Vassal Centre Feasibility Study

Feasibility Report The Vassall Centre Hercules Rambaud Architects LLP

(Bruce Soleil Student No. 09037402)

FEASIBILITY REPORT FOR THE VASSAL CENTRE, FISH PONDS, BRISTOL, BS16 2QQ

PROPOSALS FOR INTERNAL USE OF SPUR’S2, 4, 6 & 8 WITH EXTERNAL WORKS.

HERCULES - RAMBAUD ARCHITECTS4 Baker Street London W1C 4LQ T: 0207 741 9238E: [email protected]

Contents

Introduction Brief profile of The Vassal Centre Feasibility Study Remit and Brief Evaluation of Existing Premises Report Into Existing building. Proposals Statutory Matters Consultants Estimated Costs and Timetable Appendix: Outline Schedule of Works

1.0 IntroductionThe Vassall centre is located in Fishponds, Bristol on Gill Avenue. The centre was originally a military hospital and was converted into working environment for disabled people. The Vassall centre trust was set up in 1998 to create barrier-free workspace and provide employment and voluntary opportunities for disabled people. The centre is bounded to the South by Gill Avenue, to the east by Willow Bed Close, and to the West by Vassal road which runs south to meet Fishponds road. The centre already incorporates many ingenious solutions in dealing with the complex and diverse range of problems to create an inclusive building.

2.1 Location Map

2.0 Brief Profile of Vassall Centre

The Vassall centre looks to empower people and enable them to work on equal terms with non-disabled people. The centre contains a conference centre and 12 let-able units for tenants and community groups.The centre is located in a mainly residential area of fishponds, and is accessed from Gill Street on the south side of the site.Current parking provision is an issue, and quality of surface on much of the car parking space is bad. There are issues with security in the area and the centre is currently fenced around its perimeter.



3.0 Feasibility Study Remit and Brief

Hercules Rambaud Architects LLP were appointed by the Vassal Centre in December 2009 to undertake a feasibility study to investigate the potential for improving and altering the existing centre and producing proposals for internal use and external works to site and car parking. We understood the brief to be as follows:

To provide a feasibility study. To provide proposals for internal use

for units 2, 4, 6, and 8. To provide proposals for landscaping

and on-site car parking provision. Commission a 1:200 scale model. To provide advice on statutory

matters.

4.0 Evaluation of existing premises

4.1 Vassall Centre Reception

The main entrance on Gill Avenue to the Vassall Centre premises is located directly opposite the main entrance to the Vassal centre building. The existing ground floor is accessed in the centre of the south facade between units 5 and 7. The entrance is highly visible with a large over sailing canopy with “The Vassall Centre” signage in clear view. There is level access to the building allowing good wheelchair access without assistance. There are also bicycle stands to the left and right of the entrance.

The main entrance features a touch sensitive interactive map for blind people and the plan has rectilinear form with a main central corridor running east west with 12 separate units running at right angles and accessed off the main corridor. The simple plan form is highly functional and allows ease of movement around the building.

The Vassall Centre offices are located off the entrance hall to the right next to the main boiler room and unit 8. They are separated from the main corridor and accessed via two doors at either end.

4.2 Building Services

All heating is powered by a main boiler room located at the rear opposite the entrance. The existing heating system is central heating with radiators running from a central boiler, the boiler room is located behind the entrance space between units 6 and 8.

4.3 Accessibility

The Vassal Centre is excellent at providing a barrier free environment so that it can be accessed with ease by a range of disabilities. There is adequate provision of disabled WC off the main entrance space.


4.4 Report into the Existing Building of the Vassall CentreBy Boris King

Beginning its existence as a military hospital in the Second World War, the existing building has provided the Vassal Centre Trust with a number of beneficial features fitting its current purpose: The building is a large structure which enables multiple uses to be accommodated within it. The building is of a single story which provides generally good access through the building, which is a particularly positive feature for the physically impaired. There is also a relatively clear plan to the building which is understandable, especially to those who have not previously visited the site. The division of the building into separate units is also a useful feature for the accommodation of separate uses which may or may not conflict.Improvements to the site have also been made in recent years: External access to the reception has been upgraded and clear disabled parking bays have been set out.In terms of accommodation, the small café area (believed to be a recent addition) is a welcome feature for the provision of workers, although it could benefit from greater floor area. During the site visit it was not possible to observe the office environments, however it is understood that the organisations working there have a great deal of freedom concerning the layout of their rented accommodation to make them fit for their own purpose.However, the building also has a number of less desirable features:Having been built during the 1940s, the building is now of a considerable age and has many of the issues which affect old buildings. It is imagined that issues may arise concerning the large expanse of shallow pitched roofs and continuous maintenance would be required to keep each roof in good condition. The construction of the external walls has not been recorded; however judging by the age of the building, damp could potentially be an issue. Environmentally, insulation to the existing building is minimal and the majority of windows are single glazed.

The method of which the building is heated is traditional and although the heating units themselves have been upgraded recently, due to the sheer size of the building a centralised heating unit is inefficient environmental design. Some Environmental improvements have been made recently with renovated units being provided with sufficient insulation and double glazing being fitted to certain units in the building. Also, unit 7 has been fitted with a photovoltaic array across its roof which is a positive step towards the use of green technologies (although with regard to the environment; energy conservation across the building would be a more affective use of resources).Internally, it is difficult to disguise the nature of the building as previously being a hospital. This can create the impression of the centre being a facility or medical institution which is not entirely positive and could affect the approachability of the centre to users and the public. The long access corridor is useful in terms of function however it creates a generally bleak environment despite the lively artworks along its length. It is not a particularly pleasurable experience covering the large distance from one end to the other. Because of the slight slope to the site (falling towards the North end) there is a slight floor level change within the building affecting the Northern units. Although access ramps have been introduced, the gradients of these ramps are particularly steep and so a desirable solution has yet to be implemented.Externally, it is considered that there is conflict between breaking down barriers to the local community and the security of the building. This is particularly the case around the secondary entrance which still retains the original barbed wire fence. (oddly angled to prevent climbing out rather than climbing in?)To the rear of the site (North) access is currently poor with conflict between pedestrians and motorised transport. This side of the building externally is an unattractive environment to be in and lacks character and an active frontage.


It has also been noted that a number of access ramps are at undesirable gradients for wheelchair users although improvements have been made to the North Eastern unit. Parking to the rear is currently uncontrolled.The amount of effort and investment which has gone into the Vassall Centre to make it fully accessible for people with all forms of impairment should not be understated, and although each individual feature which has been implemented to improve access and the working environment for disabled people has not been listed within this report, it is well recognised that the Vassal Centre currently achieves very high standards of inclusive design.


4.5 Existing Ground Floor PlanSite survey carried out by Dave Shombodii Surveyors Ltd.

4.6 Existing Units to be affected

Proposal’s for internal use of Units highlighted in green. (Units 2, 4, 6 and 8)


4.6 Model Photo’s

5.0 Proposals

After considering the points raised in the client meeting with Andy Rickell on 09.12.09, and information gathered at a subsequent site visit on 27.01.09, we have worked up several proposals for internal use and external works which are included below. We looked at how the centre might evolve and approached the designs holistically to incorporate and expand upon the existing ethos of the Vassall centre building. We looked at opportunities to integrate with wider community and ways in which the centre could draw more support from the surrounding residential area.

Vegetable Gardens

The garden would allow people with disabilities the chance to take part in gardening. Several raised vegetable patches would allow ease of access and create an interesting and engaging activity, providing vegetables which could be used on site in the Cafe. The Vassal centre would perhaps need to employ a gardener due to insufficient volunteers on site.

5.1 Proposed External Uses

The following list of activities is intended to provide information on alternative uses proposed to be implemented in the green space between units in the Vassal Centre.

Sensory Gardens

The sensory garden will contain scented and edible plants, sculptures and sculpted handrails, sound chimes and textured touch-pads. It is intended that the Garden be a ‘get-away’ to relax and unwind.Diversity in the garden includes sensory plants that provide an array of textures for people to touch.


Landscaping and External works Plan 5.2 Proposal for Landscape and External Works

We have looked at ways of using the external space and expanding the scope of the Vassall centre externally.The proposal provides 68 parking spaces with 34 disabled parking spaces. We have also included sensory gardens located between units 3 & 1, and vegetable gardens between 9 & 7.

All proposals include external ramps for disabled access to Units 10, 8, 6, 4 and 2. The ramps are based on Kendall Kingscott’s previous application of November 2004.


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Café

The existing Vassall Centre cafe facilities are to be upgraded due to increase in office space. A café could also potentially help boost interaction between the Vassall Centre and the local communities in the neighbourhood. There is also the option to combine café facilities with internet facilities which may have added attraction for customers, specifically those from outside the centre. It would also create much needed social space.

Hydrotherapy Unit

Hydrotherapy is a form of physiotherapy, and uses a range of methods and techniques using water to provide therapeutic benefit. A hydrotherapy pool would occupy one of the ground floor units and its function could be extended to a number of different uses. Commercially, the Vassall Centre Trust would have the option to lease the Hydrotherapy unit to a specific organisation or manage the hiring of the facilities to individuals itself. It is considered that it would make a welcome accompaniment to the facilities of the Vassall Centre providing members of the community with it’s services.

5.3 Proposed Internal UsesWe propose several interesting and engaging uses which we hope will expand the Vassal centre and increase the diversity of uses and activities. The following was put together by Boris King.


Multifunction/Exhibition Space

It has been recognised that within the Vassall Centre Trust, there is a desire for exhibition space dedicated to the history of disabilities and human rights. There are also a number of arts clubs associated with the centre. Creating a multifunction space within the centre would allow works to be exhibited whilst also enabling the space to be used for other functions outside of exhibiting hours. Clever use of movable displays would enable efficient space management so that a range of activities could be carried out at different times. These activities could include art classes, support groups and potentially more physical activities such as aerobics.

IT training facilities

IT training would fit with the Vassall Centre Trusts ideology of empowering those with impairments and would be seen as a welcome addition to the Centre’s existing facilities. Commercially, this space could be hired out and would accompany the existing David Hiatt Baker Conference Suite. It is considered that there is demand within the local commercial sectors for easily accessible facilities of this kind and it may help to raise the profile of the centre as a whole. The facilities would need to be equipped with the latest technologies to allow their effective use by those with varying impairment.

5.3 Proposed Internal Uses


5.4 Proposals

Option A - Floor Plans

AccommodationUnit 2: Cafe and IT/Internet Cafe 308 m2

Unit 4: Multifunction/Exhibition Space 330 m2

Unit 6: Hydrotherapy Suite 268 m2

Unit 6A: Offices (Partitioned) 350 m2

Unit 8: Offices (Partitioned) 292 m2

Unit 8A: Offices (Partitioned) 350 m2

Option A: This option includes a Hydrotherapy suite, located in Unit 6, close to the main entrance. Unit 4 houses the multifunction/exhibition space, which could be used to exhibit information on the history of disabilities or to be used for private functions and dance classes. Unit 2 houses an Internet Cafe and IT training facility. Unit 6, 6A and 8A contain partitioned offices. Toilets are provided adjacent to Unit 8A.


Option A DesignDescription of each of the functions

Building Services

Accessibility

Security

Toilet provision

Appliances and other sanitary fittings


5.1 Option A

After considering the points raised in the client meeting with Andy Rickell on 09.12.09, and information gathered at a subsequent site visit on 27.01.09, several proposals for use and external alterations have been worked up by Hercules Rambaud Architects. We have looked at how the centre might evolve and approached them holistically to incorporate and expand upon the existing ethos of the Vassall centre building. Spurs 2, 4, 6 and 8 are located toward the north-west of the site, there are three options for proposals indicated below.

5.3 Proposals

Option B – Floor Plans

AccommodationUnit 2: Multifunction/Exhibition Space 308 m2

Unit 4: IT Training Facility 330 m2

Unit 6: Internet Cafe 268 m2

Unit 6A: Offices (Open Plan) 350 m2

Unit 8: Offices (Open Plan) 292 m2

Unit 8A: Offices (Open Plan) 350 m2

Option B:

Unit 6 contains an Internet cafe situated close to the main entrance, with a separate IT training room located in Unit 4. Unit 2 houses the Multifunction/Exhibition room which could be used to hold exhibitions on the history of disabilities or to provide for dance classes or private functions.Potential benefits of this option include provision of a separate IT training room allowing more formal training with separate cafe facilities linked via a covered walkway between units 6 and 4 to link IT training with cafe facilitiespartitioned offices.Toilets are provided adjacent to Unit 8A..


5.4 Proposals

Option C – Floor Plans

AccommodationUnit 2: IT training 308 m2Unit 4: Internet Cafe 330 m2Unit 6: Multifunction/Exhibition Space 268 m2Unit 6A: Offices (Partitioned) 350 m2Unit 8: Offices (Open Plan) 292 m2Unit 8A: Offices (Partitioned) 350 m2

Option C:

Unit 4 contains an Internet cafe with a linking corridor to the IT training room located in Unit 2. Unit 6 houses the Multifunction/Exhibition room which could be used to hold exhibitions on the history of disabilities or to provide for dance classes or private functions.

This option creates better linkage between units and ease of mobility to and from the different functional spaces.

We look forward to discussing potential options with The Vassall centre, and are open to suggestions of integrating several ideas from each option, to arrive at a solution which best suits.


6.0 Advice on Statutory matters

6.1 Planning Consent

Planning permission would need to be obtained due to the proposals being deemed ‘development’ under the Town and Country planning act. We do not have an adversarial relationship with planning officers and have not had any application turned down with Bristol City Council planning department. If however problems do arise in the planning process we will do our upmost to see that the scheme is not unduly delayed. It is estimated that obtaining Planning permission could take between 8 to 12 weeks. We will also advise you before any design changes are made that arise due to planning restrictions

7.0 Consultants

The following consultants would be required on this project:

Consultant Remit

Architect Design, specification and possible supervision depending on the type of contract

Quantity Surveyor Costings advice, production of bills of quantities, valuations of works on site and advice on procurement (type of contract for building work)

Structural Engineer

Design and specification for new structures and structural alterations

Services Engineer

Design and specification heating, lighting ventilation drainage and sanitary provision

Specialist surveyors

Detailed measured survey of the premises and adjoining areas

Planning Supervisor

To cover health and safety issues and requirements during construction and ongoing maintenance post occupancy

When further consultants are to be appointed we will inform you.

6.2 Building Regulations

Building Regulations approval would also need to be obtained for the proposal. Drawings are submitted to Bristol City Council, and a decision is made as to whether Building Regulations can be approved. If however problems arise we will do our upmost to see that the scheme is not unduly delayed. We will also advise you before any design changes are made that arise due to planning restrictions.


8.1Outline Costings

Project: The Vassall Centre, Fishponds. Job No. 1037Date Submitted: 05/04/2010The following estimate costings are based on the information provided in drawings AR-01, AR-02, AR-03 and AR-04 by Hercules Rambaud Architects LLP.

Option AUnit 2 - 150m2 Internet Café / IT Training @ £1260/m2 £189,000

158m2 Café / Dining @ £1200m2 £189,600

Link - 45m2 Kitchen / Canteen @ £1600/m2 £72,000

Unit 4 - 330m2 Multi-function/Exhibition @ £1500/m2 £495,000

Unit 6 - 220m2 Hydrotherapy Suite @ £2000/m2 £440,000

50m2 Changing Rooms @ £1600/m2 £80,000

Unit 8 - 290m2 Offices @ £900/m2 £261,000

First Floor 725m2 Offices @ £900/m2 £652,500

£2,379,100

8.0 Outline Costing

Outline costing was completed by Ming Yin Quantity Surveyors Ltd. The outline costs loosely show estimated allowances for the works. The works are based on information which at this stage is still preliminary. Please note that as the design is developed further and information is further evaluated the outline costing may change. All costing assumes a medium sized building contractor will carry out the works.


Option BUnit 2 - 308m2 Multi-function / Exhibition @ £1500/m2 £462,000

Link - 45m2 Store Rooms @ £635/m2 £28,575

Unit 4 - 330m2 Internet Café / IT Training @ £1260/m2 £415,800

Unit 6 - 30m2 Kitchen / Canteen @ £1600/m2 £39,000

240m2 Café / WiFi / Dining @ £1200/m2 £288,000

Unit 8 - 290m2 Offices @ £900/m2 £261,000


£2,146,875

Option CUnit 2 - 308m2 Internet Café / IT Training @ £1260/m2 £388,080

Link - 45m2 Store Rooms @ £635/m2 £28,575

Unit 4 - 45m2 Kicthen / Canteen @ £1600/m2 £72,000

285m2 Café / WiFi / Dining @ £1200 /m2 £342,000

Unit 6 - 280m2 Multi-function / Exhibition @ £1500/m2 £420,000

Unit 8 - 290m2 Offices @ £900/m2 £261,000


£2,164,155

Approximate Landscape cost for all options: £450,000.

Figures are inclusive of VAT.


9.0 Outline Programme

Documents

Vassal Centre Feasibility Study