misc. equipment including stage boxes, loose cable, rigging, booms etc

£10,000

Subtotal £80,000

Buildingwide Systems Item Proposal Paging system, including controller, mic points, speakers, wiring and installation

£30,000

Cablepass system (assuming an allowance 50 passes @ £1000 per pass)

£50,000

Universal rigging points (assuming an allowance of 100 points @ £500 per point)

£50,000

Access @ height equipment for use throughout the building

£20,000

Communications and data Links between Performance spaces

£20,000

Subtotal £170,000

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Access at Height Recommendations & Regulations

Background

Falls from height remain the biggest single cause of

workplace deaths and one of the main causes of major

injury. New regulations have been made to prevent the

death and injuries caused each year by falls at work.

Theatre and entertainment venues and other buildings

with provision for high level theatre lighting, suspension

of scenery and other equipment necessarily involve

working at height and therefore, risks to persons working

in these areas must be mitigated by design to comply

with law.

Work at Height Accident Statistics

In 2003/4 falls from height accounted for 67 fatal

accidents at work with nearly 4000 major injuries (HSE

figures.)

This hazard accounts for 15% of major injuries in the

workplace and is the most common cause of fatality

in the workplace. The following details of accidents

involving work at height are taken from the HSE accident

record table:

• Ladders (average 515 injuries per year), primarily from

moveable ladders (average 425 injuries per year)

• Scaffolding (average 150 injuries per year) - primarily

from general access scaffolds (average 118 injuries per

year)

• Work area/platform (average 128 injuries per year)

• Vehicles (average 85 injuries per year)

• Roof edge (average 65 injuries per year)

• Stairs (53 average injuries per year)

• Fragile roofs (average 52 injuries per year)

• Gangways/catwalks (average 39 injuries per year)

It is interesting to note that the main cause of all injuries

involving falls from height is due to people falling from

ladders. 24% of fatal and major injuries in the workplace

each year result from falls from ladders.

Of particular relevance to theatre practitioners is the

ratio of falls from catwalks as against falls from work

platforms.

The Work at Height Regulations 2005

These regulations replace all earlier regulations relating

to working at height. The Work at Height Regulations

2005 consolidate previous legislation on working at

height most notably:

• Construction (Design Management) Regulations 1994

• Construction (Health Safety and Welfare) Regulations

1996

• Workplace (Health Safety and Welfare) Regulations

1992

• Provision and Use of Work Equipment Regulations

1998

The Work at Height Regulations also implement

European Council Directive 2001/45/EC concerning

minimum safety and health requirements for the use of

equipment for work at height (the Temporary Work at

Height Directive.)

The regulations place duties on employers, the self-

employed and any person who controls the work of

others (for example, facilities managers or, building

owners who may contract others to work at height) to the

71

extent that they control the work. In terms of regulations,

persons holding these responsibilities are referred to as

‘duty holders.’

The overriding principle as an employer is succinctly

summarised in regulation 6(3) of the Work at Height

Regulations:

‘Where work is carried out at height, every employer

shall take suitable and sufficient measures to prevent,

so far as is reasonably practicable, any person falling a

distance liable to cause personal injury.’

The regulations also place the responsibility for avoidance

of injury at the employer’s door:

‘Every employer shall ensure that work is not carried out

at height where it is reasonably practicable to carry out

the work other than at height.’

Definition of Work at Height

A place is ‘at height’ in terms of the regulations if a

person could be injured falling from it even if it is at or

below ground level.

Note that previous regulation, for example, the

Regulations for Designers - CDM 1994, implied that the

need to access places above a height of 2 metres should

be ‘designed out’ or mitigating measures employed.

There is no longer any specification explicit or otherwise

of circumstances where the regulations do or, do not

apply (other than for platforms used in construction work

where the ‘2 metre rule’ is still referred to. ‘Construction

work’ is defined in detail in regulation 2(1) of the

Construction (Health, Safety and Welfare) Regulations

1996 but broadly means ‘the carrying out of any building,

civil engineering or engineering construction work’.)

The intention of the regulations is summed up in

regulation 6(3):

‘…falling a distance liable to cause personal injury.’

In terms of theatre and entertainment buildings, the

regulations apply equally to high level areas above the

stage as they do to open traps in the stage surface or

working areas in the under-stage.

‘Work’ includes moving around at a place of work not

simply the task in hand.

Regulations Hierarchy

The Work at Height Regulations set out a simple hierarchy

for managing and selecting methods of achieving work

at height:

Duty holders must:

• Avoid the need to work at height wherever possible;

• Use work equipment or other measures to prevent falls

where they cannot avoid working at height; and,

• Where the risk of a fall cannot be eliminated, use work

equipment or, other measures to minimise the distance

and consequences of a fall should one occur.

This places a clear obligation on the employer and

therefore any designer working for the employer on

a new building or refurbishment of an existing one to

‘design out’ the risk of falling wherever possible.

It is clear that reliance on work positioning equipment

such as mobile elevated work platforms (MEWPs)

should be regarded as acceptable only when risks of

falling can’t be reasonably mitigated through the design

72

of permanent facilities and, it is also clear that the use

of fall arrest personal protective equipment (PPE) should

be seen as a last resort.

Duty Holders Responsibilities

The responsibility of the employer, building owner or

other persons defined by the Work at Height Regulations

as being responsible for the safety of persons at work in

any particular circumstance can be summarised as:

• All work at height must be properly planned and

organised.

• All work at height must take account of environmental

conditions that could endanger health and safety.

• Those involved in work at height must be trained and

competent.

• The place where work at height is carried out must be

safe.

• Equipment used for work at height must be appropriately

inspected.

• The risks from fragile surfaces must be appropriately

controlled.

• The risks from falling objects must be properly

controlled.

The duty holder must ensure that the place where work

is carried out at height (including access means) has

features to prevent a fall unless this would mean that it

is not reasonably practicable for the worker to carry out

the work safely (taking into account the demands of the

task, equipment and working environment.)

If the exception in the paragraph above is relied upon,

equipment must be provided for preventing a fall

occurring. If these precautions do not entirely eliminate

the risk of a fall occurring measures must be put in place

to minimise the distance and effect of a fall as far as is

reasonably practicable.

Selecting Work Equipment

When selecting work at height equipment, the duty

holder must:

• Use the most suitable equipment.

• Give collective protection measures (such as guard

rails) priority over personal protection measures (such

as safety harnesses.)

• Take account of the working conditions and risks to the

safety of those at the place where the work equipment

is to be used.

Inspection

Inspection procedures are an important element of the

Work at Height Regulations.

For places where work at height is carried out, each

individual place must be checked on every occasion

before the place is used. For example this would involve

checking the surface and guard rails.

Where equipment is provided to enable safe working at

height each item must be inspected after it has been

assembled and/or installed if its safety depends on how

it has been assembled and/or installed.

Equipment must be inspected as often as is necessary

to ensure safety.

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Battersea Arts Centre, Battersea Proposed Suspension Arrangement within Grand Hall August 2008

Walkthrough truss arrangement allows a safe access @ height solution

Secondary structural steelwork within the roof void provides easily accessible rated rigging points

Motorised hoists suspend truss

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Falling Objects

One area of the Work at Height Regulations with

implications for Theatre overhead working and especially

theatre grids are regulations 10 and 11.

The duty holder must take all practicable steps to

prevent anything falling. In terms of theatre grids, even

small objects such as nuts and bolts can cause serious

injury to persons at stage level.

The Regulations place a clear obligation on the duty

holder to ensure that areas in which there is a risk of

falling objects or persons are indicated and measures

taken to prevent unauthorised people reaching them.

Similarly, it is clear that in a theatre overhead work must

be prevented whilst persons are at risk either through

strict management procedures ensuring no loose items

can be dropped or, exclusion of personnel from below

the working area or, by warning and lock-out systems

preventing access to overhead working areas.

Current Theatre Practice

Installed Bridges and Grids - Collective Measures

Although these means of access and working at height

are preferred by technicians and are compliant with

the Work at Height Regulations as being ‘collective

measures,’ preferable to all other means of working at

height, it is not always possible within the dimensional

and structural constraints of a performance space to

provide them.

Bridges are not always well suited for use over stages

which are equipped with fly-towers and where the

space taken up by the bridge structure clashes with the

requirement to provide clear space for flown scenery

and equipment.

However, grids and bridges come in many forms both

fixed and flexibly deployable, to be adapted to changing

needs within the performance space, and, in most

instances a reasonable solution can be found to provide

a work at height scheme which relies predominantly on

collective measures.

Working at Height Equipment

Sometimes referred to as ‘work positioning equipment’

or, ‘access equipment.’

It is sometimes assumed that the Work at Height

Regulations ‘outlaw’ the use of ladders, steps and

specifically, in the theatre sphere: the Tallescope.™

As has been explained in the previous sections, this is

not the case. Collective (permanent) means of access

and protection of places where work at height has to

be undertaken are the preferred method however the

Regulations do recognise that there are instances where

this is not ‘reasonably practicable.’

In these cases - arrived at after careful consideration of

the options - it is acceptable to use work equipment to

facilitate working at height subject to selecting the correct

equipment, applying correct procedures and ensuring

appropriate inspection procedures are in place. It is also

an essential prerequisite that technicians are trained and

competent and that rescue procedures are in place.

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Tallescopes in use

Although the use of personal protective measures such

as PPE fall arrest equipment cannot be avoided for

occasional specific tasks it is hard to conceive that any

performance space should be designed to rely solely on

such measures for working at height. Such an approach

would run contrary to the spirit of the Work at Height

Regulations and would be extremely difficult to justify.

Tallescope™

Typically, in a studio theatre or rehearsal Room, stage

lighting luminaires, sound equipment and stage

engineering facilities are rigged at a height of at least

4 metres. In a theatre with a fly tower above the stage,

luminaires will often be at a height of 7 metres or above.

The traditional means of accessing equipment in

theatres at a height above 2 metres is the Tallescope™.

This is a mobile platform that features a climbable mast

with a caged access platform (the ‘basket’) at the top.

Designed to support one person with tools it has a safe

working load of 115kg, and a factor of safety against

failure of 4.

Tallescopes in use

The Tallescope™ has been considered to be a safer

means of access than the tall A frame ladders it replaced,

but more recent regulations and recommendations as

listed above have caused a reassessment of the use of

the Tallescope™ in theatres.

In 2002 a working group of the Broadcasting and

Performing Arts Joint Advisory Committee (BJAC) issued

a draft report titled ‘Tallescopes™: Guidance on Safe Use

in Theatres and Similar Locations.’ Its status remains a

working draft as the Health and Safety Executive are yet

to adopt it as an approved document.

Nevertheless, the working draft features the following

advice for Tallescope™ use:

Flat floor, static use

Single person operation permitted

This is possible on a flat floor with outriggers extended

and in contact with the floor, all brakes and castors

locked.

No movement of the Tallescope™ while the person is in

the basket should be undertaken.

A full risk assessment of the number of up – down –

move processes should be undertaken to ensure

injury due to fatigue is avoided. (There was a serious

incident at London’s Park Lane Hilton Hotel in 2001

where a technician broke his leg having slipped on the

ladder following an extended period of single person

operation.)

It is very unlikely that in this mode of operation a typical

theatre/rehearsal room lighting rig could be safely

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direction, and additionally one technician on each side

of the Tallescope to provide stabilisation.

In addition to the above, the Tallescope™ must be

inspected before every use and, all of its component

parts found to be present and in perfect working order –

including the levelling indicator bubble. All technicians

must be fully trained, competent and confident in their

tasks wearing hard hats with chin straps and the floor

area must be completely free of hazards.

Mobile use – large Tallescope™ – five technicians

required

This usage is identical to the use for the small

Tallescope™, with the addition of another technician at

the base to assist in movement.

In addition to the above it is not recommended that a

Tallescope™ be used for rigging, unless a stand-alone

block and tackle pulley system, operated from the floor,

is available adjacent to the Tallescope basket™. Tools

& equipment should not be carried whilst climbing a

Tallescope™

Some local authorities will not accept this process, even

with the separate lifting mechanism, as there is concern

that such activity breaks the ‘three point rule’ associated

with working on ladders.

Notwithstanding the previous advice, in terms of the

Work at Height Regulations, the use of Tallescopes™

must be controlled in the same way as any other item of

work equipment. They should only be used where there

is no reasonably practical other permanent or collective

means of carrying out the work and where there is a

compliant risk assessed working procedure in place with

appropriate inspection and maintenance regimes.

Fatigue is an important aspect of Tallescope™ use and

one which further supports the aforementioned size of the

teams required to safely use a Tallescope™. Repeated

climbing of a vertical ladder is tiring and this can lead to

complacency, mistakes and misjudgement. All members

of the team using the Tallescope™ should be trained in

its use and organised so as to take turns in rotation to be

the technician ‘in the basket.’ This has the added benefit

of ensuring the floor technicians appreciate why they are

focused with only one technician.

Mobile use – small Tallescope™ – four-person operation

permitted

All mobile use requires the technician in the basket to

be harnessed off with a lanyard to a suitably rated fixing

system adjacent to the working area. This might be a

fixed bar or, a dedicated fall-arrest system. Note that

flying-bars whether manual or powered and which could

be inadvertently moved up or down are not suitable for

this purpose.

The technician should be attached by dual lanyards that

allow the working position to be moved in increments with

a safety attachment always in place. Lanyards should be

of a suitable length to prevent a fall in excess of 600mm

and the Tallescope™ should only be moved in small

increments to allow for correct lanyard placement.

A suitable rope access rescue policy must also be in

place with all technicians fully trained and competent in

these methods.

In addition to the operative in the basket, there should

be two technicians at each end of the base of the

Tallescope™, with one pulling the scope in the required

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Aluminium scaffold towers in use

tower should require the replacement of the damaged

component. This includes brakes, wheels, tyres,

handrails, support frame, decking boards and ladder

sections.

Although it is possible to manage this regime of

inspection and replacement, the nature of theatre and

performance generally requires a more robust piece of

access equipment. The tower also demands a reasonably

necessary and encourages concentration on the task in

hand. This is an important area in which powered work

at height equipment has a distinct advantage in that the

fatigue element is mitigated.

Access Towers

Although not strictly a mobile piece of equipment (it

is not recommended that a tower be moved with an

operative on board), the larger footprint of a tower does

provide a working platform that requires less movement

around a space.

Aluminium scaffold tower systems in use

This well-known lightweight solution to access at height

(the ‘zip-up tower’) has also recently come under

scrutiny from HSE. Due to the nature of its modularity

and component storage it is easily prone to damage.

The walls of the support members are aluminium and

easily dented or scored.

Ladder visual inspection record keeping guidance

recommends that any damage to any component of a

large clear area of floor in which to work that makes its

use on a scenic stage often impractical, and it requires

build and break-down time. Building and dismantling of

the tower are intrinsically hazardous activities.

Notwithstanding the above, aluminium access towers are

available in many forms and can be specially adapted for

a particular purpose in a specific venue. In other words

this means of access may be suited to special purposes

but not as a general means of achieving work at height.

The Powered Individual Work Platform (IWP) - ‘Genie’

‘Genie’ is a generic brand name for a powered access

platform that features a basket at the top of a mast,

similar to that of a Tallescope™.

Powered IWP in use

Generally electrically pumped hydraulic systems, IWPs

are powered either from directly from the mains or

via on-board rechargeable batteries, IWPs feature a

heavyweight base with interlocked safety systems. (For

example, it is not possible to raise the mast unless the

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Powered IWP in use

Drivable IWP and diagram of effective working area

approx. 7.6 metres with a stowed height of 2 metres,

a width of 0.8 metres and a length of 1.3 metres.

Most models are designed to access through standard

doorways although special models exist for more

constrained spaces. Adaptations to suit use over seats

and uneven floor surfaces are available.

The Mobile Elevating Work Platform (MEWP)

Sometimes known by the nature of its mechanics as

a ‘scissor-lift’ or, by the more imaginative term ‘flying

carpet.’

MEWPs are similar in some ways to IWPs but with a

working platform on a hydraulic scissor lift instead of a

basket at the top of a mast. Although some modifications

may have to be made to provide access to the working

platform at ground level, MEWPs could conceivably be

made capable of offering a degree of wheelchair access

at height.

Mobile elevating work platforms

As this piece of equipment requires a larger clear area

at the base to manoeuvre it has also been a less than

IWP is set level, with all outriggers fully deployed and the

power supply present.)

Traditionally the IWP is not a particularly preferred choice

for theatrical purposes. The safety interlocks, heaviness

of the base, and the need to come down and move the

equipment before going back up have been perceived to

be too slow operationally.

In recent years, however, the introduction of IWP

platforms that can be driven along the floor by the

operator in the basket with the mast at full extension

have made the IWP

Drivable IWP and diagram of effective working area

platform a viable alternative to the Tallescope™. Of

course, the safety interlocks and strict management

regime remain, but in terms of staff availability in a

theatre space, the mobile IWP may come into its own.

Its relatively small size when folded-down also makes it

particularly suitable for moving around within confined

spaces, and easier to store than a Tallescope.™

A typical IWP that would replace the majority of medium

Tallescope™ tasks has an extended platform height of

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Mobile elevating work platforms

popular choice in theatres. MEWPs by their very nature

require to be relatively heavy to maintain stability and

therefore impose substantial local loads on the floor

surface. Careful consideration is required before using

an MEWP on a stage especially if scenic surface or

rostra are in position. Again however, the advent of CE

approved platforms that can be driven from the top of

the mast, the larger platform from which more than one

technician can work coupled with the potential capability

to provide wheelchair access at height, is leading to their

introduction in theatre spaces.

A typical model most suited to replacing the small

Tallescope™ has an approx. platform height of 4 metres,

a stowed height of 1.7 metres, a width of 0.8 metres and

length of 1.4 metres. However, given the floor loading

constraints an MEWP is not necessarily a like for like

replacement.

Summary

Detailed proposals to meet the requirements of the Work

at Height Regulations in terms of collective measures

and work at height equipment will be developed during

the design process, and we have included for access

equipment where required.

Access at height work at the BAC currently relies on the

use of a Tallescope™ to access fixed pipe grids. We

would propose that the fixed pipe within the Council

Chamber is replaced with a motorised truss which would

enable rigging work to take place at floor level. We would

advocate the use of a mast-style IWP to access the truss

in its elevated position to facilitate the focus of generic

lighting equipment. Relevant training and certification of

the platform’s operator would need to be undertaken by

the client.

The Recreation Room currently has no permanent

suspension solution and we would suggest the adoption

of a similar motorised truss in this space. Access to the

elevated truss could be achieved either by the use of

the same IWP or the use of ladders, a zip-up tower or

Tallescope™ under an appropriately managed risk-

assessed regime.

Within the Grand Hall, we are proposing the installation

of a motorised walkthrough truss. The truss arrangement

could be lowered to the floor level for large turnarounds,

whilst day to day activities can be achieved at height as

the truss itself provides a safe working platform.

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Service Engineers ReportSkelly & Couch

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Part L2B & Energy

The Building Regulations acknowledges the need to

reconcile the need to limit heat loss and gain through

thermal elements with the historic nature of the building

fabric and facade. At BAC the biggest contribution to

achieving this will be:

- Incorporating thermal insulation in the external facade

where ever possible: in roofs when they are replaced;

in any new thermal elements; renewal of any ground

slabs or finishes to below ground external elements.

- Limiting infiltration of external air: sealing up

unnecessary vents or holes; refurbishing external

window and door elements to seal gaps.

- Where blackout blinds/panelling is incorporated

to glazing optimise its thermal efficiency (needs

consideration of condensation).

- Where acoustic secondary glazing is required

incorporating solar control glass (on south, west and

east elevations) to avoid overheating and low-e glass

to limit heat loss.

- Where internal wall finishes are to be replaced

incorporate thermal insulation.

There is considerably more opportunity to improve the

energy performance of the building by renewal of the

existing services. Reconciling the historic nature of the

building with the services is more straightforward and

this is where the main contribution will derived.

Part L2B provides guidance on the means of

demonstrating compliance with the building regulations

and where building work is to be carried out suggest

that a proportion of the cost of the works should be

dedicated to improving the energy performance of the

building.

The definition of building work is somewhat involved

however it is unlikely that the scratch interventions

to the Grand Hall will require them however the more

permanent work (such as creating Home) will. In

terms of on-site renewable energy generation the most

feasible option is the incorporation of solar thermal

panels on the roof so generate hot water. Potential

locations are the roof to the new build lift block and

the west facing roof of the Recreation room. An array

of 30m2 would offset ~ 3.5 tonnes of CO2 per year

and potentially provide 50% of the annual hot water

load (subject to occupancy numbers). The installation

would cost in the order of £23,000.

Water

The BAC currently uses ~2750m3 of water per year

(based on the annual water charge). This is equivalent

to 7.5m3 per day. BSRIA guidance on water use in

theatres is 3 litres per person per day. On this basis

the water consumption would equate to an average of

2,500 per day. This indicates that there is scope for

reducing water consumption. This can be achieved

by:

- Reducing the size of cisterns on replacement WCs.

- Installing spray taps where possible.

- Installing water sub meters to monitor consumption

and detect leaks.

The large roof area suggest potential for rainwater

recycling. Approximately 1680m3 of rain will fall on

the roof of the building each year. On the basis of 75%

of this rainfall being available for collection ~1260

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Existing Services Report

Summary

Battersea Arts Centre is undertaking a programme of

works to their building to sustain its operation as a

performance venue for the short and long term future.

To inform this process Skelly & Couch LLP have

undertaken an appraisal of available existing services

information and carried out a number of site visits with

the BAC technical team to expand where possible on this

information. This report summarises this information,

highlighting where future survey work is required and

gives an overall assessment of the installations. Also

included is a discussion of the energy performance of

the existing building and potential for improvement.

Existing Information

The following documentation has been used in

preparation of this report:

Drawings

- CBG Consultants Tender drawings: Small power and

Lighting layouts. Drawing Numbers 268401-E01 to

E16. These drawings are dated September 2005.

These are not ‘as built drawings’ and it is apparent

that elements of the work detailed have not been

carried out. These drawings can form the basis of a set

of as built drawings however a more detailed survey

will be required to validate their accuracy.

- W.P.G Surveys: building survey drawings.

Reports And Other Information

- D.H Crofts Limited Periodic Test and Inspection

Report for an Electrical Installation. The on-site testing

and inspection was carried out in November 2007 and

January 2008 and generally covers the non-performance

areas of the building. The overall assessment of the

installation deems it to be ‘unsatisfactory’ due to a

large number of Code 1 and Code 2 observations.

Following the guidance of the Electrical Safety Council

Code 1 observations require urgent attention as danger

exists. Code 2 observations require action to remove

potential danger. These observations generally relate

to the electrical distribution equipment rather than

the wiring. They should be rectified urgently. There

appears to be some inconsistency in the naming of the

distribution boards in particular at the main service

incomers (they do not reflect the installation of the

theatre performance distribution board installed for

the Red Death performance for example); incorrect

naming of one of the intakes (the East intake to the

Grand Hall for example should read West) and there is

no reference or testing of the East intake. The report

refers to the fact that access was restricted and this

may be reflected in the incomplete information. The

remedial work to the installation should also include

a clarification of the electrical distribution and

confirmation of redundant equipment.

Periodic Inspection Report for an Electrical Installation

could be used for flushing WCs (~40% of annual water

consumption). Existing rain water would be diverted

to a basement storage tank (say 20,000 litres) from

where it would be pumped to hih level header tanks

to gravity feed the WCs. A clearer understanding of

the rainwater drainage installation would be needed

to assess this.

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Door to substation

Electrical Installation

Lv Distribution

There is an electrical substation housed within the

building accessed off Town Hall Road. Confirmation

will be required from EDF as to whether the substation

belongs to BAC (and is dedicated to supplying them)

or whether it serves other buildings in the area. The

electricity bills appear to be managed by Kent County

Council (KCC) and at this stage we do not have access to

the supplier bills to confirm details of the supply. There

are two electricity bills available: one with EDF Energy

for a maximum demand of 125kVA and one with EON

UK for a maximum demand of 150kVA giving a total of

275kVA (or 400A three phase) to the whole building.

There appears to be 6 3 phase metered supplies to

the site and therefore we suggest that KCC confirm the

overall maximum demand for the site.

The 6 three phase metered electrical supplies to the

building as follows:

Main intake room: Service 1: 400A three phase supply

on the west side of the intake room. The supply cable

appears to be routed from Town Hall Road (and

presumably the substation) however it could not be

traced for its full length. This service supplies a Hager

MCCB Panelboard that supplies three cee-form sockets

on the stage of the Grand Hall and a distribution board

in the kitchen off the court yard. It also services some

cee-form sockets in the main foyer. These systems were

installed as part of the Red Death performance.

Service 2: 400A three phase supply on the west side of

the intake room. The supply cable appears to be routed

from Town Hall Road (and presumably the substation)

however it could not be traced for its full length. This

service appears to supply off peak electric storage

heaters to the main building however there is some

inconsistency in the labelling of the boards and the D.H

Crofts inspection report. There is an on and off peak

meter associated with this service.

by Jerry Hodgson carried out in June 2006. This

report generally covers the electrical services within

performance spaces only. The overall assessment of

the installation deems it to be ‘unsatisfactory’ due to

a small number of Code 1 and Code 2 observations. It

is not known whether action has been taken to rectify

these observations however they should be carried out

if not done so.

- A range of statutory authority bills for electricity, gas

and water.

- A summary of statutory authority costs for the period

to March 2008.

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Service 3: 400A three phase supply on the east side of

the intake room. The supply cable appears to be routed

from Theatre Street however it could not be traced for

its full length. This service appears to supply mainly

on peak supplies to the main building with some off-

peak supplies (again there is some inconsistency in the

labelling of the boards and the D.H Crofts inspection

report). There is an on and off peak meter associated

with this service.

Archive Room

Service 4: 200A three phase supply in the archive room.

The supply cable appears to be routed from Theatre

Street however it could not be traced for its full length.

This service supplies small power and lighting to the

west of the main building.

Grand Hall

Service 5: 150A three phase supply to the Grand Hall

northwest corner. The supply cable is routed from

Theatre Street. This service supplies small power and

lighting to the bulk of the Grand Hall.

Service 6: 150A three phase supply to the Grand Hall

northeast corner. The supply cable is routed from Town

Hall Road. This service stage lighting to the Grand Hall

and small power and lighting to the Grand hall Foyer. It

appears that this supply has not had a periodic inspection

test carried out on it and we would recommend that this

is done to assess its safety and to trace the full extent of

the supply.

Earthing

The nature of having power sources in a space from

different intakes can lead to differing (and potentially

dangerous) earth potentials if the earthing has not been

adequately addressed. We would suggest that this is

inspected and tested. Remedial work required.

1. Rectification of the Code 1 and 2 observations

highlighted in the existing Periodic Test and Inspection

reports.

2. Confirmation of adequate equipotential bonding

between the 6 supplies.

3. As part of the lease agreement there is a requirement

to replace the existing electrical services over three years

from 2010 to 2012 and a cost of £640,000 has been

allocated to this.

Further survey work required.

1. Periodic test and inspection report on Service 6.

2. Clarification of inconsistencies between existing

Inspection reports and the existing installation (carried

out as part of item 1.).

3. Send an enquiry to EDF to obtain record drawings for

the area.

4. Following receipt of supplier energy bills confirm

overall maximum demand capacity for the building.

5. Detailed Survey to update the CBG Consultants

Tender drawings into as built drawing information (note

these drawings should exist as part of the O&M Manuals

for the building and the council should be requested to

confirm whether they can provide them).

General Lighting

The general light fittings (other than performance

lighting) are a mixture of pendant luminaires (mainly

fluorescent tube) surface fixed low energy fluorescent

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fittings and standard pendant and bulkhead fittings

of varying ages and conditions of repair. Switching is

generally via individual plate switches. Some fittings

have been highlighted as Code 1 or 2 within the Periodic

Inspection Report and should be repaired or replaced.

Further survey work required:

1. Detailed Survey to update the CBG Consultants Tender

drawings into as built drawing information to show the

light fittings, circuit from distribution board, cable route

and switch location.

Emergency Lighting

There are two 50V central emergency battery installations

serving the building:

Grand Hall off the Service 5 electrical intake room

There is a schematic drawing on the wall in the emergency

battery room that was drawn in 1960 indicating that the

installation wiring is of considerable age. There are some

relatively recent test certificates for the installation on top

of the control cabinet.

Main building basement room adjacent to the main switch

room There are some relatively recent test certificates

for the installation on top of the control cabinet. There

are additional supplementary self contained maintained

(switched with the normal lighting) and non-maintained

(only on in the event of a mains power failure) fittings.

Further survey work required:

1. Detailed Survey to update the CBG Consultants Tender

drawings into as built drawing information to show the

emergency lighting fittings, circuit from distribution

board, cable route and test switch location.

2. We would recommend that both emergency

battery systems are serviced, tested and a secure

up to date log book be compiled in accordance with

BSEN50172:2004.

3. As part of item 2.we would recommend that existing

illumination levels be checked along means of escape

routes to ensure compliance with ABTT guidance for

places of entertainment.

Fire Alarm

There are three fire alarm panels in the building.

Main building

Two panels are located in the main entrance lobby.

It is not known whether both panels are in operation

and this should be confirmed. The more modern panel

(EDA-M100) is a wireless installation and may be

interfaced with the panel to the Grand Hall. This panel

is currently showing a common fault signal. Grand Hall

Basement There is a 2 Zone Firedex 2012 alarm panel

in the corridor off the old kitchen. It appears to only

cover the old kitchen area. It has a radio transmitter

that may interface with the main building wireless

panel. The Performance Fire Safety Assessment has

highlighted there is limited fire detection throughout

the building and recommended additional detection

be installed specifically for the performance of the

Mask of the Read Death.

Further survey work required:

1. Detailed Survey to update the CBG Consultants

Tender drawings into as built drawing information to

show the detectors, sounders and manual call points

and any cable routes. How the various panels on the

site interface should also be confirmed.

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2. We would recommend that the fire detection and

alarm installation undergoes a Periodic Inspection and

test to ensure the system is in operating in accordance

with BS5839 Part 1: 2002.

Security Systems

There is a minimal security detection and alarm

installation with contactors on external doors and a

number of internal doors. The main panel is located

in the main entry foyer. There is also a panic alarm to

the box office and keypad entry to the finance corridor.

An ADT modem is linked to the security panel and

it is assumed that there is a remote link to an alarm

receiving centre however this should be confirmed.

The current installation would not comply with the

requirements for police response to a break in. There is

a CCTV camera in the main entry hall and the electrical

drawings indicate some external cameras – the full

extent of the system should ideally be documented

with location of multiplexer and monitors located on

drawings.

IT/Data

There is a wall mounted IT cabinet in the Old Producing

Office data outlets located around the building. It is

understood that the IT infrastructure is expanding with

wireless distribution being investigated.

Further survey work required.

1. Understand the long term strategy for the site wide

voice and data network.

Lightning Protection

There is an existing lightning protection installation

with generally exposed copper spikes at high points

on chimneys and ventilation stacks with down

conductors run to ground. Whether the installation is

fully compliant with current British Standards would

require a detailed study. This may have implications

for the building insurance.

Mechanical Heating

Grand Hall

There are two 150kW gas boilers in the basement

boiler room to the Grand Hall. These appear to serve

Make up air grilles off corridor

Attenuator to north wall extract fan

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radiators within the Grand Hall only. The boilers look

in reasonable condition although it is not known

whether they are operational. It is understood that the

building struggles with getting up to temperature in

winter. There is a pile of loose paperwork within the

boiler room which indicates that the installation is due

for a service. The pipework within the plant room is

insulated with material that may contain asbestos and

a survey should be carried out to determine this prior

to any remedial stip-out works. The boilers are flued by

a fan dilution flue system with air for combustion and

exhaust air being discharged through external louvers

at street level on Theatre Street. The 1956 Clean

Air Act Memorandum indicates that fan dilution flue

terminations should be more than 2m above ground

level if <1MW. The flue arrangement is therefore not

in strict accordance with the Clean Air Act.

The CBG Consultants Tender drawings indicate a

number of electric radiators distributed around the

Grand Hall. Main Building The main building appears

to be heated by electric off-peak storage heaters only.

These heaters are of various ages and states of repair.

Again it is understood that the building struggles with

getting up to temperature in winter.

Comfort Cooling

There are a number of indoor split cooling units in the:

Sanitary Office, high level in the Council Chamber and

General Office. The external condensers (where the

heat is rejected to outside) are located in the central

courtyard. There is also a condenser which appears to

be serving a beer fridge within the kitchen. There is a

3 phase distribution board within the main basement

plant room that is serving 3 condensing units located

on the roof. At this stage these units have not been

located as access has not been gained to the roof.

Further survey work required:

1. Detailed Survey to update the CBG Consultants

Tender drawings into as built drawing information to

show the radiator positions and type (wet or electric),

split cooling and condenser locations and pipework

routes.

2. We recommend that the boilers are serviced.

Condenser to split units

Condenser to beer fridge

3. Detailed Survey to produce a boiler room pipework,

pump and valve schematic.

4. Asbestos survey to determine whether pipework

insulation contain asbestos.

5. As part of the lease agreement there is a requirement

to replace the existing heating installation over four

years from 2011 to 2014 and a cost of £200,000 has

been allocated to this.

Hot & Cold Water & Gas

Gas

There is an existing U25 gas meter in the main lower

ground floor boiler room off Theatre Street. This meter

is taken from a capped off 80mm diameter supply. This

meter serves two 150kW gas boilers and a 65kW direct

fired hot water calorifier. There is a metered gas supply

to the cafe kitchen. There is a gas hob in the kitchen

off the central courtyard however it is not clear how the

94

Make up air grilles off corridor

Attenuator to north wall extract fan

gas pipework is routed to it. It does not appear to come

from the boiler room U25 meter and may come from

the cafe kitchen supply. The CBG Consultants Tender

drawings indicate a gas meter located in the lower

ground floor kitchen below the Grand Hall although

this was not located.

Hot Water

There is a 65kW direct gas fired Lochinvar hot water

calorifier in the main lower ground floor boiler room

off Theatre Street. The flue to the calorifier appears

to connect to the existing boiler flue. The extent of

hot water provision from the calorifier is unkown and

needs a detailed survey. This will enable an assessment

of legionella risk. There are local electric hot water

boilers distributed around the building.

Cold Water

The CBG Consultants Tender drawings indicate a

water meter located in the basement beneath the cafe

kitchen although this was not located. The Thames

Water bill indicates a single 25mm meter water supply.

It is not known whether this is the only water supply to

the building and this requires confirmation. A number

of cold water storage tanks are located throughout the

building. A survey needs to be carried out to determine

compliance with the current water regulations. There is

an existing fire hose reel at the south end of the Grand

Hall. It is likely that this can be removed following

approval from the fire officer.

Further survey work required:

1. Detailed Survey to update the CBG Consultants

Tender drawings into as built drawing information to

show the location of hot water boilers and cylinders,

hot and cold water outlets, gas and cold water meter

positions, gas outlets and all pipework routes.

95

Make up air grilles off corridor

Attenuator to north wall extract fan

Further survey work required.:

1. Detailed Survey to update the CBG Consultants

Tender drawings into as built drawing information to

show the location of internal foul drainage pipework.

2. We recommend a below ground CCTV survey is

carried out on the below ground drainage to identify its

extent and the condition of the pipework.

Discussion

Running cost and CO2 emissions

Recent annual running costs for the site are as follows:

Gas: £17,233. This equates to ~115 tonnes of CO2

emissions per year. Electricity: £37,354. This equates

to ~162 tonnes of CO2 emissions per year. Water:

£4,404. This equates to ~2750m3 per year. In terms

of CO2 the following table provides a comparison for

benchmark energy use for theatres.

are not currently working and as part of the Mask of

The Read Death performance there was a proposal to

replace them however this work was not carried out.

Further survey work required:

1. Confirmation of mechanical extract fan locations and

ductwork routes to be marked on as built drawings.

Public Health

Rain Water Drainage

Rainwater collection is generally via eaves gutters with

some flat roof drainage. Rainwater pipes are generally

run externally. Partial replacement of the roof guttering

has been identified as a part of the lease and £14,000

has been allocated to this in 2013. The Building survey

drawings indicate locations of rain water down pipes.

Above Ground Foul Drainage

Above ground drainage is generally run to internal cast

iron stacks.

Below Ground Drainage

A survey of the below ground drainage has not been

carried out.

Ventilation

The building is predominantly naturally ventilated with

local kitchen and toilet extract. Ventilation to the main

performance spaces are as follows:

- Council Chamber: natural ventilation only (with

high level split cooling units to provide some comfort

cooling- these units are noisy and generally not used.

They are located outside the main control room and

their location is not ideal).

- General Office: mechanical ventilation.

- Sanitary Office: natural ventilation (with a high level

split cooling unit). The control room has an exhaust

duct to the corridor.

- The Grand Hall: mechanical extract with natural

supply. There are two large wall mounted axial fans

located in each gable end of the roof void. These fans

draw air from the Grand Hall through grilles in the

ceiling with make-up air being drawn through grilles

mounted behind the access corridors radiators. The

fan to the north gable has an external attenuation

chamber attached to the building. The extract fans

96

It can be seen that the existing CO2 emissions is

considerably less than best practice based on electric

heating to the main building and gas to the Grand

Hall. The reasons for this could be: it is consistent

with the existing heating not operating correctly; the

density of performance space to building is probably

less than a theatre; the density of performances and

performance lighting at BAC may be less than a

standard commercial theatre. Whether the benchmark

figures are indeed appropriate comparison is debateable

however the above figures show a considerable saving

in CO2 emissions by switching to gas fired radiant

heating throughout the building. We would therefore

suggest that this is actively pursued as an option.

An indication of cost for the whole site would be

£375,000-£400,000. The existing fan diluted flue

installation would not be appropriate and the existing

boiler flue would need to be reused.

LV distribution

It is clear that the Grand Hall and the main building

have been set up as two separate buildings in terms of

the electricity distribution. The fact that there are 3

400A three phase supplies in the existing main switch

room would suggest that there is adequate capacity in

terms of the cabling infrastructure to power the whole

building. The disparate nature of the existing supplies

and the need to replace the bulk of the installation in

accordance with the lease requirements would suggest

there is an opportunity to rationalise the supply and

have the main switch room form the heart of the

electrical distribution. The new supplies to the stage in

Grand Hall installed as part of the Masque of the Red

Death performance would suggest that this transition

is already happening.

Conclusions

The main areas for consideration in terms of the

services installations as the project moves forward

are:

- Choice of heating energy and the cost and installation

implications.

- Reconfiguration and renewal of the LV distribution

throughout the building.

- Solutions for enabling adequate ventilation

to performance spaces to meet ideal licensing

requirements.

- Addition/renewal of the fire detection and alarm

installation to meet licensing requirements.

- Completion of survey work to hot and cold water

installations to determine compliance with the Water

Regulations and meet licensing requirements.

97

Structural Engineers ReportPrice & Myers

98

For ease of reference this report has been split into

two areas; the Grand Hall and the main body of the

building.

The Grand Hall

Several steel lintels are required above the new openings

in the basement beneath the Grand Hall. Towards the

back of the building four new steel beams will be needed

to support the ground floor under the stage area where

load-bearing piers are due to be removed. There are

three existing cast iron columns in the toilet area and

these are currently expected to be retained in the

proposed design.

There are few structural works at ground floor level of the

Grand Hall except lintels over new openings. Where new

service penetrations are required through the existing

filler-joist floor the openings are to be trimmed with

steelwork fixed back to the existing downstand beams

in the basement.

The existing balcony at first floor level is to be removed

Structural Engineers Report

and replaced with a smaller balcony. The construction

of the existing balcony is not known but it is thought to be

supported on a steel truss that spans across the building,

given the hollow sounding cladding and the fact that it is

almost certainly a more recent addition to the building.

The new balcony is less wide, but by not having any

columns to ground and no possibility of hanging it from

the roof the balcony will have to cantilever off the existing

wall. We have therefore shown close centre cantilevering

steel beams built into the existing wall.

We have made an assessment of the current loading

on the roof trusses and the proposed loading from

CharcoalBlue and Paul Gillieron. The additional weight

of the acoustic insulation is about 3t per truss and it

is very likely that the trusses will be able to carry this.

However we may need to strengthen the existing purlins

to support this additional weight.

The weight of the proposed lighting and access deck

is equal to almost 50% of the current loading on the

existing trusses, and it is unlikely that the trusses will

be able to carry this without significant strengthening.

At this point we are showing six new steel trusses that

span across the Hall and which are supported on the

existing brickwork piers. These trusses will sit adjacent

to the existing trusses and will support all the new loads,

apart from any acoustic insulation. There will need to

be steel bracing between the trusses as indicated on our

SK05 Rev P2. The bearings to the new trusses will need

to allow some horizontal sliding due to the large span

across the Hall.

We understand that the Grand Hall is now a ‘roof-off’

scheme and so the new trusses can be inserted from

above, retaining the existing plaster ceiling. It should

be noted that the boarding to the existing roof currently

braces the gable walls, and so temporary bracing of the

gables will be required before the boarding is removed

(and until restraint is provided again by the new roof).

The Town Hall

The existing basement is to be lowered and extended

under the main building. The depth of the existing walls

99

is not known and so we have allowed for underpinning

these walls to at least 600mm below the new basement

FFL. There is a 300mm thick reinforced concrete

slab over the lowered basement area and where new

basement is shown we have indicated 250mm thick

RC walls. The new lift will access this level and so a

new RC lift pit will be required. There is a new external

access to the basement from Town Hall Road which will

require lowering the pavement, casting retaining walls

and a ground slab, and re-routing existing drainage in

this area.

At ground floor the central, external lightwell area is to be

removed and a new floor inserted. We have indicated

two options for this new floor; a thick RC slab spanning

onto the basement walls, and a metaldeck solution on

steel beams, which may be preferred when considering

construction access to this area. The steel beams in

the metaldeck option would be supported on the existing

basement walls.

The north façade to the central lightwell is to be retained

whilst the floors behind are to be demolished to make

way for the new lift. This elevation will require some

temporary propping, which would ideally allow the new

ground floor openings to be made whilst the propping

is in place. The new floors behind are timber joists on

masonry walls. Where the existing large opening to the

North side of the new lift shaft is infilled this should be

in brick to avoid any possible shrinkage problems with

using blockwork.

There is a new hole cut in the ground floor to the east

side of the building and a steel beam will be required to

trim this opening. There steps and ramps to the front of

the building would be in mass concrete.

At first floor level to the east of the lightwell there is a

new RC slab on ledge angles fixed to the existing walls.

The new 215mm thick lift shaft wall is in brick and will

support the timber joists to the new areas of floor.

From first to second a new steel staircase is propose

adjacent to the lift shaft. The structure to the new roof

terrace and walkway areas at second floor level will be

RC slabs supported on both existing and new masonry

walls.

We have indicated two cranked steel portal frames

above the ceiling to the Council Chamber. These are to

replace the existing steel trusses that currently sit below

the ceiling in this room and which are to be removed.

Further investigation of this proposal will be required at

the next stage.

100

101

102

103

104

105

Acoustic Consultants ReportPaul Gillieron Acoustics

106

Introduction

The feasibility study looks at the development of the whole

building as a series of adaptable spaces for performance

with a range of architectural and interventions. In the long

term, the acoustics of the circulation areas, particularly

the main foyer will be considered.

This study concentrates on the development of the Grand

Hall as a theatre space, with some music capability, the

Lower Hall and the Recreation Room. The Grand Hall has

a free volume of around 5000m3 and is currently used as

a multi purpose space, for live performance, conferences

and exhibitions. It is fairly reverberant, having an RT of

2.0 seconds empty and around 1 second fully occupied,

suitable for speech or amplified music.

The current proposal involves the creation of a new

theatre space within the old, seating around 450. With

this arrangement, extra absorption and stage curtains

will be required to reduce the RT to around 0.9 seconds,

for drama and amplified music use. By removing stage

curtaining and using demountable acoustic panels, the

RT may be increased to above one second for lyric use.

During the next stage, the hall will be computer modelled

using CATT software, to establish the extent and location

of sound absorbing materials. During a previous

refurbishment, glazing on the west side was upgraded to

reduce sound breakout to Theatre Street. The potential

for a full range of uses can be achieved by further sound

insulation to the east façade glazing towards Eland Road

and upgrading the sound insulation of the roof. A new

ventilation scheme will provide supply and extract air at

low velocities, to achieve a low noise level. A specification

for the control of services noise and vibration has been

issued.

The Lower Hall will be developed with a new corridor

for multi purpose use and rehearsal. Here, little or no

treatment will be required because of its relatively low

volume. The separation between the Lower and upper

spaces is currently not particularly high and will need

to be improved for simultaneous use. There is some

scope for this. The recreation room is being modified

structurally and will be reviewed acoustically at a later

date in terms of sound insulation and ventilation noise.

This report sets out acoustic design targets for these

areas and shows how they may be achieved.

Acoustic treatment is set out in the Appendix.

Design Targets

Grand Hall

Room Acoustics

Seating has been arranged as close as possible to the

stage to give the highest possible levels of direct sound.

The background noise level from all services and external

sources should be low.

Reverberation Time (RT)

This is defined as the time taken for a sound, once

terminated to fall to one millionth of its original sound

pressure level, a fall of 60 decibels, or dB. Optimum RTs

depend on use, ranging from 1.8 - 2.0 seconds at mid

frequencies for orchestral music, around 1.5 seconds for

orchestral rehearsal, a little over 1 second for lyric theatre

and one second or less for speech and amplified music.

In any given volume the RT is dependent mainly on the

free volume and the total amount of sound absorbing

107

material in the space (including the audience).

Early and Late Energy

Sound energy arrives at the listener first as direct sound

and then as a series of delayed reflections. For speech,

most of the energy should arrive close behind the direct

sound, to improve intelligibility. Late reflections, or

echoes, are not desirable. The pattern of arrival in space

and time is important. For music, energy can arrive

over a longer period, but again the pattern of arrival is

important.

Speech Intelligibility (RASTI)

A value of 0.6 for RASTI is good, 0.7, very good, 0.9

excellent. This has been predicted for natural speech

in the theatre and will be predicted in detail for sound

systems when used for speech reinforcement.

Tonal Balance

This is the relationship between low, mid and

high frequency RTs. An increase in low frequency

reverberation is good for music and if limited will not

affect speech intelligibility.

Lower Hall

With its low volume, the space works well for speech.

Sound Insulation of the Building Envelope

The building envelope, including isolated areas, must

reduce external noise to values appropriate to the use of

the space. In the Grand Hall, Lower Hall and Recreation

Room, external noise should be inaudible, at least 10dB

below background noise from services (see above).

Building structures become more efficient as insulators

at higher frequencies. It is important to get the low

frequency insulation correct. This will ensure sufficient

performance at all frequencies. The insulation standards

above must also ensure that background noise levels at

nearby buildings will not be affected by activities within

BAC. In practice, this means that the intruding sound at

nearby facades should be at least 10dB below the LA90

background level, measured in the late evening.

For services noise, the level at the nearest building

should be at least 10dB below the background LA90.

Sound Insulation within the Building

The standard of privacy between two adjacent rooms

depends on room to room insulation and background

noise level in the receiving room and services noise levels

are used in the assessment of requirements. Insulation

standards must be sufficiently high to protect the most

critical areas, such as the Grand Hall, Lower Hall and

Recreation Room.

Control of Sound and Vibration from Mechanical

Services

Air velocities and duct geometry will be set to limit

system noise. This, together with appropriate primary

attenuation on fans and terminal ductwork will ensure

that low background noise levels are achieved.All plant

will be vibration isolated. Room NR Criteria are set out

below.

Grand Hall NR20

Lower Hall NR25

Recreation Room NR25

Dressing Rooms NR35

Circulation/WCs NR40

108

Room Acoustics

Grand Hall

This is primarily a space for speech, although lyric

theatre and music should be considered. Good listening

conditions for speech depend on seating layout, room

geometry and free volume. These in turn, define

other physical quantities, which have evolved through

experience as markers for good acoustics. Reverberation

time is historically the most significant, but other factors

such as early to late energy ratio, speech intelligibility

and loudness are important. Some variability in RT is

proposed, using curtains and simple variable acoustic

devices. Proposed occupied RT range 0.8 – 1.1 seconds

at 500Hz.

Sound Insulation to Exterior

Grand Hall

Traffic levels are not high. The most critical route is

activity sound leaving the building. Measures to control

this will effectively reduce traffic noise to very low levels.

Several measures are proposed:

Remove existing roof and replace with high performance

insulated roof with a sound insulation standard of at least

55dB.

Increase sound insulation to backstage wall.

Add secondary glazing to the east façade on all

windows.

Attenuate new extract system to limit sound passing

through it.

Lower Hall

Sound breakout has been a problem in the past, with

loud events in the hall and a single set of doors to exterior.

Lobbying of this area will be considered.

Internal Sound Insulation

Between the Grand Hall and surrounding areas, the

sound insulation should be at least 50dB via lobbies and

in excess of 55dB to other routes. Existing lobby doors

will be upgraded with acoustic seals. New lobby doors

will be acoustically rated. Higher performance acoustic

doors will be used at the stage rear, to limit sound

breakout to Theatre Street.

Control of Sound and Vibration from Mechanical

Services

Except for the Grand Hall, the proposed background

noise levels are not onerous. Air velocities and duct cross

sections will be selected to achieve the desire criteria.

Attenuators will be used on fans throughout, with extra

attenuation for the Theatre. Special attenuation systems

will be created for naturally ventilated areas. Natural

ventilation is being considered in some areas. Care

should be taken to make sure that large passive ducts

do not allow cross communication between studios and

allow the ingress of external noise.

Frequency NR5

NR 10

NR 15

NR 20 NR25 NR30 NR35 NR40 NR45

31.5Hz 59 62 66 69 72 76 79 83 86

63Hz 39 43 47 51 55 59 63 67 71

125Hz 26 31 35 39 44 48 52 57 61

250Hz 17 21 26 31 35 40 45 49 54

500Hz 10 15 19 24 29 34 39 44 48

1.0kHz 5 10 15 20 25 30 35 40 45

2.0kHz 2 7 12 17 22 27 32 37 42

4.0kHz -1 4 9 14 20 25 30 35 40

8.0kHz -3 2 7 13 18 23 28 33 38

Figure 3 Noise Rating (NR) curves

109

Grand Hall Reverberation Times empty and with 900 audience

NR Curves

NR 10

NR 15

NR 20

NR 25

NR 30

NR 35

NR 40

NR 5

-10

10

30

50

70

90

110

31.5Hz 63Hz 125Hz 250Hz 500Hz 1.0kHz 2.0kHz 4.0kHz 8.0kHz

Freq(Hz)

dB

Figure 3 Noise Rating (NR) curves

110

GLOSSARY OF ACOUSTIC TERMS

DECIBEL (dB) - A unit of sound pressure measurement

Sound Pressure Level in dB (Lp) = Measured sound

pressure/Reference

sound pressure (ref.pressure = 20microPascal)

dB(A) - The A -weighted sound pressure level, the

weighting network reduces low frequency sound in a

similar way to the human ear.

REVERBERATION TIME (RT) – decay of sound in

rooms

The time taken for a sound, once teminated, to fall

through 60dB i.e. to one millionth of its original sound

intensity.

HERTZ (Hz) - a unit of frequency measurement.

The normal range of hearing is from 20Hz to about

15kHz.

ABSORPTION COEFFICIENT – degree to which a

material absorbs sound.

The ratio of reflected to incident sound energy ( perfect

absorber =1)

SOUND REDUCTION INDEX (R,dB) – quantity which

describes a material’s ability to reduce the sound

pressure level across it (e.g. a wall or floor)

R = L1 – L2 + 101ogS/A

L1 – Average sound pressure level in source room

(averaged from 100Hz – 3150Hz)

L2 - .. .. .. .. receiving .. .. .. .. .. ..

S – Wall Area (m2)

A – Total absorption in receiving room (m2 units)

Rw – weighted sound reduction index, usually 2 – 3dB

higher

AVERAGE ROOM TO ROOM LEVEL DIFFERENCE – D,

dB = L1 – L2, averaged 1/3 octave bands from 100Hz

– 3150kHz.

Dw – weighted value of D (usually 2 - 3dB higher)

DnTw – Dw corrected for reverberation time of receiving

room

NOISE RATING CURVES (NR CURVES) – set of curves

used to describe optimum background noise levels for

different tasks.

L10/90 LEVEL (dB) - The level in dB of a time varying

sound pressured level (e.g. traffic) exceeded for

10%/90% of the time of measurement.

L90 is usually called the BACKGROUND NOISE LEVEL.

Leq AVERAGE SOUND PRESSURE LEVEL – level

dB of a time varying sound pressure level with equal

amounts of energy above and below it, for the time of

measurement.

TONAL NOISE – noise which is tonal (single frequency

or narrow band of frequencies), audible above the broad

band noise background.

Noise which is at least 5dB above the average of the

1/3 octave band sound pressure levels immediately on

either side of it.

111

Grand Hall Reverberation Times modified as theatre with 2/3 audience (Drama Mode) and without stage curtains (Lyric Mode).

112

113

Health & Safety ReportPFB Construction Management Services Ltd

114

CDM Project Strategy

The Battersea Arts Centre (BAC) are required to instigate

appropriate CDM arrangements to ensure that the

Battersea Arts Centre is properly managed at all stages

and to satisfy the requirements of the Construction (Design

and Management) Regulations (CDM Regulations). This

includes the development of the BAC’s Project Health &

Safety objectives and standards.

The BAC’s CDM Project Strategy is formulated to ensure

that the project is designed and constructed so that

those carrying out construction work, including upkeep,

maintenance and cleaning, can do so safely and without

risk to health. The CDM Project Strategy also includes

the procedures to satisfy the project requirements of the

Workplace (Health, Safety & Welfare) Regulations.

Buildability

The main buildability issues relating to this project are

primarily related to the Battersea Town Hall remaining

in use as public offices and open to the public during

major construction work which includes substantial

structural works within the recreated courtyard and

basement (underpinning works). Associated with this is

the requirement to adequately define the construction

site boundaries and phasing of work as well as the

development of a suitable logistics strategy taking

into account the project/site constraints. To minimize

the interface issues between the building usage and

the construction works, will require substantial out

of hours working. Additionally a robust Fire Strategy

will be required to ensure that appropriate emergency

arrangements/evacuation strategy can be maintained

during the construction works.

Maintainability

A maintenance/cleaning strategy including roof access

requires to be developed for the project as part of design

development and which generally promotes long life

materials with minimum requirements for cleaning,

maintenance or periodic replacement. This strategy

should particularly addresses issues associated with

cleaning/maintaining of the external building envelope/

façade/roof and should be further developed to

incorporate; plant replacement strategy.

Usability

The design is being developed and reviewed to ensure,

so far as is reasonably practicable, compliance with

the requirements of the Workplace (Health, Safety &

Welfare) Regulations particularly relating to the provision

of natural light and also specification of appropriate floor

finishes particularly in potential wet environments such

as entrance areas, kitchens and washing areas.

115PFB Ref 7440 13.10.08

BATTERSEA ARTS CENTRE CDM STATEMENT FOR STAGE C REPORT CDM Project Strategy The Battersea Arts Centre (BAC) are required to instigate appropriate CDM arrangements to ensure that the Battersea Arts Centre is properly managed at all stages and to satisfy the requirements of the Construction (Design and Management) Regulations (CDM Regulations). This includes the development of the BAC’s Project Health & Safety objectives and standards. The BAC’s CDM Project Strategy is formulated to ensure that the project is designed and constructed so that those carrying out construction work, including upkeep, maintenance and cleaning, can do so safely and without risk to health. The CDM Project Strategy also includes the procedures to satisfy the project requirements of the Workplace (Health, Safety & Welfare) Regulations.

CDM PROJECT STRATEGY Action by

1 The BAC’S Project Health & Safety Objectives & Standards;

Strategy BAC’s project Health & safety objectives are: (i) To promote throughout the project supply chain, high health & safety standards both for the public who may be affected by the redevelopment and also for those involved with the demolition & construction as well as the future maintenance works. (ii) To achieve the required project health & safety standards by Client leadership & commitment in promoting a positive health & safety culture throughout the project tem and all stages of the redevelopment. (iii) To challenge industry health & safety standards and drive forward improvements. (iv) To apply throughout the project supply chain, the principles of : “Respect for People – Code of Good Working Health & Safety Practices”.

CLIENT

2 Roles · Functions · Responsibilities of project team clearly defined;

Strategy CDM Roles · Functions · Responsibilities defined for: Client · Designers · CDM Co-ordinator · Principal Contractor · Contractors

CLIENT/

PROJECT TEAM

3 The Designers, CDM Co-ordinator (CDMC) and Principal Contractor (PC) are competent and adequately resourced for the work they have to do;

Strategy CDM Compliance & Resource statements and design/planning time provided by Designers & CDMC. PC to provide statement of Competence & Resources prior to appointment and confirmation of planning & construction period required prior to commencement of work on site;

DESIGNERS/

CDMC

PC

4 Communication · Co-ordination · Co-operation is effective between members of the project team (especially between Designers & Contractors);

Strategy Communication · Co-ordination · Co-operation procedures established by project team at commencement of initial design and are being developed/reviewed throughout project;

PROJECT TEAM

5 Any implications for public safety are properly addressed including interface with any adjoining sites;

Strategy PC’s site area to be adequately defined and to allow for suitable segregation from the public/adjoining usages; Identification of adjoining development sites and communication, co-ordination requirements to be defined/implemented;

PROJECT TEAM

PC

6 Pre-Construction Information (CDM Regulation 10);

Strategy Pre-Construction Information (Regulation 10) received from Client to be issued by CDMC to all Designers. Pre-Construction Information (Regulation 10) received from Client/Designers to be issued by CDMC to all tendering Principal Contractors;

CDMC

CDMC

7 Designers to design in accordance with CDM Regulation 11 and correctly identify hazards including/applying Principles of Prevention in accordance with CDM Regulations and co-ordination of design to avoid Buildability · Usability · Maintainability health and safety risks;

Strategy CDM Reviews · Design development: CDMC to undertake CDM design reviews; Suitable and adequate health and safety information to be identified by Designers on design drawings. Statements identifying residual significant or unusual site/design hazards to be provided by Designers to CDM Co-ordinator for inclusion within the Pre-Construction Information;

CDMC/

PROJECT TEAM

PROJECT TEAM/

CDMC

8 Arrangements to be confirmed for control and monitoring of site health and safety standards and provision of adequate site welfare facilities from commencement of construction, to completion of project;

Strategy PC to undertake regular health and safety inspections/reviews during the construction period and provide regular health & safety reports at site meetings including review of welfare facilities;

PC

9 Design development including temporary works design, revisions to design, programmes of work or method statements;

Strategy Design revisions: Architect, Structural Engineer, Services Engineer, Temporary Works Designer & Specialist Contractor Designer to provide evidence of compliance with CDM Regulations to CDM Co-ordinator. PC to review design development, method statements and programme and report any significant health and safety issues at project meetings.

DESIGNERS PC

Key: CDM Co-ordinator = CDMC; Principal Contractor = PC

116

117

Cost ReportBristow Johnson & Partners

118

Cost commentary

At this feasibility Stage C- of the project we anticipate

basic building costs to be in the order of £10 million

inclusive of the maintenance costs identified by the

BAC Surveyors which could be carried out as part

of these development works to take advantage of

scaffolding etc.

A separate Contingency provision of 10% has been

added to cover development of the design and pricing

risk, together with an allowance for inflation for when

the works are programmed to take place. At this time

there are no published indices for anticipated building

cost inflation as far ahead as 2012 but there will

inevitably be some influence from the effect on the

construction industry of the 2012 London Olympics

but the initial stages of the works should benefit from

the current economic malaise which should benefit

BAC.

At today’s prices, a building cost/m2 in the order

of £1,820 has been identified but please note the

list of exclusions from these costs, particularly any

decoration or redecoration, carpets etc.

As the design evolves through the RIBA work stages, a

detailed cost plan will be prepared against which the

project costs can be monitored and controlled and will

identify areas where savings can be sought or separate

funding obtained.

Risks to the Client include future inflation, development

of the design, defects in the existing building structure

and ground conditions, together with the day to day

logistics of maintaining activities in the building.

At present, these costs represent a Building Contract

budget and we will assist in preparing an overall

Development Budget when allowances for Professional

and Statutory fees, loose firttings, furniture etc and

VAT can be identified.

Finally, VAT will represent a significant additional cost

if BAC operate as a Charity and are not registered for

VAT. We strongly recommend that advice is sought

from your Accountants as it might be possible to

carry out some of this work through a ‘Development’

Company and reduce the VAT liability.

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BUDGET ESTIMATE No.5

Item Element

Ref Description Quantity Unit Rate Total Total

£ £ £

DEMOLITIONS & ALTERATIONSNorth elevation

1 cut opening in 2B wall for new glazed screen 15 m2 80 1,200

2 new lintel to last 5 m 150 750

1,950

Existing pitched and flat roofs

3 strip back existing slate roof coverings and set aside 2412 m2 20 48,240

4 refix last on new battens/plywood boarding 2412 m2 65 156,780

5 new steel trusses to Grand Hall roof 18 tonne 3,750 67,500

6 steel bracing to last 3.6 tonne 3,000 10,800

7 steel beams between trusses 2.1 tonne 3,000 6,300

8 fittings to steel 2.5 tonne 4,000 10,000

9 sliding bearings to trusses 12 PS 1,000 12,000

10 padstones 12 no 250 3,000

11 allow for temporary bracing of gables 2 PS 5,000 10,000

12 new thermal insulation 2412 m2 15 36,180

13 new acoustic insulation in one layer 1527 m2 40 61,080

14 new acoustic insulation in two layers 885 m2 40 35,400

15 allow for replacing leadwork 1 PS 50,000 50,000

16 temporary roof over 2000 m2 35 70,000

17 allow for 50% replacement rwgoods 140 m 75 10,500

18 allow for adapting existing downpipes etc 1 PS 5,000 5,000

19 eaves details 275 m 60 16,500

20 ridge 135 m 50 6,750

21 hips 140 m 45 6,300

22 verge 26 m 60 1,560

23 allow for replacement slates (15%) 1 PS 20,000 20,000

24 Strip back existing flat roof coverings 880 m2 15 13,200

25 sarnafil flat roof covering/plywood/insulation/vapour barrier 880 m2 125 110,000

26 new thermal insulation 880 m2 15 13,200

27 new acoustic insulation in two layers over Grand Hall 555 m2 40 22,200

28 allow for replacing leadwork 1 PS 20,000 20,000

29 temporary roof over 880 m2 35 30,800

30 allow for 50% replacement rwgoods 100 m 75 7,500

31 new mansafe installation to whole roof 1 PS 20,000 20,000

32 eaves details 240 m 60 14,400

895,190

Lower Hall Ground Floor

33 pull down lightweight partitions 140 m2 30 4,200

34 make good floor and ceiling where last removed 35 m 60 2,100

35 strip out bench unit 9 m 20 180

36 strip out sanitary fitting/cap off services 10 no 150 1,500

37 strip out floor and ceiling finishes 15 m2 20 300

38 take out door and frame 1 no 50 50

39 brick up opening 1B thick 5 m2 125 625

40 pull down structural wall 1B thick 92 m2 60 5,520

41 make good floor and ceiling where last removed 23 m 80 1,840

42 new rc lintel over last 22 m 100 2,200

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Item Element

Ref Description Quantity Unit Rate Total Total

£ £ £

15th September 2008

43 temporary propping to last 1 PS 2,000 2,000

44 clear out areas to form office space 60 m2 150 9,000

Price & Myers

45 steel beams 0.5375 tonne 2,750 1,478

46 cladding to last 7 m 150 1,050

47 padstones 4 no 200 800

32,843

Lower Ground Floor

48 pull down lightweight partitions 185 m2 30 5,550

49 make good floor and ceiling where last removed 45 m 60 2,700

50 take out small set of steps 4 m 500 2,000

51 sundry demolitions to Grand Hall dressing rooms 50 m2 100 5,000

52 cut opening in 3B wall 28 m2 100 2,800

53 lintel over last 9 m 175 1,575

54 temporary works to last 2 PS 500 1,000

55 make good floor and ceiling where last removed 7 m 90 630

56 provisional allowance for 3no additional openings 3 PS 6,005 18,015

57 strip out mezzanine floors surrounding courtyard 101 m2 150 15,150

58 cut opening in 2B external wall 114 m2 80 9,120

59 lintel over last 32 m 150 4,800

60 temporary works to last 1 PS 2,000 2,000

61 make good floor and ceiling where last removed 29 m 80 2,320

62 pull down 1.5B wall 88 m2 70 6,160

63 lintel over last 25 m 130 3,250

64 temporary works to last 1 PS 1,000 1,000

65 make good floor and ceiling where last removed 22 m 70 1,540

66 take out door and frame 3 no 50 150

67 strip out sanitary fitting/cap off services 10 no 150 1,500

68 take out small set of steps 3 no 250 750

69 take out large set of steps 1 no 750 750

70 cut single door opening in 1B wall 4 m2 50 200

71 lintel over last 4 m 120 480

72 temporary works to last 2 PS 250 500

73 make good floor and ceiling where last removed 4 m 60 240

74 take out existing bar and fittings 1 no 1,000 1,000

75 take out raised floor to courtyard 60 m2 20 1,200

76 break out existing concrete floor slab 272 m2 25 6,800

77 excavate basement and remove 441 m3 75 33,075

78 new rc basement floor/tanking 272 m2 175 47,600

79 rc basement walls/tanking 125 m2 250 31,250

80 allow for underpinning existing walls 160 m 1,000 160,000

81 pull down brick extension over three floors 110 m3 175 19,250

82 take out existing window/brick up opening 3 no 450 1,350

Price & Myers

83 steel beams 0.75 tonne 2,750 2,063

84 cladding to last 17 m 150 2,550

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Item Element

Ref Description Quantity Unit Rate Total Total

£ £ £

15th September 2008

85 padstones 10 no 200 2,000

397,318

Town Hall Road

86 break out existing tarmac surface 120 m2 20 2,400

87 excavate to reduce levels and remove 120 m3 40 4,800

88 new paving 120 m2 75 9,000

89 take out existing metal ramp and clear away 1 no 1,000 1,000

Price & Myers

90 new 300 rc slab 120 m2 175 21,000

91 250 rc retaining wall 24 m2 250 6,000

92 coping to last 48 m 100 4,800

93 1200x300 rc base 48 m 300 14,400

HTA

94 allow for soft landscaping 1 Psum 5,000 5,000

68,400

Theatre Street

95 pull down low level brick walls 5 m 50 250

96 break out existing tarmac surface 40 m2 20 800

97 excavate to reduce levels and remove 40 m3 40 1,600

98 new sandstone paving 40 m2 90 3,600

99 cut opening in 3B external wall 12 m2 100 1,200

100 lintel over last 4 m 175 700

101 temporary works to last 1 PS 300 300

102 make good floor and ceiling where last removed 4 m 90 360

8,810

Ground Floor

103 strip out existing café and restaurant fittings 1 item 1,000 1,000

104 pull down lightweight partitions 410 m2 30 12,300

105 make good floor and ceiling where last removed 118 m 60 7,080

106 strip out sanitary fitting/cap off services 25 no 150 3,750

107 take out existing window/brick up opening 3 no 450 1,350

108 strip out mezzanine floors surrounding courtyard 101 m2 150 15,150

109 allow for temporary propping to retained façade in courtyard 1 PS 10,000 10,000

110 take out existing passenger lift 1 PS 2,000 2,000

111 pull down 1B walls to lift shaft 110 m2 60 6,600

112 strip out roof to lift shaft 7 m2 75 525

113 fill existing lift pit with mass concrete 10 m3 140 1,400

114 pull down single flight staircase GF-FF 1 no 1,000 1,000

115 ditto in timber 2 no 500 1,000

116 pull down false ceiling 38 m2 10 380

117 pull down structural wall 1B thick 36 m2 60 2,160

118 make good floor and ceiling where last removed 9 m 80 720

119 new steel beam over last 1.3 tonne 2,750 3,575

120 fittings to steel 0.13 tonne 3,000 390

121 cladding to last 17 m 150 2,550

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Item Element

Ref Description Quantity Unit Rate Total Total

£ £ £

15th September 2008

122 temporary propping to last 1 PS 750 750

123 rc padstones 10 no 250 2,500

124 take out existing lintel 1 no 200 200

125 take out existing bar and fittings 1 no 500 500

126 take out raised floor 20 m2 25 500

Price & Myers

127 steel beams 0.6 tonne 2,750 1,650

128 cladding to last 12 m 150 1,800

129 padstones 4 no 200 800

81,630

First Floor

130 pull down rc balcony construction to Grand Hall/allow for temporary platform below 1 PS 10,000 10,000

131 allow for repairs to fabric around demolition 1 PS 5,000 5,000

132 take out Grand Hall roof access stairs and refix elsewhere 1 PS 3,000 3,000

133 pull down projection room buildings 50 m3 150 7,500

134 take out mono pitched roof construction to create new walkway 48 m2 150 7,200

135 temporary roof over last 48 m2 50 2,400

136 allow for making good structure around last 1 PS 2,500 2,500

137 take out existing window/brick up opening 5 no 450 2,250

138 strip out mezzanine floors surrounding courtyard 101 m2 150 15,150

139 pull down structural walls 1B thick 110 m2 60 6,600

140 make good floor and ceiling where last removed 22 m 80 1,760

141 new rc lintel over last 18 m 120 2,160

142 new steel beam over last 2.2 tonne 2,750 6,050

143 fittings to steel 0.22 tonne 3,000 660

144 cladding to last 22 m 150 3,300

145 temporary propping to last 1 PS 2,500 2,500

146 rc padstones 4 no 250 1,000

147 take out floor construction at change in level 7 m2 90 630

148 make good walls to last 1 PS 500 500

149 cut new double door opening in 1B wall 4 no 750 3,000

150 pull down lightweight partitions 760 m2 30 22,800

151 make good floor and ceiling where last removed 152 m 60 9,120

152 take out committee room fittings 1 PS 500 500

153 take out recreation room cupboard 1 no 200 200

154 adjust width of door opening in loadbearing 1B wall 1 no 500 500

155 strip out sanitary fitting/cap off services 23 no 150 3,450

156 strip out sundry fittings to wc's 1 PS 250 250

HTA

157 new opening 1.4x1.0m , glaze with mirror glass 2 no 750 1,500

158 ditto 2.8x1.0m 1 no 1,250 1,250

122,730

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Item Element

Ref Description Quantity Unit Rate Total Total

£ £ £

15th September 2008

Second floor/Roof

159 allow for clearing out attic space 232 m2 25 5,800

Roof to second floor office space

160 strip back existing slate roof coverings and set aside 170 m2 20 3,400

161 new steel trimmer beam 3.6 tonne 2,750 9,900

162 allow for temporary propping to last 1 PS 2,500 2,500

163 cladding to last 34 m 125 4,250

164 timber tie beam 34 m 100 3,400

165 rc padstones 2 no 150 300

166 cut back existing rafters 257 m 5 1,285

167 cut back existing boarding/battens etc 170 m2 15 2,550

168 infill joists/ridge/hip 354 m 12 4,248

169 sarnafil flat roof covering/plywood/insulation/vapour barrier 170 m2 125 21,250

170 vertical slate hanging/plywood/battens 54 m2 175 9,450

171 lead valley gutter 34 m 150 5,100

172 lead flashings 20 m 75 1,500

173 repairs to existing roof at junctions 1 PS 2,500 2,500

174 new rw goods 34 m 75 2,550

175 new rwp's 15 m 80 1,200

176 eaves 34 m 75 2,550

177 new roof over ramped area 12 m2 200 2,400

178 temporary roof 170 m2 35 5,950

179 allow for sundry demolitions to 2nd floor 1 PS 5,000 5,000

97,083

Lift shaft

180 form opening in existing floor for new lift/ trimming etc 4 no 3,000 12,000

12,000

Generally

181 remove existing seating, theatre fittings etc 1 Psum 10,000 10,000

10,000

1,727,954

NEW WORKS

Second Floor/Roof

182 new rc suspended slab 62 m2 120 7,440

183 paved finishes/ ceiling finish to last 62 m2 100 6,200

184 cut slot in existing brickwork to receive slab 48 m 60 2,880

185 timber loggia structure 1 PS 20,000 20,000

186 timber balustrade 48 m 250 12,000

187 permanent access ladder to rooflight 1 PS 1,000 1,000

188 timber ramps to corridor 2 PS 1,000 2,000

Bedrooms/Bathroom

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Item Element

Ref Description Quantity Unit Rate Total Total

£ £ £

15th September 2008

189 new timber stud partition 285 m2 40 11,400

190 plasterboard and skim to walls 571 m2 20 11,420

191 insulation to walls 285 m2 8 2,280

192 timber skirtings 163 m 10 1,630

193 single f/r door and frame 6 no 900 5,400

194 ditto non f/r 2 no 800 1,600

195 sheet vinyl to bathrooms 32 m2 45 1,440

196 vinyl skirtings 39 m 15 585

197 wc 2 no 350 700

198 wh basin 3 no 300 900

199 shower tray/cubicle/fitting 2 no 1,200 2,400

200 bath 1 no 500 500

201 tr holder 2 no 60 120

202 hand drier 2 no 250 500

203 mirror 6 no 100 600

204 ceramic wall tiles 20 m2 75 1,500

205 new plasterboard ceiling/paint 140 m2 30 4,200

Roof areas

206 sedum roof to existing roof area 181 m2 200 36,200

207 balustrade to roof 7 m 250 1,750

208 new roof to lift shaft 32 m2 150 4,800

Stairs etc

209 rc stairs 1st to 2nd floors 2 flights 10,000 20,000

210 new ramp to walkway 1 no 2,000 2,000

211 rc stairs 1st to 2nd floors 2 flights 5,000 10,000

212 fireline board to existing walls with adhesive/ cut and fit around stairs 186 m2 35 6,510

213 new covered staircase to rear of Grand hall 1 PS 25,000 25,000

Office space

214 new plasterboard and skim ceiling to 2nd floor office 96 m2 25 2,400

215 ditto to walls 111 m2 23 2,553

216 new t&g boarding to second floor office 96 m2 30 2,880

217 timber skirtings to 2nd floor office 110 m 10 1,100

218 allow for finishes to remaining office areas 1 PS 10,000 10,000

Lift shaft (ground to 2nd floor)

219 1B wall to shaft 192 m2 110 21,120

220 opening in shaft at each floor level 4 no 250 1,000

221 rc lift pit 1 PS 25,000 25,000

222 allow for bwic with lift installation 4 PS 500 2,000

Additional bathrooms and wc's 4 no 5,320 21,280

223 new timber stud partition 65 m2 40 2,600

224 plasterboard and skim to walls 130 m2 20 2,600

225 insulation to walls 65 m2 8 520

226 timber skirtings 36 m 10 360

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Item Element

Ref Description Quantity Unit Rate Total Total

£ £ £

15th September 2008

227 single f/r door and frame 3 no 900 2,700

Replacement doors

228 single f/r door and frame 8 no 900 7,200

229 extra for historic door 4 no 500 2,000

230 double f/r door and frame 3 no 1,800 5,400

231 extra for historic door 2 no 1,000 2,000

Price & Myers

232 recreation room suspension points 4 Psum 1,500 6,000

233 200 rc slab to roof garden 40 m2 150 6,000

234 cranked portal frames to council chamber ceiling 2 tonnes 3,500 7,000

235 wic with last 1 PSum 3,000 3,000

HTA

236 Dormer window expansion to sw wing roof 1 PSum 30,000 30,000

371,668

First Floor

Courtyard area

237 new rc suspended slab 44 m2 120 5,280

238 paved finishes/ ceiling finish to last 44 m2 100 4,400

239 steel ledge angles to receive slab 0.6 tonnes 3,000 1,800

240 timber loggia structure 1 PS 15,000 15,000

241 timber balustrade 6 m 250 1,500

242 1B wall 29 m2 110 3,190

243 glazed window to atrium 25 m2 600 15,000

244 new pair doors 2 pair 1,600 3,200

245 allow for steel platform to connect staircases at roof level 1 PS 20,000 20,000

Members Library/Cloakroom

246 reinstate existing fireplaces 2 no 2,500 5,000

247 pair doors 4 pair 1,600 6,400

Unisex wc's (12 no), disabled wc (2no),showers (3no) disabled shower (1no)

248 new timber stud partition 325 m2 40 13,000

249 plasterboard and skim to walls 650 m2 20 13,000

250 insulation to walls 325 m2 8 2,600

251 timber skirtings 180 m 10 1,800

252 single door and frame 17 no 800 13,600

253 ditto double 1 no 1,600 1,600

254 ceramic wall tiling 12 m2 75 900

255 wc 12 no 350 4,200

256 wh basin 12 no 300 3,600

257 doc m pack 4 no 1,500 6,000

258 shower tray/cubicle/fitting 3 no 1,200 3,600

259 tr holder 15 no 60 900

260 hand drier 6 no 250 1,500

261 mirror 8 no 100 800

262 sheet vinyl to bathrooms 68 m2 45 3,060

Grand Hall

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Item Element

Ref Description Quantity Unit Rate Total Total

£ £ £

15th September 2008

263 new rc galley platform and balustrade 1 PS 50,000 50,000

Acoustic shutters

264 to Council Chamber windows 42 m2 250 10,500

265 extra for curved head 9 no 300 2,700

266 folding acoustic shutters 15 m2 300 4,500

267 extra for curved head 5 no 300 1,500

Lobby off Council Chamber

268 new timber stud partition 17 m2 40 680

269 plasterboard and skim to walls 34 m2 20 680

270 insulation to walls 17 m2 8 136

271 timber skirtings 10 m 25 250

272 fr doors 3 no 750 2,250

Council Chamber

273 chemical stripping to walls and ceilings of Council Chamber 1 PS 20,000 20,000

Replacement doors

274 single f/r door and frame 13 no 900 11,700

275 extra for historic door 7 no 500 3,500

276 double f/r door and frame 12 no 1,800 21,600

277 extra for historic door 6 no 1,000 6,000

Price & Myers

278 timber joisted suspended floor 25 m2 150 3,750

279 steel beams to gallery 0.8 tonne 2,750 2,200

280 cladding to last 16 m 250 4,000

281 padstones 2 no 200 400

297,276

Ground Floor

Mezzanine floor to old sanitary office

282 new mezzanine floor construction 70 m2 150 10,500

283 plasterboard soffit 70 m2 35 2,450

284 steel framing to mezzanine floor 1.5 tonne 2,750 4,125

285 fittings to last 0.15 tonne 3,000 450

286 cladding to steel 15 m 150 2,250

287 new timber stairs to mezzanine 1 PS 3,000 3,000

288 new timber stud partition 44 m2 40 1,760

289 plasterboard and skim to walls 88 m2 20 1,760

290 insulation to walls 44 m2 8 352

291 timber skirtings 24 m 22 528

292 pair double doors 1 no 1,600 1,600

293 balustrade 10 m 250 2,500

Courtyard area

294 glazed window to atrium 15 m2 600 9,000

295 extra over last for pair of doors 2 pair 1,250 2,500

296 pair doors 2 pair 1,600 3,200

297 Unisex wc's (17 no) 17 no 4,677 79,509

298 baby change to disabled wc 1 no 1,200 1,200

Kitchen and Bar

299 upgrading existing kitchen 1 PS 25,000 25,000

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Item Element

Ref Description Quantity Unit Rate Total Total

£ £ £

15th September 2008

300 new bar fittings 1 PS 25,000 25,000

301 bar floor coverings 38 m2 50 1,900

302 bar wall finishes 64 m2 50 3,200

303 bar ceiling finishes 38 m2 50 1,900

Reception areas

304 new glazed screen 11 m2 600 6,600

305 extra for single door 1 no 750 750

306 new external steps 1 no 10,000 10,000

307 new external ramps 34 m2 125 4,250

308 new concrete plinth 600 thick 47 m2 150 7,050

309 formwork to sides of last 70 m 35 2,450

310 metal balustrade 31 m 250 7,750

311 new box office and reception fittings 1 PS 12,500 12,500

312 new control room 1 PS 10,000 10,000

313 stairs up to last 1 PS 3,000 3,000

314 platform lift to last 1 PS 10,000 10,000

315 New bathroom adjacent control room 1 PS 7,500 7,500

Studio

316 allow for general overhaul/upgrade 70 m2 150 10,500

Theatre Street elevation

317 new pair of doors 2 pair 1,500 3,000

North elevation

318 new glazed screen to north elevation 15 m2 750 11,250

319 extra over last for pair of doors 1 pair 1,500 1,500

Grand Hall trusses

320 steel strengthening to existing trusses 14 no 3,000 42,000

Replacement doors

321 single f/r door and frame 18 no 900 16,200

322 extra for historic door 9 no 500 4,500

323 double f/r door and frame 17 no 1,800 30,600

324 extra for historic door 8 no 1,000 8,000

Price & Myers

325 timber joisted suspended floor 43 m2 150 6,450

326 325 rc slab to courtyard 88 m2 200 17,600

HTA

327 black out shutters to windows 2.4x1.2m 24 no 450 10,800

328 ditto to arched windows 3.0x2.6m 11 no 1,500 16,500

329 dressing room pods 6 no 2,500 15,000

330 fold down bed 12 no 500 6,000

465,434

Lower Ground Floor

331 Dressing room fit out 2 PS 15,000 30,000

332 platform lift 1 PS 10,000 10,000

Grand Hall

333 large acoustic doors 1 PS 7,500 7,500

334 small ditto 1 PS 6,000 6,000

335 provisional allowance for 3 pairs of additional acoustic doors 3 PS 7,500 22,500

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Item Element

Ref Description Quantity Unit Rate Total Total

£ £ £

15th September 2008

External access

336 steps up 1 PS 5,000 5,000

337 allow for lowered area adjustments to provide access 1 PS 10,000 10,000

Skull room

338 mezzanine floor 20 m2 175 3,500

339 balustrade to last 9 m 250 2,250

340 stairs to lst 1 PS 3,000 3,000

341 Unisex wc's (12 no) 12 no 5,320 63,840

342 baby change to disabled wc 1 no 1,200 1,200

343 Bathroom 1 no 5,000 5,000

Loading bay

344 platform lift 1 no 20,000 20,000

345 stairs 1 PS 2,500 2,500

346 concertina type doors 1 PS 20,000 20,000

347 single fr door 1 no 1,250 1,250

348 pair doors 1 pair 1,600 1,600

Kitchen and Bar

349 new kitchen and bar area adjacent Grand Hall 1 PS 60,000 60,000

350 pair doors 2 pair 2,000 4,000

Replacement doors

351 single f/r door and frame 14 no 900 12,600

352 extra for historic door 7 no 500 3,500

353 double f/r door and frame 11 no 1,800 19,800

354 extra for historic door 6 no 1,000 6,000

Refurbishment and upgrade of existing Grand Hall wc's 1 PS 50,000 50,000

371,040

Lower Hall Ground

Reception

355 new entrance lobby and fittings 1 PS 10,000 10,000

356 Unisex wc's (7 no) 7 no 4,677 32,739

357 baby change to disabled wc 1 no 1,200 1,200

Kitchen

358 new catering/staff kitchen 1 PS 30,000 30,000

Lower Hall

359 pairs of glazed fr doors 4 pair 2,500 10,000

Chair store

360 chair lift 1 PS 15,000 15,000

361 reduce level of existing floor and recast slab 1 PS 50,000 50,000

Replacement doors

362 single f/r door and frame 10 no 900 9,000

363 extra for historic door 5 no 500 2,500

364 double f/r door and frame 7 no 1,800 12,600

365 extra for historic door 4 no 1,000 4,000

HTA

366 relocate organ plant room 1 Psum 15,000 15,000

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Item Element

Ref Description Quantity Unit Rate Total Total

£ £ £

15th September 2008

192,039

3,425,411

ACOUSTICS367 sliding folding door to stage organ box 1 PS 25,000 25,000

368 120mm gyproc shaftwall to rooflights 3 no 750 2,250

369 50mm fabric panels to Grand Hall walls 200 m2 60 12,000

370 double folded heavy curtains 1 PS 5,000 5,000

371 secondary glazing to Town Hall Road windows with curved head 6 no 2,500 15,000

372 secondary glazing to Town Hall Road windows 4 no 900 3,600

62,850

SERVICES373 S&C cost plan rev 2 1 PS 2,792,375 2,792,375

374 allow additional cost of lift 1 PS 50,000 50,000

375 allow for stripping out redundant services 1 PS 50,000 50,000

376 ventilation to gf café/kitchen 1 PS 30,000 30,000

2,922,375

THEATRE PRODUCTION SYSTEMSas Charcoalblue July 2008

Council Chamber

377 stage lighting 1 PS 107,000 107,000

378 audio visual 1 PS 162,000 162,000

379 staging equipment 1 PS 144,000 144,000

Grand Hall

378 stage lighting 1 PS 132,000 132,000

379 audio visual 1 PS 196,000 196,000

380 staging equipment 1 PS 144,000 144,000

Recreation Room

381 stage lighting 1 PS 50,000 50,000

382 audio visual 1 PS 43,000 43,000

383 staging equipment 1 PS 35,000 35,000

General Office

384 stage lighting 1 PS 45,000 45,000

385 audio visual 1 PS 43,000 43,000

386 staging equipment 1 PS 14,000 14,000

Plug and Play

387 stage lighting 1 PS 57,000 57,000

388 audio visual 1 PS 80,000 80,000

389 Buildingwide systems 1 PS 170,000 170,000

1,422,000

BELOW GROUND DRAINAGE390 Below ground drainage alterations 1 PS 50,000 50,000

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BUDGET ESTIMATE No.5

Item Element

Ref Description Quantity Unit Rate Total Total

£ £ £

15th September 2008

50,000

MAINTENANCE

As BAC report and Budget costs February 2008

391 roof slates and tiles

392 flashings

393 roof chimneys 1 PS 20,000 20,000

394 roof turrets 1 PS 25,000 25,000

395 flat roofs and parapets

396 guttering

397 windows 1 PS 60,000 60,000

398 skylight to theatre foyer 1 PS 25,000 25,000

399 dome to Grand Hall foyer 1 PS 25,000 25,000

400 brickwork and pointing 1 PS 15,000 15,000

401 masonry and stonework 1 PS 160,000 160,000

402 internal redecoration to Grand Hall 1 PS 50,000 50,000

403 flooring repairs 1 PS 20,000 20,000

404 staircases 1 PS 6,000 6,000

405 electrics rewiring

406 heating

407 basement areas plaster repair 1 PS 5,000 5,000

411,000

8,293,636

PRELIMINARIES/SITE COSTS408 weekly site costs 182 weeks 4,000 728,000

409 internal screens etc 1 PS 20,000 20,000

410 scaffolding externally 1 PS 300,000 300,000

411 birdcage scaffold to Council Chamber and Grand Hall 1 PS 75,000 75,000

412 small plant etc 1 PS 50,000 50,000

413 craneage for roof steelwork 1 PS 10,000 10,000

1,183,000

9,476,636

MAIN CONTRACTORS RETURN414 Overheads & Profit say 7.5% 710,748

10,187,383

CONTINGENCY

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Item Element

Ref Description Quantity Unit Rate Total Total

£ £ £

15th September 2008

415 Design and price say 10% 1,018,738

11,206,122

INFLATION416 during contract 4Q 2008 to 1Q 2012 say 25% 1,400,765

12,606,887

ANTICIPATED CONSTRUCTION COST say £ 12,610,000

the following are excluded from the above:-

417 professional fees

418 statutory fees

419 vat

420 party wall awards and costs

421 abnormal ground conditions

422 built in wardrobes to bedrooms

423 decorations and redecorations

424 carpets

425 loose fittings, furnishings etc

426 kitchen crockery,cutlery,utensils etc

Cost Commentary

At this feasibility Stage C- of the project we anticipate basic building costs to be in the order of £10.2 million inclusive of the maintenance

costs identified by the BAC Surveyors which could be carried out as part of these development works to take advantage of scaffolding etc.

A separate Contingency provision of 10% has been added to cover development of the design and pricing risk, together with an allowance for

inflation for when the works are programmed to take place. At this time there are no published indices for anticipated building cost inflation

as far ahead as 20012 but there will inevitably be some influence from the effect on the construction industry of the 2012 London Olympics

but the initial stages of the works should benefit from the current economic malaise which should benefit BAC.

At today's prices, a building cost/m2 in the order of £1,850 has been identified but please note the list of exclusions from these costs,

particularly any decoration or redecoration, carpets etc.

As the design evolves through the RIBA work stages, a detailed cost plan will be prepared against which the project costs can be monitored and

controlled and will identify areas where savings can be sought or separate funding obtained.

Risks to the Client include future inflation, development of the design, defects in the existing building structure and ground conditions,

together with the day to day logistics of maintaining activities in the building.

At present, these costs represent a Building Contract budget and we will assist in preparing an overall Development Budget when allowances for

Professional and Statutory fees, loose firttings, furniture etc and VAT can be identified.

Finally, VAT will represent a significant additional cost if BAC operate as a Charity and are not registered for VAT. We strongly recommend

that advice is sought from your Accountants as it might be possible to carry out some of this work through a 'Development' Company

and reduce the VAT liability.

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Appendices

134

Appendix 1 Conservation Strategy Sensitivity drawings

Lower Hall

Low sensitivity

Medium sensitivity

High sensitivity

135

Grand Hall

136

Ground

137

First

138

Second

139

Elevations

140

141

Sections

142

143

Appendix 2 Existing building Survey drawings

144

145

146

147

148

149

150

151

152

153

154

155

Appendix 3 Stage C- demolition drawings

156

157

158

159

160

161

162

Battersea Arts Centre, a Company Limited by Guarantee.

Registered address: BAC, Lavender Hill, London, SW11 5TN.

Registered in England & Wales no: 1569115.

Registered Charity no: 282857 VAT no. 744 489594