CHEW VALLEY SCHOOL PERFORMING ARTS BUILDING …Advantages: Performance space will be visible from the public highway and main entrance drive The building will be close to parking for

CHEW VALLEY SCHOOL PERFORMING ARTS BUILDING FEASIBILITY REPORT September 2013

CONTENTS

1.0 Executive Summary

2.0 Brief

3.0 Precedent studies

4.0 Location options

5.0 Outline building design

6.0 Consultation

7.0 Cost Plan

8.0 Programme

9.0 Next Steps

Appendices

Appendix A: LPA consultation correspondence

Appendix B Retractable seating information

1.0 Executive Summary

The Bush Consultancy Ltd., 5.20 Paintworks, Bath Road, Arnos Vale, Bristol BS4 3EH T 0117 316 0570 F 0117 316 0571 E first.last [email protected]

Following the appointment of The Bush Consultancy in May 2013, this report sets out the

development of the feasibility proposals for a new Performing Arts Building at Chew Valley School.

Currently the proposals have been developed in order to gain stakeholder comment, both from local

residents and community groups as well as the Local Planning Authority. However, these proposals

should be considered as preliminary layout and massing studies that have been prepared in order to

allow debate on location and general aesthetics principles outline costplan purposes. From the Local

Planning Authority (LPA) consultation process it has been established that the principle and design

proposals are identified in this report are acceptable in principle, however the issue of location.

However, in terms of the building’s location, there will need to be more extensive justification

arguments put forward for the school’s preferred location option, including possible strategic

masterplan for the site as a whole (through review and agreement, this may be limited to identifying

buildings that are likely to be retained / removed).

2.0 Brief


Introduction

This development aims to improve the current delivery of performing arts at the school, and also

create an opportunity to provide access to wider community facilities at Chew Valley School site,

and thereby building on the site’s current community focus as part of a sustainable and long term

vision.

Requirements of the school:

The school requires appropriate space to deliver and promote the performing arts elements of the

curriculum, which is currently being compromised by current accommodation.

Current issues with existing performance space within the school

Hall is used for many things - Assemblies, Concerts, Productions, Festivals, PE, Dance,

Examinations and School Dinners.

Multiple use unsatisfactory for all users.

1950s design - refurbishment unlikely to produce significant improvement.

Requirements of the community

There are many community users of the hall who also need a modern facility

There are additional community needs which could be met by a ‘Hub’

The Arts can bring the community together

Local groups could, subject to stakeholder consultation and design development, include

Singing Groups, Dance Groups, Amateur Dramatic Groups, Film night uses, and also the

Library Service.

The Chew Valley is not well provided for in terms of local amenities.

Whilst the principle focus of the building will be associated with the performing arts, the flexible use

of the building and it’s relationship with the community is important. Consequently, the needs of the

community (that have a positive, harmonious and practical relationship with the core activities of

the building) should be further explored through the feasibility stage of the project.

Principle facility requirements

A flexible auditorium to seat up to 300, with retractable ‘bleacher’ style seating. Flexibility

should include possible sub-division or reduction in size (maybe by means of suitable tracked

curtain system).

Designed for Proscenium Arch, Thrust Stage and in the round performances

Lighting and Sound Box

A Dance Studio/Rehearsal Space (potential dual function with main auditorium).

Box Office

Café Servery and Foyer that can be used for performances and also for other possible events

associated with the building’s community use.

Possible teaching / bookable rooms to foyer space, depending on design arrangement of this

volume.


Community space – the scope and nature of this use will be developed through stakeholder

engagement.

Storage

Green Room – for performers, including changing / dressing room accommodation.

In overall terms the building should make a statement about the value of creativity and performance

at the school and in the local community.

The building, through it’s facilities and design should promote access for all.

Location

Various locations on the school site should be considered at feasibility stage, though the following

criteria should be considered:

The building should be accessible to the local community, in a manner that does not impact

unduly on other school site activities or operations.

The development should ensure that he building does not compromise future development

of the school site (or indeed itself be compromised by such development).

Sustainability

There is currently no BREEAM requirement for the development, though the proposed development

should consider integration and promotion of renewable energy sources and create a building with

minimal operating costs.

Access and WC facilities are totally unsuitable


Accommodation schedule and phasing approach

The design should reflect the fact that the proposed building is, due to likely funding limitations, to

be developed in a phased manner:

Phase 1

Phase 1

Foyer / Library space (double height space) 100sqm

Box Office, including wc’s 100sqm*

Servery and Storage 50sqm*

100 seat Auditorium (double height space) 150sqm

Green Room 100sqm

500sqm

*May generate larger overall floor area if a mezzanine level is introduced for teaching / bookable

community space.

Phase 2

Further development and extension for Performing Arts and/or community

Foyer / Library space (double height space) 100sqm

Box Office, including wc’s 100sqm

Servery and Storage 50sqm

290 seat Auditorium(double height space) 300sqm

Green Room 100sqm

Additional practice studio space 100sqm

750sqm

The following diagram explains the proposed adjacencies relationships anticipated for the building.


Budget

A provisional budget of £1250 / sqm is targeted for the construction costs, which therefore

generates a circa £950,000 construction cost

3.0 Precedent Studies

The following images provide possible design references for the external and internal appearance of

the building

Hayesfield School theatre and Bath Spa Roper theatre were visited during the preparation of this

report and the following images indicate the type of auditorium space planned for the building.

Key issues at for the auditorium spaces at these theatres were noted as:

WC to green room (not shared) – not provided at Hayesfield school theatre and deemed a

mistake.

Retractable bleacher and subdivision makes space very flexible

High doors into back stage area

Theatre storage for equipment / workshop type space considered useful

Gantry walkways – query over whether this is a useful part of operational / experience for

students?

4.0 Location options


Location options

In considering locations for the proposed facilities, the following considerations have been made:

Access for school and also community use

Impact on current site accommodation

Impact on potential future development of the site (a consideration due to the age and quality of

the main school buildings)

Impact on the character and setting of the school, including the rural nature of the site.

In consideration of this criteria, three location options have been reviewed as noted on the

accompanying drawings:

Location 1 - to the east of the main school buildings

Advantages:

Performance space will be visible from the public highway and main entrance drive

The building will be close to parking for visitors with accessibility needs

The location allows for possible future expansion

The location does not compromise possible future development of the school site

There will be a close relationship with the music block facilities

Disadvantages:

There will be the loss of an existing mature tree (though this will be replaced with new tree

planting on the site)

Location 2 – adjoining the current music block

Advantages:

Physical connection to music block facilities

Disadvantages:

Would require demolition of the former caretaker accommodation and consequential loss of

counselling service accommodation, attendance officer space and SEN classroom in this

building.

View / approach to the family centre will be compromised

Performing arts building will not be clearly visible from the approach to and within the site.

Will require internal amendments to the music block

Loss of a group of mature trees adjacent to the music block and former caretaker dwelling.

Location 3 – remodelling / expansion of the current hall / auditorium.

Advantages:


Re-use of existing accommodation, thereby limiting extent of new building footprint

Disadvantages:

Existing hall facility would not be available during development period

Compromise to daylighting of existing adjoining spaces

Performing arts building will not be clearly visible from the approach to and within the site.

Access concerns in relation to parking / existing changes in levels within the building

The location potentially compromises possible future development of the school site – this is

the oldest building on site and one of two earmearked for demolition and replacement

under the BSF programme.

Loss of two existing mature trees.

Following review with the school, the current preference is to develop location 1 as the favoured site

for the new facilities.

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EXISTING SITE PLAN

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T B CONSULTANCYUSHHE

0117F0117Telephone ax

[email protected] - www.thebushconsultancy.com

5.20 Paintworks, Bath Road, Bristol, BS4 3EH.

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EXISTING SITE PHOTOGRAPHSnts

caretaker dwelling, looking south east from entrance drive towards music block and former View 2, looking south east from entrance driveView 1

, looking south east across car parkView 3 , looking south east from car park towards former caretaker dwelling and family centreView 4

, looking towards music blockView 5 , looking north towards current hall / auditorium View 6 , interior of current hall / auditoriumView 7

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PROPOSED LOCATION OPTIONS

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OPTION 2LOCATION

OPTION 3LOCATION

OPTION 1LOCATION

Draft for comment 26.06.13

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PROPOSED LOCATION OPTION 1

PROPOSED SITE LOCATION 1

- WOULD REQUIRE THE REMOVAL OF 1 EXISTING TREE.

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ADVANTAGES

DISADVANTAGES

- CLOSE RELATIONSHIP WITH MUSIC BLOCK

DEVELOPMENT OF THE SCHOOL- DOES NOT COMPROMISE POTENTIAL FUTURE

OF THE FACILITIESFUTURE EXPANSION- THE LOCATION PROVIDES THE OPPORTUNITY FOR

WITH ACCESSIBILITY NEEDS.- IT IS CLOSE TO EXISTING PARKING FOR VISITORS

PUBLIC HIGHWAY.- PERFORMANCE CENTRE WILL BE VISIBLE FROM THE


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- PHYSICAL CONNECTION TO EXISTING MUSIC BLOCK.

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ADVANTAGES

DISADVANTAGES


CARETAKER DWELLING / MUSIC BLOCK- LOSS OF A GROUP OF MATURE TREES ADJACENT

MUSIC BLOCK.PLANT ROOM TO BE CONSTRUCTED FOR THE EXISTING - WOULD REQUIRE INTERNAL AMENDMENTS AND A NEW

COMMUNITY USE.AND SO ENTRANCE IS NOT PROMINENT AND VISIBLE FOR VISIBLE ON APPROACH TO VISITORS FROM DRIVEWAY, - PERFORMING ARTS BUILDING WILL NOT BE CLEARLY

(ROAD TO WILL REQUIRE RE-ALIGNING)- VIEW / APPROACH TO CHILDRENS CENTRE COMPROMISED

RE-BUILDING)CARETAKERS HOUSE. (AND ACCOMMODATION WILL REQUIRE - WOULD REQUIRE THE DEMOLITION OF THE FORMER

ROOM

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- REUSING EXISTING HALL BY EXTENDING IT.

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ADVANTAGES

DISADVANTAGES


- LOSS OF TWO EXISTING TREES

- LEVEL ISSUES WITHIN THE EXISTING ACCOMMODATION

- POTENTIAL FUTURE EXPANSION NOT POSSIBLE

COMPROMISED.- FUTURE DEVELOPMENT OF THE SCHOOL POTENTIALLY

CLOSE TO THE ENTRANCE OF THE PERFORMANCE CENTRE.- ACCESSIBLE PARKING SPACES COULD NOT BE LOCATED

FROM THE PUBLIC HIGHWAY.- PERFORMING ARTS BUILDING WILL NOT BE VISIBLE

NATURAL LIGHT FROM EDUCATION SPACES.EXISTING BUILDINGS TO BE FILLED IN REMOVING - THE NEW CONSTRUCTION WOULD REQUIRE WINDOWS ON

THE SCHOOL DURING CONSTRUCTION.- EXISTING HALL WOULD NOT BE ABLE TO BE USED BY

AUDITORIUM

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5.0 Outline Building Design


The following descriptions reflect the proposed treatment for the preferred Location 1 option, with

three layout options considered:

Option 1 – single storey only

Option 2 – Single storey, though with the option to expand to first floor accommodation in

two stages.

Option 3 – Two storey, single phase building.

Building layout

The plan is arranged around two principle requirements of the brief:

Flexible performing and teaching spaces in the form of the focal auditorium and ancillary

studio spaces

Flexible reception foyer space, that as well as providing a suitable entrance reception and

breakout space for performance events also creates an adaptable community space that can

be used by a range groups.

The entrance foyer forms the focal point to the entrance approach to the building, with this space

being flanked by the ‘support / servant’ wc, box office and server spaces. From the foyer access can

be gained into the main auditorium. Wc accommodation has been sized to allow adequate floor area

for larger, latter phase occupation.

The auditorium is a double height space, allowing the incorporation of raked, retractable seating,

which may be arranged in parallel rows or in a series of radiating rows around a ‘thrust stage’,

depending upon further detailed briefing, discussion and agreement. This space will also include an

AV control room to the rear of the space, which can be accessed from the main auditorium (via the

raked seating) or from the adjacent first floor accommodation. As well as being used as one main

space, the auditorium can also be sub divided so as to be independently used by smaller groups for

either performance or other community activities.

To one side of the auditorium is located the green room, which can provide space for performers

during productions, but also be used as a secondary rehearsal area by the school, or indeed other

groups.

Options for first floor accommodation

As noted above options two and three indicate possible first floor accommodation provided further

studio space which can be accessed from the main foyer space or alternatively independently,

thereby allowing dual use of the building by different groups if necessary. Option two could be

delivered through a phased construction arrangement, though the massing of the option three

arrangements indicates a single phase of construction.

Massing / elevation proposals

The accommodation within the building is reflected in the massing of the building, with the main

two storey volume of the auditorium and foyer providing the most prominent form. A glazed

treatment to the foyer providing views into this space on the approach to the building from the main

entrance drive and also allows users of the building to have view out to the rural setting. The


enclosure to the foyer and auditorium takes the form of a simple enclosing metal clad planes,

reflecting a contemporary interpretation of an agricultural barn structure.

The balance of the accommodation to the right of the main foyer provides support spaces in the

form of box office and wc and green room accommodation, and as such these facades are expressed

in a more subservient form, with face brickwork to match the main school buildings. At first floor

level further performance studio spaces are provides, with a glazed treatment, allowing views in and

out of the building and allowing the buildings function to be expressed.

MJK

1:100 @A1

C


SCALE DRAWING







316 0570 316 0571

CO

PY

RIG

HT R

ev D

2882/ (L) 051

DRAFT FOR COMMENT - 17.06.13

0 1 2 3 4 5 10m

PROPOSED FLOOR PLAN - Gross internal floor area = 520sqm PROPOSED PART SITE PLAN

PROPOSED MAIN ENTRANCE ELEVATION (North West) PROPOSED SIDE ELEVATION (South West)


June 13

STORE

FOYER

STORE BOX OFFICE

AUDITORIUM

GREEN ROOM / STUDIOMALE WCFEMALE WC

and studio spaceDotted line indicates future expansion of Auditorium

PLANT

SERVERY

STORE

stepsAV room only accessible from auditorium seating

storey)AND PRINCIPLE ELEVATIONS - OPTION 1 (single

PLANSITE PART PLAN, FLOOR PROPOSED

(104 seats shown)

UP

UP

UP

Stage

Hall/gymnasium

Kitchen

room

teaching

General

teaching

general

6th Form

room

teaching

General

Mini Soccer Pitch

Pitch 4

GROUND FLOOR 00

BLOCK 029

00/001

00/002

00/003

00/004

00/005

00/006

00/007

00/008

00/009

00/010

00/01100/012

00/013

00/014

NEW MUSIC BLOCK

380

Music classroom

372

384

P

373 374

383382

381

P

375

office

376

377

P

378385

379

00/076

00/077133

134

P

00/001

00/002

00/003

00/004

00/005

00/006

UP

UP

UP

BL

OC

K

27

GR

OU

ND

FL

OO

R

00

327

328

32

9

330

331

PROPOSED PERFORMING ARTS BUILDING CHEW VALLEY SCHOOLOPTION 1

View looking at development site from North-East as existing

View looking at development site from North-East Option 1

MJK

1:100 @A1

C


SCALE DRAWING







316 0570 316 0571

CO

PY

RIG

HT R

ev D

2882/ (L) 052


0 1 2 3 4 5 10m

PROPOSED FLOOR PLAN - Gross internal floor area = 520sqm PROPOSED PART SITE PLAN



June 13

LOBBY

FOYER

STORE BOX OFFICE

AUDITORIUM


walkway abovedotted line indicates gallery /


(for first floor accommodation)STAIRESCAPE

option for first floor teaching space accommodation

first floor storage / teaching space

PLANT

SERVERY

STORE

STAIR

LIFT

first floor AV Control room space

AND PRINCIPLE ELEVATIONS - OPTION 2 (two storey)PLANSITE PART PLAN, FLOOR PROPOSED

to provide access to first floorstair and lift incorporated so as

teaching space on the other side of the foyer)to be would phase second and room, control

AV auditoium to access / servery the over be delovered in two phases (i.e. first phase would

be could accommodation floor first - Note

(104 seats shown)

extent)/ arrangement floor first possible of indication

accommodation (refer to Option 3 floor plan for space teaching floor first for option

UP

UP

UP

Stage

Hall/gymnasium

Kitchen

room

teaching

General

room

teaching

General

teaching

general

6th Form

room

teaching

General

Mini Soccer Pitch

Pitch 4

00/001

00/002

00/003

00/004

00/005

00/006

00/007

00/008

00/009

00/010

00/01100/012

00/013

00/014

NEW MUSIC BLOCK

380

Music classroom

372

384

P

373 374

383382

381

P

375

office

376

377

P

378385

379

00/077133

134

00/001

00/002

00/003

00/004

00/005

00/006

UP

UP

UP

BL

OC

K

27

GR

OU

ND

FL

OO

R

00

32

7

32

8

32

9

33

0

33

1

MJK

1:100 @A1

C


SCALE DRAWING







316 0570 316 0571

CO

PY

RIG

HT R

ev D

2882/ (L) 052


0 1 2 3 4 5 10m

PROPOSED FLOOR PLAN - Gross internal floor area = 520sqm



June 13

LOBBY

FOYER

STORE BOX OFFICE

AUDITORIUM


walkway abovedotted line indicates gallery /


first floor storage / teaching space

PLANT

SERVERY

STORE

STAIR

LIFT

PROPOSED FIRST FLOOR PLAN

OPTION 3 (two storey)PROPOSED FLOOR PLANS AND PRINCIPLE ELEVATIONS -

(104 seats shown)

(for first floor accommodation)ESCAPE STAIR

(void)

(void)

OFFICE / MEETING ROOM

AV CONTROL ROOM

(dotted lines indicating possible subdivision)STUDIO / TEACHING SPACE

6.0 Consultation


The following consultation has taken place:

Pre application submission to Local Planning Authority,

Following a pre application consultation submission, the following comments on the proposals set

out in sections 4 and 5:

Principle of development

There would be no in principle objection to the erection of a performing arts building on this site

given its MEDS designation, that said, Policy GB.3 only allows for “limited infilling and/or

redevelopment” and as discussed, whilst I note the school has a preference for a standalone unit

(option 1) this would require robust justification as it could not be classed as “infilling”.

I understand that it is an intention of the school to remodel/replace many of the existing outdated

buildings in the future as part of a comprehensive redevelopment, therefore I appreciate that it

makes more sense to position a new building in a location where it could assimilate with future

developments rather than potentially being removed and replaced as part of a future scheme. This

argument should be made to support or justify a new standalone unit however I would recommend

that this argument is tied to a more comprehensive masterplan for the site (so as to avoid the

potential for piecemeal development). I am unaware of a masterplan for this site however it would

be beneficial to present one if option 1 is to be progressed.

In the absence of a masterplan for the site, the Council would seek to steer the development closer to

the existing range of buildings and as such would be more likely to support either options 2 or 3 (as

presented).

I note that the new building could potentially be offered as a community facility for use outside of

school hours. In terms of accessibility, site security and the provision of a community facility, I would

consider option 2 (the new building added to the existing music block) to be preferable.

Option 3 (remodelling and expanding the current auditorium) is most likely to have the least impact

on the wider area however in terms of accessibility to the public and the potential that it would itself

be replaced in due course as part of any wider masterplan makes this a less preferable option.

In essence, I am content that an argument in favour of any one of the options presented. Clearly

option 1 is the preferred option for the schools needs however as stated, I am of the opinion that this

is going to require considerably more justification given its disconnection from the existing buildings.

Design

With regard to the indicative elevations drawing, I am content with the contemporary approach and

am satisfied that a building of the size, scale, mass and appearance as shown could assimilate well in

this site. It would be helpful as and when an application is made he palette of materials to be used

including manufacture references if know, this could reduce the need for a materials condition.

The Council would actively encourage the use of sustainable construction techniques as well as the

use of renewable energy sources within any proposed development.

Trees

I note that one of the key characteristics of this site is the tree coverage which helps to reduce the

overall impact of the school on the wider area. Whilst there are no tree preservation orders on any of

the trees on site it would be advisable to present an arboricultural method statement to help support

any application that may result in the loss of any trees. I note option 1 would see the removal of a


single tree, I do not foresee this being an issue however any mitigation planting would be welcomed.

Landscaping in general could be dealt with by condition however I would always recommend putting

forward as much detail up front in order to reduce the need for conditions.

Ecology

Although the application site is not covered by any statutory designations it is within the 2km of a

SSSI - the Chew Valley Lake. Given this proximity, and given the rural nature of the wider surrounding

area and the level of trees on site it is possible that bats and other protected species are active in this

area. For any application on this site I would recommend producing at least a phase 1 habitat survey

to help inform the development. It would also be advisable to detail the level and type of any external

lighting so as to ensure any ecology interests in and around the site are not adversely harmed.

Visual amenities of the area

In general I have no issue with the overall concept and feel that the proposed development could

enhance the visual amenities of the area. The site is well screened from the wider area and the size of

the proposed building – in any of the locations presented – is unlikely to adversely harm rural

character or the openness of the green belt.

Residential amenity

Given the proximity of the nearest residential property I am content that the proposed development

would not raise any substantial issues in respect of the amenities of adjoining residents.

Highway Safety and Access

I am content that the scale of the proposed development would not adversely prejudice highway

safety by increasing the number of vehicles entering the site. The general site access arrangements

conform to the prevailing standards and I do not foresee there being any in principle highway issues.

The level of on-site parking is adequate and well established.

I note the potential to offer the use of the new building as a community facility, it would be beneficial

if you could include details of how this use may take place (i.e. the level and frequency of intended

use as well as possible times of use). Our Highway Development Officer will want to be content that

any public use is not going to prejudice the level of parking on site or access and highway safety.

I would recommend including within any planning application a draft construction management plan

including details of times of deliveries, contractor parking and indicative vehicle sizes, this will reduce

the need for a condition to submit a plan prior to the commencement of development.

Summary

Having considered this pre-application, I am content with the general principle of the development

however would advise that the comments and recommendations above are taken into account in the

submission of any future application.

These comments create a favourable context for development of the feasibility proposals, though

there is clearly an amount of work to be carried out, the extent of which will depend on the location

option pursued. Should Option 1 (standing separate to the main school buildings) there will need to

be more detailed and extensive site wide analysis and justification arguments put forward as part of

the planning application. In this regarding it is noted that the Building School’s for the Future

feasibility report previously carried out by Bath+NES for the comprehensive redevelopment of the

school does identify various buildings, including the block containing the current hall, to be

demolished, which would create a strong starting point for justifying not developing this area for a

new performing arts facility.


However, it should be noted that this information may require further, more detailed substantiation,

and even then, there will be a risk that Planning Consent is not granted.

Local resident / community stakeholder engagement:

Chew Valley partnership have been consulted, though no specific comments have been

raised.

Local residents / school community stakeholder event, with the following comments raised

7.0 Costplan


Development cost for single storey building option

Construction costs

Ground floor 515sqm

Main building construction costs (assume £1,350 Cost / sqm*) £695,250

*this rate is higher than original briefing allowance in order to make provision for more extensive

glazing to foyer and potentially first floor accommodation, though as with costplan generally will be

reviewed in more detailed development of the proposals

Fit out

Subject to further briefing and design work, the following suggested allowances are made for the

auditorium space (155sqm / 104 seats)

Audio Visual: £215/m2 extra over £33,325

Acoustic Treatment: £95/m2 extra over £14,725

Retractable seating: £225/seat £23,400

Additional costs for auditorium space £71,450

External works £30,000

Total construction costs £796,700

Project team costs (allow 12%) £95,604

Contingency (allow 10%) £79,670

Total development costs £971,974

Exclusions

General furniture and equipment, including servery counter/ associated equipment

IT network cabling / equipment


Development cost for two storey building option

Construction costs

Ground floor 515sqm

First floor (includes foyer spaces, but excludes auditorium) 360sqm

Total 875sqm

Main building construction costs (assume £1,350 Cost / sqm) £1,181,250

Fit out

Subject to further briefing and design work, the following suggested allowances are made for the

auditorium space (155sqm / 104 seats)

Audio Visual: £215/m2 extra over £33,325

Acoustic Treatment: £95/m2 extra over £14,725

Retractable seating: £225/seat £23,400

Additional costs for auditorium space £71,450

External works £30,000

Total construction costs £1,282,700

Project team costs (allow 12%) £153,924

Contingency (allow 10%) £128,270

Total development costs £1,564,894

Exclusions

General furniture and equipment, including servery counter/ associated equipment

IT network cabling / equipment

8.0 Programme


The following provisional key milestones are proposed assuming a single phase of construction (for a

two storey building), and also pending funding being made available

Design development of proposals September-December 2013

Planning application January – March 2014

Detailed design development March – May 2013

Tender to contractors June- July 2014

Construction period August 2014-May 2015

Opening of Performing arts building Summer 2015

9.0 Next steps


The following issues are to be progressed during the next stage of the project:

Commission supporting surveys and reports:

o Topographical survey

o Arboricultural report

o Ecology report

Progress Design development of planning application and supporting material

Continue stakeholder engagement in the lead up to a planning application submission.

Confirm detailed design briefing for auditorium space, and in particular the audio visual

requirements.

Define detailed costplan information

Develop costplan information in more detail, including assessment of possible value

engineering items in order to align school aspirations with budget.

Appendices


APPENDIX A

Local Planning Authority pre application correspondence

The following letter confirms the views and issues of the Planning Officer in response to the location

and design proposals set out in this feasibility report.

Date: 8

th August 2013

Our Ref: 13/02755/PREAPP

Mr M Kendall The Bush Consultancy 5.20 Paintworks Bath Road Arnos Vale BS4 3EH Dear Mr Kendall Re: Chew Valley Comprehensive School

Please find attached your Pre-Application Advice Report, ref: 13/02755/PREAPP in respect of your query of the 27

th June 2013. I trust that this advice is of assistance to you but should you require anything

further, please do not hesitate to contact me. Please note that an invoice for the below response will be sent under separate cover to Mark Mallett of Chew Valley School as per your confirmation in line with the Council’s charging policy. Please note that the views expressed in this report represent an officer’s informal opinion only based on the information supplied and without consultation with statutory consultees or third parties. This advice is therefore not binding on any future decisions made by elected members of the council or under powers delegated to other officers. Yours Sincerely,

Rich Stott MA BSc (Hons) MRTPI Planning Officer Development Managment

Planning & Transport Development

Bath & North East Somerset Council P.O Box 5006, Bath, BA1 1JG

Telephone 01225 470000

(main switchboard)

www.bathnes.gov.uk

Email: [email protected]

Tel: 01225 477434

Making Bath & North East Somerset an

even better place to live, work and visit

http://www.bathnes.gov.uk/

mailto:[email protected]

1 Council:

Bath and North East

Somerset Council

Site Address:

Chew Valley Comprehensive School

Chew Lane

Chew Magna

Bristol

BS40 8QB

Ref No:

13/02755/PREAPP

2 Your proposal:

Erection of a proposed performing arts building

3 Things that you need to be aware of:

I note that there is a long planning history relating to the development of this site however having

reviewed the history I am not aware of any specific restrictions that could otherwise prejudice the

proposed development.

The site is located on land within the green belt however I note that the school is designated as a

Major Existing Development Site (MEDS) and as such policy allows for limited infilling and/or

redevelopment. This policy designation will be essential in the determination of any future

application and as such a sound planning argument will need be set out in light of the prevailing

policy (GB.3) in the Bath and North East Somerset Local Plan, including minerals and waste

policies, October 2007.

4 Planning Policies that you need to be aware of

The main planning policies that are relevant to your proposal include:

Bath & North East Somerset Local Plan including minerals and waste policies - adopted

October 2007

D.2: General design and public realm considerations

D.4: Townscape considerations

NE.4 Trees and Woodland Conservation

GB.1 Development in the Green Belt

GB.2 Visual Amenities of the Green Belt

GB.3 Major Existing Development Sites

T.24: General development control and access policy

T.26: On-site parking and servicing provision

Consideration will also been given to the Bath & North East Somerset Draft Core Strategy

December 2010 however only limited weight can be attached to this document until it is formally

adopted.

The National Planning Policy Framework will also be given significant weight as part of any

proposal

The site is located within a coal mining referral area. It would be advisable to consult with the Coal

Authority prior to submitting any application in order to define the extent of historic mining in the

area and establish the level of risk posed to any new development.

5 Our initial headline views about your proposal:

Principle of development

As discussed on the phone, there would be no in principle objection to the erection of a performing

arts building on this site given its MEDS designation, that said, Policy GB.3 only allows for “limited

infilling and/or redevelopment” and as discussed, whilst I note the school has a preference for a

standalone unit (option 1) this would require robust justification as it could not be classed as

“infilling”.

I understand that it is an intention of the school to remodel/replace many of the existing outdated

buildings in the future as part of a comprehensive redevelopment, therefore I appreciate that it

makes more sense to position a new building in a location where it could assimilate with future

developments rather than potentially being removed and replaced as part of a future scheme. This

argument should be made to support or justify a new standalone unit however I would recommend

that this argument is tied to a more comprehensive masterplan for the site (so as to avoid the

potential for piecemeal development). I am unaware of a masterplan for this site however it would

be beneficial to present one if option 1 is to be progressed.

In the absence of a masterplan for the site, the Council would seek to steer the development closer

to the existing range of buildings and as such would be more likely to support either options 2 or 3

(as presented).

I note that the new building could potentially be offered as a community facility for use outside of

school hours. In terms of accessibility, site security and the provision of a community facility, I

would consider option 2 (the new building added to the existing music block) to be preferable.

Option 3 (remodelling and expanding the current auditorium) is most likely to have the least impact

on the wider area however in terms of accessibility to the public and the potential that it would itself

be replaced in due course as part of any wider masterplan makes this a less preferable option.

In essence, I am content that an argument in favour of any one of the options presented. Clearly

option 1 is the preferred option for the schools needs however as stated, I am of the opinion that

this is going to require considerably more justification given its disconnection from the existing

buildings.

Design

With regard to the indicative elevations drawing, I am content with the contemporary approach and

am satisfied that a building of the size, scale, mass and appearance as shown could assimilate well

in this site. It would be helpful as and when an application is made he palette of materials to be

used including manufacture references if know, this could reduce the need for a materials

condition.

The Council would actively encourage the use of sustainable construction techniques as well as

the use of renewable energy sources within any proposed development.

Trees

I note that one of the key characteristics of this site is the tree coverage which helps to reduce the

overall impact of the school on the wider area. Whilst there are no tree preservation orders on any

of the trees on site it would be advisable to present an arboricultural method statement to help

support any application that may result in the loss of any trees. I note option 1 would see the

removal of a single tree, I do not foresee this being an issue however any mitigation planting would

be welcomed. Landscaping in general could be dealt with by condition however I would always

recommend putting forward as much detail up front in order to reduce the need for conditions.

Ecology

Although the application site is not covered by any statutory designations it is within the 2km of a

SSSI - the Chew Valley Lake. Given this proximity, and given the rural nature of the wider

surrounding area and the level of trees on site it is possible that bats and other protected species

are active in this area. For any application on this site I would recommend producing at least a

phase 1 habitat survey to help inform the development. It would also be advisable to detail the level

and type of any external lighting so as to ensure any ecology interests in and around the site are

not adversely harmed.

Visual amenities of the area

In general I have no issue with the overall concept and feel that the proposed development could

enhance the visual amenities of the area. The site is well screened from the wider area and the

size of the proposed building – in any of the locations presented – is unlikely to adversely harm

rural character or the openness of the green belt.

Residential amenity

Given the proximity of the nearest residential property I am content that the proposed development

would not raise any substantial issues in respect of the amenities of adjoining residents.

Highway Safety and Access

I am content that the scale of the proposed development would not adversely prejudice highway

safety by increasing the number of vehicles entering the site. The general site access

arrangements conform to the prevailing standards and I do not foresee there being any in principle

highway issues.

The level of on-site parking is adequate and well established.

I note the potential to offer the use of the new building as a community facility, it would be

beneficial if you could include details of how this use may take place (i.e. the level and frequency of

intended use as well as possible times of use). Our Highway Development Officer will want to be

content that any public use is not going to prejudice the level of parking on site or access and

highway safety.

I would recommend including within any planning application a draft construction management plan

including details of times of deliveries, contractor parking and indicative vehicle sizes, this will

reduce the need for a condition to submit a plan prior to the commencement of development.

Summary

Having considered this pre-application, I am content with the general principle of the development

however would advise that the comments and recommendations above are taken into account in

the submission of any future application.

6 Information we consider is necessary to accompany your planning application:

Your application should include:

Application form – for full planning permission

Fee - £3850 (based on 750sqm floorspace at £385 per 75sqm)*

Site Location Plan 1:1250

Block Plan 1:500 (including tree root protection area)

Landscape plan (1:200/1:500)

Existing and proposed elevation drawings (1:50/1:100)

Existing and proposed floor plans (1:50/1:100)

Existing and proposed sections/levels (1:50/1:100)

Additional Information to support the application**:

Design and access statement

Photographs

Materials schedule

Draft Construction Management Plan

Transport assessment (as part of the D&A statement)

Phase 1 habitat survey

Details of external lighting

Details relating to the landscaping

Arboricultural survey + method statement (in respect of any trees to be removed and to

inform any tree protection measures required during construction)

Drainage assessment

Statement of Community Involvement

* the quoted fee is based on the information on the Council’s website and is correct as of the date

of this letter. It would be worth checking with the Planning Registration Team at the time of making

an application to confirm the fee.

**Please be advised that the above is not an exhaustive list and other surveys may be required

during the course of the application.

Case Officer: Rich Stott Date 8th August 2013


APPENDIX B

Retractable seating supplier information

The following details provide one example of the possible seating arrangement and type that may be

used in the auditorium.

Retractable Seating – Optional Items

Items applicable to both retractable upholstered bench seating and retractable platforms

and integral fold down chairs.

Retractable Upholstered Bench System Retractable Platforms & Integral Fold Down Chair System

Seat Covering Fabric standard range is Camira Fabrics, Main Line Plus range or Bradbury

Fabrics, Flamblend, colour to choice. Any alternative fabric can be used providing the

fabric complies with BS 5852 1990, source 0, 1 & 5 in respect of Fire Retardency.

Carpet to decks of the seating units is Burmatex Carpet, range 3230, colour to choice.

Alternative carpets can be used, if specified.

Integral electric power operation – see separate data sheet for information.

Demountable side curtains to mask off the

understructure of the seating units, when in

the open position. Curtains attach by

Velcro to the retractable seating under

structure. Curtains are available in a

range of different colours.

Retractable Seating – Optional Items SiS

Items available to Retractable Platform and integral fold down chairs systems only

Exposed underseat plywood panels in lieu

of standard upholstered finish. The

plywood panels are available in a wide

range of colours and provided added

durability to the underside of the seat

base.

Exposed polished plywood panel to the

rear of the seat back in lieu of standard

upholstered finish. Panels are available in

different colours. The top of the plywood

panel projects above the top of the

upholstered back to provide protection to

the fabric at that point.

Fixed fascia panels, complete with slot in

panel to the aisle position, to mask off the

seating units when in the closed position.

Panels can be either polished plywood or

laminated MDF. Seating systems with

fascia panels must always be provided

with a front rail or barrier for Health and

Safety reasons. Image shows a system

with laminated fascia panels are a front

barrier.

Fixed front barrier to the leading edge of

tier one of the retractable seating system.

the purpose of the barrier is to prevent

people sat in the front row from stepping

off at any point along the first tier, other

than the aisle position. It should be noted

that a front barrier can be provided

without fascia panels.

Retractable Seating – Optional Items SiS

Fixed front rail to the leading edge of tier one

of the seating system. Rail complies with

Building Regulations, in respect of a sphere of

100mm diameter cannot pass through the

body of the rail. Both the front rail and front

barrier are 800mm high above the tread level

of tier one, to enable the people sat in the

front row of chairs to have a line of sight over

the top of the rail.

Optional front rail design is to have a

perforated mesh panel in lieu of vertical rails.

Image shows a seating system in a closed

position with the fixed rail with the perforated

panels, slot in section of rail to the aisle

position and fixed front skirt, which masks off

the gap from the top of tier one to the floor.

Fold down chairs can be fitted with automatic

fully upholstered armrests. Mechanism folds

the armrests automatically when the chairs

are lowered on to the decks of the seating

system for storage.

Note: chairs with armrests must be provided at

a minimum 490mm centres to comply with

statutory regulations.

Seat numbers and row letters to the required

sequence.

PPRROODDUUCCTT GGUUIIDDEE && BBUUDDGGEETT PPRRIICCEE LLIISSTT –– JJAANNUUAARRYY 22001133

Retractable Seating

Specialists in Seating Ltd are able to offer alternative types of retractable seating for various

applications.

The above images illustrate a highly durable retractable bench type system with moulded

seating modules. This product is ideal for a sports hall or other areas of high usage.

Model Irwin retractable bench seating, complete with moulded seat modules, without

backrests - £95.00p per seat place

Options available

♦ Integral fold down backrests – timber or plastic

♦ Integral electric power operation

♦ Seat numbers and row letters

♦ Demountable side curtains

Price Guide – Retractable Seating Systems – Continued SiS

The above images illustrate our Model B850 retractable bench type system with continuous

upholstered bench seating and integral fold down backrests.

Model B850 retractable bench seating, complete with upholstered bench seats and integral

upholstered fold down backrests - £150.00p per seat place

Options available


♦ Alternative seat covering fabrics


♦ Seating units in a portable format

♦ Rear fixed platform for sound / lighting control or rear access

The above images illustrate our Model P850 retractable platform and individual fold down

upholstered chairs.

Model P850 retractable platforms, complete with upholstered fold down chairs without

armrests - £225.00p per seat place

Options available




♦ Seating units in a portable format


♦ Protective painted or polished plywood panels for seats and backs

♦ Automatic folding upholstered armrests

♦ Fixed front rail for Health & Safety compliance

♦ Rear fixed platform for sound / lighting control or rear access

Price Guide – Retractable Seating Systems – Continued SiS

The above images illustrate our Model P850 retractable platform and individual fold down

upholstered chairs, with integral continuous writing ledges.

Model P850 retractable platforms, complete with upholstered fold down chairs without

armrests and continuous writing ledges - £280.00p per seat place

Options available





♦ Protective painted or polished plywood panels for seats and backs

♦ Automatic folding upholstered armrests

♦ Alternative writing ledge laminates

♦ Gas strut system to assist with lifting the fold down chairs

Notes: The above figures are for guide / budgetary purposes only and do not constitute any

kind of offer. All firm quotations are provided after a site visit and agreement of

specification.

All prices allow for delivery and installation, but not VAT. Prices are generally based on

seating systems wall fixed, manually operated with 2Nº railed ends and 1Nº set of aisle steps.

Electric power operation can be added, but the cost of this depends on the numbers of

seating units and the arrangement of the seating units. A guide price for 2Nº seating units

that were bolted together to form one section, would be in the region of £6,000.00p. This

system requires a three phase and neutral power supply, rated at 20 amps, to operate the

retractable seating system.

Documents

CHEW VALLEY SCHOOL PERFORMING ARTS BUILDING …Advantages: Performance space will be visible from the public highway and main entrance drive The building will be close to parking for